Hanover township (Bethlehem, Northampton, Nazareth: sale, real estate, houses)

[judyr908]

I'm still relatively new to the area. We've lived here 5 years now. We currently live in Hanover township. We are in Valley View Estates, off Hanoverville Road. But now that our needs have changed, we would like to buy a smaller home. Currently have 3000sf. I notice in PA, the houses are in "areas" ie. Stafford, etc. Are there any areas that I should stay away from? Someone told me the Lloyd Byrne area is not so great? Or would I be okay in any part of Hanover? Our 5 year old is in Aca Packer, and I would like to try to keep her in that school, although I think Hanover elementary is just as good.

Thanks for any help!

[PacoMartin]

Originally Posted by judyr908

I'm still relatively new to the area. We've lived here 5 years now. We currently live in Hanover township. We are in Valley View Estates, off Hanoverville Road. But now that our needs have changed, we would like to buy a smaller home. Currently have 3000sf. I notice in PA, the houses are in "areas" ie. Stafford, etc. Are there any areas that I should stay away from? Someone told me the Lloyd Byrne area is not so great? Or would I be okay in any part of Hanover? Our 5 year old is in Aca Packer, and I would like to try to keep her in that school, although I think Hanover elementary is just as good.

Thanks for any help!

But now that our needs have changed, we would like to buy a smaller home.

You may not need the square footage anymore, but if you realize a $100K loss on the sale of your home, combined with the cost of selling one home and buying another, your monthly outlay or overall financial situation may not be any better.

The elementary school Asa Packer is very good, and you shouldn't have an issue with schools until your child is entering 6th grade and transfers to middle school. I am not sure if she is going to East Hills or Nitschman.

As you know, this area is not New Jersey, and you can't move to a more urban area without seriously downgrading your child's education opportunities.

Here is a reasonable comp
5784 Monocacy Dr Bethlehem, PA 18017
Sold on 1/17/12 $315,000
Beds: 4
Baths: 2.5
Sqft:2,972
Lot: 0.33 acres
Year built: 2005

[judyr908]

Thanks Pocoman. Husband is transferring his real estate license from NJ and taking the PA test, so he will be the listing agent and the buying agent, so that will save us some $. I hate taking the hit on the 100,000, but the money I would save monthly with a smaller house along with knowledge that the house I bought also took a hit and will come up in value, evens things out. Plus, I've bought in high markets, and low markets and in the end it balances out. Plus, who knows how long it will take for the market to rebound. I could probably save 100,000 quicker than waiting for homes to recover!

[PacoMartin]

Originally Posted by judyr908

Thanks Pocoman. Husband is transferring his real estate license from NJ and taking the PA test, so he will be the listing agent and the buying agent, so that will save us some $.

I think you are in a development that is divided by the township line. There are only two homes in Allen Township and Northampton School District (6883 Gwenmawr Rd & 6800 Lilac Dr) and all the rest of the homes are in Hanover Township and Bethlehem Area School District (BASD).

Of the 16 elementary schools in BASD the top ranked by a large margin are Asa Packer and Hanover ES. But the school ranking drops once your child reaches 6th grade and enters Middle School. If you are not looking at private school the best public middle and high school in Northampton County is the Nazareth Area School District. However, homes in Lower Nazareth Township (LNT) are generally very expensive.

For example: LNT here is a smaller home (owner occupied from construction) where your real estate taxes will probably be reduced by 30%. 4658 Redwood Ln Nazareth, PA 18064 Asking $289,900
Beds:4 Baths:2.5 Sqft:2,368 Lot:0.59 acres Year built:1988 Tax Assessment: $83,500

You can move further north and find less expensive homes, but you seem to feel you are already too rural. The borough of Nazareth or Bushkill Township or Upper Nazareth Township are going to feel even more rural.

The alternative is to move down to Hellertown area near I78 where your child can go to Saucon Valley School District or to move to Lehigh County. But you already feel like your husband's commute is too long.