Tag: How I Bought This House

The buyers: Catherine Wargo Roberts, 45, content designer; Karsten Roberts, 46, respiratory therapist

The house: A 1,700-square-foot townhouse in Passyunk Square with three bedrooms and two bathrooms built in 1915.

The price: listed for $725,000; purchased for $725,000.

The agent: Ashley Miele, Compass

The ask: Catherine Wargo Roberts and her husband, Karsten Roberts, had no desire to leave Passyunk Square. They were already deeply rooted in the neighborhood, with two kids enrolled at the local school and a daily life that revolved around a few familiar streets. But they had grown tired of their mixed commercial and residential block. “We were very happy for new businesses to come into the neighborhood and thrive,” she said. The block had become “just a little bit busier … than we wanted.”

The search: In fall 2024, the family set off in search of a new house. They wanted more square footage, lots of outdoor space, and an unfinished basement. “Everybody in Philadelphia wants a finished basement, but everybody’s basement floods,” Wargo Roberts said. “I want an unfinished basement so that if it fills with water, I’m not freaking out.” They also needed to stay in their kids’ school catchment.

Their list narrowed the search to just two houses. One was north of Washington Avenue, which Wargo Roberts said “felt like a whole different ballgame,” even though it was close to the kids’ school. It also didn’t have any outdoor space.

The other house they had to wait for. An agent friend had given them a heads-up that it would be on the market in a few months. The couple grabbed the first viewing available on the first day it was open for a private sale.

The appeal: Inside, Wargo Roberts was immediately drawn to the home’s size and layout. It was 250 square feet larger than their previous home, and most of the extra space was in the first-floor living area, which Wargo Roberts appreciated. “I didn’t care about a big bedroom,” she said. “That’s not something I need.”

Outside, the house offered outdoor space that felt special: a large backyard, plus a deck that connects to the master suite on the top floor and a second deck above it. “Most people walk in our backyard and are like ‘holy s—,” Wargo Roberts said.

The deal: The house was listed for $725,000. The couple submitted a full-price offer the same day they saw it. It was within their budget, and “the comps supported it,” Wargo Roberts said. The next night, they learned their offer had been accepted.

The inspection revealed a failing sewer line and a bowing brick facade. The sellers agreed to a $7,000 credit for the sewer repair but declined to cover the estimated $8,000 cost of stabilizing the front wall. “They played hardball,” Wargo Roberts said. “They knew we wanted the house.

The money: The couple’s path to a $725,000 home began more than a decade ago in San Francisco. In 2012, they bought a condo for $562,000 with help from Wargo Roberts’ parents. “We never would have been able to do that without help,” she said. They sold the condo in 2017 and walked away with $330,000. They used $235,000 for a down payment on their first Philadelphia home, which cost $470,000.

To purchase their current house, they used an interest-free bridge loan to cover the down payment while they waited for their old house to sell. “It kept me up at night every single night for 30 days,” Wargo Roberts said. “Because if the house you’re selling doesn’t sell in a certain amount of time, the interest ramps up.” Nine days after it went on the market, their house sold for $612,000, netting them $360,000. They put $300,000 toward the down payment on the new house — roughly 41% of the purchase price. Their monthly mortgage payment is $3,600. “That’s only possible because we had a giant down payment,” Wargo Roberts said.

The move: The family closed on their new house in April, but the sellers continued to live there for free until June, when they moved to Florida. Becoming a landlord for six weeks wasn’t worth the hassle, Wargo Roberts said. The sellers, she added, “got a sweet deal.”

She did, however, request a security deposit. “What if they decided to chainsaw the fridge in half?” she said, laughing. “You have to protect yourself to some degree.”

Because of the delayed closing, the family had time to prepare. They put seasonal items, books, and decor into storage to reduce moving costs and packed everything else themselves. The kitchen was the only thing they outsourced. “It’s a huge pain,” Wargo Roberts said.

A friend with a pickup truck moved the family’s plants over, and Broad Street Movers took care of the boxes and furniture. “It’s always the skinniest dudes that you’re just like, ‘I can’t understand how you walk, much less carry my couch up three floors,’ but they did it,” Wargo Roberts said.

Any reservations? “We probably overpaid a little bit,” Wargo Roberts said. “I would’ve loved to get it for $700,000 instead of $725,000.” Still, she is happy with the outcome. “We’re in a house that I feel pretty certain we’ll live in until our kids are out of high school,” she said.

Life after close: Wargo Roberts wasted no time making changes. She painted multiple rooms and tackled one feature she couldn’t live with: a neon-lit wall in the master bedroom. “I called it the portal to another dimension,” she said. “It was so weird.” They used money they had set aside from the sale of their previous home to install custom built-ins on either side of the bed, covering it completely.

They also rebuilt a traditional South Philly vestibule in the front of the home. “It was a vanity project for sure,” Wargo Roberts said, “But I just really wanted one.” She doesn’t regret it. “Best money I ever spent.”

Did you recently buy a home? We want to hear about it. Email acovington@inquirer.com.

The buyers: Carrita Thomas, 33, nonprofit program evaluator; Jake Stein, 42, CEO of a tech start-up

The house: A 6,775-square-foot church in Society Hill built in 1920

The price: Listed for $2.5 million, purchased for $2.5 million

The agent: Kate McCann, Elfant Wissahickon Realtors

The ask: Carrita Thomas and Jake Stein moved to Society Hill in 2021 and immediately fell in love. They grew even more attached after having their first child. They loved the abundance of playgrounds and parking. But most of all, they appreciated how the area functioned as a village. “We have a great community of friends,” Thomas said. “We are very close with our neighbors.”

But when they found out that Thomas was pregnant with twins, their rowhouse, which once felt generous, suddenly seemed cramped. They needed more space fast but didn’t want to leave the neighborhood. They also wanted on-site parking and outdoor space for Thomas to garden. Plus they needed at least six bedrooms. The couple knew they were in for a difficult search.

The search: The market moved fast for houses that met their criteria. More than once, they scheduled showings for houses already under contract. Once, they scheduled a showing three days after a house came on the market, only to have the agent cancel because it had already sold. After several misses, they decided to reassess their options, including renovation. “We had not been interested in it before because we’d only heard negative stories,” Thomas said.

Around the same time, Stein noticed a sale sign on a vacant church two blocks from their home. It had been unused for decades, its landscaping overgrown, its windows dark. “I always thought it was so cool and interesting,” Stein said. “And what a waste.”

That discovery shifted their search. Instead of continuing to hunt for the impossible-to-find, perfect rowhouse, the couple began to consider the most glaring fixer-upper in the neighborhood.

The appeal: Thomas was initially skeptical. Every church conversion she had seen leaned toward a loft-style layout, and she didn’t want to live in an open, cavernous space. But walking through the property with an architect helped her picture more-private floor plans.

Inside, the building was structurally sound and full of “high-quality raw material,” said Thomas. But what really sold them was the “insane amount of outdoor space.”

To get a sense of renovation costs and trade-offs, the couple also consulted with someone who had previously run a design-build construction company. That process replaced vague anxiety about expenses with concrete ranges. “There are really expensive versions of renovations,” Stein said, “and there are much more reasonable versions.”

Understanding that they could “choose their own adventure” and “dial up or dial down the budget based on their design decisions” made the renovation seem actually doable, if not meaningful.

Thomas appreciated that the church had once been a place where people gathered. “One of our primary values is community,” she said. And the idea of restoring that function — even in a different form — felt really special to the couple. “It just adds so much richness to our lives,” she said.

The deal: Thomas and Stein knew that the terms would be largely out of their control. The seller, who lived out of state, had owned the building for decades and was not inclined to negotiate. She had rejected several offers over the years and did not advertise her property as being for sale online. Even getting the asking price took effort. Their agent had to follow up multiple times. The seller eventually told them it was $2.5 million. She had recently rejected an offer below the asking price without counteroffering, so the couple didn’t bother negotiating. “We know we would only get it if we met all of her terms,” Thomas said. They submitted a straightforward offer, including skipping the inspection, at the asking price, and the seller accepted.

The money: Thomas and Stein put $2.5 million down in cash — the full cost of the property — the day they closed. They did not take out a mortgage. The funds came from the sale of Stein’s former software company, which he sold in 2018 for $60 million. Their renovation budget is still fluctuating.

The move: Thomas and Stein closed on the church at the end of September.

They spent the past few months figuring out how to approach the renovation, talking with people who had done similar projects, and meeting with contractors. “It’s a slow process,” Thomas said, “but it’s a really important part of it.” Now, they are finalizing contracts with vendors. She expects the entire project to take about two years. Construction is still a ways away.

They are living in their Society Hill rowhouse for now, and it no longer feels too small. “We’re pretty comfortable,” Thomas said. “Something changed for me after I had the twins. I think both of our tolerance for chaos just went up a lot.”

Any reservations? The couple is happy with their purchase, even though there are still many unknowns. “A lot of careful planning needs to go into this,” Thomas said. “There are a lot of open questions still,” Stein added. They will have to knock down a few walls to figure out what is even possible. It will take at least 10 months to finalize the design. The couple is up for it. “It’s a cool project,” Thomas said.

Life after close: Even though the renovation hasn’t started, the building is already functioning as part of the neighborhood again. The couple hosted a Halloween party for their neighbors, and a few weeks later Thomas had her daughter’s friends over to plant bulbs.

Did you recently buy a home? We want to hear about it. Email acovington@inquirer.com.

The buyer: Kia Wilson, 53, behavioral specialist

The house: a 1,620-square-foot single-family residence in Germantown with four bedrooms and 1½ bathrooms built in 1900.

The price: listed for $170,000; purchased for $165,000

The agent: Shante Jenkins, Long & Foster Real Estate

The ask: For years, homeownership was something that Kia Wilson considered in the abstract — something she might get to one day. In 2020, she gave herself a timeline. Within five years, she told herself, she would buy a home. She would save. She would fix her credit. She would do it the “right” way.

Then everything changed.

In 2021, a relationship turned unsafe. Wilson’s then-partner threatened her family, including her children. “I was like, ‘I need to leave now,’” Wilson said. ‘Without the money saved up, without my credit being good. I just needed to move.’”

Wilson’s requirements were practical and shaped by urgency. She needed space for herself, her two children, and eventually her mother. She wanted her teenage daughter to have her own bathroom, and she needed a fenced-in backyard for her dogs. Above all, she needed a mortgage she could afford. She wanted it to be $700 a month — the same she paid in rent.

As for location, “I didn’t care,” she said. “Just not Kensington.” And not near her ex’s parents.

The search: Wilson began looking seriously in late 2022, working with a friend and coworker who had just gotten her real estate license. Together, they saw about 15 houses over a few months. Some were impractical. Some were strangely laid out. One was in a flood zone, so Wilson didn’t even bother going inside. Another, she is convinced, was haunted. During the showing, a radio suddenly began playing in the basement. “That radio was loud enough for us to hear it on the third floor,” Wilson said.

That house wasn’t the only one that lingered. Wilson and Jenkins returned to another three separate times just to switch off the lights they’d accidentally left on in the basement and on the porch. That hadn’t happened anywhere else. “I was like, ‘Why does this house keep calling me back?’” Wilson said.

The appeal: The house Wilson ultimately bought wasn’t perfect, but it checked her most important boxes. It had four nice-sized bedrooms, a small backyard with a full basement, and a semiattached layout that gave the house a little breathing room.

But the feature that sold Wilson was surprisingly specific. “At the very top of the steps is the bathroom,” she said. “If I come in the house from work and I have to pee really bad, I can run straight up the steps to the bathroom.”

The kitchen was a major upgrade from her previous place, where the kitchen had essentially been an unheated shed. This one was huge and had cabinets. That alone felt luxurious.

The deal: The house was listed at around $170,000. Wilson offered $160,000, expecting a counteroffer. The sellers came back at $165,000, which she accepted.

Since the sellers wouldn’t meet her lowest price, Wilson requested that they remove a large oil tank from the basement. They agreed. They also patched flooring gaps in the kitchen and near the front door and removed a mysterious electrical switch that carried power but didn’t control anything.

Flush with the concessions she’d already secured, Wilson made one more request. “I was like, wow, what else can I ask them to do?” she said, laughing. She asked for a sump pump in the basement, but the sellers said no.

The money: Wilson didn’t have savings for a down payment. “People think you have to have this ridiculous amount of money [to buy a house],” she said. “I had nothing.”

What she did have was persistence — and grants. She took first-time homebuyer classes and applied for multiple assistance programs, including funding through the Mount Airy CDC and her employer. In total, she received four grants and roughly $16,000. Her mortgage company told her they’d never seen someone with so many grants. Her mother also contributed $1,000, which served as Wilson’s down payment. All in, she spent $17,000 on her home.

The move: Wilson closed on March 12, 2023, and moved in one month later. Moving was a “pain in the butt,” she said. “I was trying to do it myself because I didn’t have any money.” The friends who promised to help bailed, and the coworkers who stepped up broke her dresser and her refrigerator. “It was terrible,” Wilson said. “I didn’t have a refrigerator for two weeks.”

Any reservations? Some days, Wilson wishes she never bought the house. It’s old and needs extensive work. “Things are falling apart,” she said.

If she could do it again, she would prioritize a house where the cosmetic work was already done and pay closer attention to small details — like mismatched bathroom tiles. Still, the house has “great bones,” she said.

Life after close: Since moving in, Wilson has taken classes at the West Philly Tool Library, where she learned to patch drywall and tile. The bathroom is now all one color. She’s changed the locks, plans to replace the front door, and has begun slowly making the house her own. This year, she grew a watermelon in the yard.

“It’s really surreal,” Wilson said. “I’ve owned a house for two years. Only 28 more to go.”

Did you recently buy a home? We want to hear about it. Email acovington@inquirer.com.