A Weird, Wacky & Wonderful Fall in Western PA

Hey friends!

Is anyone else not quite ready to let go of summer?

Every year this season sneaks up on me. One minute I’m squeezing in a Tuesday round of golf with my lady friends, and the next minute the evenings are shorter, the school buses are back on the roads, and the calendar says it’s officially fall here in Western Pennsylvania.

Although this year, Mother Nature didn’t get the memo. With all the rain we’ve had this summer, the grass is still green and GROWING. Usually by August it’s burnt enough that we get a break from cutting it — not this year. The mowers are still running and so are we.

And you know what? The real estate market didn’t get the memo either. In spite of higher interest rates and gas prices, the little lull we usually see in September and October just isn’t happening. We have a lot of great homes coming on the market. At the same time, market-wide we’re seeing some significant price reductions — homes that are overpriced or in need of work are sitting, and if the price isn’t right, the buyers aren’t biting. But when the price IS right? Multiple offers. It’s a weird and wacky market, friends — and it’s exactly why pricing strategy matters more right now than it has in years.

On the home front, it’s been an amazing summer for our family and our business. New chapters in my children’s lives and in my own… it’s just a really good season of life, period. We’ve been blessed to meet some wonderful new friends and clients along the way, and we’ve been enjoying all the fruits of our garden — well past cucumber, zucchini, and squash season and down to the tomatoes and peppers now. (SO over the tomatoes!) And yes, I’m one of those pumpkin people — I enjoyed my first pumpkin spice latte with a friend last week and I’m not one bit sorry about it.

Inside this month’s newsletter, we’re sharing our favorite local fall events, ideas for your fall decorating (including the best places to grab your mums), and what’s happening with our local businesses. We still have buyers actively looking AND some great inventory on the way — so stay tuned, especially over the next two weeks, and follow us on Facebook and Instagram so you don’t miss a thing.

Happy Reading!

Falling for Fall: Porch Season is Here

There’s just something about a Western PA front porch in October. Pumpkins on the steps, mums in full bloom, and that first cool evening when you actually want a blanket on the porch swing. If you’re ready to get your home dressed for fall, here are a few of my favorite tips — and where to find the good mums before they’re picked over.

Keep it simple: the rule of threes. Odd numbers always look best — three pumpkins of different sizes, three mums in a cluster, one tall element (cornstalks or a lantern) to anchor it all. You don’t need a Pinterest budget; you need a doormat, a couple of pots, and something orange.

Mix real and faux. Real pumpkins and mums on the porch where you see them; faux garland and wreaths where the weather beats things up. Nobody’s checking.

Buy your mums tight. Choose plants that are mostly buds with just a little color showing — they’ll bloom for weeks instead of days. Water them daily; mums are thirsty little things.

Where to get them (shop local… mostly!):
Brenckle’s Farms & Greenhouses — Butler Putting pops of color in our lawns for over 80 years.
Harvest Valley Farms — Valencia Mums, pumpkins, and a farm market worth the trip.
Freedom Farms — Valencia Home of the Farm Kings — grab lunch while you’re there.
Sunshine Greenhouse — Route 228, Saxonburg A little local gem.
Country Garden Center — Saxonburg

And a confession… I can’t help it: Sam’s Club still has the best mums for your money. I said what I said. Support local first — then fill in the gaps at Sam’s like the rest of us.

Fall Fun Worth the Drive

Business Spotlight: Gatheringhaus, Saxonburg

Introducing Gatheringhaus

Saxonburg’s Main Street has a beautiful new addition. Local business owners Bob and Gina Goodlin have lovingly restored a Victorian home and transformed it into Gatheringhaus — an amazing space you can rent for just about any occasion. Inside you’ll find a welcoming living room, a spacious kitchen, a billiards room, a first-floor master suite, second-floor bedrooms and a full bath, plus an enclosed patio AND an additional outdoor patio area.

Baby showers, wedding showers, cooking classes, big celebrations — Gatheringhaus can host it all. They celebrated their grand opening this month with a songwriter event, and we can’t wait to see what this space brings to our community. Congratulations, Bob and Gina!

Who do you know?

We have clients actively looking for the following. Know of anything that fits? Contact us!

The Land Seekers:

15+ acres (larger parcels welcome), with or without an existing home, up to $1.2 million. Ideally along the 1-79 corridor from Zeliencup up through Slippery Rock and Grove City, OGM (oil, gas & mineral) rights and disclosure information matter most, so eastern Beaver County, western Butler County, and Lawrence County all work — Portersville, Prospect, Slippery Rock, Harmony, Connaquenessing. Avid hiker, so anything near McConneills Mill would be a dream.

The First-Time Buyer:

A young buyer looking in the $150,000–$175,000 range. Cosmetic updates are fine — she can do some work — but the property must be financeable. Looking east of Route 8 anywhere in the Knock School District (East Butler would be perfect), the Worthington area in Armstrong County, north of Butler in Oakland Township, and Chicoora and Cowansville also work — roughly within 45 minutes of Kiwship, and the Route 68 / Connaquenessing area, so something in the middle would be great. Manufactured homes are OK. Prefers not to have lots of close neighbors.

The Privacy Seeker:

A single gentleman looking up to $350,000 for a 3 bedroom / 2 bath with a little privacy, not in a neighborhood setting. From the eastern side of Route 8 in the Butler, Knoch, and Mars school districts south to the western side of Armstrong County.

Featured Listings

Saxonburg Lots - Saxonburg building lots — half acre and up, level, public utilities, walking distance to downtown; custom homes with Leicher Construction starting in the high $500s
Developer opportunity on the Route 19 corridor, Cranberry Twp - A cross from the Butler auto auction
3 bed / 2 bath ranch in Herman - Subject to short sale; investor opportunity

119 Everest Ln, Summit Twp - But, PA 16002

Bring your vision and a little elbow grease to 119 Everest Lane! This 3-bedroom, 2-bath home has so much potential and is ready for its next owner to give it the refresh it deserves. Inside, you’ll find hardwood floors, a spacious eat-in kitchen with plenty of cabinetry, and a finished lower-level game room featuring a wood-burning stove. The basement also offers a generous laundry area and plenty of additional storage. Outside, the large backyard is surrounded by a wooded setting, offering privacy and plenty of room to enjoy the outdoors. The home is in need of cleaning, cosmetic updates, and some TLC, but offers a great opportunity for a buyer willing to put in the work and make it shine again. Conveniently located with easy access to Route 422. If you’ve been looking for a home where a little effort could go a long way, this one is worth a look!

Friendship Lane, Cranberry Twp, PA 16066

A rare 18.5-acre development parcel in the heart of Cranberry Township with direct frontage on Route 19 — one of Western Pennsylvania's most heavily-traveled commercial corridors and the gateway to one of the Pittsburgh metro area's fastest-growing communities. Zoned R-3 (Medium Density Residential), this site offers exceptional flexibility for builders and developers, with allowable uses including single-family detached homes, two-family dwellings (duplexes), townhouses, and Planned Residential Developments (PRDs) — and within a PRD, up to 25% of the site may be developed as limited neighborhood commercial, creating a true live-work-play opportunity. Public water is available at the site, and public sewer is located directly across Route 19, making infrastructure connection straightforward for the right project. Situated in the top-rated Seneca Valley School District and just minutes from I-79, the Pennsylvania Turnpike (I-76), PA-228, the Cranberry business corridor, and the full retail and dining footprint that has made Cranberry Township a regional destination, this acreage is the kind of opportunity that almost never comes available in this market. A premier location, and the demand to back it up — bring your vision.

Lots For Sale:

SALE PENDING - 1013 Three Degree Rd, Butler, PA 16002

SALE PENDING - 805 Pittsburgh Rd, Butler, PA 16002

SALE PENDING - 1073 Baileys Run Rd, Tarentum, PA 15084

SALE PENDING - 128 Porterfield Hill Rd, Cowansville, PA 16218

SOLD - 342 Overbrook Rd, Valencia, PA 16059

SOLD - 815 Saxonburg Blvd. Saxonburg PA 16056

SOLD - 151 Ferndale Ave. Sewickley PA 15143

SOLD - 416 Liberty St, Harmony, PA 16037View

Coming Soon!

Double-wide on a private lot in Clinton Twp — integral garage, needs TLC, cash only, $110,000
Beautifully restored farmhouse on Winfield Road — 3-car detached garage, just under $400,000
10 acres on Tower Road, Clinton Twp — just under $200,000, layout for a plan, public sewage hookup
Completely renovated ranch on Crestmont Drive, Penn Twp — $350,000; buy now and there’s still time to make your final selections
Ranch in Center Twp, Butler County — great bones, needs a roof and cosmetic TLC
Iconic Curtisville bar in West Deer — two second-floor apartments, inventory + liquor license included, $450,000
Two-story charmer in Natrona Heights — fenced yard, swimming pool, private lot
Two-unit dental office in Natrona Heights — equipment available if desired
Gorgeous townhome under $400,000 — Park Place, Cranberry Twp
Two-story in Bethel Park — amazing kitchen, enclosed sunroom, $450,000
Fantastic end-unit townhome in Wilkinsburg Borough