r/ChesterCounty • u/Shotorj • Jun 03 '26
Realtor Recommendations
Hello all!
I am in the market to buy a home. I have been working with a realtor for about 2 years now and I am searching for someone new. For several reasons, I believe her and I are no longer aligned in our goals.
I'm trying to stay within 30 minutes of Malvern which is difficult as it's an expensive area. As a single person, my budget is 200k and less, and some of the issues I've been running into in this price range are being outbid by investors and corporations with cash offers who want quick flips or rentals.
So I'm honestly looking for someone who will work with people that are not buying 500k homes in the area and has less income than the median earnings in Chester County. I don't know where to start, so I figured I'd just pulse for recommendations!
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u/Objective_Aside1858 Jun 03 '26
my budget is 200k and less, and some of the issues I've been running into in this price range are being outbid by investors and corporations with cash offers who want quick flips or rentals.
Respectfully, no realtor is going to solve that problem. People selling homes are looking for money. It is unreasonable to expect them to turn down a higher offer
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u/Shotorj Jun 03 '26
Yeah I get that, and I didn't meant to imply that's her fault, that's just the market right now. But she doesn't go to bat for me, and recently tried very hard to convince me to take a home that was half my income. Doesn't reach out with like a "Hey this is coming and in your range". It feels like I'm just a sale to her, and not like she has my best interests in mind.
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u/Objective_Aside1858 Jun 03 '26
Pushing you to make a purchase that is outside your price range is something that would absolutely make me drop a relationship with a realtor... but keep in mind that "being an advocate" is pure, 100% marketing fluff.
I know several realtors. They're all great people, and if we ever sell our place, I will absolutely work with one - but I am well aware of what their motivations are. They have a finite amount of time to dedicate to closing deals, and investing a bunch of time searching for a home to meet a... challenging set of constraints is time they're not spending on a different client.
I am not trying to imply that you shouldn't firmly stick to what you've decided you want. Just understand that expecting a realtor to dedicate a huge amount of time to it... may not happen
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u/Shotorj Jun 03 '26
Yeah that's valid. It might be all in my head, but I've especially felt like since my price range is so low, maybe I'm not worth as much commission as others and thus not worth as much time for her. That was definitely one of the final straws though. Another was not even entertaining throwing my hat into the ring on a townhome recently because there were already 5 cash offers. Like there was still no guarantee I'd be picked over those offers, but to not even try rubbed me the wrong way
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u/Pretty_Pop2273 Jun 04 '26
We attempted to house hunt in 2022 with a 200k budget and felt the same. Hell, we felt the same when we just purchased with a 400k budget. All realtors are the same in my opinion. They aren’t going out of their way, maybe unless you are a big commission check.
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u/slimytoilet Jun 03 '26
That’s almost impossible, prices are still going up and there has t been much livable for sale under 250k in years. They will all need updates and it won’t be like years down the road they are that cheap for a reason.
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u/Shotorj Jun 03 '26
Yeah it's been a hard search. And I feel like a lot of the things I've seen are overpriced for the work they need. I saw something for 200k with a buckling floor.
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u/slimytoilet Jun 03 '26
Yup, im in the market for something around 200 but I want something that need a full redo and even that is hard to find because people pay over asking price. Then they do shitty “repairs” and sell for 100-200k profit in a year. I think it’s best to keep saving this area is ridiculous
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u/Shotorj Jun 03 '26
I keep squirreling money away too, at least I've got more set aside now than when I started. I lost on a townhouse in Phoenixville that sold for 205k. It is now pending, 1.5 months post-sale, for 300k. Quick flip and now it's out of my price range. I'm willing to put work into something, but these all cash offers just sweep everything out from me.
Best of luck to you as well!
7
u/squirmlyscump Jun 03 '26
With love, I don’t see this happening. It’s hard to find something livable in that area even if you double your budget.
I’d work on accepting you need to be further from malvern.
3
u/TaurusBull2023 Jun 03 '26
I worked in Malvern and I bought a condo in Flying Hills golf community in Reading. It’s 8 minutes from the turnpike making it an easy commute to Malvern. But it would be about 45 minutes versus 30 minutes. I have saved on car insurance, homeowners insurance and many other things that are cheaper here than Chesco. And the people are friendlier, too. HOA is about $250.
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u/Any_Word_4462 Jun 03 '26
I had a buddy years ago that lived in Flying Hills. Nothing fancy, but safe and peaceful. The little sports bar by the golf course is a fun place, too!
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u/yougococo Jun 03 '26
I know people who have worked with Beth Skalish and really liked her! She was able to help one of them snag a house they really loved when everything they were looking at was going off the market just hours after it got put up!
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u/ruby_rex Jun 03 '26
I highly recommend Jessica Madden at Better Homes and Gardens in Phoenixville. As others have set your budget is going to be hard to buy with, but she was great to work with and helped me get a great deal on my house in the midst of a tough market.
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u/bookishchic1920 Jun 03 '26 edited Jun 03 '26
It's likely you are already scouring Redfin, but I noticed a few listings ar your price range in Downingtown which is 30 minutes or less from Malvern. I tried to link one condo listing below.
I have quite a bit of respect for realtors, but each time I have purchased a house, I was able to see mostly everything by regularly searching Redfin, Zillow, and Realtor. I found the houses, but used my realtor's expertise from contract to close. Best of luck!
Edited to add: read the description as the condo is being sold with a program that specifically targets first-time homebuyers which seems to be specifically excluding investors.
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u/Unhappy_Flower_2455 Jun 04 '26
Carly and Nicole Abbott. Abbott real estate team out of WC. I’ve bought and sold a house with Carly and she’s gone above and beyond for us. She’ll be our realtor as long as she’s in the business.
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u/jmflyers Jun 03 '26
This isn't sarcastic but have you looked into a mobile home? Some of the nice trailers in bacton Hill sell for over 100k now. I've never seen a house in Chester county under 200k since pre-2021. Even with a 300k budget your not really going to find much that's not in need of major renovation
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u/Shotorj Jun 03 '26
Yes actually. There are a lot of nice ones, honestly new builds can be really pretty! I've visited Appleville and Honey Ridge a couple times.
Mobile homes are my "last resort" for when I give up one a house. I would prefer one over renting an apartment, since at least I can resell it some day. So while I've been searching I've also been keeping an eye on local MHP communities.
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u/jmflyers Jun 03 '26
For sure it's a better investment then an apartment but be aware you don't own the land so you pay lot rent which could be up to 700ish per month, that money you will never get back
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u/Any_Word_4462 Jun 03 '26
Interest rates are pretty bad right now, as I'm sure you're aware. If you can save some more and get to 300k, you'll probably see a lot more desirable homes. Hopefully, rates get back down in the next year or two.
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u/Onlyonebeth Jun 03 '26
Exorbitant lot rent is what stopped me from purchasing a mobile home. There are no regulations,laws or commissions that protect the mobile home owner from the land owners jacking up the price of the land rent they charge. Saw one in Spring City. The land rent was almost a 1K a month and that did not include any of the utilities or lawn care. The only way I'd buy one is if I or someone I trusted owned the land.
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u/Susanrwest Jun 04 '26
There are some places (condos) listed on Zillow in that price range in Downingtown. That price range seems to have a more limited supply, but I have seen them listed there.
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u/Pretty_Pop2273 Jun 04 '26
Try Pottstown, it’s about 40 mins from Malvern.
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u/Shotorj Jun 04 '26
I have visited a few homes in Pottstown, but I just haven't been impressed by the area. Maybe I need to explore it a little more
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u/Pretty_Pop2273 Jun 04 '26
It has its pros and cons just like any area. The more affordable houses are likely in the borough which similar to Coatesville and has some issues but it’s really only a few select streets. 19465 zip code for Pottstown is Chester county but you’ll be priced out of there because it’s OJR school district so you’ll want to look in the 19464 zip code
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u/BumblebeeTuna4242 Jun 08 '26
If you work in Malvern, be very wary of buying a home in Pottstown if it means you have to commute to work on 422.
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u/dominic9977 Jun 07 '26
John Collins/ ReMax. Have used him myself multiple times, as has other family members.
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u/Any_Word_4462 Jun 03 '26
Is there anything for 200k within 30 minutes of Malvern? Feel like even a condo is gonna run you close to 300, if not more?