Exterior home security cameras have been around for years, but smart cameras have joined the scene recently, becoming more popular inside homes as well as outside. 

Whether during private showings or open houses, these cameras can pose challenges for prospective homebuyers and their Realtors®. How do these recording devices affect home visits? And what are the legal implications? 

Buyers Must Hide Emotions 

“The biggest challenge is always reminding buyers to hide their emotions, both physical and verbal, as much as possible,” notes Todd Van Horn, a member of the Realtors® Association of Metropolitan Pittsburgh. “As Realtors®, we have to prepare the buyer to assume that they are being video-recorded at all times, and possibly audio-recorded.” 

“You don’t want your buyer to criticize the seller’s taste in colors, choice of furniture, lack of updates or lack of cleanliness, because the owner could be offended, which leads them to become defensive and possibly even hostile during contract negotiations.” 

Price Conversations Saved for Later 

“Buyers often want to talk about pricing as we are touring,” adds Carolyn Corr, a member of Tri-County Suburban Realtors®.  “Even though I’ll warn them we shouldn’t discuss this before entering, their emotions and excitement get the best of them, and they will say how much they are willing to pay. It can hurt them in negotiations.” 

“Back in the day, agents used to have open discussions about anything while building rapport,” Van Horn adds. “We could discuss things like price, condition and buyer motivation during the showing while walking around the house.” 

“Now,” he continues, “you’re often constantly on camera from the time you step out of your car, while walking up to the front door, through the house and back out. Those conversations must now occur in cars, at the office or over the phone, away from the house, to preserve our buyer’s negotiation power. Welcome to 2026 and beyond!” 

Legal Factors 

Home cameras can feel reassuring to homesellers and invasive to prospective homebuyers, but what should Realtors® and their clients know about the legal factors? 

“The Pennsylvania wiretap law makes it a crime to electronically ‘intercept’ (listen to and/or record) the audio portion of a conversation and to use or attempt to use the information that was collected,” PAR Chief Legal Officer Hank Lerner shares. “But this limitation does not apply where all parties to the conversation have given their consent, or when conversations occur in locations where there is no expectation of privacy from the parties.” 

There are two approaches to protect sellers from this potential legal problem. 

“First, if your seller has devices that can listen to or record audio, the safest legal approach is to ask them to turn off those devices – or at least the audio function – when buyers and others are on the property,” Lerner notes. “But many sellers may be uncomfortable with that, or they may just sometimes forget. The next best option for listing agents is to disclose the presence of the devices, and the fact that they might capture conversations, in as many places and as many times as they possibly can.” 

“This could include notes or comments in the MLS (some MLSs may even have a specific field for this), disclosure in phone, text and/or email conversations with buyer agents, and even notes near the front door, since you can’t forget about doorbell cameras.” 

“Both the PAR Listing Contract and Buyer Agency Contract have paragraphs informing clients of some of these issues, so be sure to cover those with every client before scheduling any showings,” he adds.

Andy Oei was recently featured by Realtor.com for doing what he calls his “immersive due diligence,” which means he takes on strategies to help serious homebuyers experience everyday life in the home they’re considering purchasing. 

What is immersive due diligence? 

“For me, immersive due diligence means giving buyers a chance to experience what it may actually be like to live in a residence,” Oei, a member of the Greater Philadelphia Association of Realtors® who specializes in luxury condominiums, shares with PAR. 

“A typical showing may only be 30 minutes. That gives you a good sense of the residence, but not necessarily the experience of living there. I have taken buyers back late at night to experience the skyline and city lights, had them come back in the morning for coffee or arranged for them to have lunch in a residence and spend some time there.” 

He adds that with luxury condominiums, he also wants buyers to experience the building itself, including the arrival experience, privacy, amenities and level of service offered, which are all part of their decision. 

How can Realtors® practice this in their day-to-day business? 

“I think it starts with finding out what is important to that particular buyer and then giving them an opportunity to experience it firsthand,” Oei explains. “If the views are a big reason they like the residence, I may suggest they come back after dark. If natural light is important, see the residence at a different time of day. If the neighborhood is important, spend some time walking around it.” 

“Sometimes I give the buyer and their agent a gift card to a nearby coffee shop or restaurant and tell them to sit down after the showing and talk about the property without me there,” he adds. “It does not need to be complicated. You are really just giving buyers more opportunities to figure out whether they can see themselves living there.” 

What are the benefits of offering these immersive experiences to potential buyers? 

Oei says the biggest benefit of Realtors® doing their immersive due diligence is confidence. 

“There are things you just cannot learn from photos, property information or one showing. Spending more time at a residence may make a buyer like it even more. It may also make them realize it is not the right property for them.” 

“I consider both outcomes successful,” he says. “I would much rather have a buyer discover something before they buy than after they move in. And when they do decide they want to move forward, they usually feel much more confident about the decision.” 

How does immersive due diligence help buyers in the Philly market?

“I think this works particularly well in Philadelphia because things can change considerably from one block to another, and, with condominiums, from one building to another,” Oei explains. 

“In Center City, two luxury condominiums may look very similar on paper but offer very different experiences once you spend time in them. The views, natural light, privacy, service and even how a residence feels after dark can be very different.” 

“I find that buyers become more decisive when they have had a chance to experience these things for themselves. It also shows the client that I am comfortable with them taking their time and figuring out whether the residence is really right for them. I think this becomes even more important with luxury real estate. At a certain point, buyers are not making a decision based only on square footage and finishes – they are buying the experience of living there.” 

“You can tell someone that a residence has spectacular skyline views,” he says. “I would rather have them standing in the living room at 9 p.m. looking at those views themselves.” 

Yesterday’s PAR Legal Hotline webinar focused on helping members navigate common questions about PAR’s “junk drawer” of legal topics that members may need to brush up on as market conditions are shifting. 

Hotline Procedures Refresher 

Chief Legal Officer Hank Lerner began with a review of PAR’s Legal Hotline procedures, reminding members that the hotline is a benefit reserved only for PAR members, and reviewing proper procedures for leaving a question. 

Do Not Call Law Changes 

New PAR Associate Counsel Taylor Baublitz reviewed recent changes to Pennsylvania’s Do Not Call law, effective Oct. 18. Members marketing real estate by phone or text should note that marketing texts are now regulated like calls and may require prior consent. They were also reminded to comply with both state and federal do-not-call rules, each with specific requirements.  

Property Inspection Contingency 

Later, Baublitz discussed the property inspection contingency in the Agreements of Sale. She emphasized that inspections are not automatic under the PAR Agreement of Sale; buyers must choose which inspections to perform or risk losing rights and negotiation power. This section also covered misconceptions about “informational only” inspections, inspection reports, seller disclosure obligations and the difference between inspection contingencies and pre-settlement walkthroughs.  

Leased Items and Personal Property Provisions 

Associate Counsel Kacy Clouser highlighted reviewing leased items and personal property provisions in agreements. Although agents may rely on MLS information, the terms of Agreement of Sale prevail when it comes to questions of what property is included or excluded. Questions about leased or financed items, such as solar panels, should be resolved before signing to clarify their status at settlement.  

Escrow Deposits 

The webinar also discussed escrow deposits, with Clouser explaining the difference between deposits held by brokers, governed by the Real Estate Licensing and Registration Act and those held by third parties, such as title companies or attorneys. Because non-broker escrow holders are not bound by the same laws, parties should consider a separate escrow agreement to clarify when funds can be released. 

Resale Rules for Condominiums and HOAs 

Assistant General Counsel Desirée Brougher examined resale rules for properties located in condominiums and homeowners associations under Pennsylvania law. These laws grant buyers rights they cannot waive, such as access to resale information and, in some cases, the right to cancel the contract after reviewing those documents. 

Mortgage Contingency Provisions 

Brougher also went on to discuss mortgage contingency provisions, including the State Real Estate Commission rules and the interplay between a buyer’s financing obligations and the seller’s rights if financing terms are not met. Members were reminded that buyers should act in good faith during financing, including adherence to contractual interest-rate lock requirements. 

Service, Assistance and Emotional Support Animals 

The webinar concluded with a review of current issues involving service, assistance and emotional support animals. Lerner discussed the interplay among federal, state and local laws, recent changes to agency guidance and the importance of engaging in an appropriate interactive process when accommodation requests arise. Given the evolving nature of this area of law, brokers, landlords and licensees were encouraged to seek legal guidance when questions arise.  

The session reinforced a familiar theme from many PAR Legal Hotline calls: seemingly simple questions often involve multiple layers of law, regulation and practical considerations. Understanding those moving parts can help members identify potential issues early and provide better advice to their clients throughout the transaction process. 

View More Legal Resources 

Learn more about these topics by watching the webinar recording and viewing the referenced resources on PAR’s website.

Lancaster was named no. 16 on the list of 2026 Best Small Cities from WalletHub, highlighted particularly for its quality of life and safety. 

Out of 1,318 small cities analyzed, Lancaster fell in the 99th percentile, scoring a total of 68.69 points. 

Notably, the city ranked no. 10 in the quality of life category, which measured factors like: 

• Average commute time 
• Average weekly work hours 
• Number of attractions 
• Restaurants, bars, clubs, coffee shops and museums per capita 
• Parks, fitness centers and bike rental facilities per capita 

Lancaster also ranked no. 35 in safety, which took into account the violent and property crime rates, motor vehicle crash fatalities per capita, pedestrian fatalities per capita and more. 

“Lancaster’s quality of life is something you really experience in the little things,” Christina Diehl, president of the Lancaster County Association of Realtors®, says. “I recently walked downtown for dinner at Double C and then headed to the Fulton Theatre for the premiere of ‘Ragtime.’” 

“That mix of great food, arts, walkability, community and the comfort of feeling at ease while enjoying it all is a big part of what makes Lancaster so special. It’s wonderful to see that recognized nationally.”

Have you registered for this year’s Triple Play Realtor® Convention and Trade Expo? Until this Wednesday, Oct. 14, the early bird rate is only $125. 

What can attendees look forward to this year? 

• Over 40 speakers 
• More than 100 sessions 
• Designation and certification courses 
• Pennsylvania continuing education 
• Over 250 vendor booths 
• Opportunities to network with fellow industry professionals 

Triple Play will take place in Atlantic City from Monday, Dec. 7, to Thursday, Dec. 10. After Wednesday, the regular registration rate for members will be $150, and on-site registration at the convention in December will be $200. 

Register now to save money and secure your spot at Triple Play! 

Did you know that tomorrow is National Walk to a Park Day? Pennsylvania has 125 state parks and many more local favorites, all of which showcase the state’s natural beauty. 

In honor of the holiday and the spirit of getting outside for some fresh air, PAR asked Realtors® for their go-to parks. Here’s what they said. 

Lone Lane Park, Allentown 

“I really like Lone Lane Park in Upper Macungie Township,” Ahmed Islam, a member of Greater Lehigh Valley Realtors®, shared. “It’s very well-maintained, and my daughter absolutely loves it. I live just a three-minute walk away, so we go there often.” 

“It has a nice walking path, which is great for walking and for kids to ride their bikes,” he adds. “There’s also a well-designed playground, a cabana for picnics and open fields for sports and recreation. The township also does a great job organizing community events at the park, including movie nights and food trucks. It’s a great place for families and a real asset to the community.” 

Point State Park, Pittsburgh 

“My personal favorite is to go right into the heart of downtown Pittsburgh and visit Point State Park,” Todd Van Horn, a member of the Realtors® Association of Metropolitan Pittsburgh, replied. “The 36-acre park offers stunning views of the city’s skyline and marks the confluence of the three rivers, also known as the Golden Triangle.” 

“It features a gorgeous 150-foot fountain and the park’s rich historical significance, which is memorialized in the Fort Pitt Museum and Fort Pitt Block House. The park is also great for walking and biking along the rivers and through the beautiful green spaces, and it hosts many community events for family outings.” 

Samuel S. Lewis State Park, York 

“One of my favorite parks is Sam Lewis State Park,” shared Jason Burkholder, a member of the Reading-Berks Association of Realtors®. “It has million-dollar views of the Susquehanna River and the rolling countryside of York County. It’s so peaceful there!” 

“There are also easy trails and playgrounds, and it’s super family friendly or short-excursion-friendly. You don’t have to drive hours or hike miles to experience it all!” 

One in five homeowners notices more indoor pests in the fall than in other seasons, according to a survey by Modern Pest Services. As the weather cools and more critters seek indoor warmth, how concerned are homeowners about keeping unwanted visitors out? 

Among survey respondents, the top concern about fall pests was simply the stress and disgust (47%) they cause, highlighting the nuisance pests can be. Additionally, 20% were concerned about disease and health risks, and 14% worried about the safety of their own pets. 

The average cost of pest-related damage in the past five years was cited at $650. To avoid these costs, 55% of homeowners said they choose to take a proactive approach to fall pest control. This includes: 

1. Sealing cracks and gaps (58%) 
2. Using pesticide sprays (54%) 
3. Setting traps (45%) 
4. Using bait stations (40%) 
5. Using other sprays (like essential oils) (29%) 

The survey found that 3 in 5 are “somewhat confident” in their prevention measures, and 48% budget for pest control (with an average spend of $182). Forty-three percent choose to hire a pest control professional. 

The top focus areas for pest control in the fall are: 

1. Ants (66%)
2. Spiders (60%) 
3. Rodents (58%) 
4. Stink bugs (35%) 
5. Cluster flies (19%) 
6. Asian lady beetles (16%) 

Other fun (or squeamish) facts about fall pests include: 

• 16% said they think their home experiences more pests now than five years ago
• 28% said they’ve found a mosquito in their house in the winter 
• 86% falsely identified an Asian lady beetle as a ladybug 
• 32% said their craziest rodent discovery was under a kitchen appliance  
• 49% delay pest control and hope the problem resolves itself 

What is the relationship between data center growth, employment, housing markets, electricity costs and real estate opportunities? On yesterday’s PAR webinar, National Association of Realtors® economists and research leaders Nadia Evangelou and Matt Christopherson emphasized that association does not equal causation. 

Nationwide Patterns in Income, Employment, Home Values and Electricity 

Evangelou presented research from NAR’s 2026 Data Center Impact Report, which found that counties with data centers tend to have higher incomes, home values, employment growth and electricity costs. 

Key data includes: 

• Household Income: The median household income is $64,000 in counties without a data center, compared to closer to $90,0000 in counties with 10 or more data facilities. 
• Home Values: The median home value is $174,500 in counties without data centers, with 64.2% home price appreciation. In comparison, counties with 10 or more facilities have home prices that are 2.5 times higher, with 31 more points of 10-year price growth ($431,750 value and 95% appreciation). 
• Employment Growth: Counties with data centers added jobs far faster over the decade, up to 16% versus 2% where there are none. 
• Electricity Costs: Residential electricity rates grew faster in the counties with data centers. However, the counties with the most data centers (13.9 cents per kWh) continue to pay slightly less than counties with no data centers (14.1 cents per kWh). 

“Counties with more data centers tend to have higher incomes,” Evangelou pointed out. “This actually doesn’t mean that data centers caused those higher incomes. In many cases, data centers choose places and choose markets that were already large, growing or well-established economic centers.” 

As such, data-center-concentrated counties also have higher median home values, employment growth and electricity costs, not necessarily because of data centers themselves, but because data center developers tend to choose areas with stronger housing markets and bigger economies. 

“I would say that rather than asking, ‘What do data centers do to housing?’, the better question is, ‘What is happening in this particular market, and what type of data center development are we talking about?’” Evangelou said. 

Similar Data in Pennsylvania 

Many of the same national patterns are evident in Pennsylvania. Evangelou cited that according to the U.S. Department of Energy, there are only four data center counties in the state. 

• Household Income: The median for data center counties was $79,314, compared to $66,223 for the rest. 
• Home Values: The median home value was $271,750 in data center counties, compared to $197,100 for the rest, accounting for 1.4 times higher values. 
• Employment Growth: There has been faster long-term job growth in data center counties, but recent growth has converged. Professional and technical jobs are more prominent in data center counties. 
• Electricity Costs: Pennsylvania electricity rates are above the U.S. median and rose faster. 

Again, association does not equal causation, as the four data center counties accounted for in Pennsylvania already had well-established economies. 

“Think about the counties we are talking about,” Evangelou said. “We have Montgomery, Lehigh, Philadelphia and Allegheny. These were already major populations and employment centers. That, I think, helps us explain why data centers were attractive to them in the first place.” 

She noted that the Department of Energy projects 7-56 new data center sites in Pennsylvania by 2035. 

More to Learn in Coming Years 

Evangelou encouraged Realtors® to use NAR’s data to have more data-driven conversations, especially when the buyers have concerns about data centers. She stressed that the research does not indicate one way or the other how the housing market will be impacted in the coming years, and recommended Realtors® look at their individual markets and local market data. 

“The next several years will be very important for you. You have the opportunities to stay close to the local data, understand what’s actually being proposed and help buyers and sellers separate what we know from what we assume, because you have the expertise and you can help them navigate these changing developments.” 

Realtor® Clients’ Concerns Now 

Christopherson presented further research on Realtor® clients’ perspectives on and concerns about data centers. 

He noted that the biggest client concerns Realtors® reported were: 

1. Energy costs (65%) 
2. Water use (49%) 
3. Environmental contamination (42%) 

“It’s very important to keep these in mind when you’re addressing this topic for yourselves and your clients to know that when you mention a data center, these are the top things that come to mind with your clients,” he told Realtors®. 

Additionally, he added that the most common sentiments among clients were “not in my backyard” positions, that data centers are necessary and inevitable for AI and that they’re a strong investment.  

Some Realtor® takeaways Christopherson concluded with included: 

• Avoid broad national claims 
• Distinguish among evidence types 
• Don’t confuse association with causation 
• Use reliable local information and expertise 

Hear More From Evangelou and Christopherson 

Evangelou and Christopherson shared more about the data behind data centers. View the webinar recording on PAR’s website. 

Last week, PAR welcomed Tom Beresnyak from Penn State Extension’s Energy Team, who spoke on a webinar about Pennsylvania being an attractive location for many developers. Read the recap in this JustListed article or watch the webinar recording here.  

“We have four generations and four perspectives, and we all come together at one negotiation table. We need to be ready,” says Deb Greene, a Realtor®, instructor and speaker with over 40 years of industry experience. She’s also a past president of the Minneapolis Area Realtors® 

Greene is teaching two sessions at this year’s Triple Play Realtor® Convention and Trade Expo: “From Boomers to Zoomers – Negotiating to Win!” and “Surfing the Silver Tsunami – Strategy, Opportunity & Impact.” Both sessions will look at the different strategies and business models for working with different generations of homebuyers and sellers. 

“During my session From Boomers to Zoomers, you’ll walk away with practical strategies you can use at the next negotiation table. Winning the negotiation isn’t about talking louder – it’s about knowing who’s listening.” 

“And during Surfing the Silver Tsunami, we’re going to talk about recognizing the red flags you cannot afford to miss in a senior transaction. For example, walking in, you may not know who’s making the decision. Is it the senior, the adult kids, the power of attorney or someone else? We all need to be the Realtor® who brings clarity to the complicated situations without stepping outside of our lane.” 

Greene’s session From Boomers to Zoomers will take place at Triple Play on Tuesday, Dec. 8, from 9 to 10 a.m. Surfing the Silver Tsunami will be held on the same day from 11 a.m. to noon. Register for Triple Play online. 

The New York Times recently highlighted an emerging trend where buyers are purchasing second homes before first homes, but what does this mean? A Pennsylvania Realtor® says she’s seen this for years in her local market. 

Why buy a second home first? 

Purchasing a “second home” before a first home has proven beneficial for some city dwellers, as the NYT cites that renting is 38% cheaper than owning on average in 50 of the nation’s largest metros. 

As a result, some renters who live and work in cities where they can’t afford to buy a home have turned to purchasing in more affordable, less urban areas. This allows them to reap the benefits of homeownership while remaining close to their jobs and primary residences. Their second homes serve as vacation getaways and/or short-term rentals, and they often hope to one day make them their permanent homes. 

Where are buyers buying second homes in Pennsylvania? 

“Many buyers from the New York City and Philadelphia metro areas purchase a home in the Poconos before they ever own a home where they currently live,” says Lisa Sanderson, a member of the Pocono Mountains Association of Realtors®. “They continue renting near their jobs while building equity in a property they enjoy on weekends and often plan to make their full-time residence in the future.” 

“For some buyers, the plan is always to retire here. Others simply want a weekend escape, but over time, their priorities change. We’ve seen many people eventually relocate full-time after discovering they love the lifestyle the Poconos offers.” 

“I think this can be a smart strategy for the right buyer, because it allows them to begin building equity in a market that is often more affordable while working toward the lifestyle they ultimately want,” Sanderson adds. “I always encourage buyers to think beyond today’s use. Buy the property that will make sense if it eventually becomes your primary residence. A home that works only as a weekend getaway may not meet your needs five or 10 years down the road.” 

She notes that in the Poconos, affordability is only part of the story, as many people are drawn to the area because they want more space, access to nature, lakes, mountains, outdoor recreation and a slower pace of life. For many Poconos buyers, purchasing a home there is about investing in a lifestyle they hope to enjoy someday – not just finding a more affordable place to buy. 

What considerations should be made before buying a second home first? 

Sanderson adds that it’s important to understand the unique considerations that come with purchasing in a vacation market, including HOA rules, local ordinances, maintenance of a home that may sit vacant part of the time and, where applicable, short-term rental regulations.  

“Like any real estate decision, success comes from buying with a long-term plan rather than simply chasing today’s opportunity,” she says.