A Short History of Winslow Township

Winslow Township encompasses an area of 57-58 square miles in the extreme southestern end of Camden County. The history of Winslow Township begin on March 8, 1845 when the Township of Winslow was incorporated. The township was taken from old Gloucester Township in order for this lower section to have a representative in the Board of Freeholders and to allow the residents of the area to have control over the expenditures of funds that were raised in the area. The first tracts of land that were taken up in this new municipality were mostly cedar swamps and the first settlers were involved in the cutting and transportation of cedar logs to Philadelphia. The background of Winslow Township includes the history of many of the small communities within its borders. These small communities are Tansboro, Sicklerville, Cedar Brook, Elm, Albion, Bate’s Mill, Blue Anchor, and Winslow Village.

The oldest settlement in the township was Blue Anchor, which was located at a point wherealong an old Indian trail to the seacoast and where other trails from Absecom and Tuckahoe comnverged. At the same point was the Blue Anchor Inn that was built prior to 1740 by John Hider. The inn has sinced burned down and no longer exists, although the name of the area along Rte 73 still carries the name Blue Anchor.

The largest village at the time of the township’s incorporation was Winslow Village. Winslow Village was the site of the Winslow Glass Works, built by William Coffin in 1831. William named the village of Winslow after his youngest son, Edward Winslow Coffin. In 1833, William Coffin took on a partner, Andrew Hay. In 1851, Andrew Hay became the sole proprietor of the glass works and expanded the business in the area to include a saw mill and a grist mill, in order to diversify the industries there. Coffin and Hay are also credited with helping to establish the Methodist Church in Winslow Village in 1840 by donating the ground. By 1865 the glass works employed 400 people, but in 1892 a fire destroyed the factory.

Tansboro was a community that was established on the location of a tannery that was owned by C. Tice and J.Venibe. It is reported that there was also a glass works located near there and was started with an investment of $7,000 in capital.

Braddock, Florence, Williamstown Junction, Cedar Brook, and Albion were hamlets that were located along the Reading Railroad line, while Sicklerville grew from its location along the Williamstown Branch of the Williamstown-Delaware River Railroad Line. In the very early days, the area we now know as Sicklerville was known by two names, Waretown and Sicklertown. The fact that John Sickler, an early homesteader in the area, built the station along the branch line helped solidify the name Sicklertown (later changed to Sicklerville) on the rail maps.

Ancora was mostly known for the Camden County tuberculosis sanitarium that was located in the area. It was soon to be moved to more modern quarters at Asyla. One of the prominent families of the area, The Albertsons, had their homestead on Spring Garden Road and is now a private residence. It was reported that the first township meeting was held at Joshua Albertson’s home.

Because timber was the main inductry of the area, John Inskip erected a saw mill on the Great Egg Harbor River and a public ford was added around 1762. The local Indians would stop and camp overnight whenever they traveled between the Indian villages of Shamong and Tuckahoe.

Many businesses sprang up in the area and the population grew due to the laying of track into Winslow Junction by the Camden and Atlantic Railroad, then later by the Vineland Railway Company (1871) and the Philadelphia-Atlantic City Railroad (1877). Some other businesses that were located in Winslow Township, but no longer exist, are the Bailey Factory (makers of dye sticks; no longer operational), another glass factory in Wilton was leased by J.L.Mason (no longer in existence), and Winslow Junction (stil a working frieght yrad) to name a few.

Winslow Township has grown considerably since its incorporation; from 1540 in 1845, 3379 in 1920, to over 34,000 in 2000.

Source: reprinted with permission from Winslow Genealogical & Historical Society

Tags: camden county, history, winslow township

Housing Market Outlook for Camden County

The numbers are out for the second quarter of 2007. The information below is provided by myself and my wife, Linda, for all of our customers and clients. Our marketing group provides details pertaining to the composite figures below.

Composite market figures for Camden County in the 2nd Qtr 2007:

• Average # Of Offerings/Monthly – 1281.3 (2nd Qtr 2006 = 1211.3)
• Average # Of Sales/Monthly – 535.3 (2nd Qtr 2006 = 646.0)

The average number of homes, per month, being offerred for sale has increased from the same time last year. Additionally, the average number of sales, per month, has decrease from the same time as last year. The impact of this shows in the number of homes that are going unsold, as shown below and represented by the Projected Absorption Rate. The Absorption Rate denotes how long it will take (in months) to deplete the current inventory of homes if no additional listings were added.

• Unsold Inventory – 4307 (2nd Qtr 2006 = 3324)
• Projected Absorption Rate (in months) – 8 (2nd Qtr 2006 = 5)

Essentially, this shows that the number of homes still on the market that have not sold is at 4307 units, which is an increase of almost 1000 units from the same time last year. It would take 8 months, at today’s market condition, to deplete the inventory of these homes in Camden County.

What does this mean to the home owner? That you may need to re-evaluate what you think your home is really worth. For the 2nd Qtr, the number of homes that are selling at $600,000 or more has increased from the same time as last year. Pricing a home correctly is a key factor that we do to insure that the homes we market actually sell, and not just sit on the market. The heyday of of few years ago are gone. The fact that a former neighbor’s house down the block sold for a specific dollar mount three years ago, is not relevant to your home in today’s market.

Now, what do these numbers mean to potential buyers? In a nutshell, sitting back thinking that the prices may be lowered even lower could backfire. The home you saw today may be off the market tomorrow…and not because it sold, but because the owner withdrew it from the market or the listing time on market has run out (expired). You have to rely on your real estate agent to advise you regarding the market price of the home you are looking at. The fact that homes were selling at extemely high prices a few years ago cannot be changed at this time. People are not going to give their homes away or take a loss. Unless they HAVE to sell, they will hold their property until the market catches up with their expectations.

If you’re currently a home owner who is planning on selling your home, call us now before you make your next move.
We can save you time and frustration.

Terry => 609-417-1086
Linda => 609-417=1084

Tags: Buyer Information, camden county, home inventories, Marketplace, pricing, Real Estate, seller information

Housing Market Outlook for Gloucester County

The numbers are out for the second quarter of 2007. The information below is provided by myself and my wife, Linda, for all of our customers and clients. Our marketing group provides details pertaining to the composite figures below.

Composite market figures for Gloucester County in the 2nd Qtr 2007:

• Average # Of Offerings/Monthly – 678.7 (2nd Qtr 2006 = 668.7)
• Average # Of Sales/Monthly – 293.3 (2nd Qtr 2006 = 343.3)

The average number of homes, per month, being offerred for sale has increased from the same time last year. Additionally, the average number of sales, per month, has decrease from the same time as last year. The impact of this shows in the number of homes that are going unsold, as shown below and represented by the Projected Absorption Rate. The Absorption Rate denotes how long it will take (in months) to deplete the current inventory of homes if no additional listings were added.

• Unsold Inventory – 2436 (2nd Qtr 2006 = 1944)
• Projected Absorption Rate (in months) – 8 (2nd Qtr 2006 = 6)

Essentially, this shows that the number of homes still on the market that have not sold is at 2436 units, which is an increase of almost 500 units from the same time last year. It would take 8 months, at today’s market condition, to deplete the inventory of these homes in Gloucester County.

What does this mean to the home owner? That you may need to re-evaluate what you think your home is really worth. For the 2nd Qtr, the number of homes that are selling at $600,000 or more has decreased significantly from the same time as last year. But how many were actually priced below $600,000 or were withdrawn from the market is not known at this time; but the fact the the number of homes remaining unsold is a good indication of which option was chosen. Pricing a home correctly is a key factor that we do to insure that the homes we market actually sell, and not just sit on the market. The heyday of of few years ago are gone. The fact that a former neighbor’s house down the block sold for a specific dollar mount three years ago, is not relevant to your home in today’s market.

Now, what do these numbers mean to potential buyers? In a nutshell, sitting back thinking that the prices may be lowered even lower could backfire. The home you saw today may be off the market tomorrow…and not because it sold, but because the owner withdrew it from the market or the listing time on market has run out (expired). You have to rely on your real estate agent to advise you regarding the market price of the home you are looking at. The fact that homes were selling at extemely high prices a few years ago cannot be changed at this time. People are not going to give their homes away or take a loss. Unless they HAVE to sell, they will hold their property until the market catches up with their expectations.

If you’re currently a home owner who is planning on selling your home, call us now before you make your next move. We can save you time and frustration.

Terry => 609-417-1086
Linda => 609-417-1084

Tags: Buyer Information, gloucester county, home inventories, Marketplace, pricing, Real Estate, seller information

What’s Happening in the Housing Market in Winslow NJ?

My wife, Linda, and I have been marketing quite extensively in Winslow NJ including the areas of Sicklerville and Cedarbrook. We have been watching the market in the area for some tme. Finally, we decided to start to compile some of the data and make our findings available to those who are interested in Winslow Township NJ. That is one of the many things that we do for our customers, analyse the market and letting them know what is happening in their market area. So, the following is the most current data we have for Winslow Township:

For the month of June 2007 -

• Properties Currently Being Marketed – 130
  Average asking price – $258,482
  Average Days on the Market – 29.8 days
• Properties that are Pending Sales (Under Contract, Not Settled) – 32
• Properties that Settled in June – 56
  Average sold price – $200,823 (97.4% of average asking price)
  Average number of bedrooms – 3, average number of baths – 1.5
  Average Days on the Market – 79 days
  Numer that sold with Seller Concessions – 26 (where seller gave some amount of net proceeds back to buyer toward buyer’s closing/settlement costs)
  Number that sold without Seller Concessions – 30
• Properties that Expired (Not Sold and Listing Agreement ended) in June – 17
• Properties that were Withdrawn from the Market by the Seller in June – 35

We can provide you with a complete and accurate market analysis for your home with an analysis of the market area it is located in. By knowing the value of your home you have a basis to start selling your home. If you want to know the value of your home and to receive a no-cost home evaluation, please call our Real Estate Hotline toll-free at 1-800-374-8571 x3025.

If you are planning to sell your home and would like to receive a free 12 page report, “Insider’s Secret To Selling Your Home”, directly to your home. “Insider’s Secret To Selling Your Home” is a must have report for anyone planning on selling their home. Don’t wait, call now.

• If you have an immediate need to sell your home, call 1-800-374-8571 x3051.
• If you are planning to sell you home in the near future, call 1-800-374-8571 x3052.

When you call the above numbers you will will hear recorded instructions; you will not be directed to a live agent.

For first time home buyers, purchasing your first home can be a very stressful experience. We can help eliminate that stress and help you through the process. We work closely with many first time home buyers and understand your concerns. First Time Home Buyer Programs, 0% and No Money Down Programs, Conventional, FHA, and VA Financing (To Qualified Buyers). Seller Assist with Closing Costs, New Homes Existing Homes in Great Neighborhoods, Fixer Upper Properties. We search all of Camden, Burlington, Gloucester, Salem, Cumberland, and Atlantic Counties. Go to http://www.homes4firsttimebuyers.com/

If you would like a free list of Fannie Mae homes currently for sale , go to: http://www.terryi.com/FNMA/.

Tags: camden county, home inventories, Marketplace, Real Estate, seller information, winslow township

The Pitfalls of going the FSBO Route

I just read an interesting article outlining the problems that one buyer, Alan Jacobson, has encountered by trying to deal with a home owner directly. My wife, Linda, and I have always cautioned our customers when they stated that they were seriously thinking of buying directly from a seller. Fortunately, we have never had first-hand knowledge of any problems that a buyer may encounter. On the other hand, we do have one customer that did decide to do just that…try to purchase property directly from a seller. He still maintains contact with my wife because he is a builder and is looking to us to market his newly built homes. To date, he has NOT gotten the deal to closing. This is about 2 months from when he started. We don’t know if he is running into problems/issues or what the hold up may be (we normally bring all of our transactions to closing within 6 to 8 weeks). When my wife speaks to our customer all she is told is that the customer and seller have not agreed to a settlement date. So, who knows.

But back to the article. As I read the article it amazed me how quickly the deal started to go sour. There were multiple attorneys involved as well as an intermediary, along with the loan officer and many others. According to the story, it seems that the seller was allowed to waffle between what he stated that he would do and what he actually did accomplish with the property in preparation to the closing. It seems that no one was there for Alan to make sure that any verbal agreements were added as addendums to the initial contract. Not to take anything away from the other professionals that were hired and involved in this transaction, but they were going to get paid regardless if the transaction was completed or not. Attorneys charge for the time that they spend on your case. The longer it takes the more they are able to charge you. Real estate agents, on the other hand, are only paid when the transaction is successfully completed. If it never completes, we don’t get paid. So, who do you think would be more apt to complete a real estate transaction in the least amount of time and least amount of problems/issues?

Alan is now in a standoff. He has spent money that he cannot get back and still does not own the property that he wanted. The seller, while still under contract to Alan, has put his property up for sale again. What do you think will happen if another buyer comes along and makes an offer that the seller accepts? I can forsee this whole situation becoming a larger legal quagmire then it currently is. Alan has become so disheartened that he created his own web site that outlines everything that he has and is going through. In summary, Alan has had to endure quite a bit -

1. Buyer makes offer of purchase with addendum for sellers to make repairs. Sale price: $441,000.
2. Buyer and seller agree to use the same attorney to close the transaction.
3. Home is inspected, problems found.
4. Buyer hires contractor to work on third floor.
5. Contractor dies, after cashing retainer check.
6. Buyer hires a second contractor of Middle Eastern descent.
7. Buyer notes progress is slow on seller’s repairs, expresses concerns repairs will be completed by closing.
8. Mutual attorney suggests buyer do a walk-through inspection.
9. Seller denies buyer walk-through inspection.
10. Seller threatens contractor and hurls racial slurs.
11. Mutual attorney recommends seller retain separate counsel.
12. Seller hires new counsel.
13. Seller denies lender’s appraiser to view the property before closing, then relents.
14. Buyer has property inspected, significant findings threaten sale.
15. After some back-and-forth, seller offers to lower price to compensate for discrepancies.
16. Both agreeing to a new price, $420,000, closing is scheduled.
17. Buyer prevented from doing final walk-through prior to closing due to keys not being available.
18. Second closing scheduled; keys still not available
19. Buyer asks intermediary to talk to seller.
20. Seller tells intermediary – no papers signed, no walk-through; expresses irritation that buyer had “badmouthed” the house.
21. Buyer hires new attorney
22. Buyer’s attorney calls seller’s attorney several times, gets no response.
23. Finally, buyer and seller attorneys agree to a walk-through prior to closing.
24. Buyer finds during walk-through that all utilities are off, can’t inspect mechanics of the house.
25. Buyer told by seller’s attorney to call utility company, but only seller’s attorney has access to house.
26. Buyer asks for termite inspection; finds inspection report completed 15 days prior to first closing date.
27. Termite report bad.
28. Lender refuses loan until termite problem fixed.
29. Buyer’s lock rate on loan runs out.
30. Structural report suggests termite damage extensive.
31. Buyer’s attorney requests price reduction to cover new costs.
32. Seller refuses price reduction or to sign a mutual release of liability and termination of the agreement.

Can Alan sue the seller? Absolutely! For specific performance. But now that is a problem because the specific performance would apply to the original selling price of $441,000 and not the re-negotiated price of $420,000, due to the fact that the original contract was not amended to change the agreed to price. The other problem with taking it to litigation is the time frame. According to Alan, “So if I sue, I can get the house – maybe three years from now when the case is heard – and pay $21,000 more for it, plus I’m not likely to get all my fees reimbursed even if I prevail. While I might win in the court of public opinion, my case on strict legal grounds is not as solid according to my attorney, because the contract I signed was not a standard REIN contract,” said Alan. “Yet another reason to ALWAYS USE A REALTOR.”

So, why doesn’t Alan Jacobson just walk away from the deal and take his losses? In his own words, “A Realtor once told me, ‘You’ll know you’ve found your house when you can see yourself living in it.’ And that’s my problem,” Alan said. “I can see myself living in that house. I can see my girls in their new, big bedroom that my girlfriend offered to decorate. I can see the girls running up and down the stairs. I can see us entertaining in our new dining room – the most elegant room in the house, with high ceilings, crown moulding, a window seat, etc. I was even looking forward to working with the contractors to redo all the floors, finish off the exterior, etc. So it’s tough just to walk away from this deal.”

But I can’t do justice in explaining the whole situation. Alan does a much better job on his site, FSBOgonewrong.com.

Tags: buyers, fsbo, Marketplace, Real Estate