Community Living (Scranton, Wilkes-Barre, Bradford: transplants, HOA, crime)

[Lehigh Valley Native]

If we do decide to stay here and not move back to the Lehigh Valley a planned community seems like the ideal place. As I mentioned in another thread, it is like living at a year round resort.
With communities like Big Bass, Arrowhead Lake, and others, what are the pros and cons of living there?

[SteelCityRising]

Originally Posted by Lehigh Valley Native

If we do decide to stay here and not move back to the Lehigh Valley a planned community seems like the ideal place. As I mentioned in another thread, it is like living at a year round resort.
With communities like Big Bass, Arrowhead Lake, and others, what are the pros and cons of living there?

I'd say that some "pros" of these communities would be:

1.) Homeowners' Associations (HOAs) that would establish strict guidelines to protect your investments. These will charge you monthly dues, but these dues cover additional services which might not be provided by your township (street plowing, security, etc.)

2.) Recreational amenities that are exclusive to community residents. The Hideout, for example, has its own restaurant, swimming pool, etc., and I know other communities even have their own private golf courses, tennis courts, ski slopes, etc. Where I currently live we don't even have parks, so living near to such amenities would be a blessing.

I'd say that some "cons" of these communities would be:

1.) More transient than average population would make it difficult to establish friendships with neighbors. The property transfers that I read often show properties in Big Bass Lake and Eagle Lake trading hands like baseball cards, which means that if you're living in your home there for 15 years, the house next-door to you has a good chance of being occupied by 2 or 3 different families during that point in time whereas in the more immediate SWB area families tend to stick around for decades in the same neighborhoods.

2.) Criminals might be more apt to target these non-gated communities because they feel as if a good percentage of the homes are only dwelled in part-time by out-of-staters and would be prime targets for robbery. As we saw in a thread last month in which a new member came on here to vent about his own seasonal home in Bradford County being trashed and robbed, this is becoming an all too common occurrence in PA. It would be a bit unnerving to worry about whether or not one of these burglars could mistake your occupied home for being one of the unoccupied seasonal ones.

3.) The "class envy" factor is still alive and well in NEPA. Here in Greater Pittston, a lot of people resent the incoming NY/NJ transplants who are moving into our newer subdivisions simply because they have more money than they do. I'd be apprehensive about telling people I lived in a "gated community" for the sheer thought of locals who don't live in the communities resenting me for it.

4.) Unfortunately, 95% of your planned community might be a great place to live, but sometimes a bad apple section of it could decimate property values for everyone. For example, property owners in A Pocono Country Place often have to sacrifice financially in order to sell their homes due to their community's disastrous reputation, even though the unsafe parts of the community don't represent it as a whole. Analogously, think of how depressed property values in Wilkes-Barre continue to be because everyone outside of the city think about nothing but crime, forcing sellers to lower prices to entice buyers. The same could be said for communities like A Pocono Country Place. While that is an extreme example, there is no guarantee that you could move to Arrowhead Lakes, The Hideout, etc. and then watch your property values take a hit in 5-10 years if a rash of crime occurs in that community.

[BLUEDIAMOND64]

I believe planned communities can be a nice place but it depends on the Board of Directors - that can make or break a community.

[Lehigh Valley Native]

Originally Posted by ScrantonWilkesBarre

I'd say that some "pros" of these communities would be:

1.) Homeowners' Associations (HOAs) that would establish strict guidelines to protect your investments. These will charge you monthly dues, but these dues cover additional services which might not be provided by your township (street plowing, security, etc.)

2.) Recreational amenities that are exclusive to community residents. The Hideout, for example, has its own restaurant, swimming pool, etc., and I know other communities even have their own private golf courses, tennis courts, ski slopes, etc. Where I currently live we don't even have parks, so living near to such amenities would be a blessing.

I'd say that some "cons" of these communities would be:

1.) More transient than average population would make it difficult to establish friendships with neighbors. The property transfers that I read often show properties in Big Bass Lake and Eagle Lake trading hands like baseball cards, which means that if you're living in your home there for 15 years, the house next-door to you has a good chance of being occupied by 2 or 3 different families during that point in time whereas in the more immediate SWB area families tend to stick around for decades in the same neighborhoods.

2.) Criminals might be more apt to target these non-gated communities because they feel as if a good percentage of the homes are only dwelled in part-time by out-of-staters and would be prime targets for robbery. As we saw in a thread last month in which a new member came on here to vent about his own seasonal home in Bradford County being trashed and robbed, this is becoming an all too common occurrence in PA. It would be a bit unnerving to worry about whether or not one of these burglars could mistake your occupied home for being one of the unoccupied seasonal ones.

3.) The "class envy" factor is still alive and well in NEPA. Here in Greater Pittston, a lot of people resent the incoming NY/NJ transplants who are moving into our newer subdivisions simply because they have more money than they do. I'd be apprehensive about telling people I lived in a "gated community" for the sheer thought of locals who don't live in the communities resenting me for it.

4.) Unfortunately, 95% of your planned community might be a great place to live, but sometimes a bad apple section of it could decimate property values for everyone. For example, property owners in A Pocono Country Place often have to sacrifice financially in order to sell their homes due to their community's disastrous reputation, even though the unsafe parts of the community don't represent it as a whole. Analogously, think of how depressed property values in Wilkes-Barre continue to be because everyone outside of the city think about nothing but crime, forcing sellers to lower prices to entice buyers. The same could be said for communities like A Pocono Country Place. While that is an extreme example, there is no guarantee that you could move to Arrowhead Lakes, The Hideout, etc. and then watch your property values take a hit in 5-10 years if a rash of crime occurs in that community.

Thanks SWB, we will have to take these things into consideration.

[BLUEDIAMOND64]

Originally Posted by ScrantonWilkesBarre
I'd say that some "pros" of these communities would be:

1.) Homeowners' Associations (HOAs) that would establish strict guidelines to protect your investments. These will charge you monthly dues, but these dues cover additional services which might not be provided by your township (street plowing, security, etc.)

2.) Recreational amenities that are exclusive to community residents. The Hideout, for example, has its own restaurant, swimming pool, etc., and I know other communities even have their own private golf courses, tennis courts, ski slopes, etc. Where I currently live we don't even have parks, so living near to such amenities would be a blessing.

I'd say that some "cons" of these communities would be:

1.) More transient than average population would make it difficult to establish friendships with neighbors. The property transfers that I read often show properties in Big Bass Lake and Eagle Lake trading hands like baseball cards, which means that if you're living in your home there for 15 years, the house next-door to you has a good chance of being occupied by 2 or 3 different families during that point in time whereas in the more immediate SWB area families tend to stick around for decades in the same neighborhoods. Some Board of Directors think they are exempt from the strict guidelines. There is a PA Planned Communities Act Book that spells out the Laws for Communities. I would suggest that every homeowner get one, know your rights and protect your interests.


2.) Criminals might be more apt to target these non-gated communities because they feel as if a good percentage of the homes are only dwelled in part-time by out-of-staters and would be prime targets for robbery. As we saw in a thread last month in which a new member came on here to vent about his own seasonal home in Bradford County being trashed and robbed, this is becoming an all too common occurrence in PA. It would be a bit unnerving to worry about whether or not one of these burglars could mistake your occupied home for being one of the unoccupied seasonal ones.

3.) The "class envy" factor is still alive and well in NEPA. Here in Greater Pittston, a lot of people resent the incoming NY/NJ transplants who are moving into our newer subdivisions simply because they have more money than they do. I'd be apprehensive about telling people I lived in a "gated community" for the sheer thought of locals who don't live in the communities resenting me for it.

4.) Unfortunately, 95% of your planned community might be a great place to live, but sometimes a bad apple section of it could decimate property values for everyone. For example, property owners in A Pocono Country Place often have to sacrifice financially in order to sell their homes due to their community's disastrous reputation, even though the unsafe parts of the community don't represent it as a whole. Analogously, think of how depressed property values in Wilkes-Barre continue to be because everyone outside of the city think about nothing but crime, forcing sellers to lower prices to entice buyers. The same could be said for communities like A Pocono Country Place. While that is an extreme example, there is no guarantee that you could move to Arrowhead Lakes, The Hideout, etc. and then watch your property values take a hit in 5-10 years if a rash of crime occurs in that community.

First, you need to know the Homeowner's Assoc very well. You need to know the financial status and how well each homeowner is protected with standards to liability. Many Associations are run professsionally, however, look out for the ones who have, "do as I say, not as I do attitude". - This is a big problem.

[BLUEDIAMOND64]

Adding to my little paragraph from the last post:

Any homeowner or Property Owner considering or living in a Community should consider getting a copy of The Pennsylvania Planned Communities Act - know your rights and protect them. The majority of the HOA are run well but there are a couple out there where the Board of Directors are on a power trip - and unless you know your rights they can try to make your life miserable.

You can get a copy by writing your State Representative or email the District office @ cblack@pahousegop.com

The Hat