Kate McNamara - Realtor, 686 Dekalb Pike, Blue Bell, PA (2026)

Follow my link in bio for more info!

10/03/2026

What does 2.38 acres in Oley, PA get you? 👀
A lot more than just a house.

Welcome to 122 Ruppert School Road, a 3 bedroom, 2 full bath Cape Cod tucked into a peaceful country setting in Oley, Pennsylvania.

☕ Deep covered front porch made for slow mornings
🌳 2.38 acres
🚗 Oversized detached 2-car garage + additional storage
🛠️ Large detached barn
🐓 Functional chicken coop
🔥 Custom hardscape fire pit
🏡 3 bedrooms + 2 full bathrooms
✨ Major improvements completed within the past 5 years

And if you’re a contractor, owner-operator, hobbyist, or simply someone who needs more space for equipment, storage or projects, those outbuildings make this property especially interesting.
You get the quiet, country feel people move to the Oley Valley for, without giving up access to the rest of Berks County.

Want the price, full property details or a private tour?
Comment “OLEY” or DM me OLEY and I’ll send everything over.

And if homes with acreage, character and a little breathing room are your thing, follow Kate McNamara | Harleysville Realtor | Coldwell Banker Realty - I’m constantly touring and listing homes throughout Berks, Montgomery & Bucks Counties that you won’t want to miss.

Kate McNamara, REALTOR® | Coldwell Banker Realty – Blue Bell

09/25/2026

Multiple offers received. 1 stand out CASH offer. $11,000 over asking. No appraisal. No home-sale contingency.

On paper, this was exactly the kind of offer sellers love to see.

And we closed. 🙌 ... But not on the day we planned.

A few business days before settlement, we learned that although the buyer had provided proof of sufficient funds, a significant portion was held in retirement/investment assets that couldn't be accessed quickly enough to fund settlement on time.

That meant a one-week delay (and my sellers were scheduled to purchase their next home just four days after their original sale date😳).

Thankfully, we'd already discussed their financial position and they had options. They were able to move forward with their purchase, keep their movers on schedule, and close on Hill Avenue the following week.

But here's what this transaction taught me:

Cash and liquid cash aren't always the same thing.

It's not my role as the listing agent to manage the buyer's finances. It is my role to anticipate potential problems and protect my sellers wherever I can.

So I'm adding another checkpoint to my process when a cash buyer's proof of funds includes assets that may need to be liquidated.

Because when I'm helping a seller compare multiple offers, I'm not just looking at which number is highest.

I'm looking at which offer gives my seller the strongest path to the closing table.

30 Hill Avenue, Morrisville PA is officially SOLD for $350,000 — $11,000 over asking. 🏡

If you're thinking about selling in Bucks or Montgomery County and want to understand what actually makes one offer stronger than another, DM me SELL.

09/20/2026

Everyone waits for spring. 👀

But September and even October? The fall is for the buyers who want to see what’s out there before everyone else decides it’s time to move.

Less “we’ll start looking after the holidays.”
More “wait… THIS is what we’ve been looking for.”

If buying a home is even remotely on your 2026–2027 radar, you don’t have to wait for the spring market to start paying attention.

Tour now. Learn the market. Figure out what you actually like. And when the right one shows up? You’re already ready.

📍Buying in Montgomery or Bucks County, PA? DM me TOUR and I’ll start sending you homes worth getting off the couch for.

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09/17/2026

For every 6 seconds of polished Realtor content, there are 10 minutes of me fighting for my life behind the scenes. 😂

But we got the shot. We always get the shot. 😌 *thanks to the ultimate hype team Eastern Pennsylvania Media Agency *

Turns out marketing homes in Montgomery County, PA requires equal parts real estate knowledge, persistence, and the ability to keep going while being personally victimized by hornets.

Anyway, if you're here for perfectly curated Realtor content… I may disappoint you.

If you're here for real estate, local life around Harleysville/Souderton, and the occasional behind-the-scenes disaster, you're in the right place!

And if you're thinking about buying or selling around here? I promise I'm significantly better at real estate than I am at remembering six seconds of dialogue. 😂

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09/04/2026

Real estate questions are allowed even when you’re approximately 0% ready to move. 😂
Wondering what your Harleysville home might be worth? Whether that renovation is worth doing? What the house down the street actually sold for? Whether you should stay put, move, renovate, downsize, buy first, sell first…?
Ask!
You do not need to be “ready” to talk to a Realtor. Sometimes you just need an answer from someone who actually knows the local market.
And I am always down to talk houses.

The 20% down payment has entered the chat… and would like everyone to stop giving it so much authority. 😂
There are buyers purchasing homes with far less than 20% down, depending on the loan program and their qualifications.
And sometimes keeping more cash in the bank makes more sense than dumping every available dollar into the down payment.
The question isn’t “Do I have 20%?”
It’s “What would buying actually look like for me?”
That’s a much better conversation to have with a good lender + Realtor before ruling yourself out.

This one I will say louder for the people who want to “just try it high and see what happens.” 👀
Your first days on the market matter.
The goal isn’t to pick the highest number we can put on Zillow. The goal is to position your home so buyers see the value, feel urgency and want to compete for it.
Especially in Harleysville, Souderton, Lansdale and the surrounding Montgomery County market, buyers are paying attention to price and condition.
Good pricing is a strategy - not a guess and definitely not a Zestimate.

Can we please stop letting one interest-rate headline decide whether buying a house makes sense for everyone? 😅
Your rate matters.
But so do the purchase price, down payment, taxes, insurance, HOA fees, loan program, seller concessions and ultimately what the house costs you each month.
Two homes with the same purchase price can have surprisingly different monthly payments.
So instead of asking:
“What are rates?”
I’d rather start with:
“What monthly payment would actually feel comfortable?”
Then we work backward from there.

This one is actually a big deal to me.
Selling the home your parents have lived in for 20, 30, 40+ years is very different fro

Address

686 Dekalb Pike
Blue Bell, PA

Telephone

+12152720628

Website

https://linktr.ee/realestatekate123

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