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About Moving to Philadelphia’s Suburbs
Moving is stressful. There, I said it. Between the endless logistics, timing, and scheduling nightmares—not to mention the “unknowns” that come with settling into a new area—it can feel overwhelming. If you’re moving to a place you’ve never lived before and lack a local network, the anxiety can multiply. But don’t worry! I’m here to help you navigate the process and make your move as seamless and stress-free as possible.
This website is tailored specifically for people move to the Philadelphia’s suburbs, which encompass Chester, Montgomery, and Delaware Counties. These areas offer a unique mix of charm, lifestyle, and a
Personalized Buyer Questionnaire
Considering a move to the area?
Here’s your personalized version of this guide tailored for Philadelphia’s Suburbs (Chester, Delaware, and Montgomery Counties):
Considering a Move to Philadelphia’s Suburbs?
Your Ultimate Guide to Planning, Preparing, and Purchasing Your Perfect Home
Purpose
Why are you considering a move?
- Is your current home no longer meeting your needs?
- Are you experiencing a life change (new job, marriage, divorce, new baby, retirement)?
- Are you looking to stop renting and start building equity through homeownership?
- Are you investing in your future or planning for a lifestyle upgrade?
Plan
To set yourself up for success, consider:
- Timeline: When do you plan to move?
- Long-Term Goals: How long do you envision staying in this home?
- Household Changes: Will the number of household members increase or decrease in the near future?
- Life Shifts: Do you foresee any major job or lifestyle changes on the horizon?
Price
What’s your budget?
- Be sure to account for all costs:
- Mortgage payments
- Closing costs (PA has higher-than-average closing costs)
- Taxes (municipal, school, and county)
- Insurance
- Utilities
- Moving expenses
- Maintenance, updates, or HOA fees (if applicable)
Place
Choosing the right location is crucial. Ask yourself:
- Commute: How far or how long are you willing to commute?
- Amenities: Do you need proximity to shopping, public transportation, or parks?
- Schools: Are you looking for a particular school district or private school?
- Community Feel: What type of neighborhood suits your lifestyle?
- Quiet and private?
- Walkable with shops and restaurants nearby?
- Family-focused or a mix of ages?
Priorities
What matters most to you?
- Is it the neighborhood, the home style, or the size of the property?
- Do you prefer:
- New construction?
- Historic charm?
- A move-in-ready home?
- A fixer-upper to make your own?
Preferences
Which features are on your must-have list?
- Updated kitchen
- Large closets
- Finished basement
- First-floor family room
- Outdoor space, like a big yard or patio
- Garage or additional parking
Putting in an Offer
- Balance Head and Heart: The “perfect” house may not check every box, but it should feel right.
- Understand Negotiations: Your agent will guide you through key terms like seller assist, inclusions, and settlement dates.
- Know Your Budget: Determine your top price in advance to avoid emotional overspending.
- Appraisals: Understand the appraisal process and its impact on your offer.
Pennsylvania-Specific Points
- Buyer Agency: Pennsylvania provides buyer agency protection, meaning your agent works exclusively in your best interest—not the seller’s.
- Inspections: While inspections aren’t required for conventional loans, most buyers choose to inspect for:
- Radon (common in basements and easily remediated)
- Wood-destroying insects
- General home conditions (roof, HVAC, plumbing, etc.)
- Optional: Mold, lead paint, septic systems, or well water.
- Tax Prorations: Be aware that taxes and sewer/trash fees vary by township. School taxes often run on a July-to-June calendar, while county/municipal taxes follow the calendar year.
- Deposit Money: Most sellers expect 5-10% of the purchase price as a deposit. This is applied toward your costs at closing, and your agent will advise you on how to protect your deposit during the process.
Preparing to Move
Moving logistics can feel overwhelming, but staying organized helps:
- Set up utilities in advance.
- Hire a moving company or rent a truck.
- Forward your mail and update your address for bills and subscriptions.
- Start packing early and label boxes clearly for an easier move-in process.
Purchasing in Philadelphia’s Suburbs
Every home-buying journey is unique, but Pennsylvania has some nuances to consider:
- High Closing Costs: Budget about 4.5% of the purchase price for closing costs, which cannot be financed with your mortgage. This includes prepaid taxes, insurance, and escrow fees.
- Flood Zones: Check whether a property is in a FEMA-designated flood zone, as it may require additional insurance.
Buying a home in Chester, Delaware, or Montgomery Counties offers a wealth of options, from vibrant communities to serene countryside retreats. As your local expert, I’m here to guide you through every step of the process—from planning and budgeting to closing and settling into your new home. Let’s work together to make your move as smooth and stress-free as possible!
The Philly Suburbs 