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AHidden Jewel
Peace. Privacy. Luxury.
HUNTER,REED AND COMPANY
www.HunterReed.com
REAL ESTATE SERVICES FOR PRIVATE CLIENTS

www.HunterReed.com

REALESTATESERVICESFORPRIVATECLIENTS
www.HunterReed.com
L O C A T I O N 39 Osprey Lane
Robeson Township
Twin Valley School District
Birdsboro, Berks County, PA 19508
T A X P A R C E L I D 73-5323-00-30-8943
A C R E A G E 5.16 ± Acres
P R O P E R T Y T A X E S $14,497 (2015 tax year)
C O V E N A N T S None
There is NO Homeowners Association (HOA)
There are NO HOA and/or common area fees
U T I L I T I E S Underground Met-Ed/First Energy Electric
Underground Phone
DirectTV Satellite CATV
Amerigas Propane (1000 gal tank)
S Y S T E M S On-Site Septic System
On-Site Water Well
Propane-fired Boiler hot water Heat with CA
Propane-fired Domestic Hot Water
HD 400-amp Electrical Service
Propane-fired Generac Generator
Radon Removal System Installed 2012

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Y E A R B U I L T 2004
C O N S T R U C T I O N Poured Concrete Foundation
Fieldstone and Hardie Cement BoardExterior
Orig stucco exterior completely removed & remediated 2015
30-year fiberglass shingle roof
Extensive custom millwork & floor-to-ceiling stone FP
Full Lower Level with Separate Walk-out Entrance
Numerous handicap-access improvements throughout
I N T E R I O R S F 4,350 Main Level approximate
2,715 Lower Level, approximate
7,065 TOTAL, approximate

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F L O O R P L A N Expansive Main Level with Home Office and MBR Suite
O V E R V I E W Finished Lower Level with walkout Entrance
Lower Level includes a multi-room Guest Suite w Kitchen
M A I N L E V E L Entry Hall with Vaulted Ceiling
Great room with floor-to-ceiling stone Fireplace
Center-island Granite Kitchen w chefs-grade stainless appliances
Large Walk-in Pantry with custom shelving
Dining Room with outside entrance overlooking rear lawns.
Custom Home Office with Full Executive Bath
Mudroom with Laundry centre.
2-Bedroom Suite with full Jack & Jill bath (or 1BR w LR)
M A I N L E V E L M B R First Floor Master Bedroom Suite with Fireplace and Terrace
Master Bath with Imported Marble and Perrin & Rowe fixtures.
Master Bath with large tiled walk-in double Shower.

L O W E R L E V E L Large 1BR Guest Suite with separate entrance.
Guest Suite includes Living Room, Full Bath & Full Kitchen.
Large Recreation Room (or Media Room)
Gym Studio with Full Bath, includes Steam Shower
Game Room or Study Area (used for air hockey)
Large Utility Room with second Laundry Centre
Mechanicals Room with HVAC, Elec Panels, Alarm, etc)

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F I R E P L A C E S 2 gas fireplaces :
Great Room (floor to ceiling stone)
Master BR Suite (millwork surround, MBR Reading Area)

G A R A G E Oversize 3-car Attached Garage w electric openers PLUS
Oversize 3-car Detached Garage w electric openers

G R O U N D S Peaceful, quiet, very private 5+ Acre hilltop setting
Lawns, generally level to gently sloping
Shade Trees and Specimen Plantings
Natural boundary of Mature Woodlands
Long private driveway on culdesac (easily gated)
Residence is virtually invisible from street.
R E P L A C E M E N T Replacement Cost estimated at:
$1,482,750 to $1,598,250
Ask Agent for ‘Cost to Build’ Appraisal dated April 22, 2015.

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C O M M E N T S A beautifully designed home in a completely private setting.
Original stucco removed and remediated in 2015.
Designed to be handicap accessible without appearing to be so.
Numerous “hidden” handicap accessible improvements thruout.

C O M M E N T S Custom millwork thruout, incl solid interior doors.
Designer architectural elements, finishes and fixtures throughout.
Extraordinary craftsmanship and attention to detail.
Floorplan provides self-contained Guest Suite w sep entrance.
Large outdoor deck for relaxing and entertaining.
Covered picnic alcove with grill centre and lots of seating.
Fantastic value for a discerning, knowledgable Buyer!

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C A P I T A L I M P R O V E M E N T S
The following is a partial list of capital improvements completed by the
current Owners since the purchase of the Property in October, 2012 :
Purchase of Residence (2012) : 615,000
Stucco Remediation & Hardie Board Installation (2015) : 155,100
Landscaping and Hardscaping : 4,000
New Stone Driveway Entrance Pillar : 2,050
Stainless Steel Chimney Caps : 1,050
Upgrade All Drains & Clean-Outs on HVAC Air handlers : 230
Repaint Family Room : 1,800
Repaint Foyer, Dining Room & Master Bath : 1,090
Upgrade Hardscaped Walkway & Add Wire Conduit for Lighting : 2,000
Clean, Repair and Seal Driveway : 2,080
Install New Steam Generator for Steam Shower : 2,000
Upgrade & Clean Gas Fireplaces : 875
Shingle Roof Cleaning & Treating : 2,092
Full Length Mirror Installed, Master BR Closet : 350
Subtotal : $789,717
Plus : (*costs on these items being researched by Owner, will be provided).
Install new septic pump tank & pump with additional flow lines (2012) ;
Install Radon removal system (2012) ;
Replace Central Vacuum control circuit (2014) ;
Upgrade HVAC w Weil-McLain Boiler (2007) ;
Upgrade Thermostat for Domestic Hot Water Heater (2014) ;
Total : (*pending)

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M A J O R P O I N T S
Approximate driving distances from this Residence :
Reading PA 11 Miles
Allentown PA 40 Miles
Malvern PA 28 Miles
Downingtown PA 23 Miles
King Of Prussia PA 33 Miles
Phoenixville PA 24 Miles
Lehigh Valley Intl Airport (ABE) 45 Miles
Lancaster PA 34 Miles
Valley Forge 35 Miles
Gettysburg PA 85 Miles
Hershey PA 48 Miles
Times Square NY: 137 Miles
Phila Intl Airport (PHL) 62 Miles
Center City Philadelphia 56 Miles
Harrisburg PA Airport (MDT) 63 Miles
Washington DC 131 Miles
Dulles Airport (IAD) 154 Miles
Baltimore MD 93 Miles
Pocono Pines PA 97 Miles
Finger Lakes NY 250 Miles
Niagra Falls NY 336 Miles
Pittsburgh PA 265 Miles
PA Turnpike 8 Miles
Flight 93 National Memorial 184 Miles
Long Island NY 195 Miles
Atlantic City NJ 116 Miles
Penn State University, State College PA 153 Miles
Penn State University, Great Valley PA 28 Miles
Daniel Boone Homestead 9 Miles
Watkins Glen International Raceway 212 Miles
Appalachian Trail: 31 Miles

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Pennsylvania Consumer Notice
Pennsylvania law requires that consumers be provided with a copy of this Notice.
Hunter, Reed and Company Inc. is a licensed Real Estate Broker in multiple states including Pennsylvania, and is a
member of the National Association of Realtors (NAR). In Pennsylvania, Hunter, Reed and Company Inc. is a member
of the Pennsylvania Association of Realtors (PAR), the Suburban West Realtors Association (SWRA), and the TREND®
MLS network. Hunter, Reed and Company Inc. represents the Owner (Seller) of this Property as an exclusive Seller Agent.
Please see the ‘Seller Agency’ section below for more information.
Pennsylvania law requires real estate Brokers and Salespersons (licensees) to advise consumers who are seeking to sell or
purchase residential real estate of the business relationships permitted by the Real Estate Licensing and Registration Act.
This notice must be provided to the consumer at the first contact where substantive discussion about real estate occurs
unless an oral disclosure has been previously provided. If oral disclosure was provided, this notice must be provided at the
first meeting or the first time a property is shown to the consumer by the Broker or Salesperson.
Before you disclose any information to a licensee, be advised that unless you select an agency relationship the licensee
is not representing you. A business relationship of any kind will not be presumed, but must be established between
consumer and licensee.
A licensee who provides you with real estate services owes you the following duties :
■ Exercise reasonable professional skill and care which meets the practice standards required by the Act.
■ Deal honestly and in good faith.
■ Present, in a reasonably practicable period of time, all offers, counteroffers, notices and other types of communications
to and from the principal parties in writing. The licensee’s duty to present written offers and counteroffers may be
waived provided that the waiver is in writing.
■ Comply with the Pennsylvania Real Estate Seller Disclosure Act.
■ Account for Escrow and Deposit funds
■ Disclose all conflicts of interest in a reasonably practicable period of time.
■ Provide assistance with document preparation and advise the consumer regarding compliance with laws pertaining to
real estate transactions.
■ Advise the consumer to seek expert advice on matters about the transaction that are beyond the scope of the licensee’s
expertise.
■ Keep the consumer informed about the transaction and tasks to be completed.
■ Disclose financial interest in a service such as financial, title transfer & preparation services, insurance, construction,
repair, or inspection, at the time service is recommended or the first time the licensee learns that the service will be used.
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A Licensee may have the following business relationships with the Consumer :
Seller Agency
Seller Agency is a relationship in which the Licensee, upon entering into a written agreement, works only for the
Seller. Sellers’ Agents owe the additional duties of :
► Loyalty to the Seller by acting in Seller’s best interests.
► Confidentiality, except that a Licensee has a duty to reveal known material defects about a property.
► Making a continuous and good faith effort to find a buyer for the property, except while the property
is subject to an existing agreement.
► Disclosure to other parties in the transaction that the Licensee has been engaged as a Sellers’ Agent.
A Seller’s Agent may compensate other brokers as subagents if the Seller agrees in writing. Subagents have the same
duties and obligations as the Sellers’ Agent. Sellers’ Agents may also compensate Buyers’ Agents and Transaction
Licensees who do not have the same duties and obligations as Sellers’ Agents. If you enter into a written agreement,
the Licensees in the real estate company owe you the additional duties described above under Seller Agency. The
exception is designated agency. See the designated agency section in this notice for details.
Buyer Agency
Buyer Agency is a relationship in which the Licensee, upon entering into a written agreement, works only for the
Buyer. Buyer’s Agents owe the additional duties of :
► Loyalty to the Buyer or Tenant by acting in Buyer’s best interest.
► Confidentiality, except that a Licensee is required to disclose known material defects about the property.
► Making a continuous and good faith effort to find a property for the Buyer, except while the Buyer is subject
to an existing contract.
► Disclosure to other parties in the transaction that licensee has been engaged as a Buyer’s Agent.
A Buyers’ Agent may be paid fees, which may include a percentage of the purchase price, and even if paid by the
Seller, will represent the interests of the Buyer. If you enter into a written agreement, the Licensees in the real estate
company owe you the duties described above under Buyer Agency. The only exception is designated agency. See the
designated agency section of this notice for more information.
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Dual Agency
Dual Agency is a relationship in which the Licensee acts as the agent for both the Seller and the Buyer in the same
transaction with the written consent of all parties. Dual Agents owe these additional duties :
► Taking no action that is adverse or detrimental to either party’s interest in the transaction.
► Unless otherwise agreed to in writing, making a continuous and good faith effort to find a Buyer for the property
and a property for the Buyer, unless either is subject to an existing contract.
► Confidentiality, except that a Licensee is required to disclose known material defects about the property.
Designated Agency
In Designated Agency, the employing broker may, with your consent, designate one or more licensees from the real
estate company to represent you. Other licensees in the same company may represent another party and shall not
be provided with any confidential information. The Designated Agent shall have the duties as listed above under
‘Seller Agency’ and ‘Buyer Agency’. In Designated Agency, the employing broker will be a Dual Agent and have the
additional duties of :
► Taking reasonable care to protect any confidential information disclosed to the Licensee.
► Taking responsibility to direct and supervise the business activities of the Licensees who represent the Seller
and the Buyer, while taking no action that is adverse or detrimental to either party’s interest in the transaction.
The designation may take place at the time the parties enter into a written agreement, but may occur at a later time.
Regardless of when the designation takes place, the employing broker is responsible for ensuring that any confidential
information is not disclosed.
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Transaction Licensee
A Transaction Licensee is a broker or salesperson who provides communication or document preparation services or
performs other acts for which a license is required, WITHOUT being the agent or advocate for either the Seller or the
Buyer. Upon signing a written agreement or disclosure statement, a Transaction Licensee has the additional duty of
limited confidentiality in that the following information may not be disclosed :
► The Seller will accept a price less than the asking or listed price.
► The Buyer will pay a price greater than the price submitted in a written offer.
► The Seller, or the Buyer, will agree to financing terms other than those offered.
Other information deemed confidential by the consumer shall not be provided to the Transaction Licensee.
Other Information About Real Estate Transactions
The following are negotiable and shall be addressed in an agreement or disclosure statement with the licensee :
► The duration of the employment, listing agreement, or contract.
► The fees or commissions.
► The scope of the activities or practices.
► The broker’s cooperation with other brokers, including the sharing of fees.
Any Agreement of Sale must contain the zoning classification of a property, except in cases where the property is
zoned solely or primarily to permit single family dwellings.
A Real Estate Recovery Fund exists to reimburse any person who has obtained a final civil judgement against a
Pennsylvania real estate licensee owing to misrepresentation, fraud or deceit in a real estate transaction and who has
been unable to collect the judgement after exhausting all legal and equitable remedies. For complete details about the
Real Estate Recovery Fund, call 717-783-3658.
For a printable electronic version of this Consumer Notice from our website, please go to :
http://www.HunterReed.com/ConsumerNotice.html
www.HunterReed.com

Thank you for your interest in this Offering.
If you’d like to own and enjoy this extraordinary Property,
please contact:
Steve DiFrancesco
CEO/Principal Broker

Haverford, PA 610-347-1000
Nantucket, MA 508-325-7000
Mobile phone 610-506-6577
Email info@HunterReed.com

www.HunterReed.com

www.HunterReed.com
© Copyright 2014-2015 Hunter, Reed and Company Inc. Hunter Reed and Company Inc. is a licensed Pennsylvania
Real Estate Broker and represents the Seller of this property exclusively as a sellers agent. Review the Pennsylvania
Consumer Notice, which is included in this Brochure and describes different types of Real Estate Agency relationships
which are available to consumers in Pennsylvania. The material contained in this brochure is based on information which
is considered reliable, but Hunter Reed and Company Inc. does not represent, warrant, or guarantee that it is accurate,
current, and/or complete, and it should not be relied upon as such by prospective buyers. All information contained in
this brochure is subject to errors, omissions, inaccuracies, defects, change of price, and prior sale or withdrawal from
the market without notice. All figures in this brochure, including but not limited to : property taxes, assessment, millage
rate, acreage, zoning, land use, square footage, age, dimensions, conditions, depths, dates, easements, deed restrictions,
distances, locations, and drive times are or should be considered to be approximate. Prospective buyers are advised
to independently verify the accuracy of any information or any item which is deemed by the buyer to be of material
importance in the purchase of this Property. All portions of this Brochure, including but not limited to: descriptive text,
photographs, images, drawings, renderings, floor plans, architectural sketches, maps, forms, artwork and logos are the
intellectual property of Hunter, Reed and Company and may not be used, reproduced, distributed, shared, or published
without permission. Hunter, Reed and Company Inc. is a member of the National Association of Realtors (NAR).
All Rights Reserved. Equal Housing Opportunity.
Hunter, Reed and Company Inc. is a licensed Real Estate Broker in multiple states including Pennsylvania.
Offices in Philadelphia and Nantucket. Pennsylvania Real Estate Broker License No RB051176C. For general inquiries
please email : info@HunterReed.com or call 610-347-1000. US mailing address: PO Box 219 Haverford, PA 19041-0219.

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