Lower Main Line Living - Siobhan Cooney, Main Line + Philly Real Estate

04/10/2025

Any questions?

04/09/2025

Move fast. It’s one of our guiding principles at Compass.

And sometimes, moving fast means more than just winning the house. 🏡

It means getting one step closer to family.

A few weeks ago, a Compass Private Exclusive popped into my inbox—and I knew it could be *the one* for my relocating buyers. Working with a 4-hour showing window on a Sunday afternoon, the house was shown and inspected, and we were under contract on Monday with multiple offers.

The sellers wanted a quick and easy deal, and we were up to the task.

Tomorrow, my clients close on a turnkey, absolutely lovely South Ardmore home—within walking distance of the loved ones who matter most. 🤍

Thank you for the fresh closing gift 🪴 for a smoother than smooth loan process, and Lauren Leithead for a no drama llama transaction.

Questions? Drop them below or send me a DM.

Siobhan Cooney | Compass RE
Main Line, PA Real Estate Agent
📧 [email protected]
📲 267.250.2800

{Ardmore, PA; Ardmore PA Homes for Sale; Philly Suburbs; Main Line PA Homes for Sale; Philadelphia Real Estate; Main Line PA Realtor; Moving to the Main Line; Compass RE; Main Line Homes for Sale; Haverford School District Homes; Compass Private Exclusive; )

04/08/2025

New construction on the Main Line, you say? Yes—it’s possible! And I have the photos to prove it! 🙃

We don’t have a lot of open space to build in the Main Line area, so most new construction developments happen out farther from the city. Sometimes, existing homes need to be torn down and rebuilt, and that’s when opportunity knocks for anyone who really prefers new to old (and we have a lot of old and very old on the Main Line!).

When buying new construction, it’s usually preferable to get under contract while the home is still being built; then, you might have the opportunity to help customize some of the finishes. When my clients went under contract on this home, they were able to help pick lighting and bathroom fixtures. The builder even installed their TV mount. 🛠️

Congrats to my amazing clients on securing their dream home!! 🏡

Any questions? Drop them below or send me a DM!

Siobhan Cooney | Compass RE
Main Line, PA Real Estate Agent
📧 [email protected]
📲 267.250.2800

{Philly Suburbs; Main Line PA Homes for Sale; Philadelphia Real Estate; Main Line PA Realtor; Moving to the Main Line; New Construction; Main Line Luxury Home; Main Line Real Estate; Compass RE)

04/03/2025

Just Closed 🏡 in Wayne. Thanks to my awesome clients for this pic in their first (and forever) home. 🤍

03/31/2025

Niche.com recently released their "Best Places to Live" guide.

In the US rankings, 3 Philly suburbs ranked high: Chesterbrook at #1, Ardmore at #5, and Penn Wynne at #6.

In the Philly area rankings, Chesterbrook, Ardmore, and Penn Wynne took 1st, 2nd, and 3rd place, followed by Swarthmore, Devon, Paoli, Conshohocken, Haddonfield (NJ), Jenkintown, Blue Bell, Nether Providence Township, Berwyn, and Rose Valley.

https://www.phillymag.com/property/2025/03/26/niche-best-places-to-live-in-philly-2025/

Perennial Niche darling Chesterbrook came in third, and two other Main Line area communities also placed in the top 20.

03/31/2025

In the last 365 days, the median sale price in Gladwyne was $1.5M. Gladwyne has no condos and very few twin homes, which keeps their median sale prices elevated relative to surrounding towns. Gladwyne homes tend to have a "grand estate" feel set on large lots.

The Philadelphia suburb has a median home listing price of $3.7 million, making it the most expensive place to live in the state.

03/24/2025

Your house is cute. Your equity might be cuter. 💅

Let’s talk about Compass Make Me Sell, aka the low-key way to see if someone would pay your ideal number without the stress of actually listing the house for sale.

Here’s how it works:
🏡 We talk. You tell me the price that would make you consider selling.
🏡 I quietly tag your home in Compass’ private network (no public listing, no awkward convos with nosy neighbors, and your address is not displayed anywhere).�🏡 Other Compass agents can flag it for their serious buyers.�🏡 If there’s real interest? I’ll have a chat with the buyer’s agent, and we take it from there—but only if you want to. I provide the process, and you make the decisions.

With inventory this low, buyers are out here getting creative—and your “someday” number might be closer than you think. 💫

Send me a DM for more info.

Siobhan Cooney | Compass RE�Main Line, PA Real Estate Agent�📧 [email protected]�📲 267.250.2800

{Compass Make Me Sell; Philly Suburbs; Main Line Luxury Homes for Sale; Philadelphia Real Estate; Compass Real Estate; Compass Greater Philly; Main Line PA Realtor; Moving to the Main Line; Compass Private Exclusive; Main Line Lifestyle; Main Line PA Listing Agent; Selling Your Home with Compass}

03/17/2025

The final pick is a teensy bit unfair …

Because I already live there. 🏡

If I were in intense house-hunting mode in 2025, these 5 towns would be at the tippy-top of my list. 📋

Want to know my favorite current listings in these 5 towns? Comment “Main Line” to receive them in your DMs. 🤍

Siobhan Cooney | Compass RE
Main Line PA Realtor
📧 [email protected]
📲 267.250.2800

{Main Line Philly; Moving to the Main Line; Main Line Parent; Philly Suburbs; Philly Suburban School Districts; Best Places to Live in the Philadelphia Area; The Main Line’s Best Towns; Best Main Line Neighborhoods}

03/14/2025

☀️ Open this Saturday 11am-1pm! Bright & Sunny Twin in the Heart of Havertown!

This charming 3-bedroom home is perfectly located—walk to the YMCA, Pennsy Trail, parks, schools, restaurants, shops, and more! 🚶‍♂️

Featuring an open-concept first floor, a brand-new front porch for relaxing, and an unfinished basement and attic for value-add potential. 🏡

Move-in ready with a quick settlement available—come check it out! (I have cookies 🍪)

📍 1901 Belvedere Ave.
Havertown, PA 19083
Haverford School District
Delaware County

Listed by and

Siobhan Cooney | Main Line PA Realtor | Compass RE

{Havertown PA; Delco Real Estate; Haverford Township; Philly Suburbs; Main Line Realtor; Main Line Homes; Havertown Homes for Sale; Open House; Delaware County, PA Real Estate; Haverford School District Homes For Sale}

03/04/2025

No, you don’t technically need an agent to buy a house …

But you might be really glad you did.

A great buyer’s agent will be your best advocate, red flag caller, deadline manager, property investigator, expert negotiator, personality navigator, and inspection report reader. Some people think this job is easy, but between you and me, it’s really not.

If you’re thinking about buying on the Main Line of Philadelphia, I’d love the opportunity to help.

Comment “BUYER” to access my complimentary Homebuyer’s Checklist and Timeline, written specifically for Main Line and greater Philly area buyers!

Siobhan Cooney | Compass RE
Main Line, PA Real Estate Agent
📧 [email protected]
📲 267.250.2800

{Main Line PA Real Estate; Philly Suburbs; Main Line Buyers Agent; Philadelphia Real Estate; Philly Suburbs Realtor; Compass Real Estate; Compass Greater Philly; Main Line PA Realtor; How To Buy a House; Hiring a Buyers Agent; Philadelphia Main Line; Homebuyers Guide; Moving to the Main Line}

03/01/2025

It’s really simple. The Compass Three-Phased Marketing Strategy gives home sellers options that they cannot find elsewhere. The two pre-marketing phases allow listing agents and sellers to strategically fine tune the listing’s eventual launch on the MLS, leading to proven outcomes (higher sale price, fewer price reductions, and fewer days on market) once on the MLS. If the sellers want to accept an early offer, they can. If sellers want their listing to go directly to the MLS, then does. If sellers want to sell in one of the first two phases and never go to the MLS, that’s their call. After all, it’s their house. Hit me with your questions!Siobhan Cooney | Compass REMain Line, PA Real Estate Agent📧 [email protected]📲 267.250.2800 {Main Line PA Real Estate; Compass Private Exclusive; Compass Coming Soon; Philly Suburbs; Main Line Luxury Homes for Sale; Philadelphia Real Estate; Philly Suburbs Realtor; Compass Real Estate; Compass Greater Philly; Main Line PA Realtor; Three Phased Marketing Strategy; }

02/19/2025

🚀 Share this with a friend who wants to move to the Main Line!

What questions can I answer for you about Main Line real estate? 🏡

Always on your side,
Siobhan 🫶

Siobhan Cooney | Compass RE
Main Line PA Real Estate Agent
📧 [email protected]
📲 267.250.2800

{Affordable Main Line Homes; Main Line PA Realtor; Main Line Philly; Pennsylvania Real Estate; Philadelphia Homes for Sale; Philadelphia Main Line First Time Homebuyers; Moving to the Main Line; Most Affordable Areas of the Main Line; Affordable Main Line Towns}

02/18/2025

I was interviewed by a writer at Main Line Today about the local housing market, and I ended up putting together these stats.

The TLDR version: any neighboring school district is going to be more affordable than Lower Merion, Radnor, and T/E.

In all cases, Haverford SD is more affordable than Lower Merion SD in the same zip code.

Likewise, Great Valley SD is more affordable than T/E and Radnor.
Upper Merion SD is way more affordable than Radnor (approximately 400k more affordable in the Wayne zip code).

Havertown, which is not precisely on the Main Line but is part of Haverford School District, is still the most affordable area, the only exception being the Great Valley SD side of Paoli.

Reach out with any questions!

***Median Sale Prices for the Last 365 Days for Single Family Homes; Median Sold List/Sale Price Ratio; Median Days on Market***

🗝️ Havertown 19083 $567,550 101% 6 DOM

🗝️ Paoli 19301 $650,000 103% 5 DOM (prices better in Great Valley ($492,500) than T/E ($840,000))

🗝️ Ardmore 19003 $748,000 101% 5 DOM (prices better in Haverford ($625,000) than LM ($875,000))

🗝️ Bala Cynwyd 19004 $785,000 100% 7 DOM

🗝️ Malvern 19355 $818,450 100% 9 DOM (prices better in Great Valley ($765,000) than West Chester ($945,000))

🗝️ Wynnewood 19096 $885,000 104% 6 DOM (prices better in Haverford ($672,500) than LM ($910,000))

🗝️ Berwyn 19312 $922,500 102% 5 DOM

🗝️ Wayne 19087 $1,065,000 100% 7 DOM (prices better in Upper Merion ($876,000) than T/E ($950,000) Radnor ($1,284,000)

🗝️ Merion Station 19066 $1,100,000 100% 6 DOM

🗝️ Narberth/Penn Valley 19072 $1,110,000 100% 6 DOM

🗝️ Devon 19333 $1,185,000 102% 6 DOM

🗝️ Bryn Mawr 19010 $1,210,000 100% 8 DOM (prices better in Haverford ($848,000) than Radnor ($1,085,000) and LM ($1,457,500))

🗝️ Haverford 19041 $1,325,000 100% 7 DOM (prices better in Haverford SD ($1,300,000) than LM ($1,637,500)

🗝️ Villanova 19085 $1,350,000 98% 8 DOM

🗝️ Gladwyne 19035 $1,800,000 98% 13 DOM

02/17/2025

Heyyyyyyy 🤩

If we haven’t met yet, I’d like to introduce myself. 👋 A few facts about me:

1️⃣ I’m Siobhan, and I live in Lower Merion with my husband, twin girls, and two Doodles. 🐶👯‍♀️ Some of my favorite things are caffeine, travel, audiobooks, and spending time in The Great Outdoors. ✈️☕️🌲

2️⃣ I once ran a half-marathon on the Great Wall of China. 🏃‍♀️

3️⃣ I exercise pretty much every day, otherwise I go positively batty and end up staying up too late and drinking too much whiskey. 🥃

4️⃣ I have lived all over the country including the Jersey shore, Pittsburgh, Northern California, and Madison, Wisconsin, but I grew up in the Philadelphia area and call it home. 🌎

5️⃣ I am a Realtor with Compass RE in Ardmore. 🏡 When I’m not helping people buy and sell houses, I also invest in real estate. As part of my personal investment strategy, I own and self-manage vacation rental properties around the US. 🏔🏖

6️⃣ I wasn’t always in real estate. In my first career, I was Dr. Siobhan Cooney, a research consultant who worked with some awesome clients in the education and non-profit sectors, as well as the federal government. I still use my analytic and problem-solving skills today - just in a different way - and I have never regretted spending 10 years of my life in academia accumulating student loan debt. 😁📚

7️⃣ At the end of the day, helping other people is what I’m all about! I’d love to be of service if you plan to buy or sell in the Main Line area. 🏡

Thanks for being here! 🫶

Siobhan Cooney | Compass RE
Main Line PA Real Estate
[email protected]

{Moving to the Main Line; Philadelphia Realtor; Main Line Realtor; Main Line Homes for Sale; Pennsylvania Realtor; Compass Main Line Philly; Philly Suburbs Real Estate; Main Line Lifestyle; Main Line Parent}

02/12/2025

The best thing you can do while saving for a home ⬇️

1. Open a high-yield savings account. 🏦
2. Transfer as much money as possible from your checking and savings accounts.
3. Set up an auto-transfer from your checking account.
4. Watch compounding interest make money for you. 👏

Comment or DM “BUDGET” for my complimentary home budget calculator!

Always on your side,
Siobhan

Siobhan Cooney | Compass RE
Main Line PA Real Estate
[email protected]

{High-yield Savings; Moving to the Main Line; Homebuying; How to Buy a House; Main Line PA Realtor; Philadelphia Real Estate; Pennsylvania Realtor; Savings Account; Compounding Interest; Realtor Tips; Main Line Philly; Philly Suburbs Real Estate}

02/06/2025

So you want to move to the Main Line … 🏡

Welcome! The Main Line is fantastic. I moved my family to Narberth in 2018 and we absolutely love living here. 💖

These are the steps I walk with clients to help them decide how, when, and where to move on the Main Line or in any Philadelphia suburb. 🏘️

Most clients will ultimately buy a home, and some will rent first. All have LOTS of questions, which is perfect for me because I love to educate through market data and personal experience. 😇

How can I help you?

👉Comment “GUIDE” to receive a copy of my Main Line Relocation Guide.

👉 DM me to set up a free, no-obligation consultation.

Siobhan Cooney | Compass RE
Main Line PA Real Estate

{Philly Suburbs; Philadelphia Real Estate; Philly Suburbs Realtor; Main Line PA; Philly Main Line; Pennsylvania Realtor; Moving to the Main Line; Relocation Guide; Ardmore, PA; Berwyn, PA; Bryn Mawr, PA; Bala Cynwyd, PA; Devon, PA; Gladwyne, PA; Haverford, PA; Merion Station, PA; Villanova, PA; Wayne, PA; Wynnewood, PA}

01/22/2025

This one has been on my mind, and I'm glad Fannie Mae finally came out and said it. Due to mortgage interest rates that are not only not declining but possibly increasing, the 2025 housing market will look a lot like 2024, which was only slightly better than 2023. If you're holding out to buy or sell when interest rates are lower, you may be waiting (still) a long time ... we've had rates in the 6s and 7s since late 2022. The economy is too strong, and inflation is too high for rates to come down.

The only silver lining here is that wage growth is on an upward trend, easing some affordability issues.

Here on the Main Line, inventory is low and we have many more buyers than sellers. Reach out anytime to talk about what that means for you as a homeowner or potential homebuyer.

Siobhan Cooney | Compass RE
Main Line PA Real Estate
[email protected]
267-250-2800

The recent jump in the 10-year Treasury yield and the resulting rise in mortgage rates are expected to continue to weigh on existing home sales in the near future, likely keeping them at or near their lowest level since 1995, according to the January 2025 commentary from the Fannie Mae Economic and....

01/10/2025

If you're moving to PA or already living here, have your home tested (and retested) for radon. 40% of PA homes are estimated to have elevated radon levels, and radon is the second leading cause of lung cancer.
🏡
With so many people in our area fully waiving inspection contingencies when homebuying and/or using walk-and-talk inspections, I always recommend getting a full inspection after closing on a home. Include a radon test, even if the home has a radon mitigation system in place.
🏡
And if you have lived in a home for a while, it's always a good idea to periodically test for radon. Using an at-home kit is the most affordable option, but you can also hire a home inspector to do it.

Roughly 40% of Pennsylvania homes are estimated to have elevated levels of radioactive radon, according to the state.