News Briefs for Nov. 28, 2025
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The Thompson Cottage (also known as the James Marshall Cottage) in Concord Township, Delaware County, was built circa 1775. Delaware County Council is considering a 19% property tax increase for 2026.
Photo: Smallbones
Nation’s largest landlord to pay $7M settlement over use of algorithms to drive up rents
The nation's largest landlord has agreed to pay $7 million to settle claims it used algorithms to raise rents. Greystar Property Management, which manages nearly 950,000 rental units nationwide, reached the multimillion-dollar settlement after nine states sued the company, accusing it of an "algorithmic pricing scheme." The attorneys general of California, Colorado, Connecticut, Illinois, Massachusetts, Minnesota, North Carolina, Oregon and Tennessee agreed to a settlement stemming from a January 2025 lawsuit. An investigation by a bipartisan coalition looked into Greystar's role in the scheme, which allowed property management companies to share supply and demand pricing data with one another on a service called RealPage. RealPage uses algorithmic models to recommend price increases to subscribers. A January 2025 complaint claimed Greystar and other co-defendant landlords discussed "competitively sensitive topics" that included pricing strategies and rents. As part of the settlement, Greystar has agreed it will no longer use software that relies on other landlords’ confidential data to set rents.
Source: Realtor.com; 11/20/2025
Mortgage interest deduction remains important benefit for qualified homeowners
The National Association of Realtors (NAR) is emphasizing the continued importance of the mortgage interest deduction (MID) following the 2025 tax reform law, H.R.1, which preserved the benefit for qualifying homeowners. The MID allows taxpayers who itemize to deduct interest paid on a home loan — up to $750,000 on a primary or secondary residence — from their taxable income, often providing significant savings and a financial incentive for first-time buyers. A recent NAR survey found 91% of voters support keeping the deduction, though many homeowners no longer benefit due to higher standard deductions. NAR encourages real estate professionals to understand the MID so they can advise clients on buying, selling or refinancing, highlighting the deduction as a key tool in promoting homeownership and supporting the housing market.
Source: NAR; 11/20/2025
EPA proposes WOTUS rule revisions
The Environmental Protection Agency (EPA) and the U.S. Army Corps of Engineers announced a new proposed rule to redefine "Waters of the United States" (WOTUS) under the Clean Water Act (CWA). The goal of the new proposal is to align the definition of WOTUS with the United States Supreme Court 2023 decision Sackett v. EPA, which held that WOTUS should include waters that are "relatively permanent" and wetlands that share a "continuous surface connection" to such waters. To that end, the proposed rule includes definitions for both "relatively permanent" and "continuous surface connection." Along with those new definitions, the proposed rule includes a definition of "tributary," which would extend WOTUS status only to those tributaries of navigable waters which are "relatively permanent" and have a "bed and band." Additionally, the proposal would exclude "interstate waters" from the WOTUS definition, meaning that simply being a water that crosses state boundaries would not be enough for a water to be recognized as a WOTUS. The proposed rule is subject to a 45-day public comment period before a final rule is issued.
Source: NAR; 11/21/2025
Northampton budget includes tax increase
The preliminary 2026 budget for Northampton Township proposes a 2.75 mill real estate tax increase to support expanded emergency services and public safety. If approved without change, a home assessed at the township median value of $40,000 will see the 2026 real estate tax bill increase by $110 for a total or $1,410 per year. The budget documents and presentation explain how the township allocates its funds for public safety, infrastructure projects, community programs and other essential services. Supervisors will consider final adoption at the Wednesday, Dec. 10, meeting.
Source: Northampton Township; 11/2025
Trumbauersville to add a fire tax
The Borough of Trumbauersville has released its draft 2026 general fund budget for public inspection. Council will hold a public hearing on Thursday, Dec. 4, at 7 p.m. at the municipal building, 1 Evergreen Dr., to consider adopting an ordinance that would establish a fire tax and related regulations to support local fire companies, as well as adopting the final budget. Copies of the full ordinance and proposed budget are available online.
Source: Bucks County Courier Times; 11/13/2025
Morrisville School District to receive extra funding
Morrisville Borough School District will receive an unexpected $1.5 million in the newly approved Pennsylvania budget, easing a financial crisis that had school officials warning the district might shut down in January due to having no reserve funds. The funding, delivered through a Pennsylvania Department of Education grant, is separate from other state subsidies. Despite being one of Bucks County’s poorest districts, Morrisville remains ineligible for additional underfunding aid that five other Bucks County districts receive — a situation that state Sen. Steve Santarsiero (D-10) suspects might be due to the district sharing a ZIP code with wealthier Yardley Borough, which is part of the Pennsbury School District.
Source: Bucks County Courier Times; 11/17/2025
Northampton Township extends waste hauler contract
Northampton Township has unanimously approved a one-year extension of its solid waste collection contract with Whitetail Disposal Inc. Service will continue through Dec. 31, 2026, with no increase in annual trash collection fees. Supervisors cited the company’s strong performance, timely response to complaints, and high resident satisfaction as key reasons for the extension. Board members credited township staff for structuring the original contract to allow flexibility and control over pricing, allowing the township to maintain price stability amid rising waste collection costs in other municipalities.
Source: Bucks County Herald; 11/19/2025
Chester County releases 2026 preliminary budget
Chester County commissioners unveiled a $778.6 million preliminary county budget for fiscal year 2026 that holds the real estate tax rate steady while projecting a 4.7% increase in operating revenues to $666.3 million and a capital budget increase of 19.8% to $112.2 million. The proposal zeroes out any new tax hike, keeps the overall property tax rate at 5.164 mills, and signals fiscal caution due to lingering uncertainty over federal and state funding. Personnel expenses are expected to rise by 0.8%, including a 4% healthcare cost increase, while departmental earnings are projected to fall 3%. View the budget presentation here. Commissioners will review the budget at a public meeting on Wednesday, Dec. 17.
Source: Chester County; 11/20/2025
Chesco schools to benefit from new state budget
Pennsylvania school districts, including several in Chester County, are breathing easier after the end of a four-month state budget impasse that had delayed basic education, special education and construction payments. On Nov. 12, Gov. Josh Shapiro signed a $50.1 billion spending plan that adds more than $900 million for education. The 2025-2026 budget includes a $565 million increase in adequacy funding for the state’s most underfunded districts, with five Chester County districts expected to benefit, as well as boosts of $105 million for basic education, $40 million for special education and $125 million for infrastructure. Districts will also save an estimated $175 million statewide — including about $6.5 million redirected back to Chester County schools — through a new cap on cyber charter tuition payments. Education leaders called the agreement a stabilizing step after months of uncertainty, saying the bipartisan compromise puts Pennsylvania closer to a fully and fairly funded public school system.
Source: Daily Local; 11/21/2025
New Garden residents criticize mushroom industry
At a tense Nov. 17 New Garden Township Board of Supervisors meeting, residents sharply criticized American Mushroom Institute president Rachel Roberts and local mushroom growers over what they called longstanding failures to address air- and water-quality problems linked to composting operations. Roberts, speaking via Zoom, outlined two Pennsylvania Department of Agriculture pilot projects underway at a local farm — a $35,000 carbon-activated geomembrane tarp to reduce hydrogen sulfide emissions and a $2 million nanobubble system aimed at improving water quality, compost aeration and odor control — though she acknowledged data gaps, particularly on phorid fly reduction. The update came amid concern over a West Chester University study showing hydrogen sulfide levels near some farms far exceeding state recommendations and as lawmakers advanced H.B. 2034, which would require mushroom growers to submit mitigation plans and comply with inspections. Residents accused the industry of slow progress, lack of transparency and refusal to fully cooperate with researchers, with some urging stronger enforcement and even shutdowns of noncompliant operations.
Source: Chester County Press; 11/20/2025
Kennett school board eyes elementary attendance shift
The Kennett Consolidated School District is preparing for an elementary school attendance redistricting after officials reported significant enrollment imbalances, with Greenwood Elementary operating near capacity at 570 students while Bancroft has just 380. District CFO Mark Tracy told the board on Nov. 10 that students from two new housing developments — The Parks at North Walnut and Longwood Preserve — would be assigned to Bancroft, assuring current Greenwood students would not be moved. Tracy also reported districtwide enrollment has declined by 76 students to 3,737, citing fewer families with children moving to the area. Two new elementary school buildings — New Garden and Greenwood — remain on schedule to open for the 2026-2027 school year, and School Board President Dave Kronenberg pushed back against rumors of financial instability, saying the district is “good to go.”
Source: Chester County Press; 11/20/2025
West Goshen files for conservatorship of dilapidated property
On Sept. 2, the West Goshen Township supervisors approved the filing of a conservatorship petition under the Abandoned and Blighted Property Conservatorship Act for the property at 905 Westtown Road. The petition said the property was unsafe, dilapidated and negatively affecting its neighbors. On Nov. 13, Common Pleas Judge Anthony Verwey granted the petition. More information is available on the township website.
Source: West Goshen Township; 11/24/2025
Delco council gets earful over proposed 19% property tax hike
Delaware County residents expressed concerns about a proposed 19% tax increase at a recent council meeting. The 2026 county budget is anticipated to have its first reading at the Wednesday, Dec. 3, council meeting, and a final version is expected to be adopted by Dec. 10. A year ago, a property tax increase of 23% was enacted, and the tax bill for an average property assessed at about $255,100 rose $185, from $803 to $988. For 2026, a 19% increase based on the 2025 tax burden of $988 would amount to nearly an extra $188. According to a statement from county communications director Michael Connolly, “The leading drivers requiring revenue enhancement are the structural deficit this council inherited, the lack of robust budget reserves, the ending of major infusions of support funding like those related to the pandemic and the years immediately thereafter, and increased costs like an increase in the county’s required SEPTA contribution and rising health care costs.”
Source: Daily Times; 11/20/2025
Wallingford-Swarthmore faces $2.6M deficit, school officials blame ‘spending problem’
Wallingford-Swarthmore School District is projecting a $2.6 million deficit for the 2027-2028 school year, with administrators warning of “runaway spending” and poor recordkeeping that have driven an 18% budget increase over five years. Business administrator DeJuana Mosley said, “Bottom line, the district has a spending problem,” citing costly building repairs, increased staffing needs and a culture of “just ordering stuff.” Superintendent Russell Johnston said the financial strain is compounded by a shrinking tax base and limited opportunities for growth in the mostly residential district. Unlike neighboring school districts like Rose Tree Media, which has seen continued population increases and new construction, Wallingford-Swarthmore is small and almost entirely residential. Limited construction and growth leaves few opportunities to increase the district’s tax base. To change course, officials are considering deep cuts focused “furthest away from the classroom,” including reductions in professional development, travel, capital projects and optional services. The district plans to release a draft budget by June, with community forums and board discussions scheduled through December.
Source: Philadelphia Inquirer; 11/19/2025
CHOP opens larger pediatric care office at newly built Drexeline Town Center
MCB Science + Health has completed construction of a 60,000-square-foot medical office building at its redeveloped Drexeline Town Center in Drexel Hill. The three-story Drexeline Medical Office Building is 100% leased by Children's Hospital of Philadelphia, which is occupying the first floor, and the Delaware County Department of Human Services, which has relocated its offices to the site from Upper Darby. CHOP has opened a pediatric primary care office in the new town center medical building at 5100 State Road, replacing a smaller practice site less than two miles away on Keystone Avenue. The Drexeline Town Center is anchored by a 72,000-square-foot ShopRite supermarket and includes a Chase Bank, PNC Bank, Wawa, Jersey Mike’s Subs and the sit-down restaurant Turning Point.
Source: Philadelphia Business Journal; 11/19/2025
Chester Lead Task Force hosts community expo
The Chester Lead Task Force, formed in 2024 under the city’s Bureau of Health, recently hosted its first major event — the Lead Free Community Expo — at the Boys & Girls Club of Chester. With nearly 30 organizations in attendance, families were able to access health resources including free breast and chest exams, CPR training, blood pressure screenings, and lead testing. The expo featured on-site lead testing by the Delaware County Health Department, as well as soil, jewelry and pottery testing by Penn Medicine, and service-line consultations by the Chester Water Authority. Seventy-five cleaning kits were distributed to attendees to support lead-safe homes.
Source: Chester Spirit; 11/19/2025
Delco homeless shelters prepare to reopen with state budget impasse resolved
The Community Action Agency of Delaware County, which operates three homeless shelters and a rental assistance program, was forced to reduce capacity at one of its shelters to 50% in October and close the other two on Nov. 1 as a result of the state budget impasse. Delaware County, which had been backfilling for missing state dollars, had to cut the funds it delivered to social service organizations in half last month. Now, the agency is beginning to reopen its doors and its rental assistance program.
Source: Philadelphia Inquirer; 11/20/2025
Scam emails claim to be from Haverford Township officials
Haverford Township is warning residents, businesses and developers about fraudulent, “spoofed” emails that appear to come from government officials. The scam emails may use the names of real township staff and claim that money must be wired to resolve outstanding permit fees, bills or other municipal matters. The township does not request wire transfers, urgent electronic payments or confidential project information through unsolicited email. Suspicious messages can be reported to the township at 610-446-1000.
Source: Haverford Township; 11/21/2025
Plymouth Meeting mall to be sold
Lubert Adler Partners is under contract to purchase the largely vacant Plymouth Meeting Mall from PREIT and plans to invest more than $100 million to redevelop the 110-acre property into a mixed-use town center. The Philadelphia-based developer aims to transform the site with potential residential units, youth sports facilities and community-focused amenities. The firm has not determined what portion, if any, of the existing 948,000-square-foot mall will be demolished. Lubert Adler would be buying the PREIT-owned portion of the property, which Montgomery County property records show includes at least seven parcels. The sale, expected to close in late January, reflects a broader trend of repurposing struggling malls in the region.
Source: Philadelphia Business Journal; 11/20/2025
Norristown eyes tax increase
Norristown Municipality has advertised its proposed 2026 budget, which includes a property tax increase to help close a $1.69 million funding gap. The plan raises the millage rate from 18.25 mills to 19.25 mills. The increase could cost the average single unit property owner about $69 more per year and generate roughly $887,000 in additional revenue, with funds allocated to the general budget, fire services and EMS. Officials also plan to use $790,000 from the municipality’s fund balance to address a one-time pension cost increase. The proposed $47.2 million budget reflects rising personnel and operating costs, expanded staffing and major capital projects totaling nearly $75.7 million, including a new fire station and recreation center. Council is expected to vote on the budget on Tuesday, Dec. 2, at Municipal Hall, 235 E. Airy St. Visit the Norristown website for more information.
Source: The Reporter; 11/21/2025
Lower Merion proposes 9.5% tax increase
Lower Merion Township officials have proposed a 9.5% property tax increase for 2026. If adopted without change, the millage rate will increase from 4.462 to 4.886 mills. In 2025, a property with an assessed value of $200,000 had a township tax bill of $892. Under the township’s projected tax increase for 2026, that same property would have a township tax bill of $977, an increase of $85. The tax hike is projected to generate $3.2 million in additional revenue. The proposed $83.8 million budget, which relies on $4.6 million from the township’s fund balance, is driven largely by a 19.9% rise in health insurance costs for employees and retirees, as well as ongoing staffing and operational expenses. Savings from employee vacancies, particularly in the police department, and reduced utility costs from LED streetlight conversions have helped offset some costs. Additional revenue is expected from planned increases in parking meter rates. Residents can review the budget on the township website. The budget is slated to be finalized in December.
Source: Main Line Times; 11/17/2025
Norristown Dam hydroelectric generation project drags on
Montgomery County’s plan to add hydroelectric power generation to the Norristown Dam has encountered delays and added costs. The project, aimed at generating renewable energy for county facilities, has been in development since 2016 after feasibility studies confirmed potential output exceeding county energy needs. The project still requires regulatory exemptions and additional studies, and commissioners recently approved a $400,000 contract amendment — bringing the total to $1.05 million — to extend environmental, engineering and outreach work through 2026. While supporters highlight its clean energy potential, some officials, including Commissioner Tom DiBello, question its financial viability and return on investment. In parallel, the county authorized a request for proposals to engage private developers and consultants to advance the hydroelectric facility, emphasizing ongoing evaluation of technology, funding and permitting.
Source: Main Line Times; 11/17/2025
St. Joe's sells University City real estate portfolio at steep discount
Saint Joseph's University closed a deal on Oct. 20 to sell its University City real estate portfolio for $66.5 million to the Belmont Neighborhood Education Alliance, a nonprofit chaired by housing investor Michael Karp, at a steep discount from its book value. The sale includes 10 parcels St. Joe's acquired in its 2022 merger with the University of the Sciences. The properties have a combined assessed value of $101.1 million, according to a deed filed with the City of Philadelphia. Among the prominent USciences buildings included in the sale are the Athletic Recreation Center, Goodman Hall, Wilson Student Center, Joseph W. England Library and Alumni Hall.
Source: Philadelphia Business Journal; 11/20/2025
New renderings show planned 36-story apartment tower on the Delaware River
A New York developer is moving ahead with plans for a 620-unit apartment tower along the Delaware River in Philadelphia, presenting its proposal to the city and revealing new renderings. Brevet Capital is planning the 36-story tower at 1341 S. Christopher Columbus Blvd., between Washington Avenue and Reed Street in the Pennsport section of the city. The residential tower would have 10,150 square feet of ground-floor retail space, according to the developer’s submission to the Philadelphia Civic Design Review Committee. Construction is planned to begin in the fourth quarter of 2026 and be completed by the first quarter of 2029. Next door, Brevet is planning a single-story, 20,650-square-foot retail building.
Source: Philadelphia Business Journal; 11/18/2025
Federal housing aid changes will impact Philadelphia
Philadelphia stands to lose tens of millions of dollars in federal funds intended to fight homelessness under a plan issued by the Trump administration that advocates say could significantly disrupt permanent housing programs and return formerly homeless people to the streets. The U.S. Department of Housing and Urban Development (HUD) released the plan earlier in November, saying it would “restore accountability” and promote “self-sufficiency” in people by addressing the “root causes of homelessness, including illicit drugs and mental illness.” Nationwide, advocates say, the HUD plan could displace 170,000 people by cutting two-thirds of the aid designated for permanent housing. Overall, there are 2,330 units of permanent housing, many of them financed by $47 million the city received from HUD last year, according to city officials. The new strategy comes as Mayor Cherelle L. Parker attempts to move ahead with an ambitious plan to increase the supply of affordable housing in the city. Parker declined to comment on the Trump administration’s policy shift.
Source: Philadelphia Inquirer; 11/24/2025
Hundreds of affordable units envisioned for industrial site
A New Jersey-based developer wants to build 232 units of affordable housing near Temple University’s main campus in North Philadelphia. The proposal calls for the construction of 68 buildings — a mix of triplexes and quadplexes — on a nearly three-acre site at 2200 N. 8th St. The development, which would fill an entire city block, would have an interior parking lot with 92 spaces. The project would replace a vacant warehouse. The site is zoned for light-to-moderate industrial uses, requiring the developers to obtain a pair of variances. If approved, the units would all be naturally occurring affordable housing, which is commonly referred to as NOAH, said Rustin Ohler with Harman Deutsch Ohler Architecture. While the development will not be directly subsidized, the rents will be targeted to residents earning between 60% and 100% of the area median income. That translates to $57,360 and $95,550 for a two-person household.
Source: PlanPhilly; 9/19/2025
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