Why Our Local Real Estate Market Is Now in Danger (Scranton: middle-class, transplants)

[ScranBarre]

I think I have found evidence that the reason for the local downturn in the housing market recently has been on account of overly aggressive construction of new homes. This rampant urban sprawl has not only had disastrous consequences upon our watershed lands (hence more frequent flooding in lower-lying areas), urban tax bases (half of Scranton residents left paying twice as much in taxes as the city's heyday), traffic congestion (I-81 handling twice its intended capacity of daily volume, for example), and walkability (you CAN'T "get there from here" on foot in the suburbs without risking life and limb), but it is also now detrimentally impacting our local economy, as those who have existing homes on the market are facing fiercer competition than ever from new home builders for the same dwindling pool of new transplants into Scranton/Wilkes-Barre.

SOURCE: U.S. Census Bureau

LACKAWANNA COUNTY

Number of Housing Units
7/1/00: 95,434
7/1/01: 95,722 +288
7/1/02: 95,903 +181
7/1/03: 96,163 +260
7/1/04: 96,405 +242
7/1/05: 96,717 +312
7/1/06: 96,903 +186
7/1/07: 97,141 +238

Assuming each one of those housing units could support our state's current average household size of around 2.5 individuals, then here is how that increases Lackawanna County's housing capacity on an annual basis:

7/1/00-7/1/01: +720
7/1/01-7/1/02: +453
7/1/02-7/1/03: +650
7/1/03-7/1/04: +605
7/1/04-7/1/05: +780
7/1/05-7/1/06: +465
7/1/06-7/1/07: +595
Total Increase in Housing Capacity ===> 4,268 Individuals

Yes, that's right folks. Home builders in Lackawanna County, being the brilliant minds they are, built enough new homes (or subdivided enough larger older homes into multi-units) in order to support an additional 4,268 residents in the immediate Scranton area from 2000-2007.

Now let's see how the population of Lackawanna County truly shifted during that same timeframe:

7/1/00: 212,917
7/1/01: 212,059 -858
7/1/02: 210,803 -1,256
7/1/03: 209,888 -915
7/1/04: 209,411 -477
7/1/05: 209,192 -219
7/1/06: 209,146 -46
7/1/07: 209,330 +184
Net Population Change: -3,771

During the same period that local real estate developers ravaged our open space for countless new residential subdivisions that could house 4,268 new individuals, the county's population actually decreased by a margin of 3,771. What does this mean? The local real estate market for Lackawanna County has an estimated excess capacity that could house 8,039 more residents. With anticipated annual growth from now into the future of just 200 residents per year, it would take FORTY years to exhaust that supply if all new housing construction were to stop today (once again assuming 2.5 individuals per home). Instead of slowing down I'm seeing advertisements everywhere for MORE new housing developments in the immediate Scranton area, especially in North Pocono and The Abingtons.

With such a glut of homes available it is only a matter of time before housing prices here too take a tumble for having such a large supply as opposed to having very limited demand.

[ScranBarre]

I just thought I'd add some food for thought:

Current Number of Single-Family Homes On The Market:
Greater Scranton Board of Realtors: 1,985
Greater Wilkes-Barre Board of Realtors: 1,461
Total: 3,446

With only a few hundred people moving into Scranton/Wilkes-Barre each year, we currently have enough inventory to last for a decade. That's outrageous!

[weluvpa]

Originally Posted by ScranBarre

Greater Scranton Board of Realtors: 1,985

With only a few hundred people moving into Scranton/Wilkes-Barre each year, we currently have enough inventory to last for a decade. That's outrageous!

So please explain to me with only a few hundred moving to the area each year and almost 2000 homes on the market around Scranton and probably close to 600 homes or more on the market in Scranton why we NEED to build all these condos and lofts in a ghost town?

[ScranBarre]

Originally Posted by weluvpa

So please explain to me with only a few hundred moving to the area each year and almost 2000 homes on the market around Scranton and probably close to 600 homes or more on the market in Scranton why we NEED to build all these condos and lofts in a ghost town?

In my opinion it's better to relocate people INTO an urban environment nearer to existing services and amenities than it is to spend more tax dollars building new roads, new schools, expanding municipal services, expanding utility lines, etc. to finance new suburban housing developments.

I should have added that in addition to the nearly 2,000 single-family homes currently on the market on the Greater Scranton MLS, there are an estimated 11,925 vacant housing units in Lackawanna County.

This is further evidence that there is absolutely NO NEED to be continuing to build all of these newer housing subdivisions in Abington Heights, North Pocono, Valley View, and Pittston Area.

[weluvpa]

Originally Posted by ScranBarre

In my opinion it's better to relocate people INTO an urban environment nearer to existing services and amenities

This is further evidence that there is absolutely NO NEED to be continuing to build all of these newer housing subdivisions in Abington Heights, North Pocono, Valley View, and Pittston Area.

First there are no amenities, there is not even a grocery store. What services? The post office and courthouse? Martz? Since when is downtown Scranton considered an "Urban environment"? Its about as urban as downtown Carbondale.

That is actually further evidence that there is no need to spend MILLIONS of taxpayer dollars building NEW HOUSING in the downtown. Considering there is a huge surplus around the city and in the county.

[ScranBarre]

Originally Posted by weluvpa

First there are no amenities, there is not even a grocery store. What services? The post office and courthouse? Martz? Since when is downtown Scranton considered an "Urban environment"? Its about as urban as downtown Carbondale.

That is actually further evidence that there is no need to spend MILLIONS of taxpayer dollars building NEW HOUSING in the downtown. Considering there is a huge surplus around the city and in the county.

By "amenities" I mean the new roads, new water mains, new sewer lines, new gas mains, new electrical poles, new phone lines, new street lights, new police officers, new fire fighters, new schools, etc. that we ALL pay as state taxpayers to fund the proliferation of these McMansion-villes. Cherry Ridge Estates in Newton Township, just over the Scranton city line, is a prime example of this. Here you have perhaps 30-35 families who relocated from existing neighborhoods (many from Scranton I'm sure) to live in a new area. They maybe paid $50,000 for their building lots, but who paid for everything else? WE DID! What's even more insulting is that those 35 families, living literally a stone's throw over the city line, will be sponging and mooching off of the city---utilizing its colleges, hospitals, churches, and other "non-tax-paying bodies" when they themselves also pay no taxes to the city. This is why I'm a strong advocate of Scranton enacting some sort of commuter tax and slashing its wage tax using the new proceeds from that. Is it fair that 70,000 people are shouldering 100% of the financial burden of all of these tax-exempt properties that are utilized by hundreds of thousands of others outside of the city throughout the year? No.

In the long-run redeveloping urban brownfields and encouraging infill development in cities and boroughs in our state is much more financially prudent and environmentally conscious than just tearing down trees left and right for new homes because we're materialistic gluttons who need to "show off" to our colleagues with the bigger McMansion.

[ScranBarre]

Here are some public property transfers dating back to 2003, all just from one real estate developer, Landview Properties. I have bolded transactions that have involved people who purchased lots in these subdivisions just outside of the Scranton city limits while leaving established boroughs and cities in our area's valley floor to show you just how our region continues to "hollow out." I have also colored those transactions that indicate families who relocated into these subdivisions from outside of area, showing just how much opportunity we lost to introduce them to living in our established core communities.


Landview Properties Inc., Moscow, to Michael M. and Sharon Phillips, Hamlin, a property in Roaring Brook Township for $52,900.

Landview Properties Inc., Moscow, to Thomas M. and Judith M. Rhue, Avoca, a property in Roaring Brook Township for $50,250.

Landview Properties Inc., Moscow, to Jennifer and William J. Dunston Jr., Old Forge, a property in Roaring Brook Township for $61,650.

Landview Properties Inc., Moscow, to Michael P. and Denise Voitik, Moscow, a property in Roaring Brook Township for $47,405.

Landview Properties Inc., Moscow, to George J. and Karen A. Wolfe, Lake Ariel, a property in Roaring Brook Township for $40,755.

Landview Properties Inc., Moscow, to Lawrence F. Smith, Lake Ariel, a property in Roaring Brook Township for $47,900.

Landview Properties Inc., Moscow, to Michael A. and Michele A. Wilk, Moscow, a property in Roaring Brook Township for $45,500.

Landview Properties Inc., Moscow, to James L. and Jean M. Mitchell, Moscow, a property in Roaring Brook Township for $47,400.

Landview Properties Inc., Moscow, to Walter W. and Samantha C. Tucky, Peckville, a property in Roaring Brook Township for $47,400.

Landview Properties Inc., Moscow, to Bruce J. Begin, Jessup, a property in Roaring Brook Township for $47,400.

Landview Properties Inc., Moscow, to David and Sharon M. Mastri, Lake Ariel, a property in Roaring Brook Township for $52,155.

Landview Properties Inc., Moscow, to Donald J. and Elizabeth Slover, Rockville Centre, N.Y., a property in Roaring Brook Township for $40,750.

Landview Properties Inc., Moscow, to Jason J. and Kellieann K. Sepkowski, Moscow, a property in Roaring Brook Township for $64,500.

Landview Properties Inc., Moscow, to Mary Carolyn and William J. Moran Jr., Burke, Va., a property in Roaring Brook Township for 50,255.

Landview Properties Inc., Moscow, to Michael S. and Mary Ellen C. Elia, Dunmore, a property in Roaring Brook Township for $42,650.

Landview Properties Inc., Moscow, to Gregori and Erin Anelli, Dunmore, a property in Roaring Brook Township for $47,400.

Landview Properties Inc., Moscow, to Lori A. and William H. Jewett, Scranton, a property in Roaring Brook Township for $42,655.

Landview Properties Inc., 205 Windsor Way, Moscow, to Daniel and Kristen A. Glucksnis, 518 Second Ave., Jessup, a property in Roaring Brook Township for $40,755.

Landview Properties Inc., Moscow, to Gary S. and Nancy W. Walters, Shavertown, a property in Roaring Brook Township for $40,755.

Landview Properties Inc., Moscow, to John P. and Lisa M. Ocenas, Lake Ariel, a property in Roaring Brook Township for $61,655.

Landview Properties Inc., Moscow, to Edward G. and Mary Ann Peters, Dunmore, a property in Roaring Brook Township for $40,750.

Landview Properties Inc., Moscow, to Bryan A. and Gina M. Kupchik, Scranton, a property in Roaring Brook Township for $67,900.

Landview Properties Inc., Moscow, to Charles P. Kralovic, Dunmore, a property in Roaring Brook Township for $61,655.

Landview Properties Inc., Moscow, to Paul J. McNulty and Lyne Charest, Clarks Summit, a property in Roaring Brook Township for $69,900.

Landview Properties Inc., Moscow, to Brian Jardine and Kristen L. Marchegiani, Easton, a property in Roaring Brook Township for $47,700.

Landview Properties Inc., Moscow, to Eric D. Groves and Joanne M. Chivers, Moscow, a property in Roaring Brook Township for $36,005.

Landview Properties Inc., Moscow, to William J. and Donna M. Farrell, Lake Ariel, a property in Roaring Brook Township for $59,755.

Landview Properties Inc., Moscow, to Timothy E. and Kathleen D. Guse, Lake Ariel, a property in Roaring Brook Township for $44,900.

Landview Properties Inc., Moscow, to Jeffrey A. and Lynn M. Laboranti, Moscow, a property in Roaring Brook Township for $71,155.

Landview Properties Inc., Moscow, to John A. and Helene B. Moyles, Dunmore, a property in Roaring Brook Township for $56,905.

Landview Properties Inc., Moscow, to Michael and Lisa M. Olenchak, Dickson City, a property in Roaring Brook Township for $37,900.

Landview Properties Inc., Moscow, to Scott A. and Carol M. Mowry, Lake Ariel, a property in Roaring Brook Township for $75,905.

Landview Properties Inc., Moscow, to Edward E. and Candace D. Mallas, Lake Ariel, a property in Roaring Brook Township for $59,750.

Landview Properties Inc., Moscow, to Mark McHugh, Moscow, a property in Roaring Brook Township for $64,500.

Landview Properties Inc., Moscow, to William J. and Lori A. Sabia, Dunmore, a property in Roaring Brook Township for $52,155.

Landview Properties Inc., Moscow, to David and Antoinette Loptaka, Dunmore, a property in Roaring Brook Township for $37,900.

Landview Properties Inc., Moscow, to Jeffrey S. and Maureen Archer, Scranton, a property in Roaring Brook Township for $47,400.

Landview Properties Inc., Moscow, to Grace A. Haller, Williston Park, N.Y., a property in Roaring Brook Township for $47,400.

Landview Properties Inc., Moscow, to Michael J. and Marianne S. Vitale, West Pittston, a property in Roaring Brook Township for $45,500.

Landview Properties Inc., Moscow, to Thomas J. and Eileen T. Olenchak, Scranton, a property in Roaring Brook Township for $50,255.

Landview Properties Inc., Moscow, to Ronald and Ruthann Giombetti, Moosic, a property in Roaring Brook Township for $59,750.

Landview Properties Inc., Moscow, to Mario P. and Christine A. Taffera, Old Forge, a property in Roaring Brook Township for $84,900.

Landview Properties Inc., Moscow, to Paul A. Kowalski Jr., Plains, a property in Roaring Brook Township for $67,900.

Landview Properties Inc., Moscow, to Kurt R. and Leigh Ann Schield, Moscow, a property in Roaring Brook Township for $54,900.

Landview Properties Inc., Moscow, to Brandy B. and Richard F. Rava Jr., Moscow, a property in Roaring Brook Township for $59,900.

Landview Properties Inc., Moscow, to John and Michelle Cimini, Dalton, a property in Roaring Brook Township for $141,300.

Landview Properties Inc., Moscow, to John M. and Tara A. Pagotto, Plymouth Meeting, a property in Roaring Brook Township for $69,900.

Landview Properties Inc., Moscow, to Brent R. Schirg, Dalton, a property in Roaring Brook Township for $72,900.

Landview Properties Inc., Moscow, to Jason T. and Rachel A. Kiss, Phoenix, Ariz., a property in Roaring Brook Township for $67,900.

Landview Properties Inc., Moscow, to Anthony W. Imbalzano and Allison Murray-Imbalzano, Denville, N.J., a property in Roaring Brook Township for $64,900.

Landview Properties Inc., Moscow, to Marc S. and Lisa A. Hamedani, Quakertown, a property in Roaring Brook Township for $84,900.

Landview Properties Inc., Moscow, to Christian J. and Dawn M. Pilosi, Moosic, a property in Roaring Brook Township for $54,900.

Landview Properties Inc., Moscow, to Kevin J. and Helana L. Kincel, Lake Ariel, a property in Roaring Brook Township for $69,900.

Landview Properties Inc., Moscow, to Colin A. and Loraine A. Grey, Brooklyn, N.Y., a property in Roaring Brook Township for $124,655.

Landview Properties Inc., Moscow, to Ann T. and Donald G. Symanski, Pinckney, Mich., a property in Roaring Brook Township for $64,900.

Landview Properties Inc., Moscow, to Krzystof J. Klejda, Maspeth, N.Y., a property in Roaring Brook Township for $79,900.

Landview Properties Inc., Moscow, to John P. and Tricia A. Iannone, Wilkes-Barre, a property in Roaring Brook Township for $141,300.

Landview Properties Inc., Moscow, to Thomas L. and Carol Brownlee, Scranton, a property in Roaring Brook Township for $54,900.

Landview Properties Inc., Moscow, to Mark Santaniello, Gouldsboro, a property in Roaring Brook Township for $64,900.

Landview Properties Inc., Moscow, to Ryan P. and Dana M. Cooper, Clarks Summit, a property in Roaring Brook Township for $69,900.

Landview Properties Inc., Moscow, to Scott A. and June A. Byers, Wilkes-Barre, a property in Roaring Brook Township for $69,900.

Landview Properties Inc., Moscow, to Gerard R. and Nicole Gardecki, Olyphant, a property in Roaring Brook Township for $62,900.

Landview Properties Inc., Moscow, to Joseph P. Jr. and Susan M. Brier, Clarks Summit, a property in Roaring Brook Township for $120,705.

Landview Properties Inc., Moscow, to Stephen L. and Carla M. Joell, Stone Mountain, Ga., a property in Roaring Brook Township for $84,900.

Landview Properties Inc., Moscow, to Stacey N. Schuh, Peckville, a property in Roaring Brook Township for $59,900.

Landview Properties Inc., Moscow, to Edward J. and Jacquelyn A. Gaidula, Scranton, a property in Roaring Brook Township for $51,900.

Landview Properties Inc., Moscow, to Erin A. and Richard J. Pica Jr., Scranton, a property in Roaring Brook Township for $69,900.

Landview Properties Inc., Moscow, to John G. Hughes III, Hellertown, a property in Roaring Brook Township for $47,900.

Landview Properties Inc., Moscow, to Bradley A. and Margaret R. Berfield, Whitesboro, N.Y., a property in Roaring Brook Township for $62,900.

Landview Properties Inc., Moscow, to Jason M. and Colleen E. Wiggins, Scranton, a property in Roaring Brook Township for $49,900.

Landview Properties Inc., Moscow, to Michael Weiss, Hawley, a property in Roaring Brook Township for $54,900.

Landview Properties Inc., Moscow, to Robert G. Althouse Jr. and Karla A. Weiss, Hawley, a property in Roaring Brook Township for $47,400.

Landview Properties Inc., Moscow, to Steven E. and Angela G. Kirsner, Flushing, N.Y., a property in Roaring Brook Township for $61,900.

Landview Properties Inc., Moscow, to Kenneth and Jessica Lynn Paulino, Avoca, a property in Roaring Brook Township for $69,900.

Landview Properties Inc., Moscow, to John N. Fabian Jr., Smithtown, N.Y., a property in Roaring Brook Township for $54,900.

Landview Properties Inc., Moscow, to Frank J. Ciampa, Chatham Township, N.J., a property at Windsor Hill, Roaring Brook Township, for $67,900.

Landview Properties Inc., Moscow, to Carl Shygelski and Christine Roche-Shygelski, Scranton, a property in Roaring Brook Township for $47,900.

Landview Properties Inc., Moscow, to Edward M. and Randi Lynn Clarke, Moosic, a property at Windsor Hill, Roaring Brook Township, for $44,900.

Landview Properties Inc., Moscow, to Stephen R. Paranich, Old Forge, a property at Windsor Hill, Roaring Brook Township, for $67,900.

Landview Properties Inc., Moscow, to Boris Gubenko and Edward Shteyman, Staten Island, N.Y., a property at Windsor Hill, Roaring Brook Township, for $46,400.

Landview Properties Inc., Moscow, to John M. Kernoschak, Moscow, a property at Windsor Hill, Roaring Brook Township, for $69,900.

Landview Properties Inc., Moscow, to Lawrence F. Smith, Lake Ariel, a property at Windsor Hill, Roaring Brook Township, for $70,000.

Landview Properties Inc., 205 Windsor Way, Moscow, to Mark Santaniello, 48 Pinewood Drive, Gouldsboro, a property at Cherry Ridge subdivision, Newton Township, for $50,255.

Landview Properties Inc., 205 Windsor Way, Moscow, to James R. and Leslie S. Chambers, 140 Meadowood Lane, Madison Township, a property at Cherry Ridge subdivision, for $80,655.

Landview Properties Inc., 205 Windsor Way, Moscow, to Lawrence F. Smith, 950 Forest Road, Lake Ariel, a property at Roaring Brook Township, for $102,405.

Landview Properties Inc., 205 Windsor Way, Moscow, to Richard G. and Marilyn A. Andres, Gouldsboro, a property at S.R. 3003, Newton Road, Newton Township, for $84,550.

Landview Properties Inc., 205 Windsor Way, Moscow, to James J. and Sandra Giacometti, 211 Barry Drive, Newton Township; a lot in Cherry Ridge development, Newton Township, for $71,155.

Landview Properties Inc., Moscow, to Michael F. and Debbieanne Dymek, Tunkhannock, a vacant acreage at 3003 Newton Road, Newton Township, for $94,525.

Landview Properties Inc., 205 Windsor Way, Moscow, to John E. and Sandra J. Pesavento, 127 Whitetail Drive, Scranton; a lot on Newton Road, Cherry Ridge, Newton Township, for $94,500.

Landview Properties Inc., 205 Windsor Way, Moscow, to David J. and Helen M. Yuhas, Duryea; a lot in Cherry Ridge, Newton Township, for $85,405.

Landview Properties Inc., 205 Windsor Way, Moscow, to Ryan J. and Erica L. Bednarz, no address available; a lot in Cherry Ridge, Newton Township, for $52,155.

Landview Properties Inc., 205 Windsor Way, Moscow, to Michael P. Weiss, no address available; a lot in Cherry Ridge, Newton Township, for $85,405.

Landview Properties Inc., Moscow, to Kenneth W. and Deborah J. Stewart, Bloomsburg, a property on Newton Road, Newton Township, for $71,155.

Landview Properties Inc., Moscow, to Brian D. and Cathy Wilcox, Clarks Summit; a property in Cherry Ridge development, Newton Township, for $99,500.

Landview Properties Inc., address unavailable, to Anne E. Thomas, address unavailable, a property on Newton Road, Newton Township, for $69,900.

Landview Properties Inc., Moscow, to Peter Gress, no address available; a property at Cherry Ridge, Newton Township, for $225,000.

Landview Properties Inc., Moscow, to Donna J. Wakefield, address unavailable; a property at Cherry Ridge, Newton Township, for $89,900.

Landview Properties Inc., Moscow, to Patrick Joseph and Margaret M. McLaine, address unavailable; a property at St. Mary’s Villa Road, Roaring Brook Township, for $89,900.

Landview Properties Inc., Moscow, to Robert S. and Elaine M. Maseychik, address unavailable; a property at St. Mary’s Villa Road, Roaring Brook Township, for $80,655.

Landview Properties LLC, Moscow, to Joseph W. and Jane J. Togher, Laflin, a property on Elmhurst Boulevard, Roaring Brook Township, for $66,405.

Landview Properties LLC, Moscow, to Rosemary and Ramkaveshwar Ramnarase, Brooklyn, N.Y.; a property at St. Mary’s Villa Road, Roaring Brook Township, for $79,900.

Landview Properties LLC, Moscow, to Brian P. McLane, Elmhurst; a property at St. Mary’s Villa Road, Roaring Brook Township, for $61,655.

Landview Properties LLC, Moscow, to Wilbur and Mary Jane Diehm, Gouldsboro, a property in Roaring Brook Township for $94,900.

Landview Properties LLC, Dallas, to Jason E. Mina and Corinne M. Frekey, Old Forge, a property in Roaring Brook Township for $47,405.

Landview Properties LLC, Dallas, to Carolee Trapchak, Moscow, a property in Roaring Brook Township for $39,900

Landview Properties LLC, Dallas, to Alex J. Boccardo, Olyphant, a property in Roaring Brook Township for $51,900.

Landview Properties LLC, Dallas, to Eddy and Theresa Anselm, Gouldsboro, a property in Roaring Brook Township for $71,155.

Landview Properties LLC, Dallas, to Frederick H. III and Angela M. Ceccacci, Madison Township, a property in Roaring Brook Township for $42,655.

Landview Properties LLC, Dallas, to George N. and Jaqueline Deane, Neptune, N.J., a property in Roaring Brook Township for $49,900.

Landview Properties LLC, Dallas, to Richard J. Jr. and Kristi Richardson, Dickson City, a property in Roaring Brook Township for $64,900.

Landview Properties LLC, Dallas, to Wesley Fessenden, Spring Brook Township, a property in Roaring Brook Township, for $52,155.

Landview Properties LLC, Dallas, to Roy W. and Maryloretta Hart, Milford, a property in Roaring Brook Township, for $52,155.

Landview Properties Inc., Dallas, to Brian S. Cwikla, Olyphant, a property in Roaring Brook Township for $39,900.

Landview Properties Inc., Dallas, to Patrick and Angela Perih, Moosic, a property in Roaring Brook Township for $52,000.

Landview Properties LLC, Dallas, to Stephen Krupski, Lake Ariel, a property in Roaring Brook Township for $42,655.

Landview Properties LLC, Dallas, to John and Ann Donna Moody, Rivervale, N.J., a property in Roaring Brook Township for $53,000.

Landview Properties LLC, Dallas, to Christopher G. Vadas, Jersey City, N.J., a property in Roaring Brook Township for $34,900.

Landview Properties LLC, Dallas, to Brian J. and Jaime Litts, Clarks Green, a property in Roaring Brook Township for $54,900.

Landview Properties Inc., Dallas, to Michael J. Walsh and Tara E. Tarapchak, Clarks Summit, a property in Roaring Brook Township for $80,655.

Landview Properties Inc., Dallas, to Donna C. Deane, Neptune, N.J., a property in Roaring Brook Township for $71,155.

Landview Properties Inc., Dallas, to Charles L. Jr. and Patricia Rose, Moosic, a property in Roaring Brook Township for $42,655.

Landview Properties Inc., Dallas, to Joseph P. and Maria Portonova, Jessup, property in Roaring Brook Township for $61,655.

Landview Properties LLC, Dallas, to Joseph F. and Shelly Ann Bartos, Madison Township, a property in Roaring Brook Township for $42,655.

Landview Properties LLC, Dallas, to Jude P. Colwell, Clarks Summit, a property in Roaring Brook Township for $37,905.

Landview Properties LLC, Dallas, to Edward J. and Catherine A. Langan, Lake Ariel, a property in Roaring Brook Township for $66,400.

Landview Properties LLC, Dallas, to William J. Farrell, Moscow, a property in Roaring Brook Township for $52,155.

Landview Properties LLC, Dallas, to Richard P. and Stacy L. Placek, Moscow, a property in Roaring Brook Township for $75,905.

Landview Properties LLC, Dallas, to Kevin and Elizabeth McDonald, Newfoundland, a property in Roaring Brook Township for $31,410.

Landview Properties LLC, Dallas, to Deborah A. Baran, Spring Brook Township, a property in Roaring Brook Township for $49,900.

Landview Properties LLC, Dallas, to Ryan M. and Jillian Yeager, Scranton, a property in Roaring Brook Township for $74,900.

Landview Properties LLC, Dallas, to Joseph J. and Joanne Versace, Lumberton, N.J., a property in Roaring Brook Township for $59,900.

Landview Properties LLC, Dallas, to Michael A. and Amy R. Lynn, Saylorsburg, a property in Roaring Brook Township for $59,900.

Landview Properties LLC, Dallas, to Michael and Heather K. Skapyak, Peckville, a property in Roaring Brook Township for $59,900.

Landview Properties LLC, Dallas, to April Hopkins, Scranton, a property in Roaring Brook Township for $49,900.

Landview Properties LLC, Dallas, to Scott J. and Ellen C. Connors, Moscow, a property in Summit Woods, Roaring Brook Township, for $39,900.

Landview Properties LLC, Dallas, to Michelle Bonanno, Thornhurst Township, a property in Summit Woods, Roaring Brook Township, for $61,655.

Landview Properties LLC, Dallas, to Erin Fotta Zangardi, Scranton, a property in Summit Woods, Roaring Brook Township, for $44,900.

Landview Properties LLC, Dallas, to Graig Arcurie, Scranton, a property in Summit Woods, Roaring Brook Township, for $44,900.

Landview Properties LLC, Dallas, to Robert J. and Sharon A. Badick, Scranton, a property in Roaring Brook Township for $50,000.

Landview Properties LLC, Dallas, to Marc A. and Lovena A. Renda, Spring Brook Township, a property in Roaring Brook Township for $54,900.

Landview Properties LLC, Dallas, to Jason D. Gratz and Elizabeth A. Darcy, Rockaway Park, N.Y., a property in Roaring Brook Township for $59,900.

Landview Properties LLC, Dallas, to Michael W. Black and Laurie Bartholme, address unavailable, a property in Roaring Brook Township for $52,500.

Landview Properties LLC, Dallas, to Lawrence Fisk, Scranton, a property in Roaring Brook Township for $62,000.

Landview Properties LLC, Dallas, to Matthew T. Hopkins, Scranton, a property in Roaring Brook Township for $44,900.

Landview Properties LLC, Dallas, to Patrick J. and Margaret McLaine, Elmhurst, a property in Roaring Brook Township for $44,900.

Landview Properties LLC, Dallas, to Patrick and Pia O. McLaine, Moscow, a property in Roaring Brook Township for $76,410.

Landview Properties LLC, Dallas, to Ryan Sholtes and Candace Latanision, both of Throop, a property in Roaring Brook Township for $42,000.

Landview Properties LLC, Dallas, to Edward and Michele Reed, Scranton, a property in Roaring Brook Township for $59,900.

Landview Properties LLC, Dallas, to Maria A. Voytko, Taylor, a property in Roaring Brook Twp. for $49,900.

Landview Properties LLC, Dallas, to Eddy and Theresa Anselm, Gouldsboro, a property in Roaring Brook Township for $55,000.

[ScranBarre]

Bear in mind once again that was merely one developer in only a couple of subdivisions on the outskirts of Scranton---in Roaring Brook Township and in Newton Township.

From just these few records alone (I found hundreds more in my search from other developers), here are how many families left each of these core communities:

Avoca: 2
Dickson City: 2
Dunmore: 7
Duryea: 1
Jessup: 3
Laflin: 1
Moosic: 5
Old Forge: 4
Olyphant: 3
Peckville: 3
Plains: 1
Scranton: 18
Taylor: 1
Throop: 1
West Pittston: 1
Wilkes-Barre: 2

That's 55 families (I may have even missed some) that have been redistributed from being solid middle-class taxpayers in our core valley communities to being new residents on our suburban frontier just from this one developer alone in a couple of subdivisions.

Then we also have 25 new transplant households into our region that could have settled into established neighborhoods but instead opted for these three newer subdivisions. That's a grand total of 80 families, folks, that we lost as potential revitalizers of our valley communities.

The next time Dan or anyone else complains about the taxes in Scranton, I'll just point to the 18 middle-class families (and Lord knows how many more I have yet to display) that have relocated outside of the city limits into just these few subdivisions alone, taking their wage tax revenues with them. As your population decreases, there are obviously going to be fewer and fewer tax paying residents left to pick up the tab for city services. It doesn't take a rocket scientist to realize that urban sprawl isn't the mayor's fault.

[ScranBarre]

Before all of the Republicans and venture capitalists get on my case about being a socialist, I'd just like to remind everyone that, in theory, it is perfectly acceptable for people to choose to live wherever they wish, assuming they have the financial resources available to do so (which we're now seeing isn't the case for millions, but I digress). However, when too large of a proportion of your area's newer transplants and existing urban residents alike are moving into the outlying suburban areas, then this DOES become more of a widespread social policy issue. Imagine if those 25 transplant families from NY, NJ, GA, AZ, and other areas had all instead decided to purchase and renovate vacant homes in Scranton. They would boost the property values of those 25 homes and of the homes adjacent to them. They would pump 25 (50 assuming they're all married couples) new incomes into the city's wage tax revenues, helping to ease the burden on the rest of the city's residents.

Certainly the status quo is unacceptable. Local developers are building far too many homes right now than are sustainable for the current rate of population growth. Hell, there are dozens of townhouses and homes under construction here in Pittston Township alone, and we're just one community.

[weluvpa]

I can't blame anyone for wanting to relocate out of the city to the "burbs".

The wage is probably part of the reason that people want to move out of Scranton. Throw the tax increase, and more to come, police and fire cuts, record budgets with yearly borrowing to plug the holes, increased VIOLENT crime and petty crime across the city with really no end in sight. The downtown is a ghost town with NO reason, other then a coffee shop, to go there on the weekends. The streets are crumbling and generally the city is in terrible shape.

Sure Nay Aug looks better and we have the over priced treehouse and the $1,200,000 bridge to nowhere and don't forget the most expensive dog park in the nation.....OOOHHHH wait Starbucks.....

Why should these people stay again?