By all accounts, population fluctuation in the U.S. Northeast indicated a growing exodus heading southward to states such as North Carolina, South Carolina and Tennessee.  In Western Pennsylvania, however, that “southern sprawl” has translated to populations migrating to Pittsburgh’s southern suburbs, where businesses and new home construction have realized growth.  An April 29, 2024, article by the Allegheny Institute (alleghenyinstitute.com, Pittsburgh area continues to shed population) reported that Allegheny County, the largest county in the Pittsburgh Metropolitan Statistical Area (MSA), estimated a population drop of 2.06 percent from 2020 to 2023.  Of the six remaining counties in the same MSA, two showed population gain, one of which was Washington County, with a slight growth of 0.4 percent that also had an increase in both domestic (moves made within the county) and international (moves made from other areas outside the county) migration.  Just last year, a TribLive article (Pittsburgh population stable, outlying suburbs growing, per new census estimates, Ryan Deto, June 12, 2023) noted that Southwestern Pennsylvania realized areas of growth mainly in outlying communities that included northern Washington County, with North Strabane and Chartiers Townships adding new residents along with Washington City.  The article continued that the South Hills, however, was split into what was called “fast growing communities and fast shrinking.” Most recently, Niche.com cited Mount Lebanon as #9 and Upper St. Clair as #17 in its 2024 Best Places to Live in Pennsylvania while its list of 2024 Best Suburbs to Raise a Family included McMurray as well as Upper St. Clair and Mount Lebanon in its top 20, and 2024 Best Places to Retire in the Pittsburgh area included Scott Township, East Washington, West Pike Township, South Park, Houston, Upper St. Clair and Mount Lebanon.  All encouraging news, especially as Pennsylvania real estate and market outlooks point in a positive direction.  A recent Houzeo.com article (Pennsylvania Real Estate Market: What to Expect in 2024 & 2025, Ankit Arora, September 5, 2024) shared that “The current median home sale price of $307,300 is stable and rising steadily at 5.4 percent year over year.  Moreover, homes spend only 26 days on the market.  This indicates that the Pennsylvania real estate market is pretty much competitive.”  The article continued that the number of homes sold increased by 10.8 percent year over year with 12,210 homes sold in July 2024 compared to 11,015 sold in July 2023.  Further, the number of homes for sale increased by 8.4 percent in July 2024 in comparison to last year noting that the July 2024 percentage increase served as the fourth consecutive month that the housing market saw growth.  Arora continued that while the real estate market in Pennsylvania favored sellers this year, it leaned more in favor of buyers in the latter portion of 2024.

With that said, what attracts new home buyers to the southern suburbs of Pittsburgh?  Darlene Hunter, Vice President of New Construction and Nevillewood Office/New Construction, Howard Hanna Real Estate Services, shared that new home building has always been popular in communities south of Pittsburgh.  “It’s the availability of affordable land that sometimes makes it a challenge for builders and developers,” she explained.  “Affordable building lots are just not available in some of the generational neighborhoods, such as Dormont, Mount Lebanon and Upper St. Clair (USC), but there are pockets of new construction in USC with the homes in excess of $1 million.”  She added that in neighborhoods such as Mount Lebanon, homes are being taken down in order to build a buyers “dream home” in that desired area.  “Peters Township has available land but the land and its development are very expensive,” Hunter continued.  “Cecil Township and McDonald are big growth areas.  Certainly, the further south you go, there can be development challenges with connecting water and sewage.”  Hunter also found that the continued growth of retail, commercial and business development in North and South Strabane, along with Washington, has provided the biggest growth.

“Tanger Outlets and the Meadows Racetrack and Casino were big growth injectors to this area.  The easy access to Interstate 79 and the new 376 Airport Connector has made commuting to the city and Pittsburgh International Airport very easy.”  David Hilton, Division Manager and Vice President, Ryan Homes South, believes that the popularity of the South Hills is growing.  “The continuing growth around Robinson Township and the airport, the opening of the Southern Beltway, and the development around Newbury/Bridgeville are just a few of the reasons for growth,” he said.  “Many of the school districts have also completed major improvements and renovations over the past few years as well.  As a result, we are seeing a mix of buyer profiles moving into these areas – first time buyers, move-up buyers with families and move-down buyers all want to be here.”  Katie Brinkley, Sales Manager, Heartland Homes agrees.  “The south market has always been a desirable area,” she noted.  “Top school districts, shopping, restaurants, and award-winning parks are just a few of the reasons people are migrating to this area.”  Brinkley also added that the population moving south is “quite a mix!  Singles, growing families and downsizers all see the value of Pittsburgh’s southern region.”  Paul Scarmazzi, President, Scarmazzi Homes, sees North Strabane, Peters and Cecil Townships as areas of growth in the southern sector.  “All of these areas feature great schools, good community amenities, shopping, services, accessible healthcare, transportation convenience within close proximity to the airport and just 20 minutes to downtown,” he offered.  Molly McCarthy, Marketing Manager, Traditions of America, brings yet another perspective to Pittsburgh’s southern movers.  “While we see a broad range of backgrounds and interests among our customers, they do share a common goal: finding community,” she explained.  “Many of our homeowners have lived in their current home for 20+ years.  As their neighborhoods change, many yearn for new social connections with those in a similar stage of life.  At Traditions of America, we take pride in providing the place that brings new neighbors together.” 

Hunter added that with the low resale inventory, agents are scrambling to find updated homes for their selective buyers.  “Neighborhoods such as Stambrosky Homes, Settler’s Pointe, in Collier Township feature an array of single-family home styles in a charming neighborhood close to Robinson Township, which is getting great attention,” she said.  “Benjamin Marcus Homes’ New Tuscany II development in Peters Township is booming with new buyers looking for beautiful lots with panoramic views on which to build their dream home.  Graziani Homes’ Alto Piano, Cecil Township, still has fabulous custom single-family homes along with their new section called “The Crossings” featuring detached empty nester homes starting from the $700,000s.”  All agree that people across all age groups and stages of life are looking for that ideal spot to call home. 

For Paul Scarmazzi, retirees have long been a sought-after group for his impressive builds.  “For 25 years, we’ve focused on the empty nester and active retiree market that continues to be our bread and butter,” he explained.  “This demographic group is large and has excellent household wealth affording them the ability to move into luxury patio homes that provide them with the low maintenance lifestyle they are seeking.”  Offering a high level of customization from their portfolio of homes, Scarmazzi offers a range of options allowing buyers to personalize their new home, often via a trip to their Canonsburg Design Center where a consultant can help buyers make selections to enhance their home.  Among the Scarmazzi Homes’ builds are Belmont Park starting at $400,000, Chartiers Township, for luxury single-family living with an anticipated clubhouse opening soon.  Here, homes range from more than 1,400 to 2,931 square feet with the choice of two to four bedrooms, two to three baths and an oversized garage, among other interior and exterior features.  Highland Villa, a luxury attached condominium patio home community in Union Township, is selling from the upper $300,000s also offering low maintenance living including exterior lawn service and a variety of community amenities.  This community is conveniently located near major routes, shopping, entertainment, Trax Farms and more, with homes still available for sale.  Those enamored with a more relaxed, rural setting will enjoy The Villas at South Park, providing low maintenance luxury patio homes priced from the upper $300,000. 

The single-family homes feature open floor plans just perfect for entertaining, particularly with the spacious yet functional kitchens.  The private, exterior spaces serve as a bridge for indoor and outdoor living, with an option to include a bonus suite for those desiring an added bedroom, bathroom or flexible living space.  This private and serene setting is just minutes from Route 51, South Hills Village and the Waterfront with just a short drive to the Montour Trail.  Sir Henry’s Haven, Kennedy Township, offers duplex, luxury patio homes starting from $400,000 with an open floor plan and spacious two-car garages with some of these floor plans offering additional flex space.  Coming soon is Scarmazzi’s newest project called Courtyards at Valleybrooke, located in Peters Township. This distinctive townhome build will have direct access to the Montour Trail and offers three-level living packed with versatile, modern layouts and amenities along with Smart features and more within 1,700 square feet of living space.  “Our customers expect a great experience and a high level of customer service along with an exceptional product and that’s what we strive to provide each and every time,” Scarmazzi concluded.

Katie Brinkley, Sales Manager, Heartland Homes, sees a mix of buyers vying for their properties.  “Our buyers expect great customer service, attention to detail and luxury features,” she explained.  “We provide all of these aspects with every Heartland Home purchase.  We understand that purchasing a home is a personal and sometimes stressful process so we guide buyers through that process, making them feel excited and at ease.”  One of the ways to accomplish that is through their Customer Involvement Program where a team works with the buyer before construction begins and after the move-in date, answering questions and addressing any concerns.  Those properties include a luxury townhome community called Scenic Valley, located in McMurray. With its scenic views, low maintenance living, and convenient access to I-79 among other details, this community boasts just one remaining home.  For those interested in an active community, Burkett Manor single family homes and Burkett Manor Townhomes, both in South Strabane Township, offer a peaceful, suburban lifestyle with miles of sidewalks, community trails and access to restaurants.  The single-level-living homes start in the low $400,000s complete with wide planked engineered hardwood in its main level, an interior craftsman trim package, Hardie-Plank® siding with stone accents within its 1,978 to 2,178 square feet.  The townhomes start in the low $300,000s and feature a contemporary style with many of the same features as the single-family homes.  Both enjoy the communities’ pickle ball court, pavilion with benches, firepits, walking trails and much more.  As a luxury home builder, Heartland extends a multitude of ways to customize their homes from front elevations to flooring and cabinets and much more.  “We curate all of our selections to ensure a low stress, enjoyable experience with the end result of a stunning home that buyers will be proud to share with their families,” she stated.  “Our customers are busy, they want the multitude of benefits that come with new construction but they want it to be fully transparent, less stressful and more reliable.  That is what we deliver.”  Future plans include a single-family-detached community consisting of 50 home sites in North Strabane Township called Autumn Ponds, within the Canon MacMillan School District.  In 2025, Bethel Trails comes to Bethel Park, a single family detached community with 39 home sites.  “We are a luxury home builder with a focus on the practical working of people’s lives and an eye to the overall value of their investment.”

To accommodate the wants and needs of their customers, Ryan Homes South, one of the top five home builders in the nation, extends a mix of communities that “can service them [customers] all” according to David Hilton, Division Manager, PGS.  Among the newest is Blackstone, located in North Fayette and the West Allegheny School District.  Here, townhomes start in the low $300,000s, offering three bedrooms, two and one-half baths and spacious closets.  A two-car garage and lawn maintenance, along with other amenities, are included.  Single-family homes, starting in the mid $400,000s, feature up to six bedrooms, three and one-half baths, kitchen islands, quartz or granite countertops and more with the ability to add other options such as a professional design interior package and Ecobee Smart Thermostat, for starters.

The community offers a pool, clubhouse, fitness room and prime location near Donaldson Elementary School and the North Fayette Community Center.  Located in Washington, Pa. is Maple Hill, extending first floor living ranch homes from the low $300,000s. With idyllic settings and home sites, some 50 percent have been sold throughout 2024.  Greenwood Village, a townhome community in Canonsburg, starts in the low $300,000s and has been Ryan South’s top selling community for the past two years featuring a large pool, clubhouse and fitness center.  These two-story, single family homes and three-story townhomes feature upgraded kitchen cabinetry, stainless steel appliances, granite countertops and a gourmet island along with an open concept appeal and so much more. Castlewood Fields, a first floor living community with both single-family ranch homes and townhomes, also offers a pool, clubhouse and fitness center.  Single family homes start in the upper $300,000s with three to five bedrooms, up to four bathrooms, lots of storage and a two-car garage.  Townhomes, starting in the low $300,000s, boast 1,781 square feet of luxury living space with three bedrooms and two and one-half baths.  “Each home offers many selections for the customer to choose from to personalize their home,” noted Hilton.  “Our goal is to provide an incredible customer experience from the first interaction with the customer until they are living in their new home.  Our community teams keep customers involved during the entire process and deliver each home with high quality and on time.”  Opening in the spring/summer of 2025 are Elk Ridge, a townhome community in Moon Township, and Fayette Farms Ranches, first floor ranch homes in North Fayette Township.

Traditions of America has a history of focusing on 55+ active adults, helping to improve lives and maximize lifestyles, building homes to fulfill that way of living.  Founded in 1997, Traditions of America began serving the populations of eastern Pennsylvania, moving west to suit the needs of that same demographic.  Looking toward the south of Pittsburgh, Traditions of America at Southpointe is their new community offering 352 single-family, low-maintenance homes with first floor primary suites.  With highly customizable home designs, Traditions’ home buying experience is unique in that it begins two months prior to building.  Customers spend two months working one-on-one with their in-house professional designers and, with the help of the design team, select from a multitude of brand name fixtures and finishes.  Further, Traditions also offers their signature “Dream Home Program” in which customers spend an extra month in the design stage, where they are able to move walls and rearrange floor plans more extensively, resulting in an unmistakably custom home.  Starting in the mid-$400,000s, five styles offer 1,800 up to 3,200 square feet of living space varying by home style.  With their rich tradition of catering to the active adult, Molly McCarthy, Marketing Manager, emphasized the “perks” at Southpointe.  “At the heart of the community is the 11,000 square foot Clubhouse with top shelf amenities including a fitness center, yoga studio, indoor saunas, golf simulator, wine tasting room, wine cellar, sports bar and a dog grooming room,” she shared.  “Just beyond the Clubhouse, the outdoor amenities are expansive.  Residents at Southpointe enjoy a heated pool and spa, pickleball and tennis courts, bocce and shuffleboard.  Our full-time Lifestyle Director works hand-in-hand with the residents to plan an exciting line-up of daily events and activities.  There is always something happening at the Clubhouse.”

And there is always something happening just south of Pittsburgh, or so it would seem.  “Currently, I am seeing more locals looking to either increase their family living space or others looking to right size that space, meaning that perhaps they don’t want to decrease the square footage, but redesign it,” Darlene Hunter concluded.  “There is a pent-up demand [for new homes].  People have waited long enough for a decrease in interest rates, and now the need is there to make a move.  Many retirees are relocating to the south of Pittsburgh, coming back to where they started or to be near family and friends.”  It just goes to show that you needn’t go far to head south not only for the winter, but for all seasons.  NH