Helpful Technology – Batch Picture Resizing

Every now and then you come across a program that makes life so much easier that you wondered how you lived without it. Maybe it’s a widget or gadget for your desktop or your Smartphone. Perhaps it’s an app on your Nook or Kindle. Maybe it’s a full blown suite of products for specific needs.



from www.softorbits.com

One that I couldn’t easily live without is the Batch Picture Resizer by SoftOrbits. In Real Estate, we take a lot of pictures. My high-res photos are great for printed materials, but cumbersome or even unusable for upload to the multilist system (MLS), clients and web sites. I was using a very basic re-sizing function that was part of my operating system until I discovered Batch Picture Resizer.

I can now select, drag and resize an entire folder of pictures in one action. Since my source photos are 3008 x 2000 pixels (usually around 2MB in size each), the time needed to individually resize photos was awkward and frustrating.

I downloaded the free trial not expecting a whole lot, to be honest. We’ve all had that experience – download, try, uninstall, delete, keep looking. But this program was different. I can resize by pixels or percentage of the original. While not overwhelming in terms of functions, it allows for renaming files by adding either prefixes or suffixes to the original file, or adding a watermark. It has ample folder handling functions to keep your pictures organized, and will do rotations easily, too. At an affordable $29.95, it was a no-brainer for me to purchase this program.

If you deal with a lot of photos on a regular basis, you should consider evaluating this program on a free trial basis. I think you’ll be happy with it.  Do you have a particular program that you can't live without? I'd love to hear about it.

Great House, Acreage - Howell Schools

Introducing 3098 Coon Lake Rd, Howell MI 48843.

This newer home (Built in 2003) has a full basement, HE water heater, water softener, 200 amp electrical service and a 3 car garage.  It is a modular home (built to the same codes as an on-site built home) on 3.06 acres, although there is a natural gas easement that runs through the property.  The lot size is irregular.

It's been repainted, recarpeted, new kitchen appliances installed, gutters have been replaced and the house power washed.  Three bedrooms, 2 full baths, 1792 sq ft of living space in a private setting, yet just minutes from the I-96 ramps at Pinkney Rd (D 19). Howell Schools. 

See the entire listing on my website by clicking here.  And while you're there, check out my new map-based MLS search functon, too!

I am a full-time real estate professional at Preview Properties, PC.  Contact me at 810-220-1478, through my website, or my facebook page at http://www.facebook.com/MichiganRE.

Closed Sales – Financing Types Through September 2012

We’ve all heard some recurring sound bites about this year’s housing market in SE Michigan and especially in Livingston County. Inventory and time on market are down, average and median sales prices are up, and the total number of sales is up.


While I am a very active listing agent, I also work with buyers. And I know from my experience as well as discussions with other agents that it’s difficult to find a financeable house in the $125,000 and under price range. If you do find a house that’s ‘ready to go’ you can be sure there will be multiple offers. If it needs some work, it likely won’t qualify for government loan programs – FHA and USDA Rural Development. And of course, these are the programs that many people need to enter the housing market.

Instead of repeating this past month’s stats, I delved into the difference between the kinds of loan instrument used for January through September 2011 vs. the same period in 2012. Here’s what I found.

Cash sales went up only nominally YTD. They represented a little over 23% of total sales in 2011 and are a little over 24% in 2012. Since cash purchasers come largely from investor-owners, is this showing us that investor action is leveling off? Hard to say, but certainly the lower inventory likely has a role to play in this market segment.

Conventional mortgage sales went up from 34.4% YTD in 2011 to 37.45% YTD in 2012. With mortgage rates at an almost ridiculous historic low  I would have expected more of this type of sale, but first-time buyers usually don’t qualify for a conventional mortgage, so they likely have little representation in this segment.

All FHA loan sales (includes the FHA 203K renovation program) dropped from 24.61% in 2011 to 21.5% this year. And the USDA Rural Development program loan sales went up slightly from 7.5% of all sales in 2011 to 8.58% in 2012. When you combine the FHA and USDA RD programs, my stats show that they were a combined 32.12% of sales in 2011 and represent a lower 30.1% usage in 2012. So at least in this market, closings with government loans are down on a percentage basis.

My personal experience with FHA and Rural Development buyers has been that the properties appraise at a value of or above their sale price, but the underwriters for government loans are being very, very picky, in some cases bordering on the insane. I know that there are a lot of buyers out there that are pre-qualified for these programs, but finding a home that is in financeable condition is tough. And banks have been slow to correct the deficiencies needed for the financing of foreclosure properties, even if it’s only a few thousand dollars in repairs.

If you’re considering a home sale or purchase, please call me for a confidential meeting to discuss your goals. I’d love to help you with your real estate needs. Let me put my market knowledge to work for you.

7323 Norcrest, Brighton - $121,900



7323 Norcrest 48116

 This home comes with privileges to all sports Ore Lake.  2234 sq ft, 4 beds, 3 full baths and a one car detached garage.  It is a bank-owned home, but has just been renovated. 

Work includes a new roof and gutters, replacement siding, new kitchen appliances, new vinyl flooring, carpet and a complete repaint - inside and out. Located in the Ore Lake Shores subdivision, your access to the lake is via a community lot. 

Brighton schools, close to M-36, this home is priced at an affordable $54/sq ft! It is not inside a flood zone according to the latest FEMA flood hazard maps.

For information on this, and other homes in the area, please contact me through my web site, http://www.realestatemich.com/10/listing/22680. 

Real Estate As A Contact Sport

(Or How I lost A Perfectly Good Pair of Dockers While Doing Property Checks)

Every new day is exciting and filled with untold potential. I don’t think it matters whether you’re a CEO, a mechanic, an entrepreneur or a, well, Real Estate agent. Today I had meetings in the morning, touched bases with consumers and agents on some deals in process, and was preparing for an afternoon appointment to have a seller sign a purchase agreement. Not an unusal day by any means.



Could Have Been Worse

 A new property assignment altered the flow a bit, but between the morning and afternoon commitments I had to get some weekly property inspections done. I know the neighbors for my distressed properties, so I wasn’t particularly on edge to see the usual German Shorthair running around at one of my listings. He’s older, still has a lot of energy and has always been on the friendly side. I didn’t think twice about walking around my listing to take pictures and do my normal visual check on its condition.

Apparently the dog felt otherwise. I heard the jingling collar and turned to see him charging me, but not growling or showing teeth. I thought he wanted to play. Before I could reach down to pet him, he’d grabbed my slacks at the pocket and ripped about a 14” swath down the seam. I yelled and he turned around to go back to ‘his’ yard. Luckily he got all fabric and didn’t break the skin, but it wasn’t pretty when I walked directly away from ‘his’ territory and found that he was again running towards me.

A couple more loud verbal commands turned him around, but he kept coming back. After the third try, he returned to his yard and left me alone. Needless to say I got to my car and drove away. Actually, I drove home to find more suitable business attire since I was now pretty well ‘air conditioned’. I may have gotten a few compliments on my selection of boxer shorts (or maybe not), but prudence won out and I made myself presentable again.

There are likely many lessons to be learned here, which brings me back to, “every new day is exciting and filled with untold potential.” The exciting part is pretty obvious. The untold potential is that I was made aware that I needed a wake up call on my personal safety habits. I learned the hard way that I can’t ‘trust’ dogs to always behave the same way – especially dogs with whom I have very limited contact. I will also add a pepper spray to my ‘traveling real estate’ kit. Of course, the pepper spray will clip onto my belt or stay in my hand as I get out of my vehicle and am sure there’s no obvious danger. And yes, I will catch that neighbor to let him know his dog tried to bite me.

It’s a good thing to remember that threats to your safety come from a variety of causes, and sometimes we let ourselves become inured to situations that may look the same, but are not. Stay alert. And carry an extra pair of slacks.

12 Acres, Barns and Move-In Condition - Marion Twp (Howell mailing)

Here's an interesting property.  12+ acres, an older horse/hay barn with a few horse stalls, fenced pasture and a newer pole barn with high doors.  The house has had numerous repairs, fresh carpet and paint for a move-in condition treatment.  Lot is irregular dimensions and the house is heated by electric baseboard units.  The walkout lower level is partially finished with rough plumbing done for a second kitchen and additional bath.  It would make great in-law quarters or a wonderful space for a rec room and family room, complete with either a kitchenette or a wet bar.

Priced at $167,900, it's located in Marion Township.  See the full listing here.  Owner occupants may submit offers on July 31st, investors can submit offers on August 5th.

New Listing - Move In Condition at $53/sq ft!

Holy cow! The bank just put over $40,000 into this foreclosed house in Howell and it is beautiful.  Five legal bedrooms (3 up, 2 down), three full baths, some new windows/doors/siding, all new paint and carpet, lots of improvements. This is a stick built house, not a modular. 

At 1880 sq ft, this raised ranch is ready for its new family.  2 car attached garage, large deck, large rear yard -and close to Lake Chemung (no deeded privileges). 

Check out the full spec sheet for 5819 Cherokee Bend, Howell MI 48843.  Only $99,900 - that's $53/sq ft, what a great value!

And if you're considering the sale or purchase of a home, this year my average time to get a listing under contract is 44 days and my average sales price is almost 5% over list price.  Short sales expertise, too.

Subscribe to my real estate newsletter to stay current on market news.  Try my new MLS search to zero in on what you want in a given area.

Shop Local–More Benefits Than Thought

We all know at some intuitive level that supporting your local merchants is good.  Yes, sometimes you pay a little bit more than the big box stores, but often they have unique items or services that balance out the little bit of extra expense. Or perhaps it’s just the convenience.

I don’t know about you, but I absolutely hate having to walk to the very rear of a large grocery store when all I want is a gallon of milk.  Not to mention the wait in line to pay.

Now a study shows that shopping local is not just good for the merchant, it’s also good for you!

A thriving business district actually helps to raise the values of the homes in that area!  The study conducted by American Express OPEN indicates that home values in neighborhoods close to such active business districts with primarily independent (non-chain) ownership resulted in an above average rate of appreciation when compared to the rest of their larger market areas.

Independent retailers and restaurants have still lost ground since the 1990’s, but they remain a force as residents look to shop local.  We know franchises employ a lot of local folks and some do better than others when it comes to getting behind a community project, but in general they don’t do nearly as much as the often smaller independent businesses that have fewer resources.

So let’s shop local!

del.icio.us Tags: downtown brighton michigan,shop local,support local business,real estate values,home values

Outdoor Projects Create More Living Space

It's time to enjoy the great summer weather in Michigan! And some of us come up with ideas to make our homes even more enjoyable.   Here's a couple of articles that may be of interest for your patio or deck space.

• 

  Smart Options: Patio Pavers

  A broad selection of patio pavers accompanies increased demand for outdoor living spaces. Read
• 

  Smart Upgrades for Decks

  A few cost-effective add-ons can give a modest deck an edge and deliver a handsome payback should you sell your house. Read

Visit houselogic.com for more articles like this.

Copyright 2012 NATIONAL ASSOCIATION OF REALTORS®

Home, Neighborhood, Location – This One Has It All

509 Cloverview Ct., Howell 48843 - MLS# 212053920

Located in the Lakewood Knoll sub just off Latson Rd., this 1996-built 2-story home has 4 bedrooms, 2 full and 1 half baths, 2200 sq ft of living space, refinished hardwood flooring, new stainless steel appliances, 5 new replacement windows, a new water heater, a new garage service door to the back yard, and a basement that is framed, rough plumbed and wired. All for $179,900.

Located between Grand River and Golf Club Rd., you’re close to the new retail shopping district at Latson and Grand River, including Meijers, WalMart, a variety of restaurants and other shops as well as I-96 Exit 141. Like to golf? This home is a short drive to either Chemung Hills or Faulkwood Shores, and the Tom Deaton pro shop and driving range is nearby, too. It’s in the Howell School District but the location is Genoa Township for lower property taxes. This sub has sanitary sewers and municipal water, so you don’t need to worry about well and septic.

In addition to the other improvements mentioned, it has been freshly painted and carpeted and is truly a ‘move-in’ condition house, just waiting to become somebody’s home. Wells Fargo pre-approval is required to place an offer. Call me if you need more details. I know it’s a trite real estate saying, but in this case I do believe that this home is going to sell very fast.

We have lower inventory now that a year ago, so buyers need to work with an active and knowledgeable agent. If you know somebody that needs real estate services (buying or selling), please consider sending them to me. My main market area is Livingston County, western Wayne and Oakland Counties and northern Washtenaw County.

del.icio.us Tags: del.icio.us Tags: howell home for sale,foreclosure for sale,howell schools,genoa twp home for sale

Livingston Realtors Excel at Food Drive

The Livingston County Association of Realtors (LCAR) have conducted their 10th annual food drive for Gleaners Community Food Bank (GCFB).  Titled, “Fill The Gazebo”, it started at the Brighton Millpond Gazebo but has since expanded to a Howell location at the Historic County Courthouse, as well as some grocery store locations, some as far away as Fowlerville.

This year, over 3 tons of food and more than $11,000 were collected due to the generosity of the community.  Since its beginning, ‘Fill The Gazebo’ has collected more than 61 tons of food and over $72,000. 

Hunger is a growing problem in Livingston County. If you’ve ever dropped off food at the GCFB pantry, you know that they are serving a lot of people.  The Livingston food pantry does not collect enough food to serve our own County, and food actually has to be brought in from other Counties to meet the need.

The next time you see a great deal on non-perishables or staples at your grocery store, consider picking up some extra items to drop off at the pantry.  Or better yet, make a monetary donation.  With their extra buying power, Gleaners can actually stretch a dollar much further than you or I.  The Livingston pantry is at 5924 Sterling Drive, Howell 48843 – just off Dorr Rd and south of Grand River.

Livingston County Real Estate Market

The good news is that I've been so busy that I've let my blogging fall off.  The bad news is that I've let my blogging fall off. 

Generally speaking, the housing market is finally looking up!  I know you've been reading that the number of sales is down - and that's true.  But they're down because we have such a shallow inventory.  Almost every home that I've listed in the last 9 months or so has gone under contract within 15-25 days, had multiple offers and sold for above list price.  Short sales aren't included as they take longer and have special problems for many potential buyers.

The days on market (DOM), is flat compared to last year, but average sales prices are up almost 9% for single family homes and a whopping 46% for condos. Vacant land sales have jumped, and there's a lot of new builds happening in the South Lyon area. All the while we're at extreme lows for mortgage interest rates, too.

Things are also happening with commercial properties.  Downtown Brighton is bursting at the seams.  Good luck finding a space there!  Downtown Howell has some interesting things going on, too, and there's no doubt that the Opera House project has helped a lot.  Watch for a full-fledged comeback there, soon. There are plenty of commercial spaces on major business routes in the surrounding townships, though, some in very high traffic areas.

I'm working with numerous buyers that can't find a house they want. Many of our showings get cancelled because the house goes under contract before we can get into it.  Still, it's an exciting time to be in Real Estate. 

If you have specific questions, please drop me an email or give me a call.  And I'm really looking for listings.  If you know somebody that is considering selling their home, please ask them to give me a call.

New listing – 307 Chilson, Howell 48843 (Genoa Township, MI)

Great bungalow, great value!


This 2 bed 1 bath bungalow features 2 bedrooms on the main level. The dormer could be used as a (non-conforming) 3rd bedroom area, or it would be great for storage. A 1 acre lot, home sits back from the road and features a one car attached garage (no opener, but electricity). Foundation is a crawl, and this 1953-built home has some hardwood flooring, fresh paint/carpet/minor repairs and a new range and vent hood.

It is in move-in condition and affordably priced at $79,900. Disabled accessible with newer wheelchair ramp.

Brighton Farmers’ Market Opening May 5th!

Yep, it’s that time of year. Crops, baked goods, jewelry, craft items, bedding plants - just a few of the things you’ll find at the Brighton Farmers’ Market. It’s located in Downtown Brighton, in the Municipal lot off First Street, adjacent to the City Offices and the Imagination Station playground.


While it’s still early for a wide selection of crop goods, there’s always something interesting at the market, and you can always browse the downtown merchants and grab a bite to eat at one of the many restaurants. There’s something for all price ranges and cuisines, so come on down. Kids will enjoy the Imagination Station playground, stroll the millpond tridge and boardwalk and then I recommend that you finish up with a stop at Main Street Cheese Market and Great Harvest Bread, then Jack’s Custard before leaving for home.

There’s plenty to see and do in Downtown Brighton, where there doesn’t seem to be any vacancies left in the storefronts.

Principal Residence Exemption Passes Michigan House and Senate

This legislation should be signed by Governor Snyder in the next few days.  It's a victory for home buyers wishing to purchase foreclosed homes, often in lower price ranges and on tight budgets.

It allows banks to claim and maintain the Principal Residence Exemption (PRE) during the listing period.  That means that prospective buyers will be able to get the lower Homesteaded property tax rate.  Why is that important?

Since many buyers of foreclosed homes are younger and on tighter budgets, and because their loans usually require property tax and insurance escrows, having the house homesteaded keeps their tax escrow smaller.  Many such buyers have been knocked out of qualification due to the extra property tax burden on a non-homesteaded, foreclosed upon house.

The bank will have to apply for this exemption, and at least in the beginning they probably won't be aware of it, so agents like myself that list foreclosed homes will need to explain the process to them and get them to understand that this will help market the properties to owner occupants.

The bill also changes the old May 1st homestead application deadline to June 1st, and also adds another date of November 1st each year so buyers that do purchase non-homesteaded properties won't have to wait a full year to get the homestead benefit.

Some of you are probably thinking, "Why should banks be let off the hook! They should pay the higher rate even if a new owner gets the lower rate", I'm betting.  Well, guess what? The're not off the hook.  They will still pay the non-homestead rate as a separate line item on the closing statement. 

The very best thing would have been for 'instant' homestead exemptions for owner-occupant buyers at closing, but procedurally that wasn't possible,so this really is the next best thing.  Municipalities will get the taxes owed and new homeowners will not be penalized for long periods of time. 

Thanks to the Michigan Association of Realtors for their efforts in getting this legislation passed.

UPDATE 5/1/2012 - Gov. Snyder signed this bill today.

Unhealthy (But Rewarding) Choices

Credit and Debit card reward points are a fixture today. You can get cards that give you bonus points for air fare, travel, or general use – to be redeemed out of a catalog. Years ago, I remember my local bank giving 4 points per dollar for the first six months your account was active. It later downgraded to 2 points per dollar, then one point. Now, it’s one point per two dollars spent. Guess we were having ‘too rewarding’ an experience, America.

Scanning my online bank account, I noticed a promo (yes, embedded into my online account statement!) for 40 points per dollar (!) when I dine at Burger King®. Wow. Over 200 reward points for a fast food combo meal – quite a deal. That would be equal to me having to spend $400 elsewhere.

It struck me that I had just read an online article about particularly unhealthy food choices and that there was a Burger King® entry on that list. So I double checked and yes, bringing up the bottom at number 11 was the Whopper with cheese. 760 calories, 47 grams of fat and over 1400 mg of sodium. Yum. Make it a combo to get a 1500 calorie meal. That’s about two-thirds of the recommended daily caloric intake, by the way. And they were at the bottom of the list.

Now, I’m not singling out Burger King®. To the contrary, there are a lot of unhealthy choices that we make every day. And it’s not just a single franchise or food type. What did strike me is that we could get such a crazy ‘reward’ for such a generally unhealthy choice. Buy combo meals for the family of four and get a bonus 800 points! I guess if it’s a special treat, that’s one thing, but somehow I think most people eat a whole lot more fast food than I do. Good marketing? Perhaps.

Or maybe we’ll be able to use our rewards at the local hospital to defray the cost of our next cardiac stent procedure.

This is one of an occasional non-Real Estate post. Because sometimes you just have to write about other things.

831 Meadowlark Ln Now Listed - $79,000

If you've been following my blog, you know this home has been close to listing. Well, it came through at an affordable $79,000.  This house is in move in condition, with fresh paint and carpet, and new kitchen appliances. Located in the City of Howell, it's in a neighborhood with public sidewalks and city water and sanitary sewer.  It has a great fenced backyard and a large deck with its own privacy fence.  You can see the entire listing on my websit at:  http://www.realestatemich.com/10/listing/22031

New Howell Listings Coming Soon

Both of these homes have just completed renovation work. They are in 'move-in' condition. I expect them to be listed sometime this week at an affordable price for first time buyers, and there will be no offers considered for the first 7 days, then offers from owner occupants only till day 13.  Contact me for more information. Wells Fargo pre-approvals will be needed for ofers on both of these homes.  NO REAL ESTATE SIGN PLACED UNTIL LISTED.

307 Chilson Rd, 48843

MLS# not yet issued
Listing Price: $ not yet determined
Bedrooms: 3
Baths: 1 full
Sq.ft: 1044

Amenities: Disabled access ramp, 1 car garage, new range.

Description: 1953 built, great location near to Grand River. Close to newer retail district at Latson and Grand River and Downtown Howell just minutes away. 1 acre lot, deck. Interior remodeled, 3rd bedroom upstairs.

831 Meadowlark Ln, 48843

MLS# not yet issued
Listing Price: to be determined
Bedrooms:# 3
Baths:#1 Full, 1 Half
Sq.ft:# 1598
Acres: 0.18

Description: Fowler Heights Sub in the City of Howell, municipal services, fenced yard, great deck w/privacy fence. Cement floor basement with four feet clearance is suitable for plenty of storage. Fresh paint, carpet, minor repairs and new appliances. First floor laundry.

Feel free to pass this along to anybody you know that may be interested.

New Listing-7637 Athlone, Brighton 48116

This home is located in the Tara Glen subdivision of Hamburg Township, just south of Winans Lake Rd and east off Hamburg Rd.  It's a contemporary 1 story home featuring three bedrooms and two full baths, built in 1980, with 1776 sq ft up and about 400 ft of the 1280 sq ft basement finished.  Wrap around decking, plenty of windows and a walkout basement.

It's been re-carpeted, repainted, three custom trapezoid-shaped windows and both garage door openers have been replaced as well as new appliances installed-including a cooktop, over/under microwave/oven, refrigerator and dishwasher. There's a dramatic stone fireplace in the living room.  Brighton zip code with Pinckney schools, the home is a short distance from US-23 and reasonably close to retail centers along M-36 or in nearby Brighton.

While the kitchen cabinets/counters and baths could use freshening for modern styles, it is very clean and in move-in condition.This home is priced affordably at $139,900 or $78/sq ft. It is a foreclosed home. See the complete listing at http://www.realestatemich.com/10/listing/21976

Green Oak Township Market Report – Week of 3/18/2012

Green Oak Township is located in the SE corner of Livingston County. It starts right at the county line and portions of the Whitmore Lake, South Lyon and Brighton School Districts fall within its boundaries. Zip codes that serve the township are Brighton (48116), Whitmore Lake (48189) and South Lyon (48178). It has seen some large commercial developments along the US-23 at Lee Rd in recent years. I think it also leads the county in number of traffic roundabouts installed, with three at the Lee Rd/US-23 exchange.


There’s also a lot of recreation space in the township. The entire 1500 acre Huron Meadows Metropark falls within its border, as does most of the 4000 acre Island Lake State Recreation Area. Moose Ridge Golf Course is in Green Oak as is the northern end of all sports Whitmore Lake (including the public DNR boat launch).

During the week of March 18th, two homes were reported as being sold. The first one at 11508 N. Main Street, Whitmore Lake, was noted as being sold ‘as is’ and ‘needing some work’. It was a 1950-built ranch (cottage?), fair market sale (no short sale or foreclosure), 1122 sq ft, 2 bed/1 bath on a 0.21 acre lot. Originally listed at $50,000 it was reduced in price to $40,000 and sold for $34,000 cash after 135 days on the market.

The second sale was a ranch built on a slab in the Willmor sub at Lee & Rickett Rds. Built in 1956 it has 3 beds/1 bath and sits on a 0.21 acre lot. Offered at $64,900 it sold for $63,000 in just 17 days and was financed with a conventional mortgage.

There were also 10 new listings, ranging in price from $49,990 to $499,900 during that week. Two homes went under contract but had contingencies to work through (financing, inspection), one expired listing came back onto the market, and two homes had price reductions.

Two homes changed status to ‘pending’ (contingencies resolved, working towards closing) and one home was taken off the market.

This year (through 3/24/2012), there have been 38 sales in Green Oak Township, with an average sold price of $169,445 and an average of 86 days on the market. The highest sales price was $348,000 and the lowest $34,000.

Local Spotlight - The Wooden Spoon

This morning's Detroit Free Press has a very nice article about one of Brighton's newest restaurants, the Wooden Spoon, site of the former Mexican Jones restuarant. 

Are you a 'foodie'? A lot of great food talk here, and a nice foray into owner/chef Steve Pilon's dedication to using local ingredients, too.  The remodeled building is very attractive, although the kitchen is still relatively small.  Lunch business is by ordering at the counter. Dinner has wait staff and in good weather, there is also patio seating. 

My wife and I have eaten here and the food is very, very good. If you haven't been here yet, take the time to visit. The food will not disappoint.  Read Sylvia Rector's article on the Detroit Free Press web site here.

Recent Genoa Township Sales

Here’s a list of the sales in Genoa Township for the first week of March 2012 (March 1-March 8).


$485,000 – 5861 Hartford Way, Pine Creek Ridge

This was a new build that sold quickly. It’s listed as 1 day on the market and was listed at $399,900. My guess it went under contract earlier in the construction process and the buyers wanted some upgrades that increased its value. It’s great to see more new construction popping up in the area again. Brighton schools.

$236,000 – 5440 Sharp, East Crooked Lakefront

This was my listing and it sold in 15 days for $16,000 OVER list price. Pretty deplorable condition and it took a lot of groveling to get the bank to list it in ‘as in’ condition, but it received multiple offers because there’s just not any Crooked Lakefront property out there. Both were cash, as-is offers. It got 18 showings in the first 10 days! Normally, I’m pleased to have banks do rehab work on foreclosures to make them more marketable, but they would have lost money on this one and it was very likely a new owner would do massive remodeling anyway. It really needed an owner that would be able to see beyond its current condition to see its potential. Howell schools.

$146,000 – 6369 Sundance Trail, Prairie View Hills

This was another foreclosure, first listed at $166,900. Owned by Fannie Mae (FNMA), it sold in 48 days, but at a $20,000+ discount from list price. Its last sale showing in the MLS was in 2004 for $278,900. That’s quite a discount, even for a 1974-built home. Brighton schools.

If you want to buy a Genoa Township home, give me a call. I’d love to help you.

Housing Market Activity

There seems to be a lot of activity in the housing market right now.  As well it should.  We are seeing ridiculously low mortgage interest rates (floating just over and under 4% for 30 yr loans), housing prices are (finally) starting to creep upwards after years of decline, and the buyers that are ready to move out of rentals recognize this is a great time to purchase.

We are seeing low inventory levels, lower than what I consider 'desirable', which makes buyers do a lot of shopping.  And a lot of the inventory is in a condition that doesn't suit itself to quick decisions on writing a purchase agreement. But buyers that miss a few opportunities figure out the winning game plan.

1. Get new listings reviewed quickly, first on screen, then as a drive-by.
2. Get into the ones you want to see as fast as possible.
3. Write a fair offer.

The last one is very subjective, but understanding that any home priced at 'market' value and in decent or good condition will receive multiple offers is important, too.  In most cases, you will get a chance to come back with your 'highest and best' offer.  Highest, as in price, and best, as in terms.

If you're mainly looking at short sales, you need patience as a Number 4 on the above list.  Foreclosure homes sell quicker as a rule, but you may need to consider a rehab loan or doing a lot of work before moving in to the house, so it's not for everyone.

If you're thinking about buying a house in Brighton or selling a house in Howell, call me.  I also work other areas, and I can always refer you to a good agent in other markets if necessary.

New Listing - 1348 Edgebrook Dr, Howell 48843

This single family detached home (site condominium) is in the River Downs subdivision, accessible N off Grand River, and south of Highland (M-59). Minor repairs, carpet, paint and new microwave, range and dishwasher have put this home into move-in condition.  Listed at $129,900 it has gotten a lot of showings in the first two days on market.

3 bedrooms, all on the upper level, a generous sized living room, family room with pass through counter to the kitchen, dining area and informal eating area in the kitchen are all here. Two full baths up, half bath on entry level.  There is one finished room suitable for an office in the basement.

No offers will be considered for the first 7 days. Offers from owner occupants only will be considered days 8-13. Any other offers will be considered days 14 and afterwards.  If financing required, you must have a Wells Fargo Home Mortgage (WFHM) pre-approval accompanying your offer, but you may use any lender you wish.  Please feel free to contact me if you do not have a  WFHM representative.

See the full listing here:  http://www.realestatemich.com/10/listing/21855

Are We Ever Happy With The Weather?

My locale in SE Michigan (roughly the 42nd parallel) has had a milder than usual winter – at least so far.


September weather was more like November weather should have been – cold, windy, rainy. October wasn’t bad temperature wise and our snowfall this year is way down. I’ve been seeing kids in tee shirts out playing at certain times on some days, and we’re in February right now. There have even been a couple of golf courses that have opened intermittently as the weather allows. Crazy!

It’s been a nice respite from the last three winters, which have been cold and very snowy. We’re joking about not needing to go to Florida this year because we have the same weather (at least maybe for northern Florida).

But there’s a big negative to this, too. Our local ski area, Mt. Brighton, has struggled to keep snow. That’s a lot of extra electricity use for minimal gain. With fewer skiers our local restaurants, gas stations, hotel, and stores are getting less seasonal traffic, too.

I feel really bad for the local landscapers that make winter money by plowing snow. Most of these are getting paid ‘by the push’, and as an REO (foreclosure) listing agent I can tell you that my properties have only needed two (2) pushes so far this winter. That’s two snowfalls of 2 inches or more. And we’re halfway through February.

Of course, there’s good news, too. Local road commissions have been able to do a few extra repairs with the milder weather. They’ve also had reduced crew payrolls and they’re not using as much salt. I believe they probably purchased much of the needed salt up front, so I don’t know what kind of savings they’re seeing.

If I were to answer my own question (in the title of this blog entry), I guess I’d have to say, “Not for very long.”

Brighton Optimists' Camel Race February 4-2012

On February 4, 2012, the Brighton Optimists will have their 4th Camel Race at Crystal Gardens, 5768 E Grand River, Howell 48843.  This fundraiser features admission, a great meal, and draft beer/house wine tickets - all for just $30/person.

There will be door prizes, giveaways, 50/50 raffles and of course, wagering on the camels.  The betting is parimutel style (like at a horse track).  Local businesses have 'adopted' camels which will be decorated and on diplay prior to the start of races. There will also be a contest for the 'best decorated' camel, where those in attendance vote.

This is a State of Michigan Charitable Gaming activity (License M70719) and proceeds go to the youth activities of the Brighton Optimist Club and their 501c3, the Optimist Foundation of Livingston County. This group puts on the Free Fishing Derby for Kids every June at the Brighton Millpond and sponsors a 'Spring Break Fun Day' for elementary school-aged children every spring.  While their activities are free to the kids, it still takes money to conduct the events.

For more information and to purchase tickets through a secure online site, please visit http://www.bigcamelrace.com/.

Lakefront Foreclosure-5440 Sharp, Howell 48843

This foreclosure home is in rough shape and likely will not qualify for financing other than a rehab loan. It is being sold 'as-is' for now.


About 100 ft of frontage on the north side of East Crooked Lake, two detached 3 car garages that abut each other but are not connected in their interior. Originally a cottage built in 1947, has ben extensively remodeled and added onto, but it would take a special person to really love the floor plan. Might make a better weeend/summer getaway place than a primary residence. Needs extensive cosmetic work.

Offers from owner occupants can be submitted Wednesday, January 18th and investor offers on Monday, January 23rd. See listing at http://www.realestatemich.com/10/listing/21682. MLS 212003325

Study Shows Strategic Default Influenced By Social Circle

Strategic default is defined as walking away from a mortgage that you have the ability to pay. Why do homeowners do this? Or not do this? It can be pretty much broken into two schools of thought.


First, the ethical argument. You agreed to buy your house at a then fair market price with a mortgage at the then market rate. You signed a contract obligating you to keep making payments even if similar houses are now selling for half the value of what you paid. Even if a new mortgage can be obtained at a lower interest rate by another buyer. Even if you can’t refinance.

The other argument is that this is a business deal, plain and simple. If I don’t make the payments, you take the house. I’m not going to make the payments, so feel free to take the house.

The report examines the use of social media and social influence on our decision making. If enough people that you know (or are connected to) are saying its fine to strategically default, you begin to get more receptive to the idea. After all, it worked out great for them, why not me? (A lot like the continual anecdotes I hear about the ‘buddy’ that picked up a $600,000 house for $100,000 as a foreclosure - I can do it, too.)

An industry source, CoreLogic, says that 11 million homes (22 percent of the housing market) are underwater and that another 2.4 million have less than 5% equity, so there’s a lot of potential for more strategic defaults out there.

Banks are also part of the problem. People looking for refinance options often get the runaround or can’t qualify with the current stringent requirements. I know mortgage reps that can’t refi their own homes, what chance does a regular consumer have? It may be easier for some people to opt into strategic default as a result of feeling helpless, or because they think the big corporations don’t care about them.

A single strategic default (which ends up as a foreclosure home) won’t kill the value in a neighborhood. But think about the areas where there are a lot of strategic defaults in addition to the short sales and foreclosures due to hardship – loss of a spouse, losing a job, illness. Distressed sales do, in fact, bring down property values and are not good for neighborhoods. Strategic default is only a part of the overall problem.

Cash Is Still King

A report in DS News quotes a study that claims 38% of all homes bought in 2011 were financed by cash, not mortgages. Tight lending criteria is likely one of the causes, but investors are also looking for ways to make their money yield better returns, too. This trend is expected to continue for the near future. And right now we’re seeing true record low mortgage rates (sub 4%)!


My own experience is that there are a lot of cash buyers who want to be owner-occupants. It’s not unusual for me to see cash offers on homes up to the $140,000 price point, so there’s a lot of competition for homes in ‘move-in’ condition.

A recently released Realtor Confidence Index for November 2011 also indicated that 28% of home purchases were cash financed. This report was based upon results obtained from just over 3,000 Realtors nationwide and is conducted monthly by the National Association of Realtors Research Division.

Please remember one very important thing. A cash offer does not guarantee that you will be the successful bidder in multiple offer situations. While it takes some uncertainty out of the equation for the seller, many sellers are still looking at the bottom line. Depending on the margin between a cash and financed offer, they may take a ‘cleaner’ and lower priced cash offer or they may take the higher priced mortgage offer knowing that it will take up to 45 days to close.

Everybody wants a deal but if you’re seriously underbidding on homes that have been on the market less than a month, you’re not going to be in the game.

A Lot Of House For The Money

This 7 yr old Pulte-built home is in the first phase of the Hidden Creek development in Oceola Township.  1790 sq ft, 4 bedrooms, two full and one half bath, first floor laundry, two car garage (opener present but no remotes), and it is ready for you!

Freshly painted and recarpeted it is in 'move-in' condition. You'll love the gas fireplace in the great room, the doorwall to the deck and a full unfinished basement.  Municipal water and sanitary sewers, the community has a common pool and clubhouse and public sidewalks for ease of walking.

Minutes from I-96 (Exit 141) and newer shops and restaurants at Grand River and Latson, you'll love the convenience.  Very close to Faulkwood Shores and Chemung Hills public golf courses. Howell Schools.

No offers for first 7 days, then offers from owner occupants until day 13, all others after that.  Must have a Wells Fargo Home Mortgage pre-approval to submit an offer or proof of funds for cash offers.  Priced at $133,900 - watch my web site for price updates and other new listings.  MLS# 211128026.

How Do You Legislate Common Sense?

The National Transportation Safety Board (NTSB) thinks it’s by banning all cell phone use while driving.


It actually recommends banning the use of all hand held electronic devices, even if they’re ‘hands free’. So answering a call while wearing your Bluetooth headset would be illegal. Interestingly, they exempted GPS devices, most of which are not integrated into the car dashboard, because they are “designed to support the driving task.” Hmm. So a navigation app on my cell phone would probably be illegal, but maybe not. I guess that will depend on the interpretation of the officer that pulls you over.

None of us would reasonably argue with their premise that, “no call, no text, no update is worth a human life.” But there are many distractions available to drivers, from fiddling with a sound system, to drinking a cup of coffee or eating while driving, to even arguing with a passenger (usually a family member). How about the folks that are smoking and driving? While using a standard transmission?

I personally will answer a call with my Bluetooth, but the only way I initiate a call is by using the voice controls, which means you have to be in my address book. I can’t tell you how many times I’ve made a caller wait for a time (seconds to minutes) until I could pull over and safely have a more in-depth conversation or to write something down.

I think those of us that are on the road a lot, whether you call yourself a ‘road warrior’ or not, are more in tune with safe driving practices. Michigan already has a ban on texting and driving (July 2010) which I think is reasonable and a good thing. But don’t tell me I can’t use my hands-free device to answer calls. If I think conditions are too bad for that, I will let the call go to voice mail. But then, I consider myself a reasonable person.

Regardless of your opinion, contact your legislator and let him or her know how you feel about it. You can use this service to find your Michigan State Representative if you don’t already know who they are.

The entire NTSB Meeting summary on this topic is here.

Holiday Spirit in Howell Michigan

OK, I admit it. I’m a big proponent of shopping local. I don’t care if you’re from Waterford or Birmingham, Ann Arbor or Brighton – patronize your local shops.


A couple of weeks ago, some business owners in Brighton got together and made a video about just that topic.

Now we have a great promo video of being in downtown Howell during the Holidays. A lot of video was shot during the Fantasy of Lights Parade (which everybody should see at least once!) and really gives you the feeling of shopping in a downtown area.

Big box stores and malls are fine for some things, but don’t forget about the folks who work right there on your Main Street. They usually do a lot more for your community than the big franchises (sorry, corporate policy doesn’t let us do that) and they really are more a part of your town than the big outfits.

Make a pledge to yourself that you’ll do at least some of your shopping at the smaller, local businesses this year. And while you’re in your downtown, why don’t you stop at a local restaurant for lunch or an appetizer and try something new?

Foreclosure Purchases By Owner Occupants Declining?

Wow. Real Estate Professionals know that buying a foreclosure is an economical way for first-time homebuyers to get into a house of their own, so this recent study by New Vista Asset Management surprised me a little.


As reported in DS News, New Vista began tracking foreclosure sales in Q1 of 2009 and has continued their quarterly tracking since that time. They monitor 18 national housing markets, of which only Wayne County is in Michigan, but they plan to add additional unnamed housing markets beginning in 2012.

There has been a general decline of owner occupant purchases since the advent of the data collection. An owner occupant is a homebuyer that plans to live in the house, as opposed to a purchase by an investor for rehab-resale or as a rental property. Interestingly, the only one of the eighteen markets that showed a gain in owner-occupant purchases was Wayne County, MI.

I list foreclosures, and it’s not unusual to have a stipulation in the listing agreement that says no offers will be submitted for the first 7 days, then offers from owner occupants only for the following week. However, this is not universal among banks and some entities are going to auctions and bulk sales of ‘as-is’ homes that will generally not appeal to an owner occupant, due to either the cost or scope of needed repairs.

Banks that will take the time and effort to put a home into move-in condition are the most likely to have sales completed by an owner occupant purchaser.

USDA Rural Development Loan News

On December 1st the U.S. Department of Agriculture’s (USDA) Rural Development (RD) program reported that they are funded for FY 2012 in the amount of $24 Billion for their Single Family Housing Guaranteed Loan Program (SFHGLP). Purchase loans are available now but it will take approximately two weeks for the funds to be posted to the program for loan refinances, and in the interim they will approve ‘conditional’ commitments for loan refinancing.


The FY 12 loan structure is 2 percent upfront guarantee fee for purchase transactions; 1 percent upfront guarantee fee for refinance transaction; and 0.3 percent annual fee for both purchase and refinance transactions.

RD loans can be refinanced WITHOUT an appraisal. Contact your lender or loan originator for more details. USDA RD loans are a great option for those that qualify. See their web site for more information. All Livingston County Michigan single family homes are eligible for RD financing, if you meet the income requirements.

Support The Troops - Rush Time!

Hey, Livingston County! One of the Brighton Optimists, Donna Campbell, is helping a friend collect items to send over to the troops in Afghanistan.  She'll be collecting items Thursday morning at the Bauery Restaurant at Mt. Brighton, during the weekly Brighton Optimist Club Meeting.  An excerpted list of items that are wanted are:

lotion, sunscreen, deodorant - all travel size; chap stick, soap, eye drops, disposable razors; individual packets of trail mix, beef jerky, and general munchies; disposable cameras, small toys like beanie babies that the troops can hand out to the kids over there; zip lock bags and holiday decorations, duct tape, writing paper. Optimists, let's fill her vehicle up THIS THURSDAY - then go ring bells for the Salvation Army. Bring your stuff to Mt. Brighton at 7:30 am Thursday, December 1st.

All Livingston County residents - if you can stop by with some of these items, please do so.  Stick around for breakfast on the Brighton Optimist Club if you wish.  If you can't make the early hour, drop your items off at Campbell's Collision on Grand River just east of Whitmore Lake Rd.   Let's help make the Holidays a little nicer for our troops!

Ypsilanti One Of Least Expensive College Towns for Home Buying

An Inman News article released today listed the top 10 cheapest and top 10 most expensive college towns in the USA. Michigan had two entries in the least expensive category - Eastern Michigan University in Ypsilanti at number 3 with an average list price of $107,458, and Western Michigan University in Kalamazoo at number 5 with an average market list price of $116,455.


The least expensive college town listed was the University of Memphis, in Tennessee, at $89,244. They were also the only town where the average listing price was below $100,000.

Eight of the ten most expensive towns were in the western part of the country, with UCLA (Westwood CA) being tops. The average listing price in that market is $1,271,428. The bottom of the list for most expensive college towns was Annapolis Maryland, home of the US Naval Academy. Their average list price is $522,420.

I guess that means that East Lansing and Ann Arbor fell somewhere in the middle. Inman News is a Real Estate industry news service.

Holiday Fundraiser Gives Both Ways



courtesy Dutchman Tree Farms

 I’ve been an active member of the Brighton Optimist Club for many years. They are a community service group under the Optimist International umbrella and their motto is, “Bringing Out The Best In Kids.” Over their 35 years of existence, they’ve done a lot of great things for the community and its youth.


But these projects take money, so fundraising is needed. Their annual Holiday fundraiser is called Green2Green, in partnership with Dutchman Tree Farms in Michigan. Dutchman sells container grown evergreens, balled and burlap trees, holiday wreaths, and both 7’ cut and 3’ tabletop Christmas trees.

We’ve been getting their wreaths and they are outstanding – pleasing to the eye, fresh, and lasting well past the holiday season. Friends and family that have purchased trees have been very happy with them, too. For every purchase made with the Brighton Optimist Club’s promo code, a donation is made by Dutchman Tree Farms to that organization. Dutchman ships across the USA and they guarantee that if you are not happy with the product upon delivery, they will get you a replacement within a business day. No hidden fees and prices include delivery.

Please consider supporting a Michigan business and this local community service organization by making a purchase this Holiday season. In return you’ll be getting a great product AND you’ll help a community group to continue their work. To order, just click this link - http://www.dutchmantreefarms.com/organization/OCBRMI

New Listing - 7061 Braun, 48843

This great newer 3100 sq ft home sits on 10 acres. The 4 car attached garage features individual doors, each with opener (no remotes included). Patio from walkout basement sits adjacent to a small landscaping type pond.  There is a creek that runs through the acreage and ends up in a natural pond near the front of the property.  A fenced dog run is also present.

The master suite has a two-sided fireplace shared by the bedroom and master bath, which has a jetted tub, a bidet and a multi-head shower that includes an instant steam feature.  There is a motor-operated chandelier that will make it easy to dust and change bulbs.

The great room also has a motor-operated chandelier and antoehr fireplace and looks to the acreage in back.  Kitchen has high end stainless Thermador (TM) appliances, a butler pantry and another gas fireplace in the breakfast room portion of the kitchen.

The mud room features a floor sink with a hose sprayer for your pet, and an egress door that leads directly to the fenced dog run area.

The upper floor has three more bedrooms, each with their own bath, and one bath has a bidet.

The 2000 sq ft finished basement is very spacious, has a half bath, a double walkout and game room lighting installed.

The interior has just been repainted and recarpeted and is in move-in condition.  Hartland Schools. Offered at $340,000.

http://www.realestatemich.com/10/listing/21547 for the complete listing.  Some seller concessions may be possible. A Wells Fargo Home Mortgage pre-approval is necessary to submit an offer, although you can use any lender.

Shop Local Video - Brighton Michigan

A group of business owners got together to write, rehearse, and shoot a little video on patronizing businesses in their town - Brighton Michigan.  The narrator is George Moses of George Moses Company, publisher of the Marketeer.  Many other business are featured.  What a great idea!  My wife and I do almost all of our Holiday gift shopping in either downtown Brighton or downtown Howell. We do a lot of other shopping in the downtowns, too.  We like to keep our dollars local as much as possible.  Oh, and if you want to buy a Brighton home for sale, or a house for sale in Howell - give me a call!

Here's the video link:
http://www.youtube.com/watch?v=BJdzXWjBmY4

12 Days of Gleaners

Last year, local radio station WHMI (93.5 FM) in Howell, Michigan, began a program to raise money for Gleaners Food Bank of SE Michigan. WHMI partners with the Howell Soft Cloth Car Wash for the 12 days prior to Thanksgiving to raise funds. With Gleaners’ buying power, $1 will feed 1 person for 1 day.


Volunteer organizations each take a day and solicit change from the customers at the carwash. Today is the day that I help out with the rest of the Brighton Optimist Club. We’ll be on site from 10am to 6pm. My shift is from noon to 1pm.

WHMI was pleased with the contribution level in 2010, their first year, but hope to do even better this year. Gleaners of Livingston County cannot meet the needs of the county on their own, and regularly food from other Gleaners locations have to be brought in. If you live in Livingston County, consider stopping by today between 10am and 6pm to make a small monetary donation. No family should have to go hungry and the needs are more acute during the holiday season.

Kudos to WHMI and the Howell Soft Cloth Car Wash for their efforts, as well as to the Brighton Optimist Club and other community groups that each take a day for service to those in need.

To Hell and Back

Yup, and it only took a little over an hour.

I had to preview a bank owned property today. It was what I euphemistically call ‘a Purell ®‡ house’. You know, the kind that you can’t wait to get back to your car to wash your hands with Purell®? This kind of property has made me an expert and turning lights on and off with my elbows, by the way, so my wife will be pleased to learn that you can teach an old dog new tricks. The house was in the Pinckney zip code, but really it was just a bit west of the lovely hamlet of Hell, Michigan. Yes, there really is a Hell, Michigan.

And jokes abound, of course. In summer, if your city is warmer than it is there, you can honestly say it’s “hotter than Hell.” In winter, if you record a lower temperature, it’ll be “colder than Hell.” Meteorologists’ from around the world actually call the general store to find out the temperature so they can work one of those little gems into their weather broadcast. If you feel the need to check the weather in Hell, this link will do it for you. You can then amaze your family, friends and acquaintances with little known weather knowledge. You may even win a free drink at your favorite tavern with a properly phrased wager.

But it goes on. Some taxpayers take their returns to the general store in Hell to have a hand cancellation that reads, “Hell, Michigan” before mailing to the IRS! No lie. Rumor has it that ‘Dear John’ and ‘Dear Jill’ letters also get the hand cancellation treatment, but I’m betting that texting and emailing are cutting into that market.

Now, Hell is no novelty to me since I live fairly nearby and have visited it on many occasions. Hell is not a novelty to me for other reasons, but I won’t digress. The Dam Site in has dam good burgers and pizza, Screams Ice Cream Parlor serves great goodies and you can buy all sorts of Hell emblazoned merchandise at the store (with the Post Office inside. There are only three buildings in Hell and if it’s too hot for you, you can walk down to the creek and dip your feet to cool off a bit).

There’s a fairly new miniature golf course, and frequent events that can draw an amazing number of people. In September of this year, a new Guinness Book of World Records milestone was met when Hell hosted the longest ever parade of hearses, with 51 vehicles officially participating.

It has been a while since I’ve been to Hell and I was both pleased and surprised to see a new sign! Yes, a piggy back on the Pure Michigan (Michigan’s Official Travel and Tourism site) campaign, with the sign at the right. Also, I’m not sure when Hell starting billing itself as ‘The Hysterical Town’, but today there were no signs of hysteria, mass or otherwise. If I had been a little later I would have stopped for a Smitty’s Burger at the Dam Site Inn, but alas, this was an earlier in the morning expedition.

People get married in Hell (guess they want to get the worst part out of the way early), and you can actually be the Mayor of Hell for a Day! If you’re planning a visit, the official road to Hell is Livingston County Road D 32, otherwise known as Patterson Lake Rd (at least east of Hell). Drive to Pinckney, turn left at the park in the center of the Village (Howell Street), then go down to the first stop sign and make a right. It’s just a short jaunt to Hell from there.

And if you want to find a house in Hell, call me. According to some, I've been an expert for years.


‡=Purell is a Registered trade mark of Johnson & Johnson.

Brighton Michigan Housing Market Snapshot-Nov 2011

Brighton, Michigan is located in Livingston County, roughly at the crossroads of US-23 and I-96. It is between Flint and Ann Arbor on a north-south line, and between Lansing and Detroit on an east-west line. The Brighton area consists of the City of Brighton as well as parts of the surrounding Townships of Green Oak, Hamburg, Genoa, Hartland and Brighton Township. Homes in Brighton Michigan seem to consistently be more desirable than many other homes in Livingston County.


Brighton has a vibrant downtown area with a number of restaurants serving a variety of cuisines, small specialty shops, a large children’s play area - the Imagination Station - and is centered by the Mill Pond. There is a gazebo at the Mill Pond, as well as a renovated Village Cemetery, and if you feel like walking you can stroll on the boardwalk and ‘tridge’ to get around the downtown area. There are many civic events in the downtown area all year round, and commercial interest remains very high for restaurateurs, office space and retailers.

This snapshot will be for homes in the City of Brighton. Right now, there are 132 active residential properties. They have been on the market for an average of 123 days and range in price from $24,000 at the low end, to $364,900 at the high end. The average list price is $149,482 and the median list price is $146,250.

In the last 12 months, 72 homes have sold ranging from $25,100 to $390,000. The sold properties were on the market for an average of 117 days and the average sales price was $144,348 and the median sales price was $143,500.

Brighton has a variety of home style and ages. Established neighborhoods have homes going back 100 years right up to newer subdivisions built within the last 10-15 years. All homes in the city limits have municipal water and sanitary sewer, and all are on paved roads.

Housing Market News

I receive bulletins from the Chief Economist at Comerica Bank, Robert Dye. A couple of the recent emails that pertain to the housing market indicate that home sales dipped 0.3 percent in September, while prices are down 3.5 percent from a year ago. The Consumer Price Index (CPI) gained 0.3 percent in September and is up 3.9 percent for the year. September 2011 housing starts were up a hearty 15 percent to a 658,000 unit pace, but this is judged as ‘not sustainable’. This data is a compilation for the nation and the report was subtitled, “More of the same, No Breakout, No Backslide.”


If you’d like to subscribe to these periodic emails, visit the page at http://www.comerica.com/economics, then follow the link titled, “Subscribe to Newsletter.”

The Red Barn

One thing that seems to stay constant in my real estate life is an appreciation of architecture, form, light and color. Some pretty typical-looking homes just seem to catch my eye. I guess the same thing goes for cars, people, animals, and yes – even barns.

I was driving to a new property assignment yesterday morning. There was a moderate fog at my first stop, and as I neared my second destination, the sun was poking through and burning the fog off. I’ve passed this particular barn many times over the years, but coming out of a foggy patch into the sun and seeing this dilapidated old barn in that exact light made it seem as though I were seeing it for the first time.

Of course I pulled over and grabbed my always available camera to snap a few shots. This one was at f5.6, 1/1000 sec exposure and ISO 800. It’s definitely the one I like the best.

Case-Schiller Annual Price Change Improvements

The just released (Oct 25 2011) Standard & Poor’s Case-Schiller Home Price Index shows their 10- and 20-city composite data recording mild improvements in home prices. August 2011 data (3.8 percent and 3.5 percent declines) was improved from August 2010 (4.1 percent and 3.7 percent declines). So yes, while prices are still going down, they are improving.

Sixteen of 20 cities in the index posted improved figures from the July data, another hopeful sign. Atlanta and Las Vegas appear to be bucking the trend with lower negative trends. Detroit (2.7%) and Washington, D.C. (0.3%) were the only two cities to show an annual gain.

Locally, for Livingston County, average sales prices are up just over 21% for 2011 vs. 2010 and up more than 19% for 2011 vs. 2009. Inventory continues to be an issue, with a 32% drop for 2011 vs. 2009 and over 20% lower for 2011 compared to 2010. Days On Market (DOM, or the time it takes to get a home sold) are also declining. So buyers that are serious have to move speedily to have the best opportunity at the house they really want to purchase.

If you’re looking for a home in West Oakland, Livingston, or North Washtenaw County, call me for a no-stress discussion of the market.

New Listing - 7843 Turnberry-Whitmore Lake

This one-owner home has been well maintained.  The comfortable family room has a gas fireplace and overlooks the Links of Whitmore Golf Course.  Newer well pump and constant pressure tank, this home is also equipped with a quiet dishwasher, inground irrigation system and side-entry two car garage.

Enjoy the brick paver patio and garden area.  A total of 1961 sq ft with 4 bedrooms, 2 full and 1 half bath.  Living room and dining room are also available, and your guests will love the look of the towering entance/foyer area. Some furniture, 3D TV, and riding mower with attachments are available-make offer.  See the full listing here.

Dump Your Old Electronics – Free!

Livingston County Solid Waste Program has a one-day collection coming up next Saturday, October 29th, from 9am to 2pm. No appointment is necessary, just bring your old computer equipment, televisions and peripherals, stereos, cameras, fax machines, gaming systems for drop off and proper disposal. The collection is at the County’s East Complex, 2300 E. Grand River (48843) at Chilson.


They also accept old cell phones, but drop those off at my office for the ‘Cell Phones For Soldiers’ campaign. We’ve collected over 2500 cell phones so far!

This event is free to County residents, and includes small businesses with 10 or fewer employees. Many hazardous substances can be found in electronics and this proper disposal will keep those contaminants out of landfills where they might filter back into ground water.

For more information, call 517-545-9609, or visit the website at http://www.co.livingston.mi.us/SolidWaste/

New facebook Real Estate Page Address

I've made it easier to find my facebook Real Estate page.  The old link was a bit cryptic, but the new one is simply, http://www.facebook.com/MichiganRE

New listings go here first, and there are periodic posts about buying, selling, and general real estate news entered throughout the month.  On the right side of this blog, you can also sign up for my newsletter if you wish.

Howell Condominium For Sale

This 1.5 story condo was built in 1991 and has 1412 sq ft. The entry level has a bedroom and full bath, a great room with vaulted ceiling and gas fireplace and a first floor laundry.  There's another bedroom and full bath on the second floor with a walk-in closet. This is an end unit with a deck and is bank-owned. The community is not certified for FHA loans. Those wishing to make an offer must have a Wells Fargo pre-approval letter.

The full basement is unfinished, the one car attached garage does not have a door opener.  The entire condo has just been repainted and recarpeted.  A new gas range, range hood, and dishwasher have also been installed.  Association dues are $110/month, and the community is within the Howell city limits so there is city water and sanitary sewer service.

A short walk to the Howell Carnegie Library and downtown.  Click here to see the full listing.

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Half of Foreclosure Aid Money Not Spent

Earlier this month, USA Today reported that over half of the $1 billion allocated to assist unemployed and underemployed people stave off foreclosure will not be used. The Emergency Homeowners’ Loan Program would have given up to $50,000 loans in 32 states and Puerto Rico.

Only 11,832 applicants of the total 100,000 were conditionally approved. It took almost a full year for the program to start taking applications, which left only a three month window in which to apply and be approved.

Under the terms of this program, homeowners could have received up to $50,000, which would be forgiven if they stayed in their home for at least five years. The program, administered by the U.S. Department Housing and Urban Development (HUD) was made possible by Wall Street reform legislation. Critics say that HUD added eligibility criteria that slowed the process.

A HUD spokesperson admitted a longer than anticipated ramp up, but also said the eligibility criteria defined by the law that created the program disqualified a higher than expected number of applicants. You can read the entire article here.