Category south

South Philly is the place to be … for real.

Avenue of the Arts – South Broad St | Philadelphia

 
Bold title … I know.

**Please Note: For the South Philadelphians who already love where they live, I mean absolutely no disrespect. Think of my title as more of an educational tool for those who are not familiar with your awesome neighborhoods.**

I am a firm believer in the current South Philly Phenomenon, which is something I just coined (feel free to share it, as needed). From Bella Vista to Queen Village, Passyunk to Pennsport, and Grays Ferry to Point Breeze; you’re all on the hot seat!

South Philly is a big part of Philadelphia, especially when compared to Center City (on the map, just above it). Take a look at the map below to see how large South Philadelphia really is:

Kind of a terrible map, but it had SP already highlighted; couldn’t resist.

 
Not only is SP a big chunk of the city, but it’s probably one of the city’s densest sections as well. The standard SP home is a row, but you can also find twins. 2 stories is the norm, but there are plenty of 3 story homes as well.

Now, back to my title. Why do I think South Philly is the place to be? Here are a few reasons why:

1. Location, Location, Location: The #1 rule in real estate holds especially true in South Philadelphia, and SP may just have the most convenient location in all of Philadelphia proper. SP is currently in the middle of Philadelphia’s top 3 employment zones: Center City, University City, and The Navy Yard. It’s also super-close to Philadelphia’s top 2 entertainment zones: Center City and University City (sorry NW Philadelphia, you know I love you). South Philly is close to all major highways (I-76, I-95, and I-676), and it’s also close to Public Transportation (the Broad Street Line cuts right through SP’s 4 zip codes, and there are buses abound). Whether you are in 19145, 19146, 19147, or 19148, you are close to all that Philadelphia has to offer.

2. South Philly was built for the long-haul: In 1682, Philadelphia became the first US city to have a master, gridiron plan where highways/streets were planned first before real estate lots were sold. William Penn wanted to have wide streets (appropriate for the time, of course), public spaces (what’s up Rittenhouse Square, City Hall, et al), and he wanted the city to be in between the Schuylkill and the Delaware (for healthy living, and for transportation/commerce); smart dude. Even though SP was not incorporated into the City of Philadelphia until 1854, it was still built like a dense, urban neighborhood; the same is true today. But instead of SP’s dense neighborhoods and narrow streets being a negative thing, they now promote walkability, bikeability, use of public transit, and tight-knit blocks. In essence, what was once a horse/car centric section of Philadelphia has since turned into an urban paradise.

3. The homes were built solid, they’re easy to maintain, and affordable to most: 3 great reasons to buy a home in South Philly. In some neighborhoods, you can get a fully rehabbed 2-3 bedroom home for $100K. Not bad for being able to walk/bike to almost all of you daily errands. Oh, and you can probably walk to public transit, walk to work, and then walk to a restaurant/bar; nice. SP homes typically range in size from 1,000 – 1,500 sq ft. Now there are some that are even less than 1,000 sq ft, and there are some over 2,000 sq ft. All in all, they promote easy living (and smart/sustainable living too). The row homes attached to your left and right share heating/cooling elements when the weather is tough, the roofs are very easy to fix, and the yards are easy to maintain. Easy living all the way around, and affordable too.

4. Some of the best skyline views: Although South Philly was built on a denser scale than most of the city, it was also built on a lower scale as well. There aren’t too many tall buildings in SP, which make way for incredible skyline views (day or night) from almost any one of its many neighborhoods. Since the yards are typically small, a great way to spruce up your home’s curb appeal (and overall urban functionality) is to add a roof deck. They’re great for outdoor space, entertaining, stargazing, relaxing, or even gardening. Container gardening is becoming the norm in Philadelphia’s hip, dense neighborhoods.

5. Any sport you want to see is just down the road: There’s a reason why South Philadelphia is home to some of Philly’s best sports fans, and it’s because all of Philadelphia’s sports teams are just minutes away from their back yards. South Philly is a sports mecca, and it’s passed down from generation to generation where it becomes a way of life. Plus, you have all of the Italian delis supporting it as well; one big happy sports family! What better way to spend a spring/summer night (or a Sunday afternoon in the fall) then to have your flat screen TV, a fridge full of beer, and a hoagie (with a bag of chips, of course) from a South Philly deli (I recommend Sarcone’s, Chickie’s, or Paesano’s; but hey, that’s me). And don’t forget about the newly built Xfinity Live!, where you can dine out and enjoy a game.

Oh, and one last thing that’s making South Philly the place to be. Philadelphia’s Avenue of the Arts is on fire right now, and it’s slowly turning South Broad St into Philadelphia’s most famous boulevard.

Not only is Dranoff on his 3rd residential anchor project, but there are other large-scale developments popping up left and right.

And there you have it. That’s why I personally think South Philly is the place to be.

Development is rising, and it’s changing Point Breeze

American Sardine Bar | 18th & Federal

 
You may be familiar with Point Breeze in Philadelphia, and you may have never even heard of it.

If you’re like me and you consistently keep up with news and development in Philadelphia, you hear about PB weekly; almost daily.

Change.

Controversy.

“Lotgate.”

Gentrification.

Those are just some of the buzz words that have been thrown around over the past year or so, by longtime residents, neighborhood newcomers, and unbiased onlookers.

But who’s right?

Well, neither the long-timers or newcomers are; in my opinion. I feel that it’s more a matter of, “How can everyone work together to deal with the changes currently taking place?”

Point Breeze is currently at the epicenter of a few urban issues: 1) Changing Demographics, 2) Non-Profit vs For-Profit, and 3) Old vs New.

Let’s start with “Changing Demographics.” PB used to be comprised largely of diverse, working-class Philadelphians, and the neighborhood was supported by local businesses, churches, and families. Once “The Breeze” began to change in the 70s and 80s (due to drugs and crime), residents moved out of the neighborhood, values declined, and homes were left unattended; leaving behind blocks and blocks of decaying real estate.

When I say “Non-Profit vs For-Profit,” I am generally referring to projects in the neighborhood developed by local organizations (both residential and commercial), versus those funded by private developers. Since the neighborhood started changing some 40 years ago, and the population declined (which is never good for any neighborhood), local civic leaders worked hard to stabilize Point Breeze; and they’re still working on it today.

Then you have a very common problem in Philadelphia that I am calling “Old vs New.” Problems stemming from the differing opinions of current residents and new residents is nothing new for any of America’s older, larger cities; and it’s certainly not new in Philadelphia. This problem can become even more exacerbated when property values and taxes come into play.

Being a Realtor who works in all of Philadelphia’s diverse and unique neighborhoods, I feel that I can clearly see the changes taking place in Point Breeze, from a real estate perspective; it’s a case of Supply & Demand. Some 40 years ago, demand was low and prices dropped. In 2013, demand is high and values are rising. Couple that with the drastic effect AVI will likely have on most of South Philadelphia’s property taxes, and you now have major issues that are of a concern to PB’s longtime residents.

Personally, I can see why both sides would be upset, but I have never been a proponent of resisting change just because its different. Change can be both good and bad, and it has to be carefully planned with lots of community input; but resisting change altogether can yield some of the worst results. Point Breeze is a dense, urban neighborhood, that’s affordable, walkable/bikable, and in a great location (close to Center City, jobs, restaurants/bars, shopping, public transportation, and major roads/highways). PB has a great housing stock, and offers all of the advantages of big city living in a tight, historic, residential neighborhood. It’s all of these factors that have created a renewed sense of demand for real estate in Point Breeze.

There is no doubt that PB is changing: new homes, new residents, new businesses, higher demand, higher values, and higher taxes.

It just depends on who you ask, whether it’s good or bad.

Mixed-use is slowly becoming the norm in Philadelphia

 
What exactly is considered “Mixed-Use?” Well, in Philadelphia you can have C-1, C-2, and so on and so forth.

But what do those classifications actually mean? They mean that depending on what the developer wants to accomplish, he/she will have to conform to the City’s zoning code.

Philadelphia’s new zoning code (which was introduced in August 2012) was designed to meet 21st century demand: population increases in dense, urban areas. Therefore, the City is actually encouraging mixed-use projects throughout different neighborhoods; that is, depending on the neighborhood and scope of the project.

In my own personal opinion, a mixed-use project accomplishes a few things: 1) It allows the residents easy access to things they need (e.g. a local market, coffee shop, dry cleaner, etc.), 2) It allows the business to create a consistent flow of customers (by pulling/retaining business directly from the building), 3) It helps create a more dense, urban environment (which seems to be what every city is striving for these days), and 4) It can be more cost effective. Now #4 will vary with every project, but the goal is to create a “win-win-win” (a “win” for the resident, “win” for the business, and “win” for the developer).

If you like, throw in a fourth “win” for the City of Philadelphia.

PhiladelphiaPlaneto.com has produced a great story highlighting some mixed-use projects trying to hit the market in 2013.

Feel free to have a look-see.