Mount Lebanon Neighborhoods (Pittsburgh, Bethel Park, Washington: environment, relocating, insurance)

[scottfleisher]

For background info, please check my original post (Relocating from SF), but basically, I was hoping someone could help me with some detailed info on the different neighborhoods in Mt. Lebo.

Thanks!

(And thanks to those who gave replies in my original post!)

[guylocke]

Sorry for the delay: we've been exploring options, crunching numbers, and contemplating what it will feel like to say goodbye to San Francisco. At this point, it looks like we're going to take the plunge, and the winner is...

Mt. Lebanon!

We'll be making another trip in November to make our final decision (and if all goes well) buy a house.

I could now use as much info on Mt. Lebo as possible:

1. Best neighborhoods (and what neighborhood is where - it's tough to find that sort of thing on a map)

2. What neighborhoods feed to what elementary schools (and does it matter? it does around here...)

3. Best locations to start a business (i.e. where do people go?), etc.

4. Good restaurants, shops, and a hotel (last time we stayed at the Omni) for our next trip.

Thanks Everybody!

PS: Oh yeah, and if anybody thinks Lebo is a bad idea…why?

You were more specific, here. Although I don't blame you for making another thread!!

[scottfleisher]

You're right - thank you!

[scottfleisher]

PS: Where is Virginia Manor?

[jhprentiss]

Hi Scott--

We just relocated from LA (via Boston). It was a 9 month hellish process for us, but we've just bought a house in Mt Lebanon (near Mt Lebanon park, in the Hoover Elementary school area) and we're thrilled. We close in two weeks.

We have a child that needs some special attention (ahead academically, behind socially) and so we were going to send him to a wonderful private school we'd found in the city, so all our house hunting centered around finding a place we could afford within commuting distance of that school. We've tried to purchase 12 houses and for various reasons, haven't been able to.

In the end, we decided we can't afford the private school, so we had to find a house in a good school area, and we looked in all of those. We really loved Mt. Lebanon because, while the emphasis there is on family and education, it's not rich and snooty like a lot of the other areas with good public education. The taxes are a bit high, but they are high everywhere in Pittsburgh, we've found, even in some areas with horrible public schools. The two don't seem to be connected.

When we looked in Mt Lebanon we found several houses that would work, and the environment itself was lovely, friendly, close to the city and with great schools. The neighborhoods are well kept, with a range of houses, from large to small.

If you'll go on greatschools.net, you'll see that, on their scale from 1-10, none of the elementary schools is lower than an 8, and most are 10s. The two middle schools are 10s, and the high school is a 10. They don't bus there, so everyone either walks or is dropped off at school all the way through high school. They try and get all the kids to go home for lunch as well, although they are allowed to bring lunch with them. All they sell at school is milk (for 10 cents!). It's a very old fashioned approach, but it seems to create a very nice atmosphere. Also, they've cut out the costs of bussing and making meals too.

Our son started first grade on Friday. We were very happy when we spoke to them about his particular situation. They told us that they figure out what level each student is on, and they teach them at that level. So far so good, and worth driving him back and forth from our temporary house until we close in the 15th.

So, that's all I know for now. If you have any further questions as time progresses, let me know. I'd be glad to help.

jen

[TRO Z]

Hey scott,

Hopefully some of the info was helpful last time around for Mt. Lebo...

To tell you the truth, all of these grade schools are very good...No neighborhoods have a distinct advantage over the others for that reason...But there are a couple neighborhoods that really stand out shall I say..

You inquired about Virginia Manor...Top Draw...It's where Cochran Rd and Beverly meet...If your going to mapquest it...trying pulling up a street called Osage with a 15243 zip code...Lowest house in that area is probably 700k..

Down near the galleria mall..The Markham elementary is known for being the rich kid school...

And of course from our last conversation, you know I have to pitch the mission hills area... off washington rd..walking distance to the lebanon shops..half mile to the galleria...

But seriously though, good luck in your search

[janiesgirl]

TROZ - I just did a quick peek at the Howard Hanna site. The houses in Va. Manor right now are asking 350k, 499k, 599k and 800k. Let's not inflate the prices.

SCOTT - I'm a long time resident with 3 kids ranging from elementary school - college(!!). All of the schools are excellent. The school that had an "8" rating from Greatschools..whatever had the website's default rating, which is an 8, as no one has bothered to rate it.

Anyway, Mt. Lebanon is delineated by the elementary schools. By and large, you will describe where you live by naming the elementary school the kids go to. Example: "I live in the Foster area", which is the area on the left heading down Washington Road toward the Galleria Mall. Some areas have their own "names" such as Cedarhurst Manor, Mission Hills, Virginia Manor, Central Square, Old Virginia Manor..., but even then, you would identify with the local school and you would certainly also participate in the whole Lebo pride gestalt.

I'll give you a brief rundown of areas by school and perhaps in a later post, I'll give you a sense of what Mt. Lebonites seek/like. BTW, you'll notice I mention some "homes" in my synopses. Mt. Lebanon has several county-run group homes for different populations. I mention the few I know.

Foster - At the southern end of Lebo, bounded by Washington Rd. and Mt. Lebanon Blvd. Borders Bethel Park and Castle Shannon and ?? Some of the grandest and loveliest houses in Lebo are here on Hoodridge and Terrace. Some of the more modest houses are here too and there's a pocket of rental properties. Good proximity to the malls. Good proximity to the shopping area on Mt. Lebanon Blvd. Home to the "home for pregnant teen girls" - a group home for pregnant girls. Because the housing stock ranges from modest - fantabulous, it's an interesting and good Socio-Economic mix. The school's fields are a little decrepit, but generously sized.

Markham - Also toward the southern end of Lebo. Runs into the Galleria Mall. Is bounded by Washington Rd (Rt. 19), Painters Run, Cedar Blvd and Cochran Rd. Contains Bird Park and is adjacent to the Mt. Lebanon Park. Housing stock ranges from nice to fantabulous. Little to no rental. There is a private street down by the Galleria, Forest Glen, which is gorgeous. Has a few recently developed streets (James Place,?,?) that have big, beautiful new houses. Little parklet adjacent to the Galleria - Parents of toddlers take their kids to this very manageable play area. Markham, while it runs into the Galleria, can be a little more isolated from shopping. You need to hop in the car to drive up some long, winding roads to reach a business district. Some people think it's a little more "insular". The school has a reputation for parents who "run the show", but really all Mt. Lebanon parents feel very invested in their schools, so take that with a grain of salt.

Washington - Very eclectic mix. Straddles both sides of Washington Rd. Housing ranges from lots of rental to fantabulous, but with a concentration of 1) Good, solid, affordable, middle class houses and 2) Lovely big houses (that aren't old school mcmansions). As you move closer to the high school, the houses have a very "city" feel, as there are a lot more "Pittsburgh" style 3 story brick houses situated close together. Fantastic location for shopping and community recreational facilities. Close to the central shopping district, library, main park, etc. Interesting influx of Asian families in the rentals behind Washington Rd. - an area known as Central Square. Russian and Russian Turk immigrants, placed by Catholic Charities, dominate another area of rentals. Also home to the "home for adjudicated youth" - teen boys who have been through the system in a group setting. Older elementary kids walk to the business district for lunch (with parents' permission of course). Bounded by Washington, Bower Hill , Scott Rd/Castle Shannon Blvd. and Cochran Rds.

Lincoln - North end of Mt. Lebanon. Borders Dormont and Scott Twp. Quickest commute into town. Another very eclectic mix. Because it shares a zip code with the city, you pay higher auto and home insurance rates. A lot of rental, a lot of solid, "Pittsburgh" style brick-city type houses. Also sections of very nice, large houses. Wraps around the "Beverly Rd" business district, which is a hub for locals. Coffee shop, bakery, restaurants - draws a crowd all day. Some of the rentals can cause problems, hence the moniker "Stinkin Lincoln." Home to a "group home for retarded adults." People in Lincoln love their proximity to shopping and town. Like Washington, not everyone has parking, so they need to lease spaces from the municipality. Older elementary kids go to Beverly Rd. for lunch. The VERY BEST Principal in Lebo just retired from Lincoln last year. He did amazing things with that school - the new Principal has big shoes to fill.

Howe - Solidly "middle class." Houses are more uniformly modest (although there are obviously some nice big houses too). A lot of houses built on slabs (no basements). Some rental - small buildings and duplexes, but not as much as Washington and Lincoln. Borders Castle Shannon and Dormont - is adjacent to the Mt. Lebo golf course, where folks golf in the good months and sled ride or x-country ski in the cold. Bounded by Scott Rd. and Sleepy Hollow. Has a couple of parks - Brafferton and Williamsburg - which are nice. If you live close to Dormont, you have a quick commute to town. The deeper in you go, the less convenient it is to shopping/amenities.

Jefferson - Northwest - the famed "Virginia Manor" is here. Eclectic mix of very - extremely nice houses, rental buildings (several stories), rental duplexes and more modest houses. Like Washington, another interesting influx of Asian families in the apartment buildings on Bower Hill Rd. Jefferson families close to Cochran Rd. benefit from the proximity to the Beverly Rd. business district and hang out there on nice days/evenings. They also benefit from proximity to the Cochran Rd business district - grocery, drug store, fast food chains, liquor store. The schools' grounds are ample, as Jefferson Elementary and Jefferson middle School provide lots of space for play and athletic pursuits. Lots of walkers, runners, etc. around - they're drawn to the long stretches in Virginia Manor and the newly surfaced track at the middle school. Folks at the more western end benefit from the shops on Bower Hill Rd (soon to become a big Walgreens). Sniff Sniff... good bye to Silk Road, a very yumalicious chinese restaurant. Oh, and Jefferson residents have great proximity to the hospital when they're newborn, sick or injured; the Retirement/Alzheimer's facility when they're in their dotage; and the Hospice when they're dying! Got you covered!

Hoover - Far Western end of Lebo. Some large sections of housing built from the 50's - 70's, so kind of uniformly newer than say, Washington or Lincoln. Has a higher concentration of Jewish families, but understand that Mt. Lebanon has one of the highest concentrations of Jewish families in Allegheny County. Doesn't hurt that a reform synagogue sits at the western end of Mt. Lebanon and a conservative congregation sits in the Northwest corner (in Scott Twp I believe). Many long, winding streets - many without sidewalks. More uniformly middle - upper middle class. No sizable rental, save the Bower Hill Apartments, which are gated and a tad pricey. Folks close to Bower Hill Rd enjoy their proximity to the shops (soon to be a big Walgreens), but when you're deep in the Hoover area, you are isolated from shopping, amenities, etc. So, like Markham or Sunset Hills (Howe), you need to hop in your car to pick up milk. Hoover is an interesting school, modeled 35? years ago after the LRDC at the University of Pittsburgh. They don't necessarily have "age-level" classrooms, but instead run a more fluid educational experience, where you work at your level. They've grown more traditional in the past decade, however, and I imagine they might abandon the "open" concept in the next decade.

[janiesgirl]

Mike Madison, a professor at Pitt, runs a Lebo blog, Blog-Lebo . Interestingly, he's a Bay Area native, so the blog takes a perspective that might match your own.

Very recently he's done a 5 or 6 part series that gives you a sense of Lebo's personality. In any case, if you scan through the archives, you'll catch the pulse of Mt. Lebanon and probably find answers to some of your questions.

In terms of where to stay and eat, etc. Are you interested in getting a feel for your new 'burb and its surrounds or exploring the greater Pittsburgh area? I can make suggestions when I get that info. My hubby is a Bay Area native and he loves Pittsburgh and Lebo. Good LUCK!!

OH, if I haven't said it before, it doesn't matter what "area" of Lebo you live in. The schools are uniformly good.

[right-here-i-say]

If you have elementary age students, Markham (Beverly Heights) is the best. Quiet neighborhood, walk tree lined streets to school, big yards (compared to most Lebo areas). Kids everywhere. Markham elementary is definitely a dream for parents. (Washington Elementary has students walking on Route 19 sidewalks......definitely not a dream for any parent)

If they are older kids, Virginia Manor, Old Virginia Manor, Mission Hills, will do just fine.

If you are a very rich guy (richer than Doctors), I would go with Virginia Manor. You may have more in common with those folks.

[TRO Z]

janiesgirl....

where in the world do you find a home in virginia manor for 350k.....that house is on the outskirts...maybe you need to find out what streets are considered virginia manor...i can imagine people within a 3 block radius of there like to claim they're in the manor..

499k...out dated...

599K and up...understandable.......

Good call right-here-I-say....couldn't have said it better myself