Town By Town: 'Nice town, friendly people'

One in a continuing series spotlighting real estate markets in the region's communities.

'Nice town, friendly people."

That's how Maple Shade sees itself - it's the official motto of this Burlington County community. And you'll get no argument from most folks, residents or not.

Larry O. Blinn, of Century 21 Alliance in Moorestown, who has lived in Maple Shade for 18 years, calls it "family-friendly."

"It may be politically incorrect, but I call it a 'blue-collar town,' " Blinn says. If "blue-collar" means "affordable," Maple Shade is it.

"It is a nice location because it borders Moorestown," says Val Nunnenkamp, an agent with Berkshire Hathaway Home Services Fox & Roach Realtors in Marlton. "Taxes are reasonable, and the school system is decent - close to Philadelphia, as well."

"The prices are all over the map, but the highest sold in the last six months was $290,000," Nunnenkamp adds.

Naoji Moriuchi, of Keller Williams Real Estate in Moorestown, says most sales in Maple Shade are for $250,000 and below - a perfect range for first-time buyers, who are drawn to the township for that reason.

"By the end of the year, you'll see some houses that sold for $350,000, especially in the spring market, but anything over . . . has to be unique and different - on two lots, for example," Moriuchi says.

Some of those higher-price houses are newly built, Blinn says.

Though most new construction is scattered, there is one development of eight or nine houses, with prices starting at $280,000, going up on the site of a onetime day-care center near the post office on Main Street, he says. The biggest development in recent years was Farm House Lane, "but that was eight or nine years ago."

As with many other communities in South Jersey, Maple Shade was hit hard by the real estate downturn, with property values falling by 30 percent to 40 percent in some township neighborhoods, Moriuchi says.

Prices did increase here during the boom years of the last decade, as they did elsewhere.

The situation is improving, Moriuchi says, and, "I think real estate in South Jersey is poised for a rebound, and is a great opportunity for first-time buyers."

What has helped turn the market around in the last year has been the sale of "handyman" specials to investors and the sell-off of short sales, Blinn says.

"In the last 12 months as of May 28, there were 134 homes sold, ranging from $37,000 to $400,000 for new construction, and a lot of those houses were short sales," he says.

Currently, a variety of houses is available here - 85, listed from $85,000 to $400,000 for new construction, with ranchers being attractive to people downsizing and looking for one-floor living, Blinn says.

Maple Shade is also a destination for Philadelphia buyers looking for more house for their money "and trading a rowhouse for grass," he says.

Many buyers are people who grew up here and are moving back, "which is something you'll see in other South Jersey communities," says Moriuchi, adding that "their roots here are very deep."

Notes Blinn: "The kids grow up in Maple Shade, get married, and buy houses so they can stay in town."

Houses here tend to be smaller - bungalows, Cape Cods and "traditional with four bedrooms on the second floor and 21/2 baths," Moriuchi says. Not "a ton of split levels, however."

Unlike many South Jersey communities, Maple Shade has a Main Street, which residents and businesses have been working to revitalize for the last five years.

Main Street Maple Shade Inc. holds fund-raisers throughout the year, including the December holiday festival.

The seasonal "Market on Main" - designed to highlight downtown businesses - resumed June 7 and will be held every Sunday through Sept. 27 from 10 a.m. to 1 p.m.

"There are still some vacancies, but there is also a good mix of commercial properties and vendors," Moriuchi says. "Main Street has a great community feel that attracts a lot of people to it."

One of the big draws to Main Street is the September Sidewalk Sale and Festival that "draws thousands of people here every year," says Blinn.

This year's event, which includes a car show, is the 39th. It's scheduled for Sept. 12.

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Population: 19,043 (2013 est.)

Median household income: $58,545 (2013)

Area: 3.82 square miles

Settlements in the last three months: 30

Homes for sale: 85

Average days on market: 74

Median sale price: $129,450

Housing stock: 9,186 units, older and smaller singles.

School district: Maple Shade

Sources: U.S. Census Bureau; Val Nunnenkamp, Berkshire Hathaway Home Services Fox & Roach Realtors

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