nh spring 2015 lowres

NEWHOMENEWHOMESpring 2015

Regional Housing’sEconomic Forecast

Technology Sprawl in Home Entertainment

Residential Finance An Opportune Time to

Purchase a Home

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what’s inside05 Publisher’s Message

06 1826 32

37ResidentialFinanceNow seems to be a great time to purchase a home in the Pittsburgh region based on both government action and local development.

Builder ProfileDan Ryan BuildersHome building is what Ryans do; it’s in their blood! Not only do they build quality homes, but they also build quality of life!

Residential New Construction ListingsNew residential developments, locations and home sites. New construction listings to help you discover a home to match your lifestyle.

Housing’s Big Picture, 2015NEW HOME’s economic forecast.

SPRING 2015

Home Entertainment and AutomationIn today’s world, you have options. In fact, maybe you have too many options. Entertainment specialists help us make sense of this crowed market.

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Expect morefrom your builder!

5www.greaterpittsburghnewhome.com

P u b l i s h e r ’ s M e s s a g ePUBLISHER

Kevin J. [email protected]

GRAPHIC DESIGN

Jaimee D. Greenawalt

PRODUCTION

Carson Publishing, [email protected]

CONTRIBUTING WRITERS

Jeff BurdLinda SimonMelissa McKrellMary-Kaylor Hanger

CONTRIBUTING PHOTOGRAPHERS

Jan Pakler PhotographyNorthern Audio / Control4Weaver HomesBarrington HomesCosta HomebuildersDan Ryan BuildersPeter PerkinsCarson Publishing, Inc.Jason Corna / Kacin CompaniesEddy HomesNationwide Insurance

ADVERTISING SALES

Kevin J. Gordon412-548-3823 [email protected]

SPECIAL THANKS

Tim Ciccone from Theater Xtreme, Fred Hartman and Mark Mawhinney from Northern Audio, Char Kurihara from Dan Ryan Builders, Dave Green of First National Bank, Bill Eiler of Huntington Bank, Builders Association of Metropolitan Pittsburgh, Coldwell Banker Real Estate, Dollar Bank, Heartland Homes, Howard Hanna Real Estate Services, Northwood Realty, Ryan Homes and Berkshire Hathaway HomeServices.

MORE INFORMATION

Greater Pittsburgh’s NEW HOME is published quarterly by Carson Publishing, Inc., 500 McKnight Park Drive, Pittsburgh, PA 15237;www.greaterpittsburghnewhome.com412-548-3823

No part of this magazine may be reproduced without written permission by the Publisher. All rights reserved.

This information is carefully gathered and compiled in such a manner as to ensure maximum accuracy. We can-not, and do not, guarantee either the correctness of all information furnished nor the complete absence of errors and omissions. Hence, responsibility for same neither can be, nor is, assumed.

www.greaterpittsburghnewhome.com

T he housing market in Pittsburgh is currently in a very healthy position, at least from the perspective of the homeowner. Home values continue to climb at a pace that is well above historic norms. Homes that are priced fairly in desirable

neighborhoods are getting multiple offers at or above the asking price. Foreclosures are at record low levels. Our apartment market is booming, with almost no vacancies and rents that are climbing every year.

Underlying all this good news about our housing market, however, are some fundamen-tal issues that are making things difficult for realtors, builders and home buyers. Read why these conditions are creating a housing market that is expanding painfully for those involved in it. Perhaps the best news about Pittsburgh’s housing market is that whatever difficulties are being experienced are growing pains and that is much better than the alter-native.

Pittsburgh appears to be heading towards a more prosperous future than anyone would of predicted just a few years ago. It appears opportunities for jobs will exist at all levels and housing types will also exist across a broader spectrum. Given the conservative nature of Pittsburgh’s business community, it’s likely that a housing shortage will become a problem sooner than a housing decline.

When it comes to home entertainment decisions, modern buyers have their work cut out for them. Home automation is a promise, not a prediction. You have options. In fact, you may have too many options. But there is good news to this technology sprawl: it has pushed elite technology into homes at non-elite prices. This technology is more visually and audibly precise than ever. Televisions and projector screens are incredible; sound is life-like. We no longer have to be in the room, or even in the city, to control what happens in our homes.

Also in this issue of NEW HOME, let me introduce you to Dan Ryan Builders. Head-quartered in Frederick, Maryland, Dan Ryan grew his business to include six states, with Pennsylvania among them. While the transition from a small, local homebuilder to a large regional provider created opportunity for growth, Ryan continues to maintain that feel of hometown intimacy for his organization.

Don’t forget. Before you buy, build or remodel, Greater Pittsburgh’s NEW HOME is required reading. Talk to you soon!

Kevin J. GordonAbout the cover: Home theater, home automa-tion image supplied by Control4, compliments ofNorthern Audio.

NEW HOME’S ECONOMIC FORECAST

6 GREATER PITTSBURGH’S NEW HOME | Spring 2015

Home built by Barrington Homes Inc.

www.greaterpittsburghnewhome.com 7

The housing market in Pittsburgh is in a very healthy

condition as spring of 2015 approaches, at least from

the perspective of the homeowner. Home values

continue to climb at a pace that is well above historical

norms. Homes that are well-positioned in the market

– that is, priced fairly in desirable neighborhoods – are

getting multiple offers at or above the asking price.

Foreclosures are at record low levels. The apartment

market is booming, with almost no vacancy and rents

that are climbing each year.

Underlying all the good news about the housing

market, however, are some fundamental issues that

are making things less than rosy for realtors, builders

and home buyers.

“Inventory in most of our markets is still way down,

even though the market is stronger today than it was

a year ago,” notes Howard “Hoddy” Hanna III, CEO of

Howard Hanna Realty Services, the region’s largest

realtor. “Rates are lower than a year ago; consumer

confidence is way up; job growth is up. There is a lot

of pent-up demand.”

ECONOMIC FORECASTPittsburgh’s

Housing Market

A variety of factors – some of which are the “once in a lifetime” type – have created some unusual challenges for participants in Western PA’s housing market. There are not enough available lots. Financing for new residential development is still tight. Competition for land is driving prices higher. A homebuilding giant is dominat-ing new construction. People are moving back to the region – and especially the city itself – at a pace that is faster than new construction. There is pent-up demand but not enough people want to sell their houses.

Some of these market conditions don’t typically happen at the same time but this isn’t a typical market. Throw all of these ingredients together in the same market and what you get is a housing market that is expanding painfully for those involved in it. Perhaps the best news about Pitts-burgh’s housing market is that whatever difficulties are being experienced are grow-ing pains and that is much better than the alternative.

The National Outlook

While Pittsburgh’s economy recovered much earlier than the rest of the country, the regional economy got healthier as the national economy improved. At the national level, 2014 turned out to be the year that a real recovery kicked into gear.

The year’s biggest economic surprise had to be the robust level of activity in the second half of 2014, especially that of the third quarter. After initial estimates of gross domestic product (GDP) for July through September showed 3.9 percent growth, the final tally for the quarter ended at 5.0 percent. The growth coin-cided with a weakening global economy and a much stronger dollar, which limited U. S. exports. What drove the economic engine was the U. S. consumer, who was showing more confidence in the economy and the future. An optimistic consumer drives a healthy housing market.

Consumers also continued to reduce their debt leverage, dropping the percentage of debt to income to levels that haven’t been experienced for more than 30 years. Foreclosures continued to fall, declining to 41,000 per month according to the latest CoreLogic report on foreclosures. That’s still nearly double the monthly average that CoreLogic calculates for the 2000-2008 period, but the current foreclosure rate is down 65 percent from the Septem-ber 2010 peak.

Even with gasoline prices climbing by about 30 cents per gallon since January 1, con-sumers are still looking at even more upside potential to support pent-up demand. Thus far, the improved consumer balance sheet hasn’t translated into significantly increased investment in construction.

The most direct link to improved house-hold finances would be an uptick in new home construction. For all of the economic improvement in 2014, there were only 1.01 million total housing starts. While that is


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the highest annual total since 2007 and up almost nine percent from 2013, total housing starts remain significantly below the average pace of about 1.5 million units during the 20 years prior to the housing crisis. That rate is also well be-low the household formation rate. One possible explanation for the continued tepid new construction market is the transition in the housing market itself, which is seeing a slowdown in apart-ment starts for the first time since the end of the recession. January saw a 4.5 percent increase in the number of single-family permits from December and a 19 percent jump in starts from January 2014. Most new home construction growth cycles have been preceded by a slowdown in apartment starts. Given the pent-up demand and lack of existing home inventory for sale, the single-fam-ily permit jump could indicate the start of more construction.

Construction of single-family units remains held back by muted growth in

household formations, continued regu-latory burdens that can slow first-time buyers and a slowed response to the economic recovery by residential de-velopers. The Census Bureau estimates that the number of new households will increase by 1.1 million in 2015, a significant increase over the 2008-2013 period but some 400,000 fewer households than were formed annu-ally between 2000 and 2007. Some of the variance can be attributed to more conservative attitudes about home ownership, as well as the disproportion-ate burden that the recession placed on college graduates. Data shows that Millennials were slower than previous generations to leave home and form independent households, a trend that is only now slowly changing.

Robert Denk, senior vice president for forecasting for the National As-sociation of Homebuilders (NAHB), predicted that the economic expansion and job creation would continue to


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push housing construction higher. NAHB sees the pent-up demand, move-up buyers and what it calls “decoupling” of Millen-nials from shared living, as factors driving single-family housing much higher. The NAHB forecast for 2015 is 802,000 single-family starts, a 26 percent increase, and 1.1 million units in 2016.

Mortgage Market Outlook

For those in the residential mortgage business, the year 2014 was one in which the reaction to the financial crisis of 2008 finally peaked. Although the Dodd-Frank Act was signed into law in July 2010, its most wide-ranging impact was felt on February 18, 2014, when a series of regula-

tions affecting the practice of residential lending kicked in. These regulations pushed tougher ratios for income and debt onto the market. Dodd-Frank also pushed the liability for banks lending outside these tighter new regulations much higher, creat-ing risk of non-conformance much higher and making credit a bit tighter again.

The irony of this implementation in 2014 was that the regulations were applied to an industry and a market that had finally healed itself after the devastation of sum-mer and fall 2008. While it meant that more of a bank’s resources were spent making sure it was following the rules, the advance warning of the regulatory changes gave lenders plenty of time to adjust. As

a result, mortgage lending in 2014 was impacted less by regulation and more by the lack of borrowing.

Record-low interest rates had driven a tsunami of re-financing starting in 2010. Rates fell enough, in fact, that it was com-mon for banks to re-finance mortgages that had been re-financed only a few years ear-lier. By 2014, the re-finance wave was done and a recovering housing market couldn’t make up the difference. Mortgage origina-tions plunged about 40 percent.

Like with the coming regulations, bank-ers saw the decline coming and adjusted in advance of the market shift. That leaves banks with lots of free cash and anxious


Having tapered down its residential mortgage-backed bond buying during 2014, the Federal Reserve governors were looking for signs that the economy was strong enough to withstand more normalized rates.


to lend it. Fannie Mae and Freddie Mac – the govern-ment-sponsored enterprises that buy most of the mort-gages in America – have created mortgage products and standards that allow first-time home buyers to put as little as three percent down. The remaining uncertainty in the mort-gage market at the start of 2015 was what the Federal Reserve Bank was going to do about interest rates, a question that was answered during the Fed’s March 18 Open Markets Committee (FOMC) meeting.

Having tapered down its residential mortgage-backed bond buying during 2014, the Federal Reserve governors were looking for signs that the economy was strong enough to withstand more normalized rates. The sharp increase in GDP in the second half of 2014 and the decline in unemploy-ment to 5.5 percent in Feb-ruary 2015 were enough for the FOMC to declare that it would raise rates slowly, beginning as early as June.

Investment markets re-sponded favorably to the

news, especially the part that showed that the FOMC was looking at a slow, multi-year increase. Bankers were also pleased, since the low rate environment has been tough on banks. Most bankers, in fact, were less concerned about how the Fed would raise rates than the uncertainty about when it would begin to happen.

“Raising rates has to have some impact but the fear of it happening actually pushed rates higher,” observes Mike Henry, senior vice president of residential mortgage lending for Dollar Bank. “When the Fed announced the end of QE3 rates went up to the four’s but by now the economic data has pushed them back into the three’s.”

Henry is speaking of the spike in rates above four percent last spring when the Fed’s decision to end the monetary stimulus by tapering its monthly bond buying went into effect. As the tapering evolved, the strength of the U. S. economy be-came more apparent and the lack of competition from other bonds kept U. S. mortgage-backed securities and Treasury notes attractive, pushing rates down. Bond buyers happily accepted two percent (often less) for bond yields that were backed by the U. S. government or U. S. home buyers.

“What happens [going forward] will depend on the economic data. Inflation is under control. European bond rates are under one percent so it makes U. S. Treasury bills that much more attractive,” reminds Henry.

Low interest rates are tougher on the business of banking than a higher rate environment. Low rates make it harder for banks to compete with each other, causing more intense competition on spreads, fees or terms. That’s good for the borrower but it isn’t a sustainable recipe for a good borrowing environment. History has shown that such hyper-


competitive markets lead to bad decisions by the most competitive banks. With all banks offering low costs to borrow, one area to use as a differentiating factor will become the underwriting criteria, meaning that loan approval becomes easier. Again, that’s good for the borrower in the short term but eventually looser credit condi-tions lead to credit crises. That’s what happened in 2007, when the consequences

of easy lending – such as sub-prime mortgages – were a global financial crisis. Many of those borrowers who were approved for mortgages that should not have been eventually lost their homes. And millions of people lost significant amounts of their personal wealth.

Those consequences were hardly worth the limited advantages of having more people own homes.

Operating in a low-rate environment also increases the time value risk for banks. Borrowers have grown accustomed to hav-ing the chance to borrow for as long as 30 years. In many ways, the 30-year mortgage fueled the growth of the American middle

class. Banks have to look at the risk that the loan made today will be at a rate that makes no sense in 10 years. The chances get slimmer each year that interest rates will remain low for many more years, so the risk goes up that a 30-year mortgage will be worth much less to the lender in the future. That’s the reason that long-term guarantors like Fannie Mae and Freddie Mac exist. Most lenders can find a silver lining in the current environment with the activity that low rates fosters.

In fact, history suggests that the increase in prime lending rates should spark more borrowing, especially if the rate increase is as small as expected. Many buyers will sit on the sidelines as rates fall, trying to catch the market at the bottom. Once rates go up, borrowers don’t want to risk the next rate hike and will often rush to get the loan they have been delaying. Henry thinks that phenomenon has happened.

“My sense is that people aren’t waiting around to finance,” he says.

W E ’ R E R E D E F I N I N G

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Given the turmoil that the housing market has experienced since 2004, it’s hard to say what is “normal” anymore. As many uncertainties might still exist in the minds of potential home buyers in 2015, mortgage availability is one area that won’t be a drag on the market.

Regional Outlook

In metropolitan Pittsburgh, the same problem is plaguing both new construc-tion and existing home sales, keeping volumes down in an environment with high demand for both.

As has been told many times, the Pittsburgh housing market survived the Great Recession with few bruises compared to the rest of the country. In desirable sub-markets, like Downtown, Upper St. Clair or Hampton Townships, home values even managed to creep up during the downturn. Since the econom-ic recovery began, demand for housing of all sorts has taken off in Pittsburgh,

but supply remains pinched for a variety of reasons.

Hanna sees the supply/demand imbalance most exaggerated at the two ends of the de-mographic spectrum, which not coinciden-tally, make up the two largest demographic groups. The Baby Boomers were the largest generation ever born into this country until their children came along. The latter group – the so-called Millennials – came of age just as the mortgage crises was infecting the world’s financial systems. That experience is a factor in why younger Americans are less anxious to own a home than previous generations. As Millennials have begun to approach their 30s, however, they are look-ing at buying for the first time and finding that their choices are more limited.

“There are two product segments that have very little inventory: the Millennial buyer – the first-time buyer – and the right-size buyer, the buyer looking to downsize,” says Hanna. “I don’t see a change in that any time soon. People are going to have

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Given the turmoil that the housing market has experienced since 2004, it’s hard to say what is “normal” anymore. As

many uncertainties might still exist in the minds of potential home buyers in

2015, mortgage availability is one area that won’t be a

drag on the market.


to compromise or not buy. This is one of the reasons why there is such demand for apartments. A large part of the demand is pent-up demand for housing from these two groups.”

The numbers back up Hanna’s assertion. During 2014, there were 37,952 homes sold in Greater Pittsburgh compared to 39,019 in 2013. As would be expected, the price of the homes sold went up. The aver-age sale price in 2014 was $173,477, an in-crease of three percent from 2013. It took less time to sell a home in 2014, which is also consistent with a seller’s market. The average days on the market fell from 89 to 82 days.

Tight inventory and rising sales prices are usually the best drivers for new construc-tion. While most people would enjoy having a newly-built house in which to live, there are some inconveniences to new construction that make buying an existing home the more prevalent choice. There

tend to be more options for buyers to find an affordable home in a desirable location within existing communities. When fewer homes are on the market than there are buyers for existing homes, the relief valve for the excess demand becomes new con-struction. This is especially true when exist-ing home prices start to approach those of new homes. That’s the case in Pittsburgh for the past couple of years; however, new construction is not booming.

Housing construction last year declined significantly from 2013, with that variance being primarily in the multi-family sector. Single-family construction declined almost nine percent year-over-year, although the difference was less than 200 homes. New single-family construction remains depressed compared to the pre-recession levels. The average number of new homes built during the 2000-2006 period was roughly 2,800 per year. Since the reces-sion started, however, new construction of homes has fallen to an average of about

Housing construction last year declined significantly from

2013, with that variance being primarily in the

multi-family sector. Single-

family construction declined almost nine

percent year-over-year, although the difference was less than 200 homes.


1,800 homes annually. The total number of single-family detached units started in 2014 was 1,971, just slightly more than half the total of 2004, which was the peak of new construction over the previous 20 years.

Construction of multi-family apartments spiked in 2013 – with 3,838 units of at-tached dwellings – and the volume in 2014 was predictably off of that peak. Some 2,902 units of attached units were permit-ted in 2014, with 2,109 of those built as apartments. Although the number of units declined by roughly 25 percent, the vol-ume of apartments started was still higher in 2014 than any other year in the past 20. With some 4,200 units in the planning or entitlement pipeline at the beginning of 2015, the apartment market is poised for another strong year of construction or for the start of overbuilding, depending on who is assessing the market.

Experts from real estate appraiser and consultant Integra Realty Resources (IRR) presented a forecast of apartment hyper-supply beginning in 2015-2016. IRR sees absorption slowing from an annual average of 3,004 units (from 2011 to 2014) to 1,643 units. Paul Griffith, IRR’s managing director in Pittsburgh, sees the slowdown in job creation in 2013-2014 translating into slower demand for apartments.

At the same time, forecasts for job growth over the rest of the decade are for acceler-ating employment, with between 15,000 and 20,000 additional jobs each year. The number of households in Pittsburgh cor-relates almost one-to-one with the number of jobs. Assuming that relationship holds true, the additional jobs will create demand for many more new households – meaning many more housing units – than are being created. With much of this job growth showing up in the younger age group and in the urban core of the region, the stage will be set for more apartments in the City of Pittsburgh. It will also set the stage for robust suburban construction. Therein lays the problem.

When the world plunged into recession in 2008 and 2009, the exploration of the Marcellus Shale formation for natural gas went into a higher gear. What that meant for landowners in Western PA was a financial windfall and a way to make money from land that didn’t require sale or development. Investors became interested in land around Pittsburgh for its gas royalty income potential, creating competition for the same land that residential developers may have also wanted. That pushed the prices of land up. The income potential also took land off the market, according to one home builder.

“Oil and gas definitely hurt us. It paid for the farm so owners didn’t have to sell,” explains Jeff Costa, president of Costa Cus-tom Homebuilders. Costa says that farmers or landowners who couldn’t make the economics of holding the land work could make enough from royalties and leasing to keep the land, removing that many more acres out of inventory.

Development costs also climbed during that same time period. Prices for diesel fuel skyrocketed in 2008 and didn’t fall


until mid-2014. The number of residential developers also dwindled. Pittsburgh has relatively few developers and a few simply closed their doors or ceased doing large-tract development during the downturn. The remaining developers are busier, even though fewer subdivisions are in the pipeline, and their fees for developing have escalated. Add the challenging Western PA topography to this mix and you have a recipe for expensive lots.

With single-family development costs pushing new construction prices up and current demographics supporting rent-ers, the short-term outlook still favors the multi-family project.

“I don’t know if it’s strictly land prices or if it’s a combination of land prices, high development costs and the difficulty of financing,” observes Hanna. He notes that lending for residential land development is still limited, especially compared to multi-family projects. “It’s still tough to get financing [for home development] but you

can get a loan for an apartment building even if you’ve been in the business about two months,” he jokes.

For at least the balance of 2015, the sources of capital for multi-family apartments will continue to pursue investment opportuni-ties aggressively. Virtually all of the life in-surance companies, Real Estate Investment Trusts and Fannie Mae have increased their allocations for apartment lending in 2015. Developers will not have trouble finding financing for their projects but the clock is also ticking on the apartment boom.

Apartments are also one segment of the construction market that always overbuilds. For reasons of demographics or economic cycles, conditions tend to favor renting over buying every couple of decades. That pushes new construction higher until too many developers build apartments, which has often happened just as the pendulum swings back towards home buying. There is growing evidence that such a pendulum swing is beginning.

When that market preference hits Pitts-burgh, there is one other headwind to new single-family construction that is unique to this market. Pittsburgh has historically been home to many small custom build-ers and few production builders. Until 2012, in fact, the market has had two production builders that had roughly 40 percent of the market. For a generation, the leading homebuilder in Pittsburgh has been Ryan Homes. In the early 2000s, Heartland Homes began expanding rap-idly and overtook rival Maronda Homes as the second fiddle in home building. In December 2012, NVR Inc. (Ryan’s parent company) acquired Heartland Homes. The merged Ryan/Heartland juggernaut now builds more than 60 percent of the new homes for sale in metropolitan Pittsburgh.

With its market dominance and marketing prowess, NVR can influence new devel-opment and make it more difficult for other builders to do more patient projects, except at the very high end of the market.


Jeff Costa has seen NVR’s impact increase recently as lots have become scarcer.

“There are definitely not more available lots,” he says. “NVR is definitely doing great. They are aggressively pursuing land and paying a premium for land. They are hiring the developer instead of having the developer buy the land. That’s great for NVR. That’s even more control for them.”

Costa says he has remained successful by working hard to purchase individual lots in unfinished subdivisions in what he consid-ers to be good neighborhoods like Mt. Lebanon, Peters Township, McCandless and Hampton Township. That gives him an opportunity to serve a customer looking to build new in those communities. For a prospective customer who wants to be in one of the up-and-coming areas, Costa is less optimistic.

“If someone calls and says they want to live in North Strabane, there isn’t much out there,” Costa says.

All of the market factors together are point-ing towards a different housing market in Pittsburgh in the coming decade. If, as promised, the gas industry evolves into a rejuvenated industrial economy in Western PA, there will be renewed opportunities for development of the areas in and around the smaller communities that were the back-bone of the region thirty years ago. These towns and areas further away from the city will likely be where the starter home neighborhoods of the future will pop up. Higher development costs and topogra-phy will also likely push the single-family product more towards townhomes and other attached products. Market conditions will also probably change every couple of business cycles, rather than remaining static as things remained for many years.

Pittsburgh appears to be heading towards a more prosperous future than anyone would have predicted just a few years ago. It appears that opportunities for jobs will exist at all levels and housing types will also exist across a broader spectrum. Given the

conservative nature of Pittsburgh business people, it’s likely that a housing short-age will become a problem sooner than a housing decline. If the laws of economics hold true, such a shortage will attract more competitors to the housing market, which will dilute some of the influence that Ryan/Heartland currently wields.

Such conditions will be very good for owners of homes, especially those who have owned homes for a while. Values will climb to levels that are more on a par with new construction, which should in turn boost new construction. Millennials will start families, which will probably shift home ownership back towards the suburbs again. Or, the economic promise could fizzle out and a new set of market conditions will take hold. Regardless of the economic future, the Pittsburgh housing market is set for change rather than the status quo. NH

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How to navigate TECHNOLOGY

SPRAWL in home entertainment

Images supplied by Control4, compliments of Northern Audio.


W hen it comes to home enter-tainment decisions, modern buyers have their work cut out for them. There is the

technology itself, with layers of complex sci-ence. But then there is the market: so fast-paced that products outdate themselves as often as their competition does. A surplus of companies are chopping up the tech waters, from big fish like Comcast, Apple, and Ama-zon to the smallest and nimblest start-ups.

New Home Magazine asked Pittsburgh’s die-hard entertainment specialists to help us make sense of the crowded market. They shared their most exciting predictions for home theater and automation, but then they did something rare—they gave us the history behind every new product, so that you can decide what mat-ters. Read on for a clear-eyed look at the big-gest trends inside your door.

Advice For The Discriminating Buyer


Your Home Is About to Get a Brain for a Low Monthly Fee

Don’t lose your smartphone anytime soon. You’re going to need it to turn on the oven during your drive home. Or unlock your front door for the neighbor who’s watering your plants while you’re away. Or adjust your thermostat, dim the lights, and tinker with your home sound system—just a few of the activities that numerous companies are building an app to control.

Home automation is a promise, not a prediction. But how do you judge its timing in an industry that never stops talk-ing about what’s ahead? When does the promise become a reality?

Now, says Matt Hertel. Hertel distributes electronics to dealers across six states in the mid-west for The Dorrance Supply Company in Youngstown, Ohio. He has watched the industry drive steadily toward digital convergence, the phenomenon in which all of your electronic entities share a common platform and are built to communicate.

“I’ve been in this business now for 18 years, and all anyone has talked about has been convergence,” he says. “We’ve been like the mountain climber in The Price is Right, climbing and climbing while the music plays. But after [the 2015] Con-sumer Electronics Show in Las Vegas, we’re ready to jump off the cliff. The next five years are going to be pretty amazing!”

New Home’s sources have an endless supply of opinions on convergence, which touches every part of the media ecosystem.

To understand the state of home automa-tion, savvy consumers need to travel ten years into its past, when it was an exclu-sive option. If you wanted to automate your home, you paid a custom integrator thousands of dollars to install a software-based solution, likely from industry leader Crestron Electronics.

Dan Hoffman, owner of Elemental Home Theater in the North Hills, remembers, “In the past, the problem was that if the com-puter programmer developing your code wasn’t the best in the country, you’d hit the button for the lights and your thermostat would come on,” says Hoffman.

A few players making windfall profits—that was home automation until three or four years ago, when network-based automation circumvented software-based automation. That opened the floodgates for out-of-the-box applications available to the masses. Now, partnerships are common between manufacturers of smart appliances and devices (like Sony or Samsung) and the network giants that provide the backbone (Microsoft and Google).

“When automation went on the network, it became cheaper and more accessible,” says Hoffman.

Yet right now, network-level automation is unstoppable. The reason is simple: companies who build the most popular applications will gain loyal customers who pay ongoing subscription fees. This recur-ring revenue model is irresistible to home automation newcomers like Comcast, which struggles with customer churn, and security company ADP.

While these companies are new to auto-mation, they have the deep pockets to market their solutions to millions. But that’s not enough to convince custom in-tegrators like Mark Mawhinney that they will succeed.

“This really is not their sandbox,” says Mawhinney, who owns Northern Audio in Aspinwall and the North Hills. “They just don’t understand the service backbone that home automation takes, and they can’t support that business model. I think you’ll see many of those players get out of

the business in the next six months, be-cause integration is truly something that is provided by specialty retailers.”

How to Choose Your Home Automation Package

How do you decide between specialty automation or an out-of-the-box solution? Bottom line: if your needs are unique and your list is long, visit a custom integra-tor. More often than not, these audiovi-sual experts will also sell and install your home entertainment models, from quality starter equipment to high-end devices.

Take Mawhinney, who uses his 36 years of A/V experience as the backbone of his core focus, home automation for the up-per echelon. Or Tim Ciccone, the owner of Theater Xtreme in Cranberry. While he reaches a broad swath of customers, many of his projects install everything on a customer’s wish list, from multi-room audio and television to a state-of-the-art home theater.


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Custom integrators like Mawhinney and Ciccone have a talent for producing the most advanced home entertainment set-ups. But if this is your route, make sure to ask how you can control and maintain the technology once it’s yours. Whether that’s by offering a universal remote or an advanced software system, the question is essential in an industry that is notorious for its quirks.

Sometimes, you might find the integrator after you’ve found the system. Mawhin-ney is an authorized dealer of Control4, a powerful platform that creates an app and one-remote solution for home devices. Control4 connects to its own products

or any networkable appliance that it has a driver for, including products made by Nest, Honeywell, Guardian, and Lu-tron. (It still depends on the network, so Mawhinney installs back-up power sup-plies in the event of an outage.)

“Control4 is the most perfect add-on sys-tem,” says Mawhinney. “You could come to me tomorrow and start out with a basic package that will control your home theater and a few lights within that room, then grow the system over time to control all your lighting, heating, and security. It’s just like a building block.”

But he cautions, “This is not a consumer-grade product where you’re going to walk into Best Buy and hook it up yourself. It has to be programmed by a certified dealer.”

Ciccone, also an authorized Control4 dealer has seen his home automation business grow significantly in the past few years. “Control4 has done a great job of continuing to expand the capabilities of their system by adding control features that today’s homeowners find valuable” says Ciccone, “and the true custom home builders we work with are now install-ing home automation systems in the vast majority of their new homes.”

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You can sum up home television advances in two words: pixel density. Television manufacturers are packing more pixels per screen to create a smoother, lifelike picture, following an identical trend in cameras and

computers ( just think of Apple’s super-crisp retina display).


Shopping for Your Dream Screen? Take Your Time, and

Take Your Pick

You can sum up home television advances in two words: pixel density. Television manufacturers are packing more pixels per screen to create a smoother, lifelike picture, following an identical trend in cameras and computers (just think of Apple’s super-crisp retina display). The latest pixel count is 8 million, the number behind the 4K or ultra-HD TVs that have entered the market.

Is 8 million pixels excessive? Can consum-ers even see the difference between the cur-rent 1080p high-definition standard with 2 million pixels, and a TV with nearly four times that count?

Yes, they can—but it’s all relative to the size of the TV. When 1080-pixel resolu-tion was introduced, the number of pixels was sufficient for the top television size on the market, 65 inches. But as 70-, 80-, and even 90-inch televisions became com-mon, those pixels began to stretch with the screen until they were noticeable to the naked eye.

But according to Hertel, “Does it look better?” isn’t as good of a question as “What TV size and viewing distance makes sense for 4K?”

“I believe that the value of 4K starts at 55 inches and up, but it’s based on viewing proximity to the TV as much as the pixel count,” he explains. “The further back you are, the less noticeable it is that the pixels are big. My personal association is that you get some benefit out of 4K in a 55-inch size at a 10-foot distance. But if you’re looking at a 42-inch TV above the bar and you’re 10 feet away, does 4K make


sense? Probably not.”

In pitching 4K to consumers, the television indus-try has a much bigger hurdle than pixel count: the lack of 4K content. Some content is on its way: Comcast, DirectTV, and Dish Network are coming out

with a 4K box, and Ultra-HD Blu-Ray discs will hit the market in late 2015. Netflix, Ama-zon Prime, and YouTube offer

4K streaming options which, according to a February 2015 CNET review, testers couldn’t conclusively see the improvement delivered by 4K.

There are also mixed reviews about how well 4K televisions up convert standard content—that is, whether customers can see the work 4K does to enhance non-4K images. When in doubt, test it yourself in the store or showroom. At Ciccone’s The-ater Xtreme showroom, one can see both 4K and 1080p televisions on display and Ciccone indicated that by having both, he has been able to demonstrate to many

customers the significant difference a 4K TV can make even when viewing non-4K content.

If superior picture quality is your number-one priority, consider purchasing an OLED (organic light-emitting diode) TV. On an LG OLED TV, each pixel has the ability to produce any color or to shut itself off, producing the deep, inky blacks that were the hallmark of plasma sets. This puts it leaps and bounds above current LED models, which function by pushing white light through an LCD panel to cre-ate the picture.

“You can try to clamp down on the white light, but some of it still bleeds through,” says Hertel. “So it’s very difficult to produce that ultimate contrast, which is the way we see the world with our eyes. But with OLED, each individual pixel can produce any color and can shut itself off.”

He continues, “If you’re watching the clas-sic Star Wars galaxy scene on LED, it will look washed out because you’re forcing light through the panel. But on OLED it looks unbelievable. It’s totally black, and the stars are just little pinpoints, like you’re in space yourself.”

Of course, there’s another way to step into the frame: go big with a projector.

In Cranberry, Ciccone’s movie theater showrooms are a constant surprise to cus-tomers who think the projector is a bulky contraption you wheel in on a cart. Not so of his projectors, which display crisp, vivid images worthy of any commercial movie theater.

“If you want size and scale without break-ing the bank, and something that will give you that true theater feel that’s 100 inches or larger, the projection systems are better than any TV you can get,” Ciccone says. “And even when you have an open space, a projection screen can be a great option and can lend itself to viewing from mul-tiple locations, whether that’s a bar, pool table, or something else.”

Companies like Elemental Home Theater and Theater Xtreme build solid home the-aters that start in the $15,000 to $20,000 range. Of course, sometimes the sky is the limit.

“We’re working on a home theater at a lakehouse in Deep Creek, MD that would just blow anyone away,” says Ciccone. “It’s going to be a showpiece. We’re using a Sony true 4K projector, SI Black Dia-mond screen, and Triad custom speak-ers — what I consider to be a premier set-up.”

In today’s tech world, you have options. In fact, you may have too many options. But there is a gleam to our technology sprawl: it has pushed elite technology into homes at non-elite prices. And for media enthu-siasts, this technology is more visually and audibly precise than ever. Televisions and projector screens are stunning; sound is lifelike; we no longer have to be in the room, or even in the country, to control what happens inside our homes.

Now, technology is so big that some of the questions about it are quite small. We’re asking ourselves whether the human eye can detect a difference between a 4K and 1080p TV if they’re not side-by-side, or which mobile app solves our home security needs. Not “Can it be done?” but “How can I make this work for me?” And with this second question, we illustrate our great fortune. NH

Is 8 million pixels excessive?


RESIDENTIAL FINANCEThere’s never been

a better time ...

Looking for your first home? Finally switching over from renting, or simply need a change of scenery? You’ve heard the tired “never been a better time” phrase on plenty of commercials. With a combination of developments in the housing market—whether rising interest rates from the Fed, lower interest rates from the Federal Housing Association

(which can also affect home equity loan interest, if you already own a home!), or lower down payment requirements from mortgage lenders—now seems to be the opportune time to purchase a home in the Pittsburgh region based on both government action and local development.


Federal Reserve Rates Rising

You may not often think of the Federal Reserve as impacting our daily lives (other than being smack dab in the midst of tax season), but if you’re ready and looking to buy a house, paying attention to reports and projections from the Federal Reserve can be not only smart and protective, it’s just com-mon sense. Couple that with the fact that the Fed will likely raise the interest rate by the end of the year, and you’ve got a bulls-eye for tackling the analytics of rate changes and market shifts.

While they haven’t raised the interest rate since 2008, Janet Yellen, Federal Reserve spokeswoman, recently released a statement that indicated rates could rise as early as June, and most likely would before the end of 2015. After Yellen’s statement, several fi-nancial analysts speculated that June would be too swift; in all likeliness, interest rates would increase after the Fed’s September meeting.

Taking all of this into account, over what quite possibly will be several years, the Fed would be moving the interest rate up by several percentage points, and in turn, banks would then need to increase mort-gage interest to homebuyers. A small shift in mortgage interest percentage may not sound drastic or seem consequential (espe-cially to those who are looking to finance and buy their first home, or those with lit-tle to no mortgage experience) but there are definite consequences to a small increase in the numbers.

How will, or should, this impact your purchase of a home? For starters, you may need to shift your expectations of what you can afford to purchase. According to David Green of First National Bank, “It’s a good rule of thumb that buyers may have to re-duce expectations by $10,000 to $20,000 for every .5 percent movement in rate. So, say a couple was looking for a 4 bedroom, 3 bathroom home. With a rate raise they would potentially need to consider a 3 bed-room, 2.5 bath option.”

While this may seem like a big step to those set on their dream set up, Pittsburgh’s hous-ing market is notable in the make-up of

the neighborhoods. Instead of downgrading your expectations and dreams for the house you want to be able to finance, considering other neighborhoods with lower average costs of housing could be exceptionally advantageous. For example, simply looking across a river in one of the city regions rather

than the North or South Hills, or investigat-ing houses nearer the airport or east of the city could save thousands of dollars on the price of a home.

Though interest rates could rise in the com-ing months, the Federal Housing Admin-istration (FHA), along with government-backed mortgage finance companies Fannie Mae and Freddie Mac, are putting first-time homebuyers in a position to afford a home. A good thing to keep in mind is that the government isn’t looking out only for the first-time buyer; instead, analysts have found how advantageous it is to make rates afford-able for low to middle-income buyers look-ing to move or relocate. It’s also important to keep in mind that the “if-I-wait-the-price-might-go-down” mentality that occasionally is advantageous in car buying does not work in the housing market. Instead, waiting on the housing market can be disastrous. It seems clear that especially in Pittsburgh, it’s currently, and perhaps only fleetingly, a buy-ers’ market.

FHA, Fannie Mae, and Freddie Mac: Lower Down Payment Requirements

In mid-2014, a survey released by the Fed-eral Reserve revealed that approximately 45% of first-time homebuyers had delayed purchasing a home due to lack of savings for a down payment. Whether one waits for 6 months or 2 years, the effects of waiting to buy in order to balance your savings with the housing market’s pricing does not actu-ally act in the advantages of the buyer.

Fortunately, long gone are the days of having to save 20% of a house’s cost. No longer does an individual--or a family--have to front the payment equivalent at times to a year’s salary. Current mortgage practices allow individuals and families to get more bang for their buck in a market such as Pittsburgh.

Coupled with development and revitaliza-tion in areas such as Garfield, Highland Park, Bloomfield, and Lawrenceville, as well as the attempt to increase visibility and business prospects, smaller neighbor-hoods within the Pittsburgh city school district are flourishing. The city has clearly committed to a reestablishment of time, energy, and funds in neighborhoods where

... Pittsburgh’s housing market is notable in the make-up of the

neighborhoods. Instead of downgrading your

expectations and dreams for the house

you want to be able to finance, considering other neighborhoods with lower average

costs of housing could be exceptionally advantageous.


attention is needed. This can be seen from government funded renewal programs to an increase in business ventures throughout what were some of the poorest city areas. To boost home sales, mortgage finance moguls Fannie Mae and Freddie Mac reevaluated what they could do for potential homebuy-ers with good credit.

The result? Both Fannie Mae and Fred-die Mac (and, it’s important to note that you shouldn’t write them off immediately based on the ’08 crash; things are looking up) rolled out a 3% down payment option, significantly lower than their previous mini-mum down payment of 5%. While some analysts have speculated that this low down payment is risky, Fannie Mae executives have assured them that this shift in payment is only offered to financially responsible bor-rowers.

Fannie Mae’s new down payment program began in December 2014 with Freddie Mac’s a bit behind, beginning this March. To qualify for Freddie Mac’s program, you must be a first-time homebuyer and be will-ing to participate in homeownership literacy classes. While all of these modifications shift prices down, they are balanced by the rules and regulations governing responsible home ownership and credit practices.

Don’t close this window just yet—these requirements aren’t as big of a commitment as it may sound. Actually, it is quite a small price to pay in exchange for beginning to build equity through purchasing a home: if your home is $150,000, your down pay-ment would be reduced from $7,500 to $4,500. Though you will have to take out a larger mortgage, the ability to purchase now may outweigh the small amount of inter-est you will add to the overall cost of your home, and with acting now such a viable and impressive advantage to waiting, any negative or questionable reasons towards swift action diminish quickly. As the current median list price in Pittsburgh is $149,900, this is a very reasonable estimate of a down payment figure.

If you may not qualify for Freddie Mac or Fannie Mae’s programs for borrowers with good credit, don’t worry--a FHA loan may still allow you to become a homeowner. For these loans, a down payment of 3.5% is required; for the same $150,000 home, your down payment would be $5,250.

Obama and FHA’s New Interest Rate

Prior to January, the FHA’s mortgage interest rate was 1.35%; early in the year, Obama di-rected a new, lower annual mortgage insur-

ance premium (MIP) decrease to .85%. For first time homebuyers, this could translate into an annual decrease of approximately $900. It also may be a good time to refi-nance your FHA mortgage if you have been considering it; this interest decrease will ap-ply to refinanced mortgages as well.

An FHA mortgage is not only beneficial for first time homebuyers. Those who may have fair to moderate credit history or have lower incomes than average homebuyers often encounter road blocks or trouble securing a decent rate, but can benefit from the FHA. This potential growth of the housing econo-my will boost local economies, putting more money back into the community where houses are purchased.

Already own a home? You can benefit, too.

Current homeowners can also benefit through recent changes in the financial sec-tor—through home equity loans. Consider this for repairing or upgrading your home. Also, upgrading or repairing adds significant value to your home, if you do decide to make a switch in the future.

Keep in mind that most home equity loans need to be repaid in full after 15 years. Green cautions, “When tapping into home equity, it is important that borrowers remain cognizant of where the market could go in terms of depreciation. It’s best to keep the exposure limited to an amount the bor-rower is confident he or she can pay down regardless of economic trends.” Having said that, if you are upgrading before you sell, the amount gained from your new sale value could be used to pay down the home equity loan (as long as it’s before the 15 year repaid in full deadline).

Before making this decision, consult with financial experts whom you trust. For in-stance, Green explains that at First National Bank, they “sit down with all of our borrow-ers to review their full financial picture to give them the best opportunities to enhance their buying power and improve their finan-cial stability.” Stable and experienced finan-cial advice is key in any monetary decision as large as home ownership.

Tapping into home equity may safeguard for future resale; in the last quarter of 2014 alone, over 1,200 homes in the Pittsburgh region sold. More than 700 of these were in Allegheny County. Consider such reno-vations as attic bedrooms, an additional bathroom, landscape alteration, or finishing a basement or storage area—all of these will increase the value of your home, and may be worth the small interest you will pay on the loan.

What’s it to Pittsburgh?

The FHA mortgage interest decrease is an-ticipated to assist over 2 million homebuyers over the next 3 years; with a lower Freddie Mac or Fannie Mae down payment, or an $80 average decrease in monthly payment through FHA, you do not need to have an immense amount saved in order to purchase a home. Realtor.com referenced the Pitts-burgh housing market as a “bright spot” in their February housing summary, which certainly is accurate.

Previously referenced average listing price of $149,000 in Pittsburgh is far lower than the national average—which currently hovers around $209,000, according to the National Association of Realtors. Keep in mind that this is just the average list price; the median sale figures rest closer to $101,000. Pitts-burgh home values have increased 2.6% in the past year, which provides even more reason to build or buy now—both before list prices rise, and in order to ensure that, should you ever sell your house, you profit from its resale. There’s also certainly no shortage of homes, no matter your desired sale price: in the past year, the number of homes for sale in the Pittsburgh region in-creased by 3.6%.

These changes may create an increase in home buying but, more than likely, they will alter how much home you can buy. In Pittsburgh, known for its reasonably-priced housing market (Nationwide Insurance recently touted Pittsburgh as the healthiest housing economy in the country; see page 29), you may now be able to afford even more house. Though Pittsburgh’s median list and sale prices for homes are well below the national average, our median income is not. In fact, it’s only about $1,000 less per

year than the national median income. This combines to provide our city with an aver-age mortgage-to-income ratio close to 20%, which is far lower than other major metro-politan areas. National median mortgage-to-income ratios reach nearly 38% in several studies.

Through lower down payments, lower FHA interest rates, and action before a probably Fed interest rate increase, this is a perfect

storm of opportunity. As a lower-to-mod-erate income homebuyer, you can purchase a home in the coming months, resulting in money being put back into the Pittsburgh community. As Pittsburgh continues to experience its renaissance, committing to buying a home as soon as possible is clearly the best and most logical choice at this point in time, especially with the increase in avail-able homes on the market in the Pittsburgh metropolitan region. NH


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A prolific home builder in southwestern Pennsylvania and beyond, Dan Ryan embraces his home building

pedigree enthusiastically, noting that “Home building is what we Ryans do; it’s in the blood.” And that bloodline threads through three generations, start-ing with his grandfather, who owned a home building company in Castle Shan-non more than 75 years ago. His uncle, Edward Ryan, was the well-known founder of Ryan Homes (circa 1948) and later, his father, Jim Ryan followed suit after moving his family from Pitts-

burgh to Columbia, Maryland in 1967, starting his own company – Ryland Homes, which is among the nation’s largest home building companies. His brothers were bitten by the home build-ing bug, older brother Jim, who heads Ryleigh Homes, and younger brother Pete, who owns Ryan Legacy Homes.

After graduating from James Madison University in Harrisonburg, Virginia, where he majored in business, Dan Ryan realized early on that home building would play heavily in his future. As the “last, true Ryan” to work at Ryan Homes

in various capaci-ties, he struck out on his own in 1990, forming Dan Ryan Build-ers, with its parent company DRB Enterprises headquartered in Freder-ick, Maryland. Based on a mission that boasts the “best value in home owner-ship” the business grew to include six states, with Pennsylvania among them. While the transition from a small, local homebuilder to a large, regional provider created great opportunity for growth,

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Ryan perpetuated the feel of hometown intimacy for his company. A sentiment that continues to attract customers who have come to expect the personal attention and service that the company has long cultivated. Dan Ryan Builders has built some 10,000 homes since his company’s inception, all meeting the tenets he holds dear: recognized qual-ity, affordable pricing, excellent service and satisfying value. Dan Ryan Builders

has received the “Builder of Integrity Award” from Quality Builder’s Warranty Corporation (QBW) consecutively since 2008; is ranked by Builder’s Magazine as #39 on the “Builder’s Top 100” list, and is a “Top 20 Private Homebuilders” in the nation.

On the local scene, Dan Ryan Builders has centered home building primar-ily along the north/south Interstate 79 corridor, a popular tract of land in the southwestern Pennsylvania market. Selecting home building sites shapes up to be a careful, and thoughtful consid-eration, one based on various lifestyle criteria. “Those selections are determined by one or more of those criteria,” Ryan explained. “They include school system

proficiency, commuting convenience, daily conveniences, local tax structure, affordability and overall amenities available in a given community or the surrounding area.” Most recently, Dan Ryan Builders is pursuing a number of ventures in the area from town homes to single family dwellings, ranging from the

high $100,000s to the $400,000s. His current top selling communities have few remaining sites/homes available, a testament to the popularity of his homes. Cases in point include, for example, the Georgetown Square project in Cranberry Township, a town home community ranging from $227,900 to $262,075 with ample square footage (1,881 to 2,096 square feet featuring three bed-rooms/two plus bathrooms) to single

family homes in Old Hickory Highlands in Zelienople, ranging from $299,900 to $349,900 (2,492 to 3,012 square feet featuring three to four bedrooms/two plus bathrooms), both with few homes/sites remaining.



With some 250 employees, Dan Ryan Builders offers an array of floor plans that incorporate today’s styles and meets the needs of today’s families.

The “Nut and Bolts” of Dan Ryan Builders

With some 250 employees, Dan Ryan Builders offers an array of floor plans that incorporate today’s styles and meets the needs of today’s families. Since Dan Ryan Builders does not bill itself as a custom

home builder, it does offer a wide range of choices for personalizing its home plans, including the structural layout of the home, the exterior look and interior finishes, which Ryan says “really appeals to our home buyers.” Continuing, he noted that “… we do not build all ‘spec’ homes per se. We often have one or two of our

most popular homes started and under construction for those who need to move quickly.” While Dan Ryan Builders has served as the developer in a few of their communities, typically they buy finished home sites from a third party developer. Beyond his core of employees, he uses local subcontractors in the varied markets. “We


see this as helping the economy in the areas where we build,” he added. Ad-ditionally, Dan Ryan Builders utilizes in-house architects who, along with executive leadership and the all-important customer feedback, design the home plans. “The basic tenets of design are ensuring that each home is modern and designed for the way today’s families live their lives, along with practical square footage, good closet space, and lots of windows for natural light,” said Char Kurihara, Corporate Vice President, Sales and

Marketing. “We do not build any plans but our own Dan Ryan Builders’ homes.” According to Kurihara, the number of home plans available in a given community depends largely on the topography of the land, existing and new home designs in the market, and regional customer preferences. “Most single family communities offer six to eight home choices, with additional front elevation and structural options available,” she added. “We also offer many current color selections so the customer can personalize interior finishes further.” The company also has preferred lenders who they trust and who they know offer competitive rates and superior service.

It’s All About the Customer

Dan Ryan, from all reports, is all about the customer, taking a keen interest in the communities he builds visiting them, walking through the homes, and meeting customers face-to-face, thereby living his philosophy of superior home building not only through qual-ity materials and processes but in his company’s focus on customer needs. Earning the “Quality Builder of Integ-rity” awards served as concrete acknowl-edgement that “… Dan Ryan Builders has the values of quality construction, excellence in customer service, and a low complaint ratio,” values that are espoused and exemplified throughout the organization.

New town home and single-family home plans abound from this ambitious builder and include:

• STRABANE MANORSouth Strabane Township – Luxury Town Homes High $100,000s to low $200,000s

• KENNEDY HIGHLANDSKennedy Township – Town Homes Mid to high $100,000s

• DUTCH CREEKJackson Township – Single Family Homes Mid to high $200,000s

• THE LINKS AT CRANBERRYCranberry Township – Upscale Town Homes And Estate Single Family Homes Town Homes from the low $200,000s Estate Single Family Homes from low to mid $300,000s

• ARDEN FARMSChartiers Township – Luxury Town Homes Starts in the high $100,000s

• ALDERWOODPine Township – Coming Soon – Estate Single Family Homes Starts in the $400,000s

Other, more established neighborhoods with limited offerings include Fieldcrest, a single family home community located in Bridgeville; The Preserves, single family homes in McDonald; Georgetown Square, with limited town homes and home sites available in Cranberry, and Old Hickory Highlands with two single family homes available in Zelienople.

What’s New From Dan Ryan BuildersCurrent and Upcoming Projects

in the Pittsburgh Surrounds



Dan Ryan


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Increasing the focus on quality in 2012, Ryan initiated a second quality measure that focused the company’s included features, from not just interior finishes but to what is “behind the walls.” “We know that building a home is one of the biggest investments a buyer makes,” he said. “We want those buyers to be happy in their homes today, tomorrow, and for many years to come. So we spend more money behind the walls, where quality really counts.” Some of those features include the standard use of 2x6” boards for the exterior walls; higher insulation; the use of Typar House wrap, the strongest house wrap available and the best at keeping out moisture and air infiltration; and Weyerhauser “Gold” sub-flooring, a top-of-the-line product that is more moisture resistant and less prone to warping, to name a few, ensuring that the homes are, according to Ryan, absolute best from the foundation up. “Our homeowners enjoy the potential for lower power bills, more comfort, and reduced maintenance costs with a new, bet-ter built home,” he added. He also states that it costs more to build a Dan Ryan Builder home, subsequently they may not be the lowest priced but “we are always the best value.” And while not labeled a “green builder,” Dan Ryan Builders has partnered with companies and brands that value green initiatives. Using Sherwin Williams paints (who has low VOC paints and takes steps to protect the environment) and Certainteed Roofing (who recycles close to 90% of its pro-duction waste into asphalt products used for road construction, among other green tactics), are just two examples of the national vendors used who embrace green methods.

Finally, Dan Ryan Builders invests thousands of dollars each year to engage a third party quality inspection for every home it builds. “Currently, 2M Quality performs our inspections,” Ryan shared. “They take a thorough look at all the fin-ish details of our new homes from an informed customer perspective to assure the workmanship is top notch.”

Not only does Dan Ryan and Dan Ryan Build-ers build quality homes, they also help to build quality of life. The Dan Ryan Foundation donates more than $150,000 annually to local causes and charities. In 2014, Dan Ryan and his father Jim attended the WDVE Children’s Hospital Annual Radio-thon as sponsors of the event. He believes that what sets his company apart, besides being privately held, is that in the areas where they build, “we become part of the larger community.” NH


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CITY OF PITTSBURGH

151 First Side�Downtown PittsburghCondominiumsPriced from: $500,000School district: City of PittsburghAgency: 151 First Side 412-586-5970151firstside.com Angel’s ArmsSouthsideCondominiumsPriced from: $199,900School district: City of PittsburghAgency: Northwood Realty Services412-367-3200

Bedford HillCity of Pittsburgh, HomewoodSingle-family homesPriced from: $130,000School district: City of PittsburghAgency: Northwood Realty412-367-3200northwood.com

Columbus SquareNorth SideSingle familyPriced from: $179,000to $289,000School district: City of PittsburghAgency: Fourth River Development LLC412-231-4444ColumbusSquarePittsburgh.com

Hatfield + HomeLawrencevilleSingle-family homesPriced from: $300,000 to $420,000School district: City of PittsburghAgency: RE/MAX Select RealtyChrista Ross724-779-1437www.hatfieldandhome.com

Hilltop Housing InitiativeBeltzhooverSingle-family homesPriced from: $89,900School district: City of PittsburghAgency: Northwood Realty 412-367-3200northwood.com Jailhouse Commons

SouthsideTownhomesPriced from: $399,900School district: City of PittsburghAgency: Howard Hanna Real Estate Services412-833-3600howardhanna.com

Riverside MewsCity of Pittsburgh/South SideContemporary townhomesPriced from: $545,000School district: City of PittsburghAgency: One80 Real Estate Services LLC412-318-4139one80res.com

Summerset at Frick Park��City of Pittsburgh/ Squirrel Hill Traditional NeighborhoodDevelopment �Single-family homes, duplexes, town-homes, condominiums, apartmentsPriced from: $300,000School district: City of PittsburghAgency: Summerset Land Development Associates 412-420-0120summersetatfrickpark.com

Sweetbriar VillageCity of Pittsburgh/Mt. WashingtonTownhomesPriced from: $240,000School district: City of PittsburghAgency: Coldwell Banker Real Estate412-521-2222liveatsweetbriarvillage.com

Vista GrandeCity of Pittsburgh/Mt. WashingtonCondominiumsPriced from: $525,000School district: City of PittsburghAgency: Howard Hanna Real Estate Services412-481-0000howardhanna.com

Washington’s LandingCity of PittsburghContemporary TownhousesPriced from: $345,000School district: PittsburghAgency: RE/MAX Select Shadyside724-933-6300 X110 Wylie Ave. HomesEast Allegheny /Hill DistrictSingle-family homesPriced from: $140,000School district: City of PittsburghAgency: Northwood Realty 412-367-3200northwood.com

ALLEGHENY COUNTY

Altmyer FieldsMarshall TownshipCourtyard single livingPriced from: $330,000School district: North AlleghenyAgency: Weaver Homes877-836-5320weaverhomes.com

Autumn WoodsMoon TownshipCustom single-family homesPriced from: $330,000School district: Moon AreaAgency: S&A Realty1-855-SAHOME1sahomebuilder.com

Avonworth HeightsOhio Township�Custom single-family homesPriced from: $425,000School district: AvonworthAgency: Berkshire Hathaway HomeServices412-367-8000thepreferredrealty.com

Bedner EstatesUpper Saint ClairSingle-family homesPriced from: $420,000School district: Upper Saint ClairAgency: Heartland Homes724-871-1712HeartlandLuxuryHomes.com

The BerkshiresSouth Fayette TownshipSingle-family homes and townhomesPriced from: $229,990 single-family, $189,990 townhomesSchool district: South FayetteAgency: Ryan Homes 412-914-2031ryanhomes.com

Blackburn HeightsSewickleyCustom single-family homesSchool district: AvonworthAgency: S&A Realty1-855-SAHOME1sahomebuilder.com

BrandywineElizabeth TownshipSingle-family homesPriced from: $170,000School district: Elizabeth ForwardAgency: Maronda Homes, Inc412-896-1845www.marondahomes.com

Camp TreesPine TownshipSingle-family homesPriced from: $410,000School district: Pine RichlandAgency: S&A Realty1-855-SAHOME1sahomebuilder.com

CastletownFranklin Park�Custom single-family homesPriced from: $650,000 School district: North AlleghenyAgency: Berkshire Hathaway HomeServices 412-367-8000thepreferredrealty.com

CastletownFranklin TownshipSingle-family estate homesPriced from: $650,000School district: North AlleghenyAgency: Brennan Builders Real Estate Services 724-865-2929Brennanbuilders.com

Centennial PointCollier Township�Townhomes and carriage homesPriced from: $210,000 townhomes, $250,000 carriage homesChartiers ValleyAgency: S&A Realty 1-855-SAHOME1sahomebuilder.com

Chapel HarborFox ChapelCarriage homes, townhomes and single-family homesPriced from: $249,900School district: Fox Chapel AreaAgency: Coldwell Banker Real Estate Services412-963-7655liveinchapelharbor.com

Chapel Hill EstatesMarshall TownshipSingle family homesPriced from: $800,000School district: North AlleghenyAgency: Achieve Realty

Chapel PointeFox ChapelCondominiumsPriced from: $300,000School district: Fox Chapel AreaAgency: Howard Hanna Real Estate Services412-963-6085howardhanna.com

Chartiers LandingRobinson TownshipSingle-family homesPriced from: $375,000School district: MontourAgency: Berkshire Hathaway HomeServices412-262-4630thepreferredrealty.com CimarronMoon Township�Single-family homesPriced from: $249,990School district: Moon AreaAgency: Ryan Homes412-264-5029ryanhomes.com CobblestoneOhio Township�Single-family homes Priced from: $301,990School district: AvonworthAgency: Ryan Homes412-367-1927ryanhomes.com

CobblestoneOhio TownshipSingle-family homesPriced from: $320,000School district: AvonworthAgency: S&A Realty1-855-SAHOME1sahomebuilder.com

Copper CreekMarshall TownshipLuxury estate custom homesPriced from: $1,200,000School district: North Allegheny Agency: Eddy Homes412-221-0400EddyHomes.com

Courtyards at The PreservesNorth Fayette TownshipDetached carriage, patio homesPriced from: $237,900School district: West AlleghenyAgency: Epcon Homes and Communities412-548-3298www.epconcommunities.com Cross CreekHampton TownshipSingle-family homesPriced from: $333,990School district: HamptonAgency: Ryan Homes724-443-0190ryanhomes.com

Deerfield RidgeSouth Fayette TownshipCustom single-family homesPriced from: $375,000Agency: Paragon Homes412-787-8807VisitParagonHomes.com

Della Strada South Park Single-family homesPriced from: $229,990School district: South ParkAgency: Ryan Homes412-945-3641Ryanhomes.com

Edgewater at OakmontOakmontSingle-family homes, condos, townhomes, duplexes and apartmentsPriced from: $396,900School district: RiverviewAgency: KACIN412-877-1055www.KACIN.com

E lane @ Carnegie CarnegieGarden style condominiumsPriced from: $194,900School district: CarltonAgency: RE/MAX Select Realty412-633-9300 ext. 214724-309-1758elane.biz

Emerald FieldsPine TownshipSingle-family homesPriced from: $590,000School district: Pine RichlandAgency: Berkshire Hathaway HomeServices724-776-3686thepreferredrealty.com

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Emerald FieldsPine townshipSingle-family homesPriced from: $550,000School district: Pine RichlandAgency: Heartland Homes724-871-1702HeartlandLuxuryHomes.com

The EnclaveFox ChapelSingle-family homesPriced from: $950,000School district: Fox Chapel AreaColdwell Banker Real Estate Services412-963-7655pittsburghmoves.com/TheEnclave

English FarmsPine TownshipCustom single-family homesPriced from: $460,000School district: Pine-RichlandAgency: S&A Realty1-855-SAHOME1sahomebuilder.com The Estates at Jefferson Jefferson Borough�Single-family homesPriced from: $275,000 Agency: Coldwell Banker Real Estate Services412-655-0400pittsburghmoves.com /estatesatjefferson

Fair AcresUpper St. ClairCustom single-family homesPriced from: $600,000School district: Upper St. ClairAgency: Prudential Preferred Reality412- 833-7700www.fairacresusc.com

Falconhurst ForestFox ChapelSingle-family homesPriced from: $700,000School district: Fox Chapel AreaAgency: Howard Hanna Real Estate Services 412-963-6300howardhanna.com

Fayette FarmsNorth FayetteTownhomesPriced from: $191,990School district: West AlleghenyAgency: Ryan Homes 724-218-1015ryanhomes.com Fayette Farms EstatesNorth Fayette Township�Custom HomesPriced from: $400,000 School district: West AlleghenyAgency: Keller Williams412-787-0888 Field Brook FarmsRichland TownshipSingle-family homesPriced from: $500,000 School district: Pine-RichlandAgency: Howard Hanna Real Estate Services 724-772-8822howardhanna.com

Fields of Nicholson�Franklin Park Borough�Custom carriage-homes from $553,900, Custom villas from $469,900 School district: North AlleghenyAgency: Berkshire Hathaway HomeServices 412-367-8000thepreferredrealty.com

Forest Oaks at WexfordWexfordSingle-familyPriced from: $199,900School district: North AlleghenyColdwell Banker Real Estate Services412-366-1600pittsburghmoves.com /forestoaksatwexford

Forest ViewIndiana TownshipSingle-family homesPriced from: $500,000 School district: Fox ChapelAgency: Howard Hanna Real Estate Services 724-772-8822ricciuticonstruction.comhowardhanna.com

Foxwood KnollsMoon TownshipSingle-family homesPriced from: $259,990School district: Moon AreaAgency: Ryan Homes412-264-5029ryanhomes.com

Foxwood KnollsMoon TownshipSingle-family homesPriced from: $220,000School district: Moon AreaAgency: Maronda Homes, Inc412-287-6256www.marondahomes.com

GeorgetownePine TownshipLuxury townhomesPriced from: $529,000 School district: Pine-RichlandAgency: Berkshire Hathaway HomeServices412-367-8000thepreferredrealty.com

Grace ManorRobinson TownshipTownhomesPriced from: $170,000School district: MontourAgency: Maronda Homes, Inc412-329-7017www.marondahomes.com

Granite RidgeSouth Fayette TownshipTownhomes and single-family homesPriced from: $150,000School district: South FayetteAgency: Maronda Homes, Inc412-523-1547 and 724-307-3079www.marondahomes.com

Hampton WoodlandsHampton TownshipSingle-family homesPriced from: $490,000School district: HamptonAgency: Coldwell Banker Real Estate Services412-487-0500www.pittsburghmoves.com/HamptonWoodlands

Hartman FarnsFranklin ParkSingle-family homesPriced from: $490,000School district: North AlleghenyAgency: Heartland Homes724-949-0079HeartlandLuxuryHomes.com

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YThe Heights of North ParkPine TownshipCustom single-familyPriced from: $900,000School district: Pine-RichlandAgency: RE/MAX Select724-779-7072The HeightsofNorth Park.com

Hidden FallsFox ChapelCarriage HomesPriced from: mid $500,000School district: Fox Chapel AreaAgency: Howard Hanna Real Estate Services412-963-6300howardhanna.com

Highland Country ClubRoss TownshipCOMING SOON Single-family homesSchool district: North HillsAgency: Ryan Homes724-249-6835ryanhomes.com

The HighlandsPlum BoroughSingle-family homesPriced from: $249,990School district: Plum BoroughAgency: Ryan Homes412-793-4797ryanhomes.com

Highpointe IIScott TownshipLuxury TownhousesPriced from: $274,900School district: Chartiers ValleyAgency: Howard Hanna Real Estate Services412-833-3600howardhanna.com

Hunters FieldsJefferson Hills BoroughSingle-family homesPriced from: $200,000School district: West Jefferson HillsAgency: Maronda Homes, Inc412-405-9470www.marondahomes.com

HyTyre FarmsWest Deer Township�Carriage HomesPriced from: $224,000School district: Deer Lakes Agency: Richland Holdings, LLC 724-443-4800

Jefferson EstatesJefferson BoroughCarriage homesPriced from: $199,000Agency: Coldwell Banker Real Estate Services 412-655-0400pittsburghmoves.com/jeffersonestates

Lake MacLeodPine TownshipSingle-family homesPRICed from: $900,000School district: Pine-RichlandAgency: Achieve Realty412-720-9033barringtonhomespa.com

Lake MacLeodPine TownshipSingle-family homesPriced from: $750,000School district: Pine-RichlandAgency: Coldwell Banker Real Estate Services412-487-0500 or 412-366-1600lakemacleod.com

Langdon FarmsPine TownshipSingle family homesPriced from: $725,000School district: Pine-RichlandAgency: Achieve Realty412-720-9033barringtonhomespa.com

Legacy at NevillesideCollier TownshipCarriage homesPriced from: $311,990School district: Chartiers ValleyAgency: Ryan Homes724-693-8140ryanhomes.com

Lenox PlaceFinley TownshipVillas and townhomesPriced from: $211,900School district: West AlleghenyAgency: Berkshire Hathaway HomeServices412-262-4630thepreferredrealty.com

The Links at Deer RunWest Deer�Golf course community,carriage homesPriced from: $220,000School district: Deer LakesAgency: Berkshire Hathaway HomeServices 724-776-3686thepreferredrealty.com

Long RidgeKennedy TownshipSingle-family homesPriced from: $202,000School district: MontourAgency: Maronda Homes, Inc412-458-0678www.marondahomes.com

LongvueRoss TownshipTownhomesPriced from: $217,990School district: North HillsAgency: Ryan Homes412-837-2623ryanhomes.com

Madison Woods�Moon/CrescentTownship�Custom single-family homesPriced from: $350,000 School district: Moon AreaAgency: Berkshire Hathaway HomeServices 412-262-4630thepreferredrealty.com

The ManorMcCandlessCustom single-familyPriced from: $575,000School district: North AlleghenyAgency: RE/MAX Select Realty724-779-7072ManorCustomHomes.com

McCandless CrossingMcCandless TownshipTownhomesPriced from: $289,990School district: North AlleghenyAgency: Ryan Homes412-364-0414ryanhomes.com McCormick Farms Moon/Crescent Township Custom single-family homesPriced from: High $400’s School district: Moon AreaAgency: Berkshire Hathaway HomeServices 412-262-4630thepreferredrealty.com

McCormick FarmsRobinson TownshipSingle-family homesPriced from: $240,000School district: MontourAgency: Maronda Homes, Inc412-788-3646www.marondahomes.com

The Meadows at HamptonHampton TownshipFirst floor living homesPriced from: $399,000School district: HamptonAgency: RE/MAX Select Realty724-779-7070MeadowsAtHampton.com

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Millennium WoodsBethel ParkComing SoonSchool district: Bethel ParkAgency: Ryan Homes724-249-6835ryanhomes.com

NewburySouth FayetteSingle-family homes and townhomesPriced from: $390,000townhomes, $330,000School district: South FayetteAgency: S&A Realty1-855-SAHOME1sahomebuilder.com

NewburySouth Fayette Single family estate homesPriced from: $629,000School district: South FayetteAgency: KACIN724-327-6694www.KACIN.com

Noble WoodsMoon TownshipTownhomesComing Soon!School district: Moon AreaAgency: Ryan Homes724-249-6835ryanhomes.com

North Park ManorPine TownshipSingle-family HomesPriced from: $800,000School district: Pine RichlandAgency: Achieve Realty412-720-9033barringtonhomespa.com

Oakridge EstatesHarrison TownshipTownhomes and single-family homesPriced from: $140,000, $170,000 single-familySchool district: HighlandAgency: Maronda Homes, Inc724-895-3876www.marondahomes.com

Oakwood HeightsWest Deer TownshipSingle-family homesPriced from: $219,900 School district: Deer Lakes Agency: Coldwell Banker Real Estate Services 724-776-2900pittsburghmoves.com/oakwoodheights

Paragon PlaceRobinson TownshipCustom estate homesPriced from: $500,000School district: MontourAgency: Paragon Homes412-787-8807VisitParagonHomes.com

Park PlaceIndiana TownshipSingle-family homesPriced from: $750,000School district: Fox ChapelAgency: Howard Hanna Real Estate Services 412-963-6300howardhanna.com

Parkview EstatesRichland Township�Single-family homesPriced from: $307,990 School district: Pine-RichlandAgency: Ryan Homes724-443-0190ryanhomes.com

Pleasant RidgePine TownshipSingle-family homesPriced from: $390,000School district: Pine-RichlandAgency: Heartland Homes724-871-1702HeartlandLuxuryHomes.com

Prestley HeightsCarnegieTownhomesPriced from: $183,990School district: CarlyntonAgency: Ryan Homes412-429-1490ryanhomes.com

Private AcreageSouth FayetteSingle-family homesPriced from: $300,000School district: South Fayette Agency: Paragon Homes412-787-8807VisitParagonHomes.com

Raintree ManorHampton Township TownhomesPriced from: $225,000School district: HamptonAgency: Minnock Construction Company412-366-4770

Reddington PlacePine TownshipSingle-family homesPriced from: $600,000School district: Pine-RichlandAgency: Berkshire Hathaway HomeServices412-367-8000thepreferredrealty.com The Reserve at Fox ChaseFox Chapel Area�Patio and carriage homesPriced from: $299,900School district: Allegheny Valley Agency: Dennis Associates412-828-7606

The Ridge at ManorPine TownshipSingle-family homesPriced from: $850,000School district: Pine-RichlandAgency: Howard Hanna Real Estate Services724-772-8822howardhanna.com

Ridge ForestFranklin ParkSingle-family homes and townhomes Priced from: $353,990 single-family, $247,990 townhomesSchool district: North AlleghenyAgency: Ryan Homes724-933-3162 singles724-934-5822 townhousesryanhomes.com

The Rivers Edge at OakmontOakmontSingle-family, duplexes, condomini-ums and apartmentsPriced from: $500,000School district: RiverviewAgency: Howard Hanna Real Estate Services412-427-0654howardhanna.com Sangree FarmsRoss TownshipCustom single-family homesPriced from: $500,000School district: North HillsAgency: Minnock Real Estate Services412-369-7253

SeabrightNorth Fayette TownshipSingle-family homesPriced from: $190,000School district: West AlleghenyAgency: Maronda Homes, Inc412-874-9764www.marondahomes.com

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Sewickley Heights ManorAleppo TownshipCustom single-family homesPriced from: $300,000School district: Quaker ValleyAgency: Minnock Construction Company412-366-4770

Silver PinesPine Richland TownshipsSingle-family homesPriced from: $850,000School district: Pine RichlandAgency: Howard Hanna Real Estate Services412-934-3400

Stafford ParkRobinson TownshipSingle-family homesPriced from: $350,000School district: MontourAgency: Heartland Homes724-871-1734HeartlandLuxuryHomes.com

SteeplechaseWhitehallTownhomes and carriage homesPriced from: $275,990School district: Baldwin WhitehallAgency: Ryan Homes724-249-6835ryanhomes.com

StonebridgeHampton TownshipSingle-family and estate homesPriced from: $430,000School district: HamptonAgency: Heartland Homes724-871-1708HeartlandLuxuryHomes.com

StonebridgeHampton TownshipSingle-family homes, carriage homes Priced from: $500,000 single-family homes; $289,000 Custom carriage homesSCHOOL district: HamptonAgency: Century 21 Town & Country Real Estate Services 724-779-2101PghPropertyOnline.com

Sturbridge CourtWexford/Franklin ParkSingle-family homesPriced from: $550,000School district: North AlleghenyAgency: Howard Hanna Real Estate Services 412-772-8822howardhanna.com

Summerfield at North ParkPine TownshipSingle-family homesPriced from: $950,000School district: Pine-RichlandAgency: Achieve Realty, Inc.724-933-1980 X667 The SummitMarshall TownshipSingle-family homesPriced from: $800,000School district: North AlleghenyAgency: Coldwell Banker Real Estate Services 412-366-1600pittsburghmoves.com/thesummit

Traditions of America atSewickley RidgeOhio TownshipSingle-family homes, 55+Priced from: mid $200,000School district: AvonworthAgency: Traditions of America412-534-4232SewickleyLiving.com

Tuscany RidgeCollier TownshipSingle-family homesPriced from: $215,000School district: Chartiers ValleyAgency: Maronda Homes, Inc412-200-2781www.marondahomes.com

Venango TrailsMarshall TownshipTownhomes and single-family homesPriced from: $280,000School district: North AlleghenyAgency: Heartland Homes724-871-1720HeartlandLuxuryHomes.com

Venango TrailsMarshall TownshipSingle-family homesPriced from: $390,000School district: North AlleghenyAgency: S & A Realty1-855-SAHOME1sahomebuilder.com

Venango TrailsMarshall TownshipSingle-family homesPriced from: $430,000School district: North AlleghenyAgency: Brennan Builders724-865-2929Brennanbuilders.com

Village At Marshall RidgeMarshall Township�TownhomesPriced from: $229,990School district: North AlleghenyAgency: Ryan Homes724-933-4030ryanhomes.com

Village at PinePine Township�Single-family homes and townhomesPriced from: $332,990 single family,$250,990 townhomesSchool district: Pine-RichlandAgency: Ryan Homes 724-940-4052 ryanhomes.com

Walkers RidgeCollier TownshipSingle-family homesPriced from: $270,000 School district: Chartiers ValleyAgency: Paragon Homes412-787-8807VisitParagonHomes.com

Washington SquareJefferson Hills BoroughSingle-family homesPriced from: $239,990School district: West Jefferson HillsAgency: Ryan Homes412-945-3641ryanhomes.com

Whispering CreekHampton TownshipCustom single-family homesPriced from: $450,000School district: HamptonAgency: Century 21 Town & Country Real Estate Services724-779-2101PghPropertyOnline.com

Willow FarmsFox Chapel BorouthSingle-family homesPriced from:$1,200,000School district: Fox Chapel AreaAgency: Coldwell Banker Real Estate Services412-963-7655www.pittsburghmoves.com/WillowFarms

Wiltshire EstatesMoon TownshipTownhomesPriced from: $150,000School district: Moon AreaAgency: Maronda Homes, Inc412-474-3529www.marondahomes.com

Wood Creek ManorFindlay TownshipTownhomes and carriage homesPriced from: $160,000School district: West AlleghenyAgency: Maronda Homes, Inc412-474-3529www.marondahomes.com

BEAVER COUNTY

Ashley RidgeBrighton TownshipSingle-family homesPriced from: $249,990School district: Beaver AreaAgency: Ryan Homes724-218-1015ryanhomes.com

Aspen FieldBrighton TownshipSingle-family homesPriced from: $200,000School district: BeaverAgency: Maronda Homes, Inc412-287-6256www.marondahomes.com

Barclay Hill EstatesBrighton TownshipVillasPriced from: $226,900School district: Beaver AreaAgency: Berkshire Hathaway HomeServicesthepreferredrealty.com

Clearwater EstatesFranklin TownshipCarriage HomesPriced from: $168,000School district: RiversideAgency: Howard Hanna Real Estate Services724-846-5440howardhanna.com

Goldenrod Meadows�North Sewickley TownshipSingle-family homesPriced from: $250,000School district: RiversideAgency: Howard Hanna Real Estate Services 7224-775-5700howardhanna.com

Hickory WoodsChippewa TownshipSingle-family homesPriced from: $270,000School district: BlackhawkAgency: Coldwell Banker Real Estate Services724-776-2900www.pittsburghmoves.com/HickoryWoods

Seven OaksBrighton Township�Golf-course communitywith single-family custom homes and carriage homesPriced from: $229,900School district: Beaver AreaAgency: Berkshire Hathaway HomeServices 724-776-3686thepreferredrealty.com

Sweet BrierHopewell TownshipSingle-family homesPriced from: $180,000School district: HopewellAgency: Maronda Homes, Inc412-287-6256www.marondahomes.com

Traditions of America at Liberty Hills�New SewickleyTownship/ Economy Borough55+ Lifestyle Living/ Single-family and garden homes/ Maintenance FreePriced from: $200,000s Agency: Traditions of America724-869-5595TraditionsofAmerica.com

The Village at Timberwood TraceChippewa TownshipCarriage HomesPriced from: $168,000School district: BlackhawkAgency: Howard Hanna Real Estate Services724-775-5700howardhanna.com Villas of EconomyEconomy BoroughCondos, Townhomes and Single-family homesPriced from: $249,900School district: Ambridge AreaAgency: Coldwell Banker Real Estate Services412-366-1600pittsburghmoves.com/villasofeconomy

Whispering PinesEconomy BoroughSingle-family homesPriced from: $190,000School district: Ambridge AreaAgency: Maronda Homes, Inc412-287-6256www.marondahomes.com

BUTLER COUNTY

Amherst VillageAdams TownshipSingle-family homesPriced from: $306,990School district: Mars AreaAgency: Ryan Homes724-625-4050ryanhomes.com

BelleVue ParkCranberry TownshipTraditional and estate single family homesPriced from: $300,000School district: Seneca ValleyAgency: Berkshire Hathaway HomeServices724-776-3686

Blackberry HeightsAdams TownshipSingle-family homesPriced from: $286,990School district: Mars AreaAgency: Ryan Homes724-898-1800ryanhomes.com

BlackthornPenn Township�Single-family home sites/Single-family homesPriced from: $66,000/$379,900School district: South ButlerAgency: Northwood Realty 724-282-1313northwood.com

Blossom RidgeButler TownshipSingle-family homesPriced from: $300,000School district: ButlerAgency: Coldwell Banker Real Estate Services724-776-2900www.pittsburghmoves.com/BlossomRidge

Deerfield RidgeSouth FayetteLots Now SellingLarge 1/3 to 1/2 acre lotsUnique Home Designs • Custom Builder Quality

Voice: 412-787-8807email: [email protected]

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YCamp TreesAdams TownshipSingle-family homesPriced from: $410,000School district: Mars AreaAgency: S&A Realty1-855-SAHOME1sahomebuilder.com

Carriage ManorCranberry TownshipSingle-family homesPriced from: $700,000School district: Seneca ValleyAgency: Coldwell Banker Real Estate Services 724-776-2900 pittsburghmoves.com/carriagemanor

Chatham Court Adams Township�Luxury paired villasPriced from: $650,000School district: Mars Area Agency: Berkshire Hathaway HomeServices 724-776-3686thepreferredrealty.com

Cherrywood SpringsCenter Township�Single-family log homes.5 to 10 acre lotsSchool district: Butler AreaAgency: Northwood Realty 724-282-1313northwood.com

Ehrman FarmsCranberry TownshipSingle-family homesPriced from: $600,000 School district: Seneca Valley Agency: Howard Hanna Real Estate Services 724-452-1150howardhanna.com

FoxmoorCranberry TownshipTownhomes and carriage homes Priced from: $230,000 town-homes; $310,000 carriage homesSchool district: Seneca ValleyAgency: S & A Realty1-855-SAHOME1sahomebuilder.com

Foxwood EstatesCranberry TownshipSingle-family homesPriced from: $850,000School district: Seneca ValleyAgency: Coldwell Banker Real Estate Services412-366-1600pittsburghmoves.com/foxwood-estates

Fulton CriossingAdams TownshipSingle-family homesPriced from: $410,000School district: Mars AreaAgency: Heartland Homes724-949-0079HeartlandLuxuryHomes.com

The GablesAdams TownshipCarriage HomesPriced from: $370,000School district: Mars AreaAgency: Howard Hanna Real Estate Services724-934-3400howardhanna.com

The Gables at Brickyard HillAdams TownshipCustom carriage homesPriced from: $300,000School district: Mars AreaAgency: Century 21 Town & Country Real Estate Services 724-779-2101PghPropertyOnline.com

Georgetown SquareCranberry TownshipTownhomes and carriage homesPriced from: $250,000School district: Seneca ValleyAgency: Georgetown Square Associates412-366-4770 Indian MeadowAdams Township�Custom single-family homesPriced from: $600,000School district: Mars Area Agency: Century 21 Town & Country Real Estate Services 724-779-2101PghPropertyOnline.com

Jackson CrossingJackson TownshipCOMING SOON Single-family homesSchool district: Seneca ValleyAgency: Ryan Homes724-249-6835ryanhomes.com

John Quincy Adams EstatesAdams TownshipSingle family homesPriced from: $649,000School district: Mars AreaAgency; Achieve Realty KingsridgeAdams TownshipSingle-family homesPriced from: $312,990Agency: Ryan Homes724-432-3989ryanhomes.com

KingsridgeAdams TownshipCustom single-family homesPriced from: $330,000School district: Mars AreaAgency: S&A Realty1-855-SAHOME1sahomebuilder.com

LakeviewAdams TownshipTownhomesPriced from: $245,000School district: Mars AreaAgency: Howard Hanna Real Estate Services724-934-3400howardhanna.com carsonpublishing.com

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Leslie FarmsConnoquenessing BoroughSingle-familyPriced from $200,000School District: ButlerColdwell Banker Real Estate Services724-776-2900Pittsburghmoves.com/LeslieFarms

Leslie FarmsConnoquenessing BoroughSingle-family homesPriced from: $220,000School district: Butler AreaAgency: S & A Realty1-855-SAHOME1sahomebuilder.com

Madison HeightsCranberry TownshipCustom single-family homesPriced from: $700,000School district: Seneca ValleyAgency: Century 21 Town & Country Real Estate Services 724-779-2101PghPropertyOnline.com

Marshall HeightsCranberry TownshipSingle-family homesPriced from: $250,000School district: Seneca ValleyAgency: Maronda Homes, Inc724-538-3911www.marondahomes.com

Meadow RidgeForward TownshipSingle-family homesPriced from: $250,000School district: Seneca ValleyAgency: Coldwell Banker Real Estate Services724-776-2900pittsburghmoves.com/mead-owridge

Meredith Glen EstatesAdams Township�Custom single-family homesPriced from: $850,000School district: Mars AreaAgency: Berkshire Hathaway HomeServices 724-776-3686thepreferredrealty.com

Oak TracePenn and Butler TownshipsSingle-family homesPriced from: $350,000School district: South ButlerAgency: Coldwell Banker Real Estate Services724-776-2900www.pittsburghmoves.com/OakTrace

The OaksBuffalo TownshipSingle-family homesPriced from: $350,000Agency: Northwood Realtynorthwood.com

The OaksBuffalo TownshipSingle-family homesPriced from: $299,900School district: Freeport AreaAgency: Coldwell Banker Real Estate Services 412-366-1600 homesattheoaks.com

Park Place Cranberry Township�Townhomes COMING SOON: single-famiky-homesPriced from: $219,990 town-homes School district: Seneca ValleyAgency: Ryan Homes 724-778-9946

Park Place Cranberry Township�Traditional neighborhood development single-family homes, townhomes, condos, rentals, retailPriced from: $350,000School district: Seneca ValleyAgency: Northwood Realty 724-776-1863

Plantation at Saxonburg Clinton Township�Carriage homesPriced from $210,000’sSchool district: South ButlerAgency: S&A Realty 1-855-SAHOME1sahomebuilder.com

PlantationsLancaster TownshipSingle-family homesPriced from: $410,000School district: Seneca ValleyAgency: Brennan Realty724-687-9097

The Pointe At Adams RidgeAdams Township�TownhomesPriced from: $229,990School district: Mars AreaAgency: Ryan Homes724-776-5610ryanhomes.com

Poplar ForestSlippery Rock BoroughSingle-family homesPriced from: $250,00025 lots from.6 to 5 acresAgency: Northwood Realtynorthwood.com

The Preserve WestCranberry TownshipCustom single-family homesPriced from: $550,000School district: Seneca ValleyAgency: Century 21 Town & Country Real Estate Services 724-779-2101PghPropertyOnline.com

Redmond PlaceCranberry TownshipCustom carriage homesPriced from: $370,000SCHOOL DIstrict: Seneca ValleyAgency: Century 21 Town & Country Real Estate Services 724-779-2101PghPropertyOnline.com

Sarvers MillBuffalo TownshipSingle-family homesPriced from: $250,000School district: Freeport AreaAgency: S&A Realty1-855-SAHOME1sahomebuilder.com

Seaton Crest Adams TownshipSingle-family homesPriced from: $360,000School district: Mars AreaAgency: S&A Realty1-855-SAHOME1sahomebuilder.com Shadow CreekCranberry TownshipCustom single-family homesPriced from: $500,000School district: Seneca ValleyAgency: Century 21 Town & Country Real Estate Services 724-779-2101PghPropertyOnline.com

Shady Lane FarmsCenter Township�Custom single-family homesPriced from: $300,000 School district: Butler AreaAgency: Berkshire Hathaway HomeServices 724-283-0005thepreferredrealty.com

Shannon Mills�Connoquenessing TownshipSingle-family homesPriced from: $329,000School district: Butler AreaAgency: Howard Hanna Real Estate Services 724-282-7903howardhanna.com

Sonoma ValleyConnoqenessing TownshipPatio and courtyard homesPriced from: $230,000School district: ButlerAgency: Weaver Homes877-836-9177weaverhomes.com

Timber RidgeLancaster TownshipSingle-family-homesPriced from: $430,000School district: Seneca ValleyAgency: Brennan Builders724-687-9097

TimberleeConnoquenessing TownshipSingle-family-homesPriced from: $300,000School district: Butler AreaAgency: Brennan Builders724-865-2929Brennanbuilders.com.com

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Timberlee FarmsConnoquenessing TownshipSingle-family-homesPriced from: $300,000School district: Butler AreaAgency: Brennan Realty724-687-9097

The Village at TreesdaleAdams TownshipCustom carriage homesPriced from: Mid-$300’sSchool district: Mars AreaAgency: Howard Hanna RealEstate Services412-687-0157howardhanna.com

The Village at TreesdaleAdams TownshipCarriage HomesPriced from: $350,000School district: Mars AreaAgency: Brennan Builders724-865-2929Brennanbuilders.com

The VineyardsConnoqenessing TownshipSingle family homesPriced from: $300,000School district: ButlerAgency: Weaver Homes877-279-1043weaverhomes.com

Village of Harmony JunctionJackson TownshipTownhomesPriced from: $150,000School district: Seneca ValleyAgency: Maronda Homes, Inc724-538-3911www.marondahomes.com

Vista RidgeAdams TownshipCustom Single-family homesPriced from: $340,000School district: Mars AreaAgency: S&A Realty1-855-SAHOME1sahomebuilder.com

Vista RidgeAdams TownshipSingle family homesPriced from: $350,000School district: Mars AreaAgency: Weaver Homes877-839-1578weaverhomes.com

Wakefield Estates�Cranberry Township�Custom single-family homesPriced from: $575,000School district: Seneca ValleyAgency: Berkshire Hathaway HomeServices724-776-3686thepreferredrealty.com

Walden PondCranberry TownshipEstate HomesPriced from: $710,000School district: Seneca ValleyAgency: Heartland Homes724-949-0079HeartlandLuxuryHomes.com

Walkers Ridge�Worth Township�FarmlettesPriced from: $74,900School district: Slippery RockAgency: Northwood Realty724-458-8800northwood.com

Weatherburn HeightsMiddlesex TownshipSingle-family homesNew Phase COMING SOONSchool district: Mars AreaAgency: Ryan Homes724-249-6835ryanhomes.com

Wilsons RidgeSingle-family homesPriced from: $210,000School district: Seneca ValleyAgency: Maronda Homes, Inc724-538-3911www.marondahomes.com

WinterwoodButler SouthwestSingle-family homesPriced from: $300,000Six wooded lots availableAgency: Northwood Realtynorthwood.com

Wyncrest EstatesButler TownshipSingle-family homesPriced from: $250,000School district: Butler AreaColdwell Banker Real Estate Services412-366-1600pittsburghmoves.com/wyncrestestates

WASHINGTON COUNTY

Anthony FarmsPeters TownshipSingle-family homesPriced from: $650,000Agency: Howard Hanna Real Estate Services412-276-5000howardhanna.com

Apple HillCanonsburgSingle-family homesPriced from: $190,000School district: Canon-McMillanAgency: Maronda Homes, Inc724-873-7455www.marondahomes.com

BridgeviewNorth Strabane TownshipTownhomesPriced from: $200,000School district: Canon-McMillanAgency: Howard Hanna Real Estate Services412-748-9470howardhanna.com

Bradford RunSouth Strabane TownshipTownhomes and carriage homesPriced from: Townhomes, $200,000; carriage homes, $290,000School district: Trinity AreaAgency: S&A Realty1-855-SAHOME1sahomebuilder.com

Brookwood ManorPeters TownshipLuxury custom estate homesPriced from: $900,000School district: Peters TownshipAgency: Century 21 Frontier Realty724-941-8680EddyHomes.com

Brookview Peters Township Carriage homesPriced from: $349,900School district: Peters TownshipAgency: Keller Williams412-831-3800

The Brookview Villas Peters TownshipCustom villa homesPriced from: $350,000School district: Peters TownshipAgency: Paragon Homes412-787-8807visitparagonhomes.com

The Crossings Peters Township Luxury custom villa homesPriced from: $300,000School district: Peters TownshipAgency: Century 21 Frontier Realty724-941-8680EddyHomes.com B

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Evergreen VillagePeters TownshipVillasPriced from: $400,000School district: Peters TownshipAgency: Howard Hanna Real Estae Services724-941-8800howardhanna.com

Fair AcresUpper St. ClairCustom single-family homesPriced from: Lots, $650,000School district: Upper St ClairAgency: Berkshire Hathaway HomeServices724-833-7700thepreferredrealty.com

Ironwood IICecil TownshipSingle-family homesPriced from: $480,000School district: Canon McMillanAgency: Heartland Homes724-871-1738HeartlandLuxuryHomes.com

Legacy at Sunset PointeNorth Strabane Township1st floor living, single-family homes and carriage homesPriced from: $329,990School district: Canon-McMillanAgency: Ryan Homes724-745-3120ryanhomes.com

Majestic Hills�North Strabane TownshipSingle-family homesPriced from: $279,990School district: Canon-McMillanAgency: Ryan Homes 724-745-6410ryanhomes.com

Meadow Ridge�Peters Township�Single-family homesPriced from: $685,900 School district: Peters TownshipAgency: Berkshire Hathaway HomeServices 412-833-7700thepreferredrealty.com

Mission Hills�Cecil Township�Carriage and villa homesPriced from: $228,500School district: Canon-McMillanAgency: Epcon Homes and Communities724-223-1844epconcarriagehomes.com

Oakbrooke EstatesCecil TownshipSingle-family homesPriced from: $259,990School district: Canon-McMillanAgency: Ryan Homes724-873-3595ryanhomes.com

Orchard HillPeters TownshipSingle-family homesPriced from: $299,990School district: Peters TownshipAgency: Ryan Homes724-873-3595ryanhomes.com

The Overlook at PetersPeters TownshipSingle-family homesPriced from: $450,000School district: Peters TownshipAgency: Howard HannaReal Estate Services 724-941-8800howardhanna.com

The Overlook/Legacy Villaage At SouthpointeCecil TownshipSingle-family homes and carriage homesPriced from: $319,990 single-family, $295,990 carriage homesSchool district: Canon-McMillanAgency: Ryan Homes724-745-5083ryanhomes.com

Overlook at SouthpointeCecil TownshipSingle-family homesPriced from: $350,000School district: Canon McMillanAgency: Heartland Homes724-949-0079HeartlandLuxuryHomes.com

Piatt EstatesChartiers TownshipSingle-family homesPriced from: $650,000School district: Chartiers/Houston Agency: Howard Hanna Real Estae Services724-222-6040howardhanna.com

Piatt EstatesChartiers TownshipSingle-family homesPriced from: $290,000School district: Chartiers/HoustonAgency: S&A Realty1-855-SAHOME1sahomebuilder.com

Sandy Brae MeadowsNorth Strabane TownshipTownhomesPriced from: $190,000School district: Canon-McMillanAgency: Maronda Homes, Inc724-873-7455www.marondahomes.com

Strabane ManorSouth Strabane TownshipTownhomesPriced from: $160,000School district: TrinityAgency: Maronda Homes, Inc724-229-1470www.marondahomes.com

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GREATER PITTSBURGH’S NEW HOME | Spring 2015


Summerbrooke

North Strabane TownshipSingle-family homesPriced from: $340,000School district: Canon-McMillanAgency: Heartland Homes724-871-1719HeartlandLuxuryHomes.com

Summerbrooke

North Strabane TownshipSingle-family homesPriced from: $500,000School district: Canon-McMillanAgency: Howard Hanna Real Estae Services724-941-8800howardhanna.com

The SummitChartiers TownshipSingle-family homesPriced from: $190,000School district: Chartiers-HoustonAgency: Maronda Homes, Inc724-873-7455www.marondahomes.com

Tuscany EstatesUnion TownshipTownhomes, single-family and patio-homesPriced from: $130,000$180,000 single-familySchool district: RinggoldAgency: Maronda Homes, Inc724-348-6472www.marondahomes.com

Walnut RidgeSouth Fayette TownshipSingle-family homesPriced from: $319,990School district: South FayetteAgency: Ryan Homes412-319-7329ryanhomes.com

Waterdam Farms�North Strabane TownshipCarriage homesPriced from: $300,000School district: Canon-McMillanAgency: Coldwell Banker Real Estate Services 412-833-5404 pittsburghmoves.com/waterdamfarms Weavertown PointeCecil TownshipTownhomesPriced from: $209,990School district: Canon-McMillanAgency: Ryan Homes724-514-6852ryanhomes.com

Weavertown Woodlands�North Strabane TownshipCarriage homesPriced from: $300,000School district: Canon-McMillanAgency: Howard HannaReal Estate Services 724-222-6040howardhanna.com

WESTMORELAND COUNTY

Acropolis HeightsUnity Township�Custom single-family homesPriced from: $620,000 School district: Greater LatrobeAgency: Berkshire Hathaway HomeServices 724-838-3660thepreferredrealty.com Allegheny WoodlandsAllegheny Township�Custom single-family and cottage villasPriced from: low $200,000 single-family and $180,000 cottage villasSchool district: Kiski Area Agency: Howard Hanna Real Estate Services 724-339-4000howardhanna.com

AugustaPenn TownshipSingle-family homesPriced from: Lots, $53,900School district: Penn-TraffordAgency: Berkshire Hathaway HomeServices724-327-0444thepreferredrealty.com

Blackthorne EstatesPenn Township�Single-family homesPriced from: $405,990School district: Penn TraffordAgency: Ryan Homes724-863-2542ryanhomes.com

Cedar HillsRostraver TownshipCondominiums and villasPriced from: $217,500School district: Belle Vernon AreaAgency: Berkshire Hathaway HomeServices724-929-7228thepreferredrealty.com

Cherry KnollDelmontSingle-family homesPriced from: $225.000School district: Greensburg Salem Agency: ReMax Realty412-856-2000rasnoznik.net

Cherry Wood EstatesMt. Pleasant Township�Custom single-family homesPriced from: $225,000 School district: Mount PleasantAgency: Berkshire Hathaway HomeServices 724-838-3660thepreferredrealty.com Everview EstatesLigonier TownshipSingle-family homesPriced from: $299,900School district: Ligonier ValleyAngency: Howard Hanna Real Estate Services724-832-2300

Foxtail Court at Rolling RidgeMurrysville�Single-family homesPriced from: $600,000 School district: Franklin RegionalAgency: Howard Hanna Real Estate Services 724-327-5161howardhanna.com

Glenn AireUnity Township�Custom single-family homes Priced from: $350,000 School district: Greater LatrobeAgency: Berkshire Hathaway HomeServices 724-838-3660thepreferredrealty.com

Greenfield EstatesUnity Township�Custom single-family homesPriced from: $250,000 School district: Greater LatrobeAgency: Scalise Real Estate 724-539-3525

Hampton Heights(Formerly Carradam Golf Course)North Huntingdon TownshipOne acre homesitesPriced from: $400,000School district: NorwinAgency: RWS Custom Homes724-861-0571rwscustomhomes.com

Harrington Way at WendoverHempfield TownshipSingle-family homesPriced from: $249,900School district: Hempfield AreaAgency: Northwood Realty 724-327-5600northwood.com

Hawk ValleyAllegheny TownshipTownhomesPriced from: $120,000School district: Kiski AreaAgency: Maronda Homes, Inc724-895-3876www.marondahomes.com

Legacy at Sunset PointeCanonsburgSingle-family-homesComing soon

Laurel View Place�Derry Township�Single-family lotsPriced from: $49,900School district: Derry AreaAgency: Northwood Realty Services724-537-0110northwood.com

Lincoln HillsNorth Huntington TownshipSingle-family homes, townhomes and grand villasPriced from: mid-$300,000 Single-family, $239,900 townhomesand $289,900 grand villasSchool district: NorwinAgency: RWS Custom Homes724-861-0571rwscustomhomes.com

Lindwood CrestHempfield TownshipPatio homesPriced from: $189,900School district: Hempfield AreaAgency: Howard Hanna Real Estate Services724-832-2300howardhanna.com

Mallard LandingMurrysville�Single-family homesPriced from: $470,000 School district: Franklin RegionalAgency: Howard Hanna Real Estate Services 724-327-5161howardhanna.com

Meadowlane Farm EstatesHempfield TownshipSingle-family homesPriced from: $229,990School district: Hempfield AreaAgency: Ryan Homes724-216-5737ryanhomes.com

Meadowlane HeightsHempfield TownshipSingle-family homesPriced from: $220,000’sSchool district: Hempfield AreaAgency: S & A Realty1-855-SAHOME1sahomebuilder.com

NorthpointeHempfield Township�Custom single-family homesPriced from: $270,000 School district: Hempfield Area Agency: Berkshire Hathaway HomeServices724-838-3660thepreferredrealty.com

Palmer PlaceUnity TownshipCustom single-familyPriced from: $650,000 School district: Greater LatrobeAgency: Berkshire Hathaway HomeServices 724-838-3660thepreferredrealty.com Renaissance HeightsRostraver TownshipSingle-family homesPriced from: low $200,000School district: Belle Vernon AreaAgency: Maronda Homes, Inc724-872-7017www.marondahomes.com

RivendellPenn TownshipSingle-family homesPriced from: $310,000School district: Penn-TraffordAgency: S & A Realty1-855-SAHOME1sahomebuilder.com Rolling Hill FarmRostraver TownshipSingle-family homesPriced from: $210,000School district: Belle Vernon AreaAgency: S & A Realty1-855-SAHOME1sahomebuilder.com

Serenity PointeMurrysvilleSingle-family homesPriced from: $500,000School district: Franklin RegionalAgency: Howard Hanna Real Estate Services 724-417-1772howardhanna.com

Siena RidgeMurrysvilleSingle-family homesPriced from : $500,000School district: Franklin RegionalAgency: Howard Hanna Real Estate Services724-327-5161howardhanna.com

SummerhillMurrysvillePatio townhomes, stacked flatsSchool district: Franklin RegionalPriced from: $249,900Agency: Howard Hanna Real Estate Services724-327-5161howardhanna.com

Victoria HighlandsUnity TownshipSingle-family homesPriced from: $290,000School district: LatrobeAgency: Bob Shuster Realty724-864-8884rwscustomhomes.com

Village At FoxfieldUnity TownshipSingle-family homesSchool district: Greater LatrobeAgency: S&A Realty1-855-SAHOME1sahomebuilder.com

The Village at Palmer PlaceUnity TownshipCustom villasPriced from: $349,000 School district: Greater LatrobeAgency: Howard Hanna Real Estate Services724-832-2300howardhanna.com

The Village at StonegatePenn Township VillasPriced from: $324,900 School district: Penn-TraffordAgency: Berkshire Hathaway HomeServices 724-838-3660 or 724-327-0444thepreferredrealty.com

Villages at TotteridgeGreensburgVillas and manor homesPriced from: Villas, $349,000 and manors, $259,000School district: Greensburg/SalemAgency: Howard Hanna Real Estate Services 724-327-5161howardhanna.com

The Villas at GrayhawkUnity Township�Villa style condominiumsPriced from: $219,850School district: Greater LatrobeAgency: Cedar Ridge Realty 724-832-3501thevillasatgrayhawk.com

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YThe Villas of Willow EstatesNorth HuntingtonTownhomes and grand villasPriced from: $239,900 and $289,900School district: NorwinAgency: RWS Custom Homes724-861-0571rwscustomhomes.com

Weatherton Farm EstatesUnity TownshipSingle-family haomesPriced from: $250,000School district: Greater LatrobeAgency: ReMax412-856-2000rasnoznik.net Westmoreland Community ActionJeannette�Single-family homesPriced from: $75,000 School district: Jeannette CityAgency: Northwood Realty724-838-9643northwood.com

Westmoreland Community Action Reed AvenueJeannette�Single-family homesPriced from: $63,000 School district: Jeannette CityAgency: Northwood Realty724-838-9643northwood.com

Westmoreland Human OpportunitiesMonessan�Single-family homesPriced from: $70,000 School district: MonessenAgency: Northwood Realty724-838-9643northwood.com

Willow EstatesNorth HuntingtonSingle-family homesPriced from: $280,000School district: NorwinAgency: S & A Realty1-855-SAHOME1sahomebuilder.com

The Woods of BrandywinePenn TownshipSingle-family homesPriced from: $264,990School district: Penn TraffordAgency: Ryan Homes724-863-2542ryanhomes.com

Yok Wood RidgeUnity Township�Single-family homesPriced from: $190,000School district: Greater LatrobeAgency: Berkshire Hathaway HomeServices724-838-3660thepreferredrealty.com

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Superior craftsmanship, professional installation, and a wide selection of materials and colors are the most important reasons why natural stone from Ultimate Granite is your best choice for home and office surfaces.

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