North Wilmington, Branywine Hundred, Talleyville, 19803

[Joe Walther]

Thanks for the responses, you've gotta pay to play in Delaware. Good for those who got in around 2000-2002 on the cheap, not so good for someone who's looking to get a fair deal and live by the 1/3rd rule of financial responsibility on an annual gross of 80K/yr. Used to be doable, but not now, at least here. Looks like I'll be taking a job closer to NC, SC, GA, or FL. What you get for the money in those states is amazing compared to what you get here.

I was just wondering when the term "North Wilmington" came to be? As a kid, it was always just "Wilmington".

If you think people were lucky to “get in” in the early 2000’s—take a seat in case you fall down—here’s a real shocker. I “got in” back in the late ‘60s. Homes in Brandywine Hills, a good 8-miles south from the PA border and about 10-feet north of Lea Blvd—then the demarcation between the county and the city—were selling for between $35K and $55K. Nice homes on the south side of Lea Blvd—a mere 100 feet or so—but IN the city, were going for anywhere from $19K to $25K.

A salary of $20K a year qualified its recipients for consideration as members of a domain called “emerging financial affluence.” And, this was with a PhD and solid employment within one’s field of study. Working-stiff salaries of $80K weren’t even on the radar at the time.

You can buy my house, but $300K doesn’t come near chump change. You can buy homes on the immediate south side of Lea Blvd, as well, but you’ll pay a minimum of $150K. As badly as the economic downturn has affected the real estate market, the value of the homes in both areas has not dropped. However, this is not so much a function of structure valuation as it is LAND valuation. It’s prime because of its tri-state proximity and relatively low property taxes, the latter of which is going to be changing significantly over the next ten years if residents don’t start reigning in county government.

I suspect that I was a kid growing up a lot longer ago than you were, and I can tell you that we old farts considered North Wilmington as being all real estate north of Lancaster Avenue (aka Front Street—it runs parallel with and directly in front of the railroad station). Today, people use the terms, North Wilmington and Northern New Castle County interchangeably. The former, while part of the latter, is within Wilmington’s city limits for real estate and wage tax purposes, as well as the City’s world-famous employment head-tax and requirement that 70% of the employment rolls of all businesses within city limits must be City of Wilmington residents.

DON’T GET ME STARTED!

Anyway, we can argue non-stop about whether Einstein invented relativity or discovered it. But, either way, it doesn’t just apply to matters Physics. Market forces determine real estate values, but people determine personal value. You can live in a shack that the rest of the world would like to bulldoze, but if you own it and you're happy with it, it’s priceless. So, good luck in whatever you choose to do.

[max1]

aka Front Street

Ah yes front street, mah daddy Cletus T used to work up there at 4th and front or so, I remember the riots but I also remember that before the riots everyone got along, during the riots my father and a few other protected their workplace with shotguns, and then once again during the mid 70's when the teamsters decided to unionize the business...without success. I know this is not for this thread but damn I remember taking the bus all over town with my mom....

[hockey]

I can't believe no one has mentioned school districts yet. The schools in any given area can dictate the prices of homes. Brandywine School District is one of the only districts to pass their referendum which means they still have a large and lengthy source of money pouring into the schools thanks to the area residents who value good schools and realize they need money to maintain and educate.

Many people who move to North Wilmington are doing so for their school aged children which has a direct impact on the prices of the houses.... supply and demand.

North Wilmington is still way cheaper than anything over the PA state line which also factors into the prices. There are plenty of PA workers residing in North Wilmington because taxes and housing prices are cheaper. With the close proximity to 95/495 it's a win/win.

North Wilmington is also an established community with lots of trees... I only mention the trees because our newest neighbor just sold their Middletown house for a wooded lot in Surrey Park because she wanted lots of trees and to send her 2 kids to Concord High School.

This all being said.....
I would love to be in the Pacific Northwest and if you can live out there cheaper than do it. My sister lived in Seattle for 3 years and I loved it out there but I think Seattle is on par or even more expensive than Wilmington.

Having a close proximity to major cities is key. To be able to get on a direct flight to Europe, Caribbean and just about anywhere is a big plus for me. To hit Broadway shows in a day trip, the wealth of culture from music to art museums, restaurants (although Seattle's were amazing too) having the trains and transportation to do so much in a short amount of time is key. Having our pick of major sports teams to follow and see live is something you take for granted until you move where there are none.

I agree that N. Wilmington is expensive but I think it can be justified... mostly bc I'm a traveler and when I'm not traveling I hit up NYC, Philly, Baltimore and the DE beaches (I don't consider the latter "traveling") and having my family in Chester County makes me appreciate my school/property taxes here in DE.

Oh and I should mention that if money wasn't a factor, I'd be living in London right now. You want to talk expensive? Try London or Sydney or Tokyo or Paris or Frankfurt or Oslo or NYC or anywhere in Italy... good god

[delrey]

Interesting - seems like Wilmington is still above the norm...


http://www.realestateabc.com/outlook/overall.htm

[delrey]

[quote=hockey;286944]I can't believe no one has mentioned school districts yet. [/quote

It kind of always been a given that the schools here fall short in terms of "quality" education, when compared to their counterparts in PA and NJ. Not sure if that has changed in some areas. Seems that Concord and Brandywine seem to have a good reputation?

[delrey]

If you think people were lucky to “get in” in the early 2000’s—take a seat in case you fall down—here’s a real shocker. I “got in” back in the late ‘60s. Homes in Brandywine Hills, a good 8-miles south from the PA border and about 10-feet north of Lea Blvd—then the demarcation between the county and the city—were selling for between $35K and $55K. Nice homes on the south side of Lea Blvd—a mere 100 feet or so—but IN the city, were going for anywhere from $19K to $25K.

By "getting in" I am simply refferring to getting into a home, not any exclusivity. I can't buy the Lea Blvd explanation, just because it doesn't make any sense. Crime is rampant over there, you're in the city type of environment. No way would even think of purchasing anything near there. Too much riff-raff, WAY too close. I compare it to Bellefonte and the Newark/Bear, Rt 40 corridor. Nice homes, not so nice environment. Shame.

My neighbors in Graylyn Crest bought their home in 2002, for meager 140K. Look at those prices now in 2010. The boom came and seemed to have never left. Cost of Living and Inflation is not in line with wages/salries for that sort of increase in less that 10 yrs.

[truth in price]

I hear you, LOUD AND CLEAR. You couldn't have said it any better! Great thread by the way. I too have been looking in the areas you mention, and honestly, I think most of the homeowners are either smoking crack, or are just WAYYYYY in over their heads from overpaying for something they had absolutely no business purchasing to begin with! Talleyville / N Wilmo, is weird, once in a while you'll see a deal, but more often than not, it's pretty well overpriced and the homes are in need of some serious repairs. General maintenance and upkeep by the homeowner falls by the wayside, because they are too lazy to keep up with it, and expect the buyer to come along and take care of it, while making a MINT off of your purchase. I submitted a couple of offers and contracts only to be countered with unrealistic terms and price. NOPE!!! People think that the days of flipping or being lazy, all while making bank are still here. WRONG!!!!! It's WILMINGTON people, you CAN'T EVEN DRINK FROM THE TAP for crying out loud!!!! You need to keep up with your house, that's part of ownership. I've been in and out of one shoddy home after antoher (in "NORTH WILMINGTON") that were so overpriced, it made me burst into laughter upon entering. I find myself and many others at various open houses thinking and saying the same. Honestly.

Not that real estate agents are of any real help either. All they care about is their commish. How hard is it to open some doors and comment on the wood trim? And half the time, they can't just SHUT UP and let me walk the house. When I look at a house, I prefer to do an almost "mini-inspection" if you will, taking notes and photos along the way. I think agents should be the ones to encourage this and actually do some of this work THEMSELVES!! They are a waste of MY money and MY time, and should just beat feet and get a real job like the rest of us hard working people. I can do any research that they can, and then some. I can access an MLS, I can track what has sold, for how much and when. I know the area better than they do. Agents are pretty much the most fake people you'll ever meet. ALL ABOUT THE COMMISH.

Stand your ground, don't buy high, don't buy until you feel like YOU are the one getting the deal. Remember, YOU are in control, NOT the seller or the agent. DO NOT let a realtor push you into a corner and make you think you have to pull the trigger, unless you are COMPLETELY satisfied. Make them work for that COMMISH. Anything less, is UNACCEPTABLE. I have been though 14 "agents" in less than a year, I bear no loyalty to them, since they haven't shown the same to me, and guess what? I knew more that ALL of them combined, they ALL were WORTHLESS. Full of false fact, and lame opinion, and looking for a quick commision check. No thanks. They were even running commercials for the "National Association of Realtors". When it comes down to it, they really don't care about you, and will use every trick to make that next sale. Try "by owners" and get a lawyer to handle the transaction, You'll save a TON in the end.

Good luck!

[truth in price]

Oh, and you can thank that buffoon Chris GOONS for raising taxes in NCC. It used to be a cheap place to come and live, but for some reason, there are far too many liberal idiots who seem to enjoy paying more for inferior county govt. They even put old GOONS in Washington, not like the witch lady was any better, but that's another rant altogether!!!

[truth in price]

If you think people were lucky to “get in” in the early 2000’s—take a seat in case you fall down—here’s a real shocker. I “got in” back in the late ‘60s.

Gimmie a break Joe, the 1960's and just a few years ago is in NO WAY even REMOTELY comparable.

[hockey]

I hear you, LOUD AND CLEAR. You couldn't have said it any better! Great thread by the way. I too have been looking in the areas you mention, and honestly, I think most of the homeowners are either smoking crack, or are just WAYYYYY in over their heads from overpaying for something they had absolutely no business purchasing to begin with! Talleyville / N Wilmo, is weird, once in a while you'll see a deal, but more often than not, it's pretty well overpriced and the homes are in need of some serious repairs. General maintenance and upkeep by the homeowner falls by the wayside, because they are too lazy to keep up with it, and expect the buyer to come along and take care of it, while making a MINT off of your purchase. I submitted a couple of offers and contracts only to be countered with unrealistic terms and price. NOPE!!! People think that the days of flipping or being lazy, all while making bank are still here. WRONG!!!!! It's WILMINGTON people, you CAN'T EVEN DRINK FROM THE TAP for crying out loud!!!! You need to keep up with your house, that's part of ownership. I've been in and out of one shoddy home after antoher (in "NORTH WILMINGTON") that were so overpriced, it made me burst into laughter upon entering. I find myself and many others at various open houses thinking and saying the same. Honestly.

Not that real estate agents are of any real help either. All they care about is their commish. How hard is it to open some doors and comment on the wood trim? And half the time, they can't just SHUT UP and let me walk the house. When I look at a house, I prefer to do an almost "mini-inspection" if you will, taking notes and photos along the way. I think agents should be the ones to encourage this and actually do some of this work THEMSELVES!! They are a waste of MY money and MY time, and should just beat feet and get a real job like the rest of us hard working people. I can do any research that they can, and then some. I can access an MLS, I can track what has sold, for how much and when. I know the area better than they do. Agents are pretty much the most fake people you'll ever meet. ALL ABOUT THE COMMISH.

Stand your ground, don't buy high, don't buy until you feel like YOU are the one getting the deal. Remember, YOU are in control, NOT the seller or the agent. DO NOT let a realtor push you into a corner and make you think you have to pull the trigger, unless you are COMPLETELY satisfied. Make them work for that COMMISH. Anything less, is UNACCEPTABLE. I have been though 14 "agents" in less than a year, I bear no loyalty to them, since they haven't shown the same to me, and guess what? I knew more that ALL of them combined, they ALL were WORTHLESS. Full of false fact, and lame opinion, and looking for a quick commision check. No thanks. They were even running commercials for the "National Association of Realtors". When it comes down to it, they really don't care about you, and will use every trick to make that next sale. Try "by owners" and get a lawyer to handle the transaction, You'll save a TON in the end.

Good luck!

I'm confused on one point (actually a few) but I'll ask this one first....

Are you saying that houses for sale in "Talleyville/N. Wilm" are over priced and NOT selling? Market value is set by the buyer.... if buyers are paying for these houses, than how are they over priced?

I see houses selling pretty well, comparably, in this area so I'm not sure what you mean. Houses are only over priced when they sit on the market too long with no reduction. Are you comparing Talleyville/N. Wilm to other areas maybe to the south of Wilmington or to other states altogether?

As for maintaining ones home, N. Wilmington is not that old of an area.... not sure the exact numbers but it wasn't long ago that it was all farms and woods. I know Chalfonte was built in the late 60's as were many of the other large neighborhoods. This being the case, many homes are being sold by the original owners who have raised their families and are downsizing or dying off. These original owners (who are older now) simply prefer the older style or they lack the ability/desire to keep up with the modernizations that new buyers want (Granite, stainless, new baths, etc). Even so.... these houses are still selling pretty well to someone.

From what I've seen, N. Wilmington is generally a mix of younger families who are here because of the schools and retirees/empty nesters who are sticking around.

[Raptor]

Enjoy all that "smart growth" below the canal and the effects it will have on property values in the next 20 years. But hey, your taxes are paying for my sewer rehabilitation and my taxes are paying for a sludge-water dump on the western part of your town.

I'll take the established over the new anyday....can't build a Walgreens next to me on a whim...oh wait a minute, yes they did and they disguised it as "re-development".

Go with your comfort level - just know that there are "diamonds in the rough" out there, you need to search them out on your own - agents aren't going to help you with that. And if you're puttin' down roots, you need to accept that another $50K to upgrade/add-on will pay off the investment in multiples when you go to sell in 10-15 yrs.

[Kid Lester]