Thinking about listing your Merion Station home and want to avoid last‑minute surprises? You are not alone. With older housing stock, historic character, and township rules, a little prep goes a long way. This guide gives you a clear, local checklist so you can present your home with confidence, move through disclosures correctly, and attract serious buyers. Let’s dive in.
Why Merion Station sells
Merion Station sits in Lower Merion Township on the Philadelphia Main Line, a location that draws buyers for its convenience and classic neighborhood character. Walkability to the SEPTA Paoli Thorndale Line at the Merion station is a common selling point for Center City commuters. Many homes are older and feature stone construction, mature trees, and larger lots, which buyers often value. The area is served by the Lower Merion School District; buyers typically verify school assignments directly with the district during due diligence.
Your pre‑list checklist
Gather key documents
- Seller’s Property Disclosure Statement. Pennsylvania requires sellers to disclose known material defects and deliver the disclosure before a buyer signs. Review the rules in the state code and complete the form accurately. See the Pennsylvania disclosure requirement.
- Deed, parcel number, prior surveys or plot plans, easements or restrictions, and HOA documents if applicable. If anything is missing, you can locate recorded documents through Montgomery County resources. Learn where to find county property records.
- Permits and completion certificates for additions, decks, pools, and major electrical, HVAC, or plumbing work. Lower Merion’s Building and Planning Department keeps records and can advise on past permit status. Check township FAQs on permits and records.
- Utility bills from the past 12 months, equipment and roof warranties, service receipts, and any recent inspection reports.
Verify safety and compliance
- Lead‑based paint. If your home was built before 1978, federal law requires a lead information pamphlet and disclosure of known hazards. Review the federal lead‑paint disclosure basics.
- Smoke and CO detectors. Install and test according to local and state code so buyers can see safety items addressed. Township FAQs provide general guidance.
- Sewer and water. Confirm whether your property is on public sewer or an on‑lot system and gather any related documentation. Lower Merion enforces public sewer connections where available. Read the code reference on sewage.
- Radon and similar hazards. Radon testing is common in the region. If you have past results or a mitigation system, include the documentation in your file.
Consider pre‑list inspections
- General home inspection. A pre‑listing inspection helps you identify issues that would need to be disclosed and lets you choose repairs or price accordingly. Pennsylvania law requires disclosure of known material defects.
- System checks. Have a qualified contractor review roof, HVAC, electrical, plumbing, chimney, and any moisture concerns. Keep receipts and warranty info for buyers.
- Wood‑destroying insect inspection. Termite reports are common; addressing issues early can prevent delays.
Prepare marketing and showings
- Declutter and depersonalize. Neutral paint, bright lighting, and simple decor help your photos shine.
- Curb appeal. Trim trees and shrubs, power‑wash, add fresh mulch, and refresh the front door paint for a strong first impression.
- Professional media. High‑quality photos and a floor plan increase engagement. Consider twilight shots that highlight tree‑lined streets and proximity to transit.
- Inclusions list. Decide what conveys and what is excluded. Put it in writing for the MLS and the agreement of sale.
Pricing with Main Line context
Merion Station micro‑markets can vary by street and property style, especially with older homes and unique features. Work with a local team that uses live MLS data to pull relevant comps, then sets strategy around condition, timing, and buyer demand. Main Line Fine Homes pairs on‑the‑ground expertise with Compass tools like AI‑informed pricing and Private Exclusives to position your home effectively.
Historic property steps
If your home is in a local historic district or on the Township’s historic inventory, exterior changes that are visible from the street may have required review or approvals. Gather any prior approvals, easements, or restrictions to share with buyers. Review Lower Merion’s historic resources and review bodies.
Neighborhood tips for Merion Station
Transit and parking
Highlight walk times to the Merion Regional Rail station and any off‑street parking or garage spaces. Station parking is limited, so private parking can be a differentiator. If you have a permit arrangement, note the details for buyers.
Schools and assignments
The area is served by the Lower Merion School District. Buyers often ask about Merion Elementary, Cynwyd or Belmont Hills, Bala Cynwyd Middle, and choice between Harriton or Lower Merion High, depending on address. Share general information, then direct buyers to the district for final assignment confirmation.
Taxes and affordability
Property taxes include township, school district, and county components. Since rates can change annually, include last year’s tax bill in your listing packet and encourage buyers to verify current figures with the Township and School District.
Health care and services
Nearby medical access, including Lankenau Medical Center and Main Line Health services, can be valuable to many buyers. Note proximity and travel times in your marketing materials.
Six‑week prep timeline
Weeks 4 to 6 before listing
Weeks 2 to 4 before listing
- Complete minor repairs, service HVAC, clean gutters, and address visible roof items if practical.
- Refresh landscaping and paint touch‑ups to boost curb appeal.
- If your home predates 1978, prepare lead‑paint disclosures and the required pamphlet. See federal lead‑paint guidance.
Week 1 before listing
- Deep clean and stage rooms for photos and showings. Schedule professional photography and finalize your factsheet with transit details and recent improvements.
- Complete and organize your Seller’s Property Disclosure Statement so it is ready to deliver to buyers or their agents. PA rules require disclosure delivery before signing.
Ready to list in Merion Station?
You deserve a tailored plan for your block, your style of home, and your goals. Main Line Fine Homes combines decades of Main Line expertise with Compass Concierge, AI‑informed pricing, and Private Exclusives to help you prep, price, and present with confidence. When you are ready to talk timing, strategy, and next steps, connect with Main Line Fine Homes.
FAQs
Do Merion Station sellers need a disclosure form?
- Yes. Pennsylvania requires sellers to disclose known material defects and deliver the form before a buyer signs the agreement of sale. See the state rule.
What are the lead‑paint rules for older homes?
How do I prove permits or approvals for past work?
- Collect permit records and completion documents or contact Lower Merion’s Building and Planning Department for assistance. Start with township FAQs.
What if my property is in a historic district?
- Exterior changes visible from public streets may require review or documentation; selling is allowed, but disclose any approvals, easements, or restrictions. See township historic resources.
Where can I find my deed or parcel info?
- Montgomery County provides access to recorded deeds and parcel data that you or your agent can pull before listing. Find county record resources.
