Property Snapshot

• Built: 2006
• Square Footage: Approximately 1,853 sq ft
• Garage: 2-car garage
• HOA: $525/month
• Taxes: Approximately $284.78/month
• Sale date: 11:00 AM Saturday, June 13, 2026
• Deposit: $15,000
• Balance: Due at closing
• Showing access: View by appointment only

Main Level

• Kitchen and living room opened in 2021.
• New first-floor flooring.
• Updated light fixtures.
• Expanded kitchen countertops.
• Kitchen backsplash tile.
• Added outlets in living room and kitchen.
• More open kitchen/living room layout.

Kitchen

• Expanded countertops.
• Backsplash tile.
• Retro-style refrigerator/freezer included.
• Open connection to living room.
• Improved function and flow.

Primary/Main Bathroom

• Remodeled in 2023.
• Double sinks.
• Quartz counter.
• Shower with glass enclosure.

Lower Level

• Recreation room.
• Bedroom area.
• Full bathroom.
• Linen closet.
• Under-stairs storage closet.
• 10×10 storage room.
• Cubby wall/divider.
• Cubby baskets included.

Garage

• 2-car garage space.
• Craftsman interlocking floor tiles.
• Craftsman cabinetry.
• Workbench included.
• Shoe storage bins included.
• Wire shelving included.
• 500 lb storage rack included.
• Additional large-capacity refrigerator/freezer included.
• Added garage outlets.

Storage & Organization

• Main closet cubby system included.
• Live-edge shelves in second bedroom.
• Storage-room shelving included.
• Lower-level cubby wall included.
• Cubby baskets included.
• Under-stairs storage closet.
• 10×10 storage room.

Systems / Utility Features

• Newer sewer pump downstairs.
• Water softener.
• Water heater.
• Sump pump.
• Washer and dryer included.

Exterior / Security

• Rear deck with rollout awning.
• Ring camera/security device at front door.

Contact us today to schedule your private showing and review the terms of sale.

174 Independence Ave., State College, PA

Discover a move-in-ready Independence Place home that combines updated living spaces, low-maintenance ownership, and resort-style amenities just minutes from Penn State. Opportunities like this do not last long-schedule your private showing today. 174 Independence Ave. State College PA Updated Independence Place home with approximately 1,853 sq.ft., flexible lower-level space, 2-car garage, included appliances, smart storage, HOA-covered services, & clubhouse amenities. Built in 2006, this home has been improved in the areas buyers notice most. As you enter the main level, you’ll find new flooring, updated light fixtures, expanded kitchen countertops, backsplash tile, added electrical outlets, and a retro-style refrigerator/freezer (included). 

In 2021, the kitchen and living area were opened up to create better flow for everyday living and entertaining. The improvements continue into the primary bathroom, which was remodeled in 2023 with double sinks, a quartz countertop, new shower, and glass enclosure-helping reduce immediate after-closing projects. Flexible Lower Level Head downstairs to a versatile lower level designed to adapt to your needs. The space includes a recreation room, bedroom area, full bath, linen closet, under-stairs storage, 10×10 storage room, and cubby wall/divider with included baskets. Whether you need guest space, a hobby area, home office, recreation room, or additional storage, this level offers valuable flexibility.

Organized 2-Car Garage From there, step into a garage built for more than parking. Included features include Craftsman interlocking floor tiles, Craftsman cabinetry, a workbench, shoe storage bins, wire shelving, and a 500 lb. storage rack, creating an organized and functional workspace. Included Items Additional items included with the property include the washer, dryer, Ring front-door security device, Google Nest smart thermostat, newer downstairs sewer pump, water softener, water heater, sump pump, and rear deck with rollout awning. Excluded items: living-room weather vane, chandelier, and storage room shelves.

HOA Coverage & Value Beyond the home itself, ownership includes a comprehensive package of services through the $525/month HOA fee. Coverage includes landscaping, snow removal, exterior home maintenance subject to HOA documents, trash service, sewer, water, condo/common-area insurance, clubhouse access, and amenities. Many homeowners pay separately for lawn care, snow removal, exterior upkeep, water, sewer, refuse, and amenities while also spending time coordinating those services. Here, those responsibilities are bundled into one predictable monthly fee. For buyers who value convenience, time savings, and fewer maintenance obligations, this can be a significant lifestyle advantage. Clubhouse Amenities Residents also enjoy access to an impressive clubhouse featuring a stocked kitchen with supplies and appliances, pool table, lounge area, party room, indoor pool, sauna, hot tub, steam room, and fitness room with workout equipment.

This home offers more than cosmetic updates. The open-concept main living area, remodeled primary bath, flexible lower level, organized garage, included features, HOA services, and clubhouse amenities work together to make ownership easier, more organized, and more enjoyable.

Built in 2006, this home has been thoughtfully improved in the areas buyers notice most.

Recent Updates

• In 2021, the kitchen and living area were opened up to create better flow, connection, and everyday function.
• In 2023, the primary/main bathroom was remodeled with:
• Double sinks
• Quartz countertop
• Updated shower
• Glass enclosure

These improvements help reduce immediate after-closing projects and expenses.

Main-Level Features

• New flooring
• Updated light fixtures
• Expanded kitchen countertops
• Backsplash tile
• Added electrical outlets
• Retro-style refrigerator/freezer (conveys with the home)

HOA Coverage and Value

Before allowing the $525/month HOA fee to stop you, consider what is included.

HOA covers:

• Landscaping
• Snow removal
• Exterior home maintenance (subject to HOA documents)
• Trash service
• Sewer
• Water
• Condo/common-area insurance
• Clubhouse access and amenities

Many homeowners pay separately for lawn care, snow removal, exterior upkeep, water, sewer, refuse, and amenities — while also spending time coordinating those services themselves.

This is more than just an HOA fee. It is a convenience, maintenance, and amenity package. For buyers who value time, predictability, and fewer exterior maintenance responsibilities, this may be one of the strongest lifestyle advantages of the property.

Flexible Lower Level

The lower level adds valuable flexibility and includes:

• Recreation room
• Bedroom area
• Full bath
• Linen closet
• Under-stairs storage
• 10×10 storage room
• Cubby wall/divider with included baskets

Use the space for guests, hobbies, work, recreation, storage, or additional living flexibility.

Storage and Organization

Storage solutions are found throughout the home, including:

• Main closet cubby system
• Live-edge shelves in the second bedroom
• Lower-level cubby storage

Organized 2-Car Garage

The garage is designed to be functional, not just a place to park.

Included garage features:

• Craftsman interlocking floor tiles
• Craftsman cabinetry
• Workbench
• Shoe storage bins
• Wire shelving
• 500 lb. storage rack

For buyers who value a clean, organized, and useful garage, this is a major advantage.

Included Items

The following items convey with the property:

• Washer
• Dryer
• Ring front-door security device
• Google Nest smart thermostat
• Newer downstairs sewer pump
• Water softener
• Water heater
• Sump pump
• Rear deck with rollout awning

Excluded items:

• Living-room weather vane
• Chandelier
• Storage room shelves

Clubhouse Amenities

In addition to HOA services, residents enjoy access to clubhouse amenities, including:

• Stocked kitchen with supplies and appliances
• Pool table
• Lounge area
• Party room
• Indoor pool
• Sauna
• Hot tub
• Steam room
• Fitness room with workout equipment

This home is not just cosmetic. The opened layout, remodeled bath, flexible lower level, organized garage, included features, HOA services, and clubhouse amenities all work together to make ownership easier, more organized, and more enjoyable.

This is the kind of property serious buyers should review before sale day.

View by appointment only. Schedule your private showing, review the terms of sale, and know your number before the opportunity is gone.

Buy this property now. Property will be sold upon confirmation of bid within 48 hours with no bid advance.

Deposit: $15,000
Balance: Due at closing
Seller possession/occupancy: Anticipated through July 24, 2026, subject to terms
HOA fee: $525/month
One-time HOA CAP fee: 4 months of HOA dues, currently $2,100
Taxes: Approximately $284.78/month or $3,417.36/year based on the monthly figure; seller estimates approximately $3,500/year

Waiting is how buyers miss properties like this.

HOA Coverage & Clubhouse Amenities

• Clubhouse access
• Landscaping
• Snow removal
• Exterior home maintenance
• Trash
• Sewer
• Water
• Condo insurance

The clubhouse includes:

• Fully stocked kitchen with kitchen supplies and appliances
• Pool table
• Lounge area
• Party room
• Indoor pool
• Sauna room
• Hot tub
• Steam room
• Fitness room with workout equipment

Why Auction? A Better Question, Why Not?

Auction is one of the fairest and most transparent ways to sell real estate.

In a traditional private-treaty sale, the process is private by design. Buyers submit offers behind closed doors. One offer may include a mortgage contingency. Another may ask for seller concessions. Another may include inspection demands. Another may have a different closing date. Another may use escalation language. Another may look higher on paper but be weaker in actual terms.

The problem is simple: the buyers do not actually know what they are up against attempting to purchase a home.

They may be told there are “multiple offers,” but they do not know the full terms of those offers. They do not know what contingencies are attached. They do not know whether another buyer is asking the seller to give money back. They do not know whether the highest number is really the strongest offer.

That is not transparency. That is private negotiation. AND It Is NOT Fair!

Auction is different.

At auction, the terms are known in advance and the same for EVERYONE who wants to buy the property. The sale date is known. The deposit is known. The closing requirement is known. Buyers can inspect the property, understand the terms, arrange financing if needed, and decide what they are willing to pay.

Then everyone is on the same level field to buy this property.

No guessing. No wondering what another private offer says. No hidden contingency comparison. No confusion over whether one buyer is asking for concessions while another is not. Auction puts buyers under the same published terms and lets the market decide the price openly.

That is the advantage of auction: same terms, same opportunity, open & fair for all to buy, and true market value.

Traditional private-treaty sales rely on private offers and private negotiations. Auction relies on open honest and clear terms for all prospective buyers.

For buyers who want a fair, direct, and understandable process, auction is not complicated.

It is cleaner.
It is clearer.
It is more transparent.

And that is exactly why this property is being offered at auction.

Buyer Questions & Answers

Q. Can I use a mortgage?

A. Yes.  Buyers may use financing if they choose, but they should speak with a lender before the auction and know what they are qualified to purchase before bidding.

Tell your lender you are interested in purchasing this property at auction and that the required deposit is $15,000, with the balance due at closing. Confirm your loan amount, interest rate, closing costs and ability to close.

Q. Can I have a home inspection or survey?

A. Yes.  Buyers may complete inspections before bidding.

This property is view by appointment only. Contact us before the auction to schedule a private showing or inspection opportunity.

Q. What is the difference between auction and a traditional private-treaty sale?

A. The difference is transparency.

In a traditional private-treaty sale, offers are private. Buyers usually do not know the full terms of competing offers. They may be told there are multiple offers, but they do not know whether those offers include financing contingencies, inspection demands, seller concessions, appraisal contingencies, different closing dates, or other conditions.

That means buyers are not always comparing themselves against clear, equal terms.

At auction, the terms are the same for everyone. Buyers know the deposit requirement. Buyers know the sale date. Buyers know the closing requirement.

The auction method creates a level playing field because bidders by the property under the same stated terms for all who are interested. The auction method is fair and simple for both the Seller and the Buyer to always know where everyone is at in the sales process.

Q. Why is auction fair to Buyers?

A. Because buyers purchase under the same published terms.

Everyone has the opportunity to inspect the property. Everyone can arrange financing if needed. Everyone knows the sale date. Everyone knows the deposit requirement. Everyone knows the process before bidding.

That is very different from a private-offer setting where one buyer may be competing against unknown terms, unknown concessions, unknown contingencies, and unknown conditions.

Auction does not hide the process.

It puts the process in front of the buyers.

Q. Why is auction fair to the Seller?

A. Because the seller receives a market-tested result under clean terms.

Instead of sorting through private offers with different conditions, contingencies, and requests, the seller gets a competitive sale process where buyers bid under the same stated terms.

That creates a cleaner transaction, a clearer path to closing, and a final price established by real buyer competition.

Q. Where should I research mortgage options and property information?

A. Buyers should rely on direct, verifiable sources.

For mortgage information, speak directly with banks, credit unions, lenders, and mortgage professionals. Compare interest rates, points, origination fees, closing costs, approval timelines, and loan terms.

More Questions? Contact us before the sale so you can review the property, understand the terms, and be ready to bid with confidence.

Be Ready Before Sale Day

The property is scheduled for sale at 11:00 AM on Saturday, June 13, 2026.

A $15,000 deposit is required, with the balance due at closing.

The property is view by appointment only.

Contact us today to schedule your private showing.