The term “True North” can bring to mind varied meanings for many individuals. Some definitions speak to a person’s spirit or one’s values while other considerations point to life’s purpose, goals or direction, or “a guidance, your orienting point, your fixed point in a spinning world that helps you stay on track”. But another interpretation suggests that true north is a person’s inner sense of what he or she wants to achieve, and what guides given individuals along that path. So, perhaps “true north” can be applied to the “new north,” the geographic direction potential home buyers and builders are called to, thereby realizing what is wanted and needed in a new home and their lives just north of Pittsburgh.
Looking first at the Pittsburgh region in general, it may come as no surprise that it has enjoyed favorable accolades over the years and continues to do so with a #36 ranking on a list of 150 cities according to U.S. News & World Report, as well as a #23 ranking for quality of life that includes a #13 health ranking, and a 10th best place to retire, among others (KDKA report, May 21, 2024). A www.noradarealestate.com April 2024 report shared that “one of the most significant aspects of Pittsburgh’s growth is its real estate market.” The report continued that “despite an outward migration trend, Pittsburgh remains an attractive destination, with 0.53 percent of home buyers from across the nation searching to move into the city from outside metros.” Interestingly, the report continued that the Pittsburgh Metropolitan Statistical Area (MSA) included several counties, among them Allegheny, Butler and Beaver, as those constituting a “sizable housing market with diverse offerings catering to varying preferences and budgets.” The MSA forecast also inferred a projected growth of 0.4 percent by April 30, 2024, followed by a further increase of 0.5 percent by June 30, 2024 (“Pittsburgh housing market trends and forecast for 2024”; April 14, 2024, Marco Santarelli). Author Lea Muir, in her July 2024 article titled “Pittsburgh population 2024 – 8 surprising statistics” (NCHstats.com), noted that with the region’s shift from purely manufacturing to a mix of technology, health care and education, more varied opportunities have arisen, attracting diverse groups of people with inspiring new ideas. Which brings us back to our “true north/new north” theory. It would appear that statistics again point the way north of Pittsburgh to areas such as Indiana Township, Franklin Park, Allison Park, Bradford Woods and Marshall Township, all listed in the top 20 “2024 Best places to buy a house in the Pittsburgh area” by Niche.com. Further, a recent AI overview referenced a large part of Pittsburgh’s population growth was concentrated in the North Hills while Pine Township grew by nearly 28 percent (an approximate 3,200 new residents) and Cranberry realized a significant increase of almost 5,000 residents. Additionally, a Triblive.com article (“Pittsburgh population holds steady amid regional declines, census says”, Ryan Deto, May 17, 2024) stated that while Eastern Pennsylvania held a concentration of the state’s population growth, Western Pennsylvania boasted two of the fastest growing townships — Slippery Rock Township, Butler County, which between 2022 and 2023 added 1,709 people, an increase of 25 percent making it the 3rd fastest growing municipality in the state, and Lancaster Township, also in Butler County, which grew by 24 percent. Can there be any doubt that people are realizing their true north, that inner sense of what they want to achieve and where, and what guides them along that path to the “new north of Pittsburgh.”
What makes the northern communities so desirable and “new”? “The north continues to be a leader in attracting relocation new construction buyers as well as local home owners who desire to purchase their first, newly built home or right size,” said Darlene Hunter, Vice President, Regional New Home Manager, Howard Hanna Real Estate. “Relocation buyers are especially attracted to the north, the great infrastructure, the ease of getting to all areas of the city of Pittsburgh, major interstates, attractive new communities and commercial facilities are a great appeal, as are its highly acclaimed school systems such as North Allegheny, Pine Richland and Seneca Valley.” She added that many existing transferees recommend the North to incoming transferee associates, attracting a higher professional buyer. “Retirees, too, who have moved to other parts of the country throughout their careers often make their way back to the area. They find both the ability to customize a single-family home to their current needs or discover many patio-type home opportunities available north of Pittsburgh.” As the northern market continues to enjoy popularity, the reach further north grows with it. Hunter explained that the north has grown to the point where expansion continues further as land parcels in areas such as Cranberry, Mars and Seven Fields become more scarce, expensive or unavailable. “Areas such as Jackson Township, Zelienople and Middlesex are still expanding and growing. Certainly, the ability to provide public water and sewage can be a challenge in land development, but they continue to be very desirable areas. While the ability to find new land parcels for development becomes more challenging, it is still occurring.”
Alex Giannetti, author, Wexford resident and realtor, Re/Max, shared that new construction is flourishing in the northern tier with at least 17 current plans from which people can choose. “Many of these plans are traditional, while others, such as Meeder in Cranberry, are offering a modern community with shopping built into the neighborhood.” With the expectation of the Route 228 expansion to be completed in 2025, along with the improvement projects on Freedom Road in Cranberry, Giannetti sees easing in the current bottlenecks due to the increase in population. “Cranberry is critical as it is the destination for shopping and restaurants in the north,” he explained. But he believes that despite the growth, there is still a vast amount of open space and flat acreage for builders. “Even in light of the increase in population and housing density, the infrastructure appears to be holding up,” he said. “Cranberry is a major shopping and restaurant hub. Pittsburgh and everything it has to offer from theatre and museums to entertainment and sports is just 25 minutes away. When you put it all together with the lower taxes of Butler County, it’s a good recipe for excitement among home buyers.” Also, he has witnessed new neighborhoods popping up in Mars with the outskirts of Butler offering still undeveloped land and opportunities. “The city of Butler is not necessarily conducive to new construction but there are exciting things happening in downtown,” he explained. “The Penn Theatre has reopened to much fanfare, which is great for the wonderful city of Butler and its residents.” He continued that builders have also been creative by building large numbers of homes in smaller areas using a modern neighborhood design such as Meeder in Cranberry. “Just when you think Cranberry has been built out, think again. Builders have combined townhomes and single-family homes in a much smaller footprint by adding a community shopping/commerce area within the complex. The result is a significant increase in the number of homes that would be possible with traditional neighborhoods.” And, with schools as a major consideration to potential buyers, Hunter points to the two-year old Ehrman Crest Elementary school, near the Benjamin Marcus new home community called Eagle Ridge, as just one example of progress. “I am sure the expansive growth of Cranberry influenced this newly built school,” she remarked.
Jodi Brennan, Sales Marketing Manager, Infinity Homes, concurs that the northern amenities serve as a strong attraction. “With the high rankings of the north’s school districts, this drives people to choose the area,” she explained. “Along with location and proximity to major highways, Downtown Pittsburgh, activities, shopping and restaurants, it’s an ideal choice.” Infinity Homes’ newest communities in the north include Park Meadows in Cranberry Township, and Pine Valley Estates, Pine Township, coming very soon. Within the Seneca Valley School District, Park Meadows is designed for modern living with an added bonus of abutting Cranberry Park, offering well-designed homes suited for diverse lifestyles. This enjoyable, suburban living is enhanced by close shopping, dining and entertainment with prices starting in the upper $700,000s. The homes’ generous bathroom suites, choices of four to seven elegant bedrooms, ample garage spaces and many more high-end interior/exterior options are all thoughtfully planned and focused on creating a strong sense of community. Infinity’s newest community, Pine Valley Estates, boasts spacious home sights surrounded by trees, allowing buyers to enjoy backyard privacy. Within the Pine Richland School District and close to both the middle and high school, the homes are also located near the Pine Community Park and community center with the convenience of Wexford and Cranberry amenities close at hand. A wide range of sumptuous, customizable options and floor plans are available with Infinity’s team of professionals helping buyers create a one-of-a-kind home. Here, the estate homes start at $900,000. “We have a wide variety of customization for customers to review,” Brennan shared. “Our team is always looking to create exciting, new selections in our model homes.” Both plans feature single- family homes from this award-winning builder. “We are always looking for good land positions in this area and have multiple sites coming soon in the north,” shared Brennan.
Shaun Seydor, President, Pitell Homes, credited the available surrounds in the northern communities with driving the attraction and therefore, continuing expansion. “With good access to major commuting routes, exceptional local amenities and shopping, and some of the best regional schools, the northern communities continue to provide residential development opportunities for home builders,” he noted. “We believe the northern communities are desirable for the variety of reasons noted prior as well as its strong local communities and the opportunity to be close to family in a more rural location.” He added that significant open land and reasonable topography are bonuses in that search. “We typically see first time builder clients, including those who own a home but never built new before, or empty nest buyers looking to downsize their current residences and update to a higher quality new construction with less maintenance.” In business for 35 years, Pitell Homes has prided themselves on their extensive and stable relationships, experienced managers, thoughtful and proven floor plans, and significant included standard features. Through their primary partnership with Manor House Kitchens, home owners can design their kitchen completely to meet their needs and achieve their vision. Among their northern builds is Meadow Ridge, a traditional single family and courtyard ranch cul-de-sac street in Forward Township, Butler County. With only 9 of the 25 lots remaining exclusively for courtyard ranch slab-on-grade homes, the low maintenance floor plans integrate outdoor patio space into the design and start in the high $300,000’s. Liberty Pointe, a new quad patio home community in Jefferson Township, Butler County, just a few streets from Saxonburg, features Pitell’s award winning Hampton Patio Home design with flexibility for one or two levels, a bonus room or finished storage options. The elegant floor plan features high vaulted ceilings, an open concept, and a standard solarium with a second vaulted ceiling. At 108 homes once completed, the Liberty Pointe community will offer a well-appointed clubhouse and a paved walking trail. Exterior maintenance includes grass cutting and snow removal. Single level, two-bedroom patio homes start in the mid-$300,000s with two- and three-bedroom patio homes starting in the high $300,000s. Both communities offer an extensive list of included options such as granite countertops, ceramic tile showers and bathrooms, high efficiency gas furnaces, 30-year architectural shingles, LVP flooring in most of the first level, vaulted ceilings and indoor/outdoor designed spaces, to name a few. Several potential projects remain targeted in Pittsburgh’s northern communities.
Ryan Kight, Sales Manager, Ryan Homes Pittsburgh North, recognized the burgeoning growth northward and Ryan Homes is planning their business accordingly. “We’re very fortunate to have such an amazing land team who also understand the growth potential in the northern area,” he said. “We’re continuously putting ourselves in the customers’ shoes regarding where they want to live, work and play. The north is booming because it’s rich in many things.” He believes that avoiding tunnels, easy access to I-79 and I-279, and the option for lower taxes while still getting a quality education are major factors in the people’s decision to live there. “The rate at which new businesses open compared to closing is much higher and the recreational aspect really makes the north a destination,” Kight posited. “What’s great about the growth is it’s not just one demographic. We’re truly seeing everyone from young, single professionals looking for their first home, families outgrowing their starter homes, and baby boomers looking for less maintenance and preparing better for their future. It truly is incredible.” As a result, Ryan Homes caters to a mix of buyers in their communities with offerings for different people at different stages of life. In business for more than 75 years, Ryan Homes has invested in a new design experience for their customers through a wide range of packages to provide customers with a streamlined experience featuring quality products and prices as low as possible. “We include a one-, two- and 10-year warranty program on every home we build,” offered Kight. “We’re one of the only builders with our own dedicated warranty department who’s involved prior to our customers’ closing and well after if any issues should arise.” Among their northern builds: Arden Wood low maintenance ranch homes with basements in Harmony starting in the upper $300,000s. The hill top community, surrounded by woods, boasts spectacular views along with a pool and clubhouse. Across from the rear entrance sits The Log Cabin restaurant, popular among the neighbors. Amherst Village single-family homes (starting in the upper $400,000s) and high-end townhomes (starting in the mid-$300,000s), located in Adams Township, feature Hardie Plank siding, stainless steel appliances, fully sodded yards, and granite/quartz countertops, with groundbreaking to occur soon for a state-of-the-art pool, clubhouse and gym. If resort-style living is your taste, Park Place townhome community in Cranberry may fit the bill. Starting in the mid-$300,000s with top tier amenities, the community includes a state-of-the art clubhouse, pool, gym, billiard room, golf simulator, putting green, horseshoes and shuffleboard and is connected to Graham Park. Maintenance-free living in Center Township includes Ryan’s Lakeview Farms ranch homes starting in the low $300,000s with six different floor plans. Highfield Trails, Ryan’s lowest priced community offers ranch and two-story homes in the upper $200,000s including granite countertops, stainless steel appliances and hard surface flooring. Looking forward, Ryan Homes has garnered many building opportunities in 2025 consisting of Glade Run in Zelienople, Seneca Trails just off Route 19 in the Seneca Valley School District, and Reflections at Conneaut Lake, with more anticipated in Mars, Evans City, Fox Chapel and Shaler.
For 30 years, Charter Homes has been building homes, communities and neighborhoods garnering recognition as an Industry Leader, a National Housing Quality Award and more through creativity resulting in what has become known as The Great American Neighborhood. As with other builders, Amanda Heinemann, President, Charter Homes Western Pennsylvania, concurred with all the reasons the northern communities are attractive. She added, however, that home buyers are also drawn to their thoughtfully crafted neighborhoods with a modern mix of architectural design in the regional aesthetic, contemporary living floor plans, and carefully designed spaces between the homes including gathering spaces, preserved natural spaces, and restored landmarks. “Our Crossroads retail district is a collection of small, locally-owned businesses in the central part of our neighborhoods where family, friends and neighbors can meet for a coffee or beer, get your hair cut/styled, or shop at specialty boutiques for gifts,” she said. “We have a central Green where you can gather with friends for a pick-up volley ball game, read a book while lounging in one of the Adirondack chairs, play a game of cornhole, or enjoy one of our Summer Movie Nights on the big screen, all just steps from homeowners’ front doors. We are getting a great mix of multi-generational homeowners because there is something here for everyone.” Charter Homes’ northern neighborhoods include Meeder and Crescent, both located in Cranberry. October welcomes Meeder’s final phase with a new collection of low maintenance townhomes framing Main Street. The Crescent neighborhood offers low maintenance townhomes, single-family homes, and first floor living homes with wooded paths leading to an almost two- acre lake where residents can fish on their own docks and enjoy the campsites where special moments and memories are created. Both neighborhoods start in the $400,000s with the ability to buy a Build to Order Home or a Ready Now Home. “Our Neighborhood Sales Managers aid home buyers in knowing what is right for their needs, preferred living design, and location within the neighborhoods, among other details,” Heinemann commented. “All our homes feature plenty of natural light, open sight lines and great spaces.” For those choosing to build and make their own selections, a visit to the Charter Home’s Color Studio may help with a Color Stylist guiding them through a range of selections. With the popularity of the north still growing, Charter Homes is planning more projects there as soon as this fall.
With diverse age groups heading north, new developments are cropping up in a range of price points and design features. “No matter who the builder is, there will be minimum price points for new construction; national builders have more material purchasing power and provide minimal customization thereby offering lower entry prices, especially in the single-family home category appealing to growing households who need more space,” explained Hunter. “Design builders will be a little more expensive but offer the ability to customize and personalize.” She sees patio homes as a great option for buyers who want to right size, possibly keeping a similar square footage but desiring a different footprint. And, low maintenance neighborhoods can appeal to all who want to enjoy the freedom from home maintenance, which generally includes landscaping, snow removal, and, sometimes, community amenities. “Mallard Pond, Marshall Township; Eagle Ridge in Cranberry; Emerald Fields and Bliss Park in Franklin Park are all sought-after single-family home communities in the north where Howard Hanna represents custom builders,” she added.
The undeniable fact is that something new is always happening in the communities north of Pittsburgh and may very well be the true north for many. “The northern communities of Pittsburgh are home to me,” concluded Giannetti. “What I love most about living here is that I get the feel of seclusion and privacy that comes with living in a seemingly remote area, however, when I need to, I can be at my favorite restaurant or the grocery store in 10 minutes.” NH
