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