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A Blog about Conshohocken, PA

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Moving to Conshohocken? Check this out…

May 13th, 2008 · 2 Comments · General

For some reason, I have become the resident expert on living and/or moving to Conshohocken. I moved here for my own reasons, from Roxborough. I wanted a suburban town that offered a safe area, walkable streets, access to public transportation and an affordable tax base. Conshohocken fit the bill for me. Quite frankly, I would have lived anywhere, my major requirement to my RE Agent was a 2-car garage and a bedroom above it. I own two cars and no longer wanted to keep them outside. But I digress…

So, recently, I have received several emails from people asking advice on moving to Conshy. They want to know the pros and cons as compared to what they are looking for and the needs they have. One guy was moving from New York City and I responded to his email, answering almost all of his questions. He plans on commuting to Radnor for work and he was interesting in moving into The Grande at Riverview..I thought it was a good topic for a post, so here is my email after the cut:

Conshy is not NYC. Not even close. If you want nightlife, restaurants, people..NYC type of life, move into the city of Philadelphia. Conshy is a small town that still holds on to its small town roots but has experienced growth and gentrification that has brought a few new bars and restaurants. What do I mean by a few? 8-10 restaurants, of which 5 are pretty good. 5-10 bars, of which 3 are pretty good. We are not talking NoBu or The Palm either. There are a couple of above average places (Google Blackfish BYOB or Fayette Street Grill) and the rest are your average sports bar (Google “Great America Pub” or “The Boathouse”).

What Conshy IS is the following:
a) Great location in the burbs. It’s at the “armpit” of the 3 major roadways near Philly. Thats I-76 (Schukill Expressway), I-476 (The Blue Route) and the PA Turnpike. Generally, its not more then a 5 minute drive to a major highway. Its 5 miles from the Philly border and 20 miles from downtown.
b) Great access to super markets, malls, big box retailers and small town shops. King of Prussia Mall (Google it) is 15 mins away. It is or at least once was, the largest mall in the US. It has your typical Mall stores as well as your 5th Ave stores as well. It truly is a one stop shop for goods and services. There are major big box retailers very close (Home Depot, Lowes, Ikea, Target, Walmart, Kmart) as well as small stores that have been in business for decades.
c) Close to work/transportation. I work in King of Prussia, its a 12 mile commute and it takes about 30 mins at 8 AM rush hour. A Radnor location is probably a 20 mile commute and it will take you about 45 minutes. Conshy has a stop on the R6 Regional Rail (30 mins into the City) and has several bus stops. It is also located on the Schukill River trail, a major bike/walking trail that extends from Valley Forge into Philadelphia (about 25 miles total).

What do I mean by small town? There is one major street. The town will find any excuse to close down that major street to host a parade, a car show, a soap box derby, you name it… No, I’m not kidding. It’s 1 Sq mile and has about 7000 residents. A bustling metropolis it is not.

It’s very walkable.  It’s very safe.  It has experienced an incredible gentrification in the past 20 years. It used to be almost 100 percent Italian/Polish steelworkers. They have mostly left or passed and with the local economy growth and proximity to Villanova U (and about 12 other smaller schools) it has become a haven for the well-to-do, younger generation.

Average property value is probably $225000 for a 3 BR/2 BA row home. But, I live in a house that was built in 2002 for $250K, I purchased in 2004 for $345K and would probably sell today for $400K. The RE market has probably leveled off but homes are selling and there are very few foreclosures.

As for the Grande, can’t say much about it. When that site was completed and I saw the prices the homes for going for, my jaw dropped. It seems extremely over priced. But, I watch the RE section of the newspaper and they are selling. I don’t know what the occupancy rate is, but every week there are at least 1-2 new sales in the the building. So, someone is buying them. I don’t know how flexible they are with the prices as compared to when they were announced, but they probably have dropped simply due to the overall RE market slowdown.

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2 Comments so far ↓

  • Jean

    I heard that they’re dropping the price on the Grande because they’re not selling. Rumor has it that they’re selling them for less than it cost to build them. I’ve also heard that they’re hard to sell because of all the dirt and noise from the trucks going to the quarry or the steel factory or wherever on W. Elm St. But I don’t know anything about the r.e. market. The traffic around there in the morning is horrible but that’s par for the course in Conshy. I used to travel from that area to Radnor (near Carroll H.S.) and it took about 20-25 mins., 15 of which were spent trying to get over the bridge.

    But I love Conshy. I grew up in Roxborough and moved to Conshy about 17 years ago. I tell everyone that living in Conshy is like living in Mayberry (for those old enough to understand the reference).

    And just to be a PITA, Schuylkill is spelled like this. Don’t know why but it is…

  • MARY

    CONSHOHOCKEN IS SCARING ALL ITS LONG TIME PEOPLE AWAY WITH ALL THE NEW CONSTRUCTION. INVESTORS ARE TURNING PROPERTIES INTO RENTAL UNITS.THIS MEANS MORE MONEY FOR PERMITS , INSPECTIONS , ZONING AND PERSONEL EARNED INCOME TAXES.RAISING THE BOROUGH REAL ESTATE TAXES WAS AN INCENTIVE TO SCARE THE ELDERLY ON FIXES INCOMES. I WISH IT WOULD COME OUI THE WASH WHAT PERCENT OF HOMES ARE RENTAL UNITS.

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