Frank Vesci - Coldwell Banker Realty

09/02/2026

🏡 Great things are happening in the real estate market!

I am excited to share that four new listings will be hitting the market very soon. Two of these outstanding properties are located in Mt. Lebanon, while the other two are situated in Butler County.

Each home offers its own unique style, features, and charm, and they are all true showstoppers! Whether you're searching for character, space, beautiful surroundings, or exceptional value, these upcoming listings are sure to impress.

Stay tuned for upcoming posts showcasing these fantastic homes. You won't want to miss them!

08/30/2026

🏡 Coming Soon: Four Unique Homes Across Mt. Lebanon & Butler County 🏡

I'm excited to announce that I will soon be listing four distinctive homes, each offering its own style, character, and appeal.

In Mt. Lebanon:

✨ A beautifully updated farmhouse-style home built in 1909, featuring three stories of living space, timeless architectural character, and thoughtful modern updates.

✨ A charming and well-maintained Cape Cod, offering a cozy feel, tasteful updates, and classic appeal.

In Butler, PA:

✨ A character-filled three-story Victorian home situated on approximately one acre, complete with multiple detached garages and plenty of space for hobbies, storage, or vehicles.

✨ A beautiful home built in 2020 and located in one of Butler's most desirable developments, offering modern design, contemporary finishes, and the conveniences today's buyers value.

From historic charm to modern living, these upcoming listings showcase a variety of styles and features that make each property special. Stay tuned for photos, pricing, and additional details as these homes prepare to hit the market.

🏡✨

08/28/2026

🚨 THINKING OF SELLING? Your South Hills home might be worth more than you think. 📈🏡The mid-2026 real estate numbers are officially in, and the story across the South Hills of Pittsburgh is clear: demand is sky-high, inventory is low, and home values are holding incredibly strong.If you live in one of these core communities, here is what buyers are paying for homes right now:🏰 Upper St. Clair: $444,000 median sale price – High demand and low inventory mean premium prices for sellers.🌳 Mount Lebanon: $435,000 median sale price – Bidding wars are still common for walkable, move-in-ready homes.🚀 Bethel Park: $315,000 median sale price – Prices are up +3.6% year-over-year, proving buyers are aggressively looking here.🎨 Dormont: $298,000 median sale price – A fast-paced market where starter and mid-tier homes fly off the shelves.🚃 Castle Shannon: $231,000 median sale price – A steady +4.2% lift in prices as buyers chase affordability near the T-line.What this means for you:Because there are still way more buyers than homes available, sellers hold the leverage. Many homes in our area are still receiving multiple offers within the first weekend on the market.An online estimator can’t factor in your neighborhood's specific demand, your recent renovations, or your unique layout.📲 Curious about your home's exact value in today's market? Drop a comment below, send me a DM, or text me directly at [Your Phone Number] for a complimentary, no-obligation Market Analysis.

08/28/2026

08/24/2026

Coming soon on the market . A very unique 3 story Mt Lebanon home over 100 years old with lots of charm and character and history. Stay tuned!

08/24/2026

Desirable Windgap neighborhood located the City of Pittsburgh. Four bedrooms, 3 bathrooms, updated through out. Three additional lots included in the sale of this home. Click on the link to get additional infotmation.

For sale: 4 bed, 3 bath, 1,286 SQFT house. Welcome home to this beautifully updated residence situated on a quiet residential street in the Windgap Neigh... $379,900.

08/24/2026

Terrific one bedroom, one bath, condo located in the Abbey Condominiums. Click on link to get further information.

For sale: 1 bed, 1 bath, 877 SQFT Condo. Enjoy the convenience of main-level living in this charming 1-bedroom, 1-bath condominium located in the desir... $118,900.

05/29/2026

For sale: 4 bed, 4 bath, 1,822 SQFT Townhouse. Welcome home to 291 Maple Ridge Drive in Cecil Township nestled within Maple Ridge, a charming sidewalk commun... $349,900.

05/23/2026

🏡 What is a Countywide Reassessment?
A countywide reassessment is when Allegheny County:
👉 Reviews every property
👉 Updates its value to reflect today’s market instead of older numbers
Right now, values are based on 2012 data, so they don’t always match what homes are actually worth today [alleghenycounty.us]
✅ The goal is fairness

Some homes are currently overvalued (owners may be overpaying taxes)
Others are undervalued (owners may be underpaying) [reinvestment.com]

👉 A reassessment “resets” everything so everyone pays their fair share

⚖️ What is the Anti-Windfall Law?
This is the part most people don’t know 👇
👉 Local governments can’t make extra money just because values go up
When reassessment happens:

Property values may increase overall
BUT the tax rate must be lowered so the government collects about the same total money as before [alleghenyc...roller.com]

✅ This prevents a “hidden tax increase”

🔍 What Does This Mean for You?
➡️ Reassessment does NOT automatically raise your taxes
Instead:

⬆️ You may pay more if your value went up more than average
⬇️ You may pay less if it went up less than average

👉 It’s about redistributing taxes fairly, not raising them across the board

🧠 Simple One-Line Explanation
A reassessment updates home values, and the anti-windfall law makes sure taxes stay fair—not automatically higher.