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Frank Vesci - Coldwell Banker Realty

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Frank Vesci - Coldwell Banker Realty

Frank Vesci Coldwell Banker Realty
**Client-Focused Real Estate Philosophy: Dedication to Your Success**
**Your success is my priority**

05/29/2026

For sale: 4 bed, 4 bath, 1,822 SQFT Townhouse. Welcome home to 291 Maple Ridge Drive in Cecil Township nestled within Maple Ridge, a charming sidewalk commun... $349,900.

05/23/2026

🏡 What is a Countywide Reassessment?
A countywide reassessment is when Allegheny County:
👉 Reviews every property
👉 Updates its value to reflect today’s market instead of older numbers
Right now, values are based on 2012 data, so they don’t always match what homes are actually worth today [alleghenycounty.us]
✅ The goal is fairness

Some homes are currently overvalued (owners may be overpaying taxes)
Others are undervalued (owners may be underpaying) [reinvestment.com]

👉 A reassessment “resets” everything so everyone pays their fair share

⚖️ What is the Anti-Windfall Law?
This is the part most people don’t know 👇
👉 Local governments can’t make extra money just because values go up
When reassessment happens:

Property values may increase overall
BUT the tax rate must be lowered so the government collects about the same total money as before [alleghenyc...roller.com]

✅ This prevents a “hidden tax increase”

🔍 What Does This Mean for You?
➡️ Reassessment does NOT automatically raise your taxes
Instead:

⬆️ You may pay more if your value went up more than average
⬇️ You may pay less if it went up less than average

👉 It’s about redistributing taxes fairly, not raising them across the board

🧠 Simple One-Line Explanation
A reassessment updates home values, and the anti-windfall law makes sure taxes stay fair—not automatically higher.

05/20/2026

📢 2027 Property Tax Update (Allegheny County)
The Common Level Ratio (CLR) for 2027 is 49.3%.
👉 What that means:
If a property tax appeal is filed and successful, the county will apply this percentage to determine your new assessed value.
🧮 Simple formula:
Purchase Price (or market value) × 49.3% = New Assessed Value
✅ Example:
$300,000 sale price → assessed at $147,900
💡 This assessed value is what your property taxes are based on—not the full sale price.

⏰ Important: 2027 Appeal Filing Window

July 1, 2026 → September 1, 2026 [alleghenycounty.us], [alleghenycounty.us]

✅ Applies to:

Homeowners
School districts
Municipalities

⚠️ Keep in mind:

Sale prices are often used as evidence in appeals
School districts frequently file appeals after a purchase
You must file within the window to have it apply to 2027 taxes

✅ Bottom line:
The 49.3% CLR converts market value into taxable value—and the deadline to act is September 1, 2026.

05/12/2026

🏡 Thinking About Selling in Cecil Township? Here’s What Sellers Should Know
The real estate market in Cecil Township remains strong and active, not only for single‑family homes but also for townhomes, which continue to attract solid buyer interest—especially near Southpointe, Route 19, and I‑79.
📍 Why Buyers Choose Cecil Township

Newer construction and planned communities
Strong demand for low‑maintenance townhomes
Convenient access to major employers and commuting routes
Canon‑McMillan School District
Suburban setting with growing amenities

🏘️ Single‑Family Homes & Townhomes

Move‑in‑ready homes tend to sell the fastest
Townhomes appeal to downsizers, busy professionals, and first‑time buyers
Pricing and condition play a major role for both property types

💡 What this means for sellers

Buyers are active but more selective
Homes and townhomes that are well‑prepared and well‑priced stand out
Proper marketing makes a meaningful difference
Low‑maintenance features and modern updates are big pluses

✅ Bottom line for Cecil Township sellers
This may not be a frenzy market—but it remains a smart, opportunity‑filled market for sellers who understand today’s buyer expectations.
If you’re curious how your single‑family home or townhome compares in today’s Cecil Township market, I’m always happy to help walk through it with you.
📩 Message me anytime.

If you want next:

05/12/2026

🏡 Allegheny County Real Estate Market Overview
(With a Spotlight on Popular South Hills Communities)
The real estate market across Allegheny County remains healthy and active, with buyer demand strongest in well‑located neighborhoods and established school districts. While the pace has normalized compared to the peak market, quality homes continue to attract strong interest.
📍 Most Popular Areas & South Hills Highlights
Homes continue to perform well in many sought‑after communities, including:

Mt. Lebanon – Consistently popular for walkability, schools, and classic housing
Upper St. Clair – Strong demand driven by schools, space, and long‑term stability
Peters Township – Popular for newer construction, larger lots, and suburban living
Bethel Park – A favorite for buyers seeking value, transit access, and community amenities
Scott Township – Centrally located and attractive for first‑time and move‑up buyers
Baldwin Borough & Castle Shannon – Growing interest due to affordability and proximity to the city

💡 What we’re seeing overall

A more balanced market than in recent years
Buyers are selective, but motivated
Sellers benefit most when homes are well‑priced and well‑presented
Location, condition, and school districts remain key drivers

✅ Bottom line
Allegheny County—especially the South Hills—continues to offer strong opportunities, but success depends on understanding local neighborhood trends, not just countywide headlines.
If you’re curious how your specific community fits into today’s market, I’m always happy to help explain.
📩 Message me anytime.

If you’d like next:

05/12/2026

🏡 Why Property Taxes Are Worth Discussing During the Offer Stage
Buying a home isn’t just about the price—it’s about understanding the full picture of ownership. That’s why experienced real estate agents take time to talk through property taxes early in the process.
✅ One helpful topic to cover: how property assessments may change after a purchase.
📌 Why this conversation helps buyers

Some homes are currently taxed based on older assessments
A new purchase can sometimes lead to an updated assessment
Updated assessments may adjust the property’s tax amount over time

💡 How this connects to your mortgage

Property taxes are often paid through a monthly escrow account
If taxes change in the future, the escrow portion of the payment may also adjust
Knowing this upfront helps buyers plan comfortably and confidently

✔️ Talking about potential tax changes early:

Helps buyers budget more accurately
Sets realistic expectations
Prevents confusion after closing

Bottom line:
Clear, upfront conversations help buyers feel informed and prepared—no surprises.
Have questions about property taxes or how they fit into your home purchase?
📩 I’m always happy to help explain.

05/12/2026

🏡 Mt. Lebanon Real Estate Market Update
The Mt. Lebanon market remains active and competitive, but it has cooled slightly from the peak frenzy.
📊 Current snapshot (Spring 2026):
• Median sale price: around $385K–$390K
• Homes are averaging 60–70 days on market
• Well‑priced homes still attract strong interest
• Condition and pricing matter more than ever
💡 What this means:
✔ Sellers still benefit from steady demand
✔ Buyers have a bit more breathing room than in past years
✔ Correct pricing—not overpricing—is key to success
Mt. Lebanon continues to be popular for its schools, walkability, and long‑term stability—even in a shifting market.
If you’re wondering how your specific home or buying plans fit into today’s Mt. Lebanon market, I’m always happy to help explain.
📩 Message me anytime.

05/12/2026

🏡 When You Apply for a Mortgage, Lenders Evaluate TWO Things
✅ The Borrower (You)

Credit history & score
Income & employment
Debt‑to‑income ratio
Ability to repay the loan

✅ The Property

Certified appraisal to confirm value
Condition & marketability
Used as collateral for the loan

💡 Why this matters:
Even a strong buyer needs a home that supports the loan—and even a great house needs a buyer who qualifies.
That’s why both pieces are just as important in the lending process.
Questions about buying or financing a home?
📩 Message me anytime—happy to help.

05/12/2026

🏡 What a Countywide Reassessment Means in Allegheny County
You may hear talk about a countywide property reassessment—here’s what that actually means 👇
✅ Countywide reassessment

Allegheny County updates the assessed values of all properties at the same time
The goal is fairness—so similar homes are taxed similarly
Assessed values may go up, down, or stay the same depending on market changes

💡 Important reminder:
An updated assessment does not automatically mean your taxes will skyrocket.

⚖️ What Is Pennsylvania’s Anti‑Windfall Law?
When a reassessment happens, taxing bodies must apply the Anti‑Windfall Provision:
✅ Millage rates are rolled back
✅ The total tax revenue collected stays roughly the same
✅ The goal is fairness—not generating extra revenue
➡️ In plain terms:
Reassessment redistributes the tax burden more evenly—it’s not designed as a cash grab.

📌 What this means for homeowners

Some owners may see increases, others decreases
Changes depend on how your property compares to others—not just value alone
Understanding your assessment is key

If you have questions about how reassessment or property taxes work in Allegheny County, I’m always happy to help explain.
📩 Message me anytime.

05/12/2026

🏡 Appraised Value vs. Assessed Value — What’s the Difference?
These two numbers sound similar, but they serve very different purposes:
✅ Certified Appraisal

Prepared by a licensed appraiser
Reflects current market value
Used for buying, selling, refinancing, or lending decisions
Based on recent sales, condition, and features of the home

✅ Property Assessment

Determined by the county or municipality
Used strictly for property tax calculation
Updated on a set schedule (not always current market value)
Often lower—or sometimes higher—than market value

👉 Important to know:
Your assessed value does NOT equal what your home would sell for.
If you’re curious what your home might be worth in today’s market (not just on paper for taxes), I’m happy to help explain it.
📩 Message me anytime.

Address

1630 Washington Road
Pittsburgh, PA
15241

Opening Hours

Monday	9am - 12am
Tuesday	9am - 12am
Wednesday	9am - 12am
Thursday	9am - 12am
Friday	9am - 12am
Saturday	9am - 12am
Sunday	9am - 12am

Website

http://frankvescirealtor.com/

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