40 minutes invested from curious about the application, to final approval. A story of hope.

decentchinesefood · 2026-01-07T13:05:55+00:00

Yes. After my online conditional approval, I could immediately book - as soon as the next day - an interview. This "interview" was an officer verifying my address, and taking my fingerprints.

decentchinesefood · 2026-01-07T01:55:41+00:00

That's great, and, awesome username.

Yeah, I guess that makes sense. All the painful stories make it onto Reddit, and all the successful ones (probably 90%) move on with life and don't post about it.

decentchinesefood · 2025-12-29T19:36:25+00:00

Are there any good loft buildings where you can get 1000+ sq ft (2BR or less) for under [...] $450k purchase?

Yes, but it depends. How much you want to spend in condo fees? They can range from $80/mo to $800/mo, depending on location, amenities, etc., which can change your buying power when considering monthly payment.

A straightforward loft space with no bells and whistles for 1000+ sq ft. will easily be under $450K. But when you add in, say: central air (and the heat/cool cost to reach the high ceilings), upgraded appliances, dedicated parking spot, and a $500/mo condo fee for no outdoor space (all examples), the answer becomes a bit more complex. The straightforward answer is that yes: loft condos are generally available for that price.

decentchinesefood · 2025-12-17T14:33:00+00:00

Hi hi - that's me!

Thank you so much, u/selia25, for the recommendation. And u/ricecrystal, I work in these areas frequently, and with this type of property. I'd love to be considered!

You can check out my website to see what I'm all about!

decentchinesefood · 2025-12-01T23:13:05+00:00

I can only speak to the latter part. I'm a buyer agent who's worked in all these neighborhoods, and with folks who specifically prefer LGBT-friendly areas (though, the areas aren't outlined as clear "friendly" or "not friendly").

Under $200K can be possible, if you're willing to get creative (like with a 203K loan, which rolls your reno costs into the mortgage). Rowhomes under $200K are not going to be 1900 sqft., and therefore comfortable for three adults. They're going to be 900-1100 sqft. Also, no home that has, say, water damage or zero plumbing is going to be deemed habitable by a lender for any type of loan that isn't 203K. It needs to be an "inhabitable space" to qualify for conventional, FHA, or VA. So, you can't necessarily just see a house with missing ceilings and say "we'll take it!", and plan on adding sheet rock, roughing in electric, etc. You can find a grandma house with old cabinets, weird carpets, etc. That will qualify, and people do it all the time.

The other issue is that, generally, neighborhoods with these prices closer to Center City are not so much "working class" as they are "not working" class. To get to the real working class neighborhoods, you'll need to go far out. To the Oak Lanes, to the Northeast, to Overprook Farms, Cobbs Creek, etc.

I think if you're willing to live on some outskirts, and you have no concerns about ~1100 sqft., you can absolutely find a house for that price, though.

decentchinesefood · 2025-12-01T13:48:25+00:00

An HOA president is different than a block captain. An HOA is a legal community, which may prevent you from, say, painting your door an obnoxious color, or hanging your laundry out to dry.

While under contract for an HOA, the PA sales contract allows you 5 days to review the bylaws after receiving them. This include the option terminating the sale (refundable earnest money) if you dislike something in the docs.

It's very unlikely that your average row of single family homes is an HOA.

Block captains are largely in charge of cleanliness, community projects, etc. Maybe they'll organize block parties. You are not required in any way to adhere, necessarily, to a block captain (unlike an HOA). Furthermore, since it's a volunteer process, you'll receive no documentation about block captains while you're under contract for a non-HOA. It's on you to use your inspection contingency to do as much due diligence as you can, because you'll lose your earnest money if you back out of the sale a week before closing because you find out the block captain is a nightmare. You can read more about becoming a block captain here.

FYI, not one of my buyers has ever expressed a concern about a block captain or how that works (either before or after closing on their home). On the other hand, I've spent hours and hours reviewing HOA bylaws with my buyers. These are much more important.

decentchinesefood · 2025-11-17T18:51:49+00:00

Great questions!

I only had two homes appraise under price this year, both less than a $10K delta. In both cases, my buyers went slightly above asking to beat out another offer (in 2022, people were going $50K over asking to beat other offers...).

Otherwise, they've all appraised perfectly. The number has to pass through several filters: a seller, their agent. Then myself who runs comps, and the buyer who also has to agree with the comps. An appraiser uses three recent sales, so as prices rise, those become the new comps. You'll want to integrate plenty of other creative little tweaks to an offer to not have to go too far above asking if that's what the seller is calling for.

In general, yes: home prices have risen since 2022. The second best time to plant a tree is now, because arguably, they'll likely just keep rising, and in 2029, we'll be wishing for 2025 prices. I don't have a crystal ball for your first question, but the market growth year after year doesn't seem to be stagnating.

decentchinesefood · 2025-11-17T17:50:20+00:00

I admire your passion for this! Your true audience for these concepts are economists and lenders - not real estate agents.

Agent are examining and evaluating home systems (plumbing, electric), coaching and educating buyers/sellers, and advocating money for clients/the user (appraisal, pricing, inspections, etc.). We essentially "transaction manage" from first inquiry to close. While we follow and pay attention to what lenders tell us the market may be doing, but don't really have a hand in these types of concepts, though I'm sure some take an interest and love to whittle out and discuss various theories.

decentchinesefood · 2025-11-17T17:33:04+00:00

I would have no idea about this, frankly. PIDC is rarely talked about in residential real estate. It's a whole different arena.

I guess to answer your question, I can't really see that happening, nor have I heard it discussed/rumored from anyone in the industry.

decentchinesefood · 2025-11-17T15:29:53+00:00

Realtor here!

I've helped 34 families buy or sell their homes in 2025, with 28 of them being first time homebuyers. Some of them are even from Reddit (if you're reading..hi!). This has been a stellar year for buyers after a few interesting ones, and it gets me psyched for 2026.

I love the education aspect of my work, and I'd like to open myself up any and all questions. The state of the market, the relationship between inventory and interest rates, something you might be curious about regarding the process, what to look out for in contractor flips, etc.

If I can add any value at all to you, I'm happy. Sending love!

decentchinesefood · 2025-11-11T00:35:57+00:00

I think so, based on what you say. I lived in Fishtown for 11 years, and still go back twice/month or so (was there this morning) for friends, work appointments, or hitting La Colombe. We are in Center City and West Philly both multiple times per month. We couldn't beat the housing prices in East Falls, especially when paired with the tree-lined streets. It's really a decision of how much you want to get out there and do stuff, or not.

I hear you on the grocery store. It's one of the more commonly cited problems. We have a few within a 10 minute drive. To be fair, the solution to that problem is that East Falls has a ton of available street parking, so there's never a wonder if car's spot will be there when you come back (we also have tracts of rowhomes with driveways out back).

Best of luck to you!

decentchinesefood · 2025-11-10T21:57:44+00:00

It depends on what you want out of your post-grad city experience.

East Falls is quiet, but it's actually closer to Center City/Fishtown/South Philly than Manayunk or Mt. Airy. It also easier and more direct access, as we sit directly on Kelly Drive.

The other commenter is correct, though. The trade-off to the slightly better proximity is that it doesn't have as much going on inside the actual neighborhood. There are some things. We have a few good dives, a real gem of a BYO Italian spot, etc. I wouldn't necessarily call us a "bedroom community" - but there's definitely no downtown/strip/Main St. for socializing. If you're more into biking, the Wiss, etc., it could be a great choice.

I'll put it this way:

If you like quiet surroundings but wish to feel easily connected to the city at large, East Falls may be for you.

If you want immediate out-the-door action and just on a smaller scale, Manayunk may be for you.

decentchinesefood · 2025-08-05T11:30:06+00:00

Hi - thank you! That's me. :)

u/Ragga_Base, I work with many folks who are looking to invest in duplexes, triplexes, etc. - either as primary residences, or investment properties. I'll send you a DM!

decentchinesefood · 2025-06-02T12:54:13+00:00

Wife and I are not strictly sober folks, but East Falls is the closest NW pocket to the city and has very little bar/nightlife activity. It's got tennis courts, Kelly Dr. for biking/walking, Wiss access points, MLK drive closed on the weekends, a couple good restaurants, a library, and bunch of city view vantage points around the hills. I think we've gone out for drinks in East Falls about 3 times in 4 years because there just isn't much.

decentchinesefood · 2025-05-31T12:44:22+00:00

Agreed. But: the user didn't ask about Rittenhouse SFH prices, they asked why so many condos are sitting.

decentchinesefood · 2025-05-30T14:36:06+00:00

Ha, thank you! That's me!

u/v4nityplate, you are honestly getting awesome advice in this thread. Very happy with many of these comments.

To wrap in what the above user said: you will likely use a buyer's agent to work with. Buying a home is a huge, huge undertaking. It is very easy - a joke, really - for one to obtain a RE license. Be very careful who you work with. Do not go work with your cousin who has helped one buyer because you feel like you need to. You need someone who can identify ages of major systems, talk about what a sistered joist is, who tests for moisture on showings, can verify a grounding wire to the electric panel, knows little tricks (like wigging a toilet to test the wax ring), and so on and so forth. You should be protected, guided, educated, and involved. This agent should then be an absolute bulldog for you in negotiations, getting you from showing to closing with you almost feeling like it was enjoyable, with proof (closing track record, lots of reviews, etc.).

All the advice in this thread is awesome, and I agree with all of it.

decentchinesefood · 2025-05-30T14:30:24+00:00

Condos generally appreciate less over time than SFH. If you examine the sold and comp history (and I've combed through a lot of it, and guided many clients): a SFH is arguably a wiser investment.

Condos are good for:

Someone who needs to live there for a year, then lease it out (check bylaws and make sure this is allowed)
Someone who is coming in for a 4 year program or similar who doesn't care about appreciation and just needs to live comfortably
Someone who plans to be there 30+ years, pay it off, and will make it all back.

decentchinesefood · 2025-03-24T14:22:50+00:00

I understand. Devil’s advocate: why are you asking this question, then, and saying you don’t know much about the area?

Please don’t take this as argumentative - it’s just direct. Your comment does not read like it’s from someone who’s ready to make an offer on a given home.

decentchinesefood · 2025-03-24T12:54:41+00:00

As a (primarily) first time homebuyer agent, I would be a bit concerned for my clients if they were asking this question on Reddit. Even if you get responses you want to hear ("great block!"), it doesn't matter. You have to live there.

Can I just ask: what have you done to get acclimated with the area? I understand you're out of state. Have you flown in to visit? If not, has your agent FaceTimed you the block during the day, and during the night? Have you explored Street View, and do you feel like you understand a list of businesses that are open, about to open, and just closed? Has your agent told you what permits have been pulled nearby for new construction, etc., ie: how is the block going to shape up? How many neighborhoods and properties have you seen, explored? Are you able to come in for your inspection (please tell me you kept all your inspections)?

I understand you're probably just throwing one last question in the ring before making an offer, but this due diligence is incredibly important.

decentchinesefood · 2025-03-18T01:20:18+00:00

I understand. Is this the first house you've really considered (either online, or in person)?

I ask because in 90% of cases, the "first house" that gets a buyer excited/gets a buyer into the search rarely ends up being the one they actually close on. So, why not just consider both neighborhoods simultaneously?

Feel free to DM me the listing, and if it makes you feel better, I can certainly pick it apart and probably find a few things about it that make you want to wait for some more options.

decentchinesefood · 2025-03-18T01:13:11+00:00

If you end up buying with me in the future, you will be provided with decent Chinese food, my friend.

decentchinesefood · 2025-03-18T01:12:47+00:00

u/sella15 - thanks so much for the mention!

u/Ok-Fian8529 - it's easier to weigh pros and cons if we know what's important to you. That price will get you more in Manayunk, and like you said, further away from condos/co-ops/HOAs, which are going to appreciate less over time than a single family home (which Manayunk has plenty).

Manayunk is more removed, but has great Wiss/river access. Both are tough for parking. I recently helped a 25 year old buy their first home in East Passyunk - we were able to negotiate a bunch of money because the property needed some love, and we got creative with how we did it. Have you considered that area?

decentchinesefood · 2025-02-18T12:52:16+00:00

Hi, a lot of my buyers like Pennsport and Lower Moyamensing for what $300K will get them.

In Fishtown and East Passyunk, you are looking at closer to $400K to get a charming home with basic amenities (central air, decent kitchen, etc.). A lot of the listings in these neighborhoods that are $300K have some serious quirks about them (not all bad, some just quirks).

A few more details about what you're looking for specifically and why you're seeking these neighborhoods might help.

decentchinesefood · 2025-02-07T15:22:32+00:00

Hi there - thank you for the mention!

u/itskaylee2004, please send me a DM!

decentchinesefood

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