Real Estate Information

3 Bedrooms, 2 Bathrooms

2147 square feet

Barron Parc

This beautiful house features gorgeous hardwood floors, 2 story living room with wet bar and fireplace, formal dining room, kitchen with granite, stainless steel and a built in desk, sitting area upstairs overlooks the living room, master suite with tray ceiling and bath with double sinks and jetted tub. The yard is really spectacular. Landscaped and shaded, it features a large patio and is surrounded by a black iron fence.

3 Bedrooms and 2 Bathrooms

1540 square feet

Like new townhouse in convenient location! This home features hardwood floors, vaulted ceiling and recessed lighting in the main living area, living room with fireplace and built ins, master with tray ceiling and private access to the screened porch, privacy fenced backyard, 3 bedrooms, OR 2 bedrooms PLUS office/study.

I have seen/read numerous articles on this subject recently.  As a buyer's agent, I believe my perspective is a bit different than the average real estate agent.  I do not list - at all - never have.  I am, however, a residential property appraiser, which also makes my perspective even more unique.  I look at houses as a business transaction as well as 

There are several thoughts that enter my mind as soon as I enter a home with a new buyer.  The first thought is anyone home?  I think, please don't let there be any surprises.  I check with the listing agent, but sellers don't tell their listing agents everything, do they? In one instance, the seller didn't tell the listing agent that a "friend" was staying in the home.  We knock, yell "realtor" and we are met with a gun in our face...The listing agent's response, "I'm sure he didn't mean anything by it?"...Really??

You can check and check, but if the seller isn't communicating with their agent, there is no way to know.  I handle this situation, now, by telling the buyers this story.  It is not our house, we can't control the situation and we must be aware.  Safety is paramount.  

My second thought, is what did the sellers leave behind.  I don't know if this is even plausible, but I do believe listing agents should visit the house they are listing more often than just for the listing agreement to be signed.  I entered another home, with a gentleman (thank god) & there was all sorts of pornography and condoms out on the kitchen countertops and his teaching certificate hanging on the wall...He didn't buy the house...If you are going to list a home, pay them a visit and make sure the home is at least partially-show ready.    I handle this now, by speaking to the listing agent and finding out if the home is "really ready to show" or ask, will they need a bit more time to get the home ready.   First impressions are everything.  

My third thought is to read the newspaper regularly.  I showed another home a couple years back.  I was told it was vacant, but there was belongings in the home, old food in the refrigerator, clothes in the dryer..just didn't make sense.  What I didn't notice, along with my buyers, were the little black spots on the wall..yes...a murder had just been committed in the home.  Now, I take the time to do a bit of research for each home.  Are the sellers alive & if they aren't did they pass away by their own hand or by the hand of someone else...Live & learn.

As a buyer's agent, I only see the transaction through the eyes of the buyer.  As an appraiser, I only see the transaction through the eyes of the bank.  I trust that the listing agent is taking care of the property, monitoring who is living in the house and is it maintained well enough to actually sell.  

Like I said, live & learn..

3BR/2.5BA

2601 sq ft

2.02 Acres

This beautiful log cabin has all the peace and tranquility you would expect, and yet it's right around the corner from everything you would need! It features 2 rocking chair porches, log walls and beamed ceilings, renovated kitchen with center island opens to the family room with stone fireplace, vaulted ceilings upstairs, huge master with stone fireplace, 2 offices/studies/dens, storage room and workshop.

3BR/2BA

1312 sqft

Settlers Creek Subdivision

This home sits on a beautiful lot in convenient location. It features hardwood floors, vaulted ceilings, split floor plan, open & spacious kitchen w/bar, dining room w/bay window, large back deck, & fenced backyard.

3BR/2BA

1256 sq ft

Westover Subdivision

Great NW home, perfect for starter or investment! This 3br/2ba home features vaulted ceiling, kitchen with lots of counter and cabinet space, & master w/ private bath. Doors from master and dining room lead to the private, landscaped backyard and rear covered porch.

3BR/2BA

1248 sq ft

Arbor Hills

Great home on a nice corner lot in NE! This home features laminate wood floors throughout, split bedroom floor plan, master with private bath, spacious 2nd and 3rd bedrooms, fireplace in the living room, and a shady, fenced backyard! Heating & A/C unit replaced in 2011.

After years of trepidation, home buyers are finally beginning to wade back into the housing market. But as they do, many are making the surprising choice to hunt alone, rejecting the assistance of what's known in real estate as a buyer's agent.

For years, house-hunters have had the option to work with a real estate agent who shows them properties and may ultimately negotiate the price a counterbalance to the agent who almost invariably represents the seller. But now fewer buyers are taking it. Of the buyers who purchased a property through a real estate agent, just 57% had buyer representation, according to a 2010 report by the National Association of Realtors. That's down from 62% in 2009 and 64% in 2006, before the housing bust. Also, fewer buyers are first learning about the home they purchase from real estate agents: just 37% are reporting real estate agents as their first source of information on the home they purchased, down from 50% a decade ago, according to NAR.

Many experts think this is a bad move worse, for example, than trying to sell a house without an agent. For one thing, in most cases, a buyer doesn't pay an agent; the buyer's agent splits the commission with the seller's agent, so the services are essentially free to the buyer. Also, a buyer's agent can usually access historical price data for home sales in the area, which means he can recommend a bidding strategy that targets comparable properties that sold for less, rather than the mid-range. John Vogel, adjunct professor of real estate at the Tuck School of Business at Dartmouth College, calls going through this process alone "a mistake."

There are lots of reasons buyers may choose to represent themselves. The real estate listings and detailed information that was once only available to real estate agents -- like median sales prices in a neighborhood, the amount of days a home has been on the market, and how many price cuts it has endured are now online. And because most buyers' agents don't get paid until a home is purchased, they have a strong incentive to see you buy something quickly, Vogel says: They may not tell a client to wait for prices to fall further.

On the other hand, some house-hunters may think they are working with a buyer's agent, when in reality, they're actually dealing with a seller's agent. Many buyers contact the agent listed with the property or walk into an open house thinking the agent is working in their favor, says Paul Howard, a buyer's-only broker licensed in New Jersey and Pennsylvania. Or some buyers may start working with an agent who has their interest at hand, but the house they want to buy is listed with the real estate company the agent works for; at that point, buyers should have the option to find an agent not tied to the property. Some seller's agents may also discourage prospective buyers at the beginning of their search from seeking out a buyer's agent. Commissions are already lower due to declining home values, and some would prefer not to split it, says Ginger Wilcox, head of training for buyers' and sellers' agents at Trulia.com. "Agents are fighting for their commissions."

Still, in many cases buyers may be at an advantage when they work with a buyer's agent at least compared to relying on a seller's agent for advice or guidance. A seller's agent is contractually obligated to help make the sale happen in the seller's favor, often as close to the asking price as possible. Buyers' agents can also suggest home inspectors and financing companies they've worked with before, says David Kent, president of the National Buyer's Agent Association; they're not supposed to make money off the referrals.

When searching for a buyer's agent, experts recommend putting a few through their paces first. The most helpful agents won't just rely on what's listed online, says Vogel. Instead, they might drive around a neighborhood looking for signs of properties that are for sale by owners or mail letters to existing homeowners alerting them to a buyer who's interested in a similar property to theirs. And by the time a buyer enters into a contract, his agent should be there to look for red flags.

From ANNAMARIA ANDRIOTIS from SmartMoney.com

In other words - if you want someone who works for FREE and has no skin in the game other than to know you have the house you want - why not use a buyer's agent.  As a buyer's agent we only look out for our clients interest.  We work and facilitate the transaction and meanwhile, it costs you NOTHING...You don't have to repeat your story.  You don't have to worry about confidentiality...You are able to browse and buy and know you got the best deal.  After all the commissions have already been negotiated when the house comes on the market - why would you want to work with an agent that can't even negotiate their own money....

Patty Wilson

Lead Buyer Specialist & St. Certified Residential Property Appraiser RD6627 

There's no doubt about it.  We're seeing some very positive things happening in our market.  Houses are going under contract quickly - especially those in the price range below $200,000.  Of the homes being sold today, 65% are in this category which means there's  a lot of competition for the same houses.  That's why it's so critical to be pre-approved BEFORE you begin your home search.  Why is it though, that so many people resist this?  I thought the following article was particularly insightful in explaining why this process is so important.  Read on...

It's a Loan Officer, Not a Serial Killer! 

It's a Loan Officer, Not a Serial Killer!

Scenario #1. You call a real estate agent because you saw a house online and would like more info. Agent describes the house and you get excited, it sounds exactly like what you're looking for. You say, "I gotta see this house! When can we go?" Agent's response, "Have you been in contact with a Loan Officer?"

Scenario #2. You and your spouse have been driving around the city, looking for "for sale" signs in front of houses that you're interested in. This is one of the areas you've always wished you could buy your first house in. House looks great. There's even some young kids playing basketball next door. They seem to be right about the same ages as your kids. Your wife dials the number on the sign. "Hi, this is Eric. How can I help you?" "Um, hi. We were wondering if you could tell us more about the house at 123 Perfect Lane?" After hearing all about the house, you've just gotta see the inside! When you ask, the response is "Do you have a pre-qualification letter from a lender yet?"

Scenario #3. You just got a raise at your job. The lease is just about up on your apartment, and a few of your friends have purchased homes recently. It's your turn. You sign up for lists of homes from a dozen real estate sites. They're all the same lists, but whatever. You thought there might be something special out there and you didn't want to miss it. You find a few that you want to look at. That's when you call your friend, who's been in the business for a while. You tell him that it'll be cool to hang out and look at some homes, maybe get a few beers afterward. Friend agrees and says, "Before we hook up, have you talk to a lender yet? If not, I have a few that I've worked with in the past that I could recommend, because we need to make sure you get pre-approved before we start looking at homes."

See the pattern here?

There's a reason that we want you to talk to a Loan Officer before we go out to look at homes. A few reasons, actually.

• You need to take a look at your credit history. Lenders have minimum credit scores that need to be met before lending money for a house.

• You might think that you can afford a certain amount, only to learn you have to look at homes that are a lot lower than you thought. Conversely, maybe you can qualify for more than you thought, and your dream house just got a lot nicer. Looking at homes that you could never qualify for is depressing. Trust me.

• We run a business. We don't get paid unless you purchase a house. If you can't purchase, we can't waste our time, money or resources. It doesn't make business sense.

Debt to income ratios, time on your job and amount needed are a few more things that they Loan Officer will have to figure out before determining how much, and IF you can qualify for a mortgage loan.

Sometimes it's scary to find out what your credit is, or what you can truly afford. Sometimes it's even better to continue renting for a while to save up more money for that down payment or to pay off a few credit cards. The Loan Officer will help determine the best strategy for you.

Ultimately, a trustworthy Loan Officer is an integral part in the house/condo buying process. They can be an ally. As long as you remember, It's a Loan Officer, Not a Serial Killer!

Eric Michael, Real Estate Professional

Remerica Integrity, Realtors

41000 W. 7 Mile #105

Northville, MI 48167

Cell: 734.564.1519

Fax: 248.912.9996

www.ShortSaleInfoMI.com

www.EricMichaelOnline.com

Originally posted at: Real Estate, etc... by Eric Michael: It's a Loan Officer, Not a Serial Killer!

Short URL: http://actvra.in/wXs

Many people in the market today are first-time home buyers who would not have been able to buy when home prices were higher. Enticed both by lower prices and bank promotions, these eager hopefuls are have taken the signs of deals as the best chance to make their first real estate move  .
 
While all home buyers need help with the short sale process, it’s especially challenging to address the needs and concerns of a first-time home buyer who has decided a short sale is the home for them. Here’s how to get answers to first-time home buyers’ top three questions about short sales.
 1. How long does it take for a bank to approve a short sale?
 This is the million-dollar question. While it takes an average of three to six months, the timeline and the process will vary quite a bit from one bank to another. Short sale approval timelines depend on the bank (some just take longer than others). While each bank has different short sale guidelines, the short sale has to make sense to the bank. The more sense the short sale offer makes to the bank, the faster the approval process.
 Here are some things that slow down the process by several weeks or more. 

•Multiple liens on the property
 •A third party negotiating the short sale on behalf of a seller. Some states allow third parties to do this, for a fee; some states, like Virginia, limit this to real estate licensees, attorneys, and employees of attorneys. 
 •Private Mortgage Insurance (PMI) on the property
 •Additional investors
 Action: To make an accurate prediction about the short sale timeline for a particular property, research the bank’s general timelines, the property’s liens, and whether there is PMI before writing the offer.
 
2. Will the bank make repairs to the property?
 The short answer is, probably not.
 Here’s why:
 •The bank does not have possession of the property and has no authority to make repairs on behalf of the seller.
 •Many short-sale sellers do not have the financial means to make repairs.
 •Many banks require the short sale to be sold strictly “as-is” and do not allow the seller to pay for any repairs.
 Why wouldn’t a bank allow the seller to make repairs? your buyer may ask. A short sale is a sticky situation for a bank, and that the bank wants to avoid potential liability. For example, if the bank allowed the seller to make repairs and the repairs proved to be faulty, the buyer might potentially hold the bank liable, since the seller doesn’t have money (which is how the short-sale situation came about in the first place).
 
Action: Find out how the bank and the seller feel about making possible repairs. A short-sale buyer needs to understand that the home will most
likely be sold strictly “as-is” and all repairs will be at their expense.
 
3. How do other types of debt affect the short sale outcome?
 
Many short-sale sellers are more than just “house-poor.” Many have additional debts that place a cloud on title. These include tax liens – income and property,
medical liens, mechanic’s liens, and child support judgments.
 
Depending on your state, some creditors can try to collect debt by going to civil court and getting a judgment lien placed on the property against the homeowner.
 These liens must be cleared before the short sale transaction can be closed.
 •Surprisingly, tax liens are probably the easiest to clear off the title. The IRS has several avenues to collect back taxes, and doesn’t want to become a real estate holding company. Removing a tax lien can take up to 120 days, so it is imperative that this process is started well in advance of the short sale.
 •Medical liens can usually be negotiated and a payment plan worked out. However, this is a time-consuming process and needs to be started as soon as possible.
 •Mechanic’s liens are a little harder to get removed. There is not much recourse for tradespeople and bad debts.
 •Child support judgments are also difficult to remove because they usually involve government agencies.
 In short, additional debts can tie up the short sale process. Action: Make sure to ask the listing agent if a preliminary title search has been performed on the property so you can advise your buyer about possible obstacles.
 
The more information you can offer your first-time home buyer, the more confident they can be about the transaction. The more confident they are about the
transaction, the more likely they will see the transaction through to the closing table.

Sarah Stelmok, ABR, GRI, e-Pro

For more questions....contact me 

George L.Brophy CRS, GRI, CDPE, ePro

The Rivers Team

Keller Williams Town and Country Realty

1520 Killearn Center Blvd.

Email: George@RingTheRivers.com

cell:850-559-2448

Office 850-297-2255

voicemail:850-523-1580

Visit my website @ http://www.GeorgeBrophy.com

Want a Career with KW? http://www.acareerworthhaving.com