Gary White FlexIt Realty~Real Estate & Updates, Grand Rapids & West Michigan

Dualing offers, can buyers safely make multiple offers and pick the one they want?

2008-07-26T10:09:22Z

In today's market of foreclosures and short sales buyers tend to want answers right now on the offers they have submitted. So what takes so long for the lender to respond?

You can have several reasons why offers take so long before a lender will respond. The number one reason is the backlog of properties to process. The second largest reason is the offer was to low for the target sell price set by the lender. The third reason is not all the paperwork on short sales has been filed with the lender. The seller has to file a hardship letter and several other documents before a lender will consider a short sale. On foreclosures the lender already owns the property and you are dealing direct with the seller (lender).

Just like anything else there are procedures and processes to go through before a lender will respond.

This causes a buyer to get anxious...wondering what happened, why is the lender not responding. Sometimes it is a matter of the lender looking at the low ball offer and saying, "I am going to sit on this until a better offer comes in", so they don't respond, you hear nothing. The agent can call the lender, and the lender just says, "we are considering your offer." So the buyer thinks the agent is not doing his job. The buyer or seller in a "short sale" also thinks the bank or lender is being unreasonable...but if the offer had been right and not so low that it would make the Christmas Grinch flinch! The response would have been faster.

So when buyers get anxious they sometimes make foolish requests that is the responsibility of the agent to inform them of the consequences. We recently had a buyer want to make two offers on different properties!

I have had buyers resubmit a higher offer on the same property, make counter offers high on a property they were bidding on .... but two offers on two different properties? The decided that the first property was the one they wanted but if that one fell through they would have a backup or a bid in on the second best property.

Here is the how the deal laid out: The first property is a "short sale". It is broadcast on the MLS as a "short sale" and states that the lender must approve any offer. Pay attention there is going to be a quiz!

The agent writes an offer on behalf of the buyer. The seller of the short sale accepts. The contract is forwarded to the lender for approval. The lender has not responded after two weeks. The unknown is what the lender had on the books for a target sell price that would be acceptable. The other issue is if the selling agent actually processed the paperwork for the "short sale" in advance.

So the buyer gets anxious and tells his agent I want to submit another offer on a different home, "this is taking to long". The agent informs the buyer that he could end up owning two homes! I made the agent put in writing and have the buyer sign that they were informed of the potential results of their actions.

How long do you think the wait had been for a response? Two Weeks! That is like nothing in my book...but it was something for this buyer. Many times we are not seeing a response for three or four weeks so two weeks is still within an acceptable time frame.

So, the second bid was written on a different property and the buyer wanted to be released from the first bid.

Now here is your question:
Is the buyer bound to the first bid since the lender had not signed the offer and had not responded?

Answer: The offer was between the buyer and seller. The seller accepted the offer and the lender is considered a contingency not an authorizing party to accepting the sale. I know, it can't be sold without the banks approval. Wrong! The seller can bring money to close and make up any deficit from the accepted purchase price and the amount owed on the mortgage.

I had the answer reviewed by legal counsel before I discussed the options with my agent. Now you know what to do when a buyer asks to put in multiple offers.

Have you had this scenario happen to you?

If you live in Michigan and are looking for a "Short Sale" or "Forclosed" property give me a call, authroized HUD broker and Short Sale Specialist" Make sure your offer is processed and followed to get the results you want...an accepted offer!

Call "Toll Free" 877-667-4699
Email: FlexItRealty@comcast.net
Visit our Website: www.FlexItRealty.com
Download "Free Reports" that could save you thousand of dollars in your next real estate transaction. We have "For Sale By Owner" programs too!
Visit www.FSBOMICH.info for "HOW TO" help.

Understanding the demographics of your listings, does it matter?

2008-07-25T20:34:17Z

Sellers may not think of the demographics of where they live but marketing a property depends on understanding the demographics.

Anyway that is my theory, demographics is an integral part of the marketing strategy. The demographics leads you to buyers. Now did that get your attention? That is right knowing who lives in the area, what the average income is and what the schools have to offer is part of the neighborhood and selling features that attracts buying within the demographic segment.

Income issues are a leading indicator of who will live in a specific area. Just like family size, age of occupants and whether the neighborhood is new, declining or well established.

Here are a few examples:

Established neighborhoods have a core of residents that have lived in them a long time and the overall maintenance of the yards and homes is usually well kept. Established neighborhoods have pride that only long term ownership brings. These neighborhoods tend to be a blend of elderly and younger new families. The square footage tends to be 1000-1400 per home, above grade. Home values tend to be flat or just nudging upward. This is where many starter homes are sold to young families.
Declining neighborhoods tend to have many of the original residents moving out, most homes are starting to show need of repair. Homes are being converted into rentals. Crime is on the rise in these areas. Home values tend to be dropping.
Newer neighborhoods are withing the last five years to present. These are more younger and more mobile buyers, the family is young but usually not just starting families.

Knowing neighborhood information can help you know where to prospect for buyers if you are a seller or a selling agent. If you are a buyers agent you can define your search based on the needs and wants list you had your buyers fill out when you interviewed them. This will help you zero in on locations within a geographic area.

Knowing your demographics is one of the keys to success. So do you think understanding demographics is important. How do you think the local experts become the local experts? They understand the dynamics of the neighborhoods they represent.

Demographics can play a big part in a farming area too. It can help you understand how to promote yourself to the owners within your farm area.

How do you use the demographics to help your business?

100 year old post cards of Grand Rapids Michigan

2008-07-19T19:52:18Z

Many of you have been following the inclusion of 100 year old post cards I found after the passing of my mother. These have been in the family and now I am the keeper for the next generations to enjoy. I thought with scanning you could enjoy them too and see what Grand Rapids looked like a hundred years ago.

Here is a photo postcard that my father-in-law was surprised to see. He is know as the "Hot Dog" man in Grand Rapids. He likes the name too! He hands out with other volunteers over 600 hot dog rain or shine every Wednesday at Memorial Park to the homeless. Memorial park is a monument to the fallen soldiers that have so valiantly protected us from invasion and harm over the years.

Here is the postcard on Memorial Park.

Not a car in sight! Over where the trees are in the center of the photo is where the park is located. For those of us that live here this is an amazing time capsule photo...the streets were brick back then. We still have some streets that have been preserved. The thing that most of us that live here will know is the streets mentioned run parallel to each other. The street are actually Division and Fulton St.. This will help you make more sense of the photo.

Now keep in mind they could have had different names back then too. So all I am doing is giving you a bit of information based on today.

Hope you enjoyed our walk back in time.

100 year old post cards Grand Rapids Michigan, John Ball Park zoo

2008-07-19T19:35:44Z

In going through some family possessions after the death of my mother we found these post cards. The printer and manufacturers are long since gone but the magic of what they captured is still with us.

Here is what John Ball Park looked like in the early years.

Here is a closer look with a slightly different shot.

Note they say looking forward to the city! The city surrounds the park in present day. It looks to be a peaceful carriage ride from the city.

Here is a couple more photos of the grounds.

Another ground photo showing the otter sanctuary (I think).

100 year old post cards, Chicago at the turn of the Century

2008-07-19T19:19:28Z

Here is Grand Central Station. This is hard to believe. I grew up as a youngster in Chicago. I lived on the near North Side as it was...more affectionately called Old Town. I was only a few blocks from the Lincoln Park zoo. As a kid I was able to see the largest gorilla in captivity at the time....Bushman. He is now on display in the Science and Industry musiem by Soldier's Field.

Of course as many know it does not look like this any more...but just the same very interesting.

Here is a hospital, Augustana. I had never heard of this hospital and the card does not lend a clue to the location. Reminds me of an old movie building they would show. Even has a little resembalence to Times Square in New York in the old days.

The look pretty good for a 100 year old cards don't they.

Hope you enjoyed them as much as I have.

Video showings, are you showing 50 properties?

2008-07-19T07:44:32Z

I can not tell you how many gallons of gas agents are burning showing properties. I decided to see if we could reduce the number of showings with a video.

We looked at a way to reduce the number of showings and this is not happening to all agents...but a larger percentage than ever are showing a huge number of homes. Large to me is over 15 and when the number approaches 50 I can hardly believe an agent would do that!

So here is one of our new practices that is working and might work for you too. I have produced a PowerPoint CD that takes the buyer through the buying process of searching for a home.

We define the clients needs and wants, very important to the process. If buyers are defining what they want while they search you are going to show them half the town! So make sure you have their wants and needs defined before you start the search, before you get in the car!

Then once the needs and wants list is established either from the office or from the buyers home using the agents laptop with an AIR Card or the clients Internet connection...start your virtual tours and review.

Make sure to use your wants and needs list to drill down the list to best suited listings to meet the client needs. Here is something that I use that helps define the list even more...style. Age groups tend to have more or less diverse wants and needs. For example young families will have less concerns over a two story than more mature buyers who tend to look at ranches and walkouts. You'll work through this...but the key is to do your homework in front of the computer and reduce the list to the best 10 or 15 (max). If you list is higher than this...work on getting it down to 10.

Now that you have done this your next task is to create a route map so you are not driving all over creation and zig zagging around town. Pick a day when you can both see all the homes and make a buy decision. I know they are already pre-qualified and you have the lender letter in your file so I didn't mention that issue.

Your time is valuable and so is your clients. Why go through 50 homes? An additional option is to preview homes without the buyer that are high maybes on their list. Plan your routes and make calls for a quick appointment to preview. Tell the other agent the owner does not have to have the home in "show" condition you are previewing for your client and if it is what your client wants you will set another appointment to bring your client through. This helps you both and the seller does not have to go through all the cleaning and picking up process or even disrupt their lives in anyway. As agents we see home and we are looking at the home, the condition, layout, features not the sellers belongings. If you see it may be a possibility snap a few digital photos of the key features they would like and email it to them.

I have been in homes where the photo that were taken by an agent didn't represent the home at all and we were surprised at how nice the property was when I did a preview.

I hope this help you reduce the number of miles and homes you have to show before you get a sale!

Who said I had to do your paperwork?

2008-07-18T21:11:12Z

Paperwork can be one of those necessary evils...but remember the alternative of not doing the paperwork is no commission with a sale that falls through. Or is that the result?

One of the things that makes me boil is having an agent on the other side of the transaction that does sloppy work. Missing documents, no signature, time frames missed and then expects me to pick up the slack with helping them with information. Even his clients at the closing have said we wished we had you! That is very nice of them to say...but I represent my clients interests always. So when I get a panic call from a seller or buyer that is being represented by the other agent....all I can do is have them call their agent. If they share with me information they shouldn't I ask them politely not to tell me more...I am obligated to share what they say with my client if it helps my client in the selling or buying process.

Did I mention that I am like you I have my own time schedules. I have my own clients interests to be concerned with...so if I do step in...it is for one reason, my clients. Your clients picked you because you were a good buddy. They picked you because you are a friend of a friend. They picked you because you reduced your commission knowing that the only way you could possibly get a listing was to reduce your commission because you knew the value of your work.

For all those clients that have gone through what we affectionately call the closings from HELL! I formally apologize....but I only represent my client. I try to make sure all the paperwork is in order. Sometimes I have to beg, plead and even threaten at times...to call another broker but paperwork is what makes the closings go smooth. Having all of it in writing is what makes the transaction agreeable to both parties.

If you, as a seller or buyer, discuss some repair or piece of furniture that is supposed be done or stay with the home....and it is not on the contract forget it! It means nothing...you can hope the other party is honorable but you will not be able to enforce the discussion in a court of law...not being an attorney or offering advice that could be deemed as legal advice take it from me. Judges look at the paperwork.

So when you choose someone to represent you and you have gotten a good deal on the commission will you remember when things go wrong....you got what you paid for! On the other hand look at it this way...when things go right, you have gotten a great price, every detail was handled with professionalism and the whole process was smooth, that representation is priceless!

We have all heard about missed inspection dates...well if your agent does not stay on top of dates you can still do your inspections...but they can not be used as a reason to void the contract if you are pasted the specified inspection date. Think about the repair or the replacement faucet you discussed with your agent and then it didn't get written in to the addendum...so you didn't get the replacement or repair.

Real estate is a technical process with dates, times, signatures, negotiations, research and closing documents if it gets that far. Many people miss the complexity because so many agents are so good they make the process look easy. Then you run into the representative who is in it for him or herself and they stumble through the representation process and you were the lucky one that believed a buddy that this person was the be all and end all so you never asked them one question.

If you live in Michigan and are not under a listing contract or a buyer agency and would like to have a smooth transaction...Call Toll Free: 877-667-4699 Email: garywhite@grar.com always confidential, never pressure...call or email today for a personal consultation.

Go to our Website: www.FlexItRealty.com Download Free Reports that could save you thousands of dollars in your next real estate transaction.

Waiting for the market bottom to buy?

2008-07-18T13:11:58Z

Are you waiting for the market to hit bottom? Here is a couple of thoughts that may change you mind on waiting. What would you think if I told you the market has hit bottom?

In a usual buyers market or sellers market the changes are slight and gradual. Nobody knows when the market has hit bottom until it starts going back up and then it is to late. If I knew exactly when the market was going to hit bottom I would publish a book and it would be a best seller with one page, the date the market changes.

Buy the book, look at the one page that tells you the date. How many investors would buy the book. How many buyers would buy the book if they knew the date? How many sellers would pull their homes off the market and wait? Look at the stock market. People are always trying to time the market to catch the market for that extra pot of gold!

Well this is something I haven't heard about....the market has hit bottom, but all the indications are there for this statement....we have hit bottom.

Now that I have your attention there is a bit more to this than meets the eye. If we have hit bottom it is not the normal bottom with a gradual increase on it's way back up....quite the contrary.

Think of the bottom like a goal post. The left side of the goal post shows the line going down toward the bottom and remaining level at the bottom before it turns and goes up the other side. So like the market the flat area is the time it takes to get the number of foreclosures and short sales back to normal. The excess home inventory on the market must be sold first before the market can return to normal. That time frame can be a couple of years yet or it could be 18 months...that is the new date to guess about.

So based on this we have hit bottom and the time to buy is now...because once the market starts to go back up it is to late you have missed it! If you find that dream home don't wait...it will be someone Else's!

The market has dropped it has hit bottom and is now flat at the bottom just like the goal post but it will go up...so grab the bargains in the marketplace while you can...this won't last forever!

If you are a buyer in Michigan and do not have a buyer agency agreement, give us a call or drop us an a confidential email. We can help you find the property you have been searching for, our fees are paid by the seller, no cost to you!

Call Toll Free: 877-667-4699, Email: garywhite@grar.com Click logo to go to our Website: www.FlexItRealty.com

What do sellers expect from a real estate agent in a difficult market?

2008-07-18T03:45:48Z

How many times have you been asked by clients, what are you going to do for me? I get asked that question very seldom actually. I think the reason is my listing presentation method.

Listings are easy to get as sellers are moving from one agent and brokerage to another. They move faster when the listing agent does not communicate. Sellers move faster when they do not feel connected to the process of selling.

Some sellers wipe their hands to the selling process...I like sellers involvement. I want them to know the market conditions, I want them to know what I see as I see the market. I want them connected so they can participate in the selling process. If the seller is not connected to the selling process they will also not take the care needed to prepare the home for the showing process.

Sellers expect three things and most everything we do falls under three categories.

Honesty or Integrity, (I feel these two items are synonymous) if you can not be honest and forthright with your clients not matter what the question is...you are in the wrong business. They will find out soon enough if you do not tell them the truth or shade the facts.
Action, you can talk all you want about yourself and how great you are but if you can't walk the walk then you talk have very little merit. Sellers will move on to the next agent until they find the one that can talk the talk and walk the walk! marketing methods and techniques are as varied as the number of agents. Each agent has a style and method that works for them. No one style is best...but there is a best style....that is the one that works!
Results, this is the bottom line. None of the marketing dollars spent will earn you a commission if the property does not sell. Sellers are not going to pay you without results...so the bottom line is results.

Sellers know you are in business...in many cases they think you make to much for your efforts but they do not have a clue how many dollars a sale costs to generate in a market. Advertising is not cheap. Marketing is not cheap, education is not cheap, licenses and cars are not cheap but all of these items have to be paid for by someone. The someone is the agent out of the commission earned from each sale.

So are you hired by the sellers? Do you feel like you work for the sellers or do you work for yourself and they are the commodity that generates the income?

Sellers have something in reserve...that can be worth thousands of dollars to the agent that can perform. The reserve is referrals! If you do what you are supposed to for sellers they will reward you over and over with referrals.

So what do sellers expect? They expect agents and brokerages to do what they say and sell their homes. They want Honesty, Action and Results and your reward is a commission and referrals for as long as you maintain a relationship with them.

If you live in West Michigan and want an honest agent that delivers results give ma a call toll free or drop me an email for a confidential appointment, never pressure just results!
Call Toll Free: 877-667-4699 Email: GaryWhite@grar.com Website: www.FlexItRealty.com "Help is only a call or click away!"©2006-2008

100 year old post cards to show some of Michigan's history

2008-07-12T16:48:06Z

I have been showing off some of the family post cards that have been in the family for over 100 years in some cases. Most are the turn of the century. They are very interesting to me because I had never seen them until my mother passed away. We didn't know she had them.

The other thing that makes them interesting is have lived in the area and seen these locations from a modern day perspective.

These will send you back to era that was just as hard as today without all the handy expressway or delivery systems. Maybe it was better?

This is Reed City, Michigan the town I was born in 50 years after this photo was taken. You can see a buckboard carriage toward the center left. This was Union Station, everywhere had a Union station because of the Union Railroad.

This is Baldwin Michigan main street before all those cars putted down the streets. This is very close to the town the movie Idlewild was made about...about 5-7 miles is my guess.

Main St. Owosso Michigan, this photo shows the hitching posts for buggies, notice all the bikes. This is town is located a bit Northeast of Lansing our State Capital.

LeRoy High School in LeRoy Michigan just south of Cadillac. I never knew they had a high school. People won't like that probably...it is now consolidated into Pine River schools. This give you an idea of the class sizes years ago. The other issue is not everyone finished High School their was work to be done on the farm.

I have some more post cards of other areas to publish. Hope you enjoy the journey back in time.

Renter's at Risk....how can renter's protect themselves?

2008-07-11T08:45:11Z

We recently had a foreclosure that hit families at the worst time. The economy is down, many are struggling to keep their jobs and make ends meet and the landlord gets foreclosed on without notice to the tenants.

The tenants think their rent money is being used to pay the mortgage on the building. It wasn't the owner of the building was keeping the money and was not making payments. They get served with an eviction notice! They have 15 days to vacate. It is not binding but the bank is going to court to get a court order on the 14th day.

Tenant rights have little value when it comes to foreclosure. The building owner was collecting rent during the foreclosure period and not doing anything to the building from a maintenance standpoint. So not only are the tenants in trouble but the property has deferred maintenance issues as well.

This may seem like tenants would have some rights but they don't in this case. Anyway not many options, the end result is they are evicted. The risk of losing your home or apartment if you are renting is just as real as a home owner that does not pay the mortgage. Renters can help protect themselves. I know that many do not own a home for a variety of reasons.

Many renters do not own a home because they do not know how to purchase a home. Many renters can qualify for a home and control their futures and not face eviction. They are good people paying their rent every month only to have the landlord not pay the property mortgage...so the renters loses.

Here is an real option...buy a home that is within your budget. If yard work isn't for you buy a condo there are some great buys available right now. There are home to fit every budget. If you are handy and want to build equity fast look at a Foreclosure or a Short Sale if less handy.

Minimize your risk and create future wealth. If you have bruised credit you can look for a land contract. Just because you have had some bumps does not mean you can not qualify to own a home. It means the professional you choose to help you has to be a bit more knowledgeable to help you find the right property with the right terms. It may take a bit longer but the end result is worth the patience.

So the bottom line, why risk your future on landlords that do not keep you informed of a pending foreclosure. On the other hand why should they? They keep your money and you are out! Take control of your risk...own what you are paying rent for...think of it this way...the bank is now your landlord. Pay them and you stay...don't pay and they kick you out....but with more options and benefits including writing off the taxes on the property. Your landlord wrote off the taxes before and you paid them as part of your rent. Nothing changes except you are in control and know what is happening all the time. You control your maintenance, want something repaired or changed...do it.

If you are a renter in Michigan not under buyer agency and want to know how you can own a home, give me a Call Toll Free: 877-667-4699 or Email: GaryWhite@Grar.com go to our Website for "Free Reports" that could save you thousands of dollars in your next real estate transaction. http://www.FlexItRealty.com

Year gone by Grand Rapids Michigan, Post Card History

2008-07-10T19:58:38Z

Here is some more post cards from our family collection. This is quite interesting to those that have gone through the area and are new to the area. Many of the residents have never seen Grand Rapids from any other view than from what they have known growing up here.

The stories that have been pasted down all make sense once they see some of these photos. My wife's parents now in their early 70's (my mother-in-law made me put that! She said, no more cookies if I told the truth!) they were looking over the post cards and were amazed at what they remembered as young children growing up here. They had forgotten much of the history they lived through until the post cards jogged their memories.

Here is what it looked like to be sworn into office...with our election at hand...back then it meant something to everyone....this election does too...but we have to vote for the best people not a party in my estimation. Just a little plug to be an independent thinker...when voting.

Here is what I believe to be World War I home coming. I think the intersection is Ann St for sure but it doesn't make sense that it is 6th or 60th as recorded on the photo. I actually think it is Monroe St. You can see the banners draped from the windows on the buildings to the left.

We are considering donating these post cards and photos to the local museum. The age and condition will let generations long after us see our city as it progressed to the city it is today.

This give you an idea with a little help from an unknown artist to fill in the background the transportation system of the city at the turn of the century. This is looking west on Bridge St. over the river. The cross street before crossing the bridge to the other side is Monroe. Downtown has certainly changed. I will post updated photo so you can see the changes.

Hope you enjoyed the look back at the history of Grand Rapids Michigan.

We said it was going to get worse before it gets better...it got worse!

2008-07-10T19:03:51Z

We said it was going to get worse before it gets better....it got worse!

According to a Bloomberg article this morning the Foreclosure rate hit 53% from only a year ago with reposessions almost tripling. This is a direct result of deteriorating property values, mortage rates adjusting and the overall economy.

This is one of those articles that hits you right in the face. One of the economists predicts that the current problem of foreclosures could be with us into the next decade! When I read that I thought you have to be kidding, people will suffer with this problem that long? Then I realized it is a couple of years even out 3 more years is not out of the question. The ripple effect of this will last a lot longer than that. So then the economists statements seemed more plausable, I hate to say I agree with what he said, but I do.

On the other side of the coin, when segments of the market are really down other areas flurish and that segment is the investor and buyer side of this market. The buyers will find a lot of diamonds out there amongst the chunks of coal. So yes this is going to be with us for a while...and yes it is going to hurt those that want to sell and take advantage of moving up to their dream home if they look at it as a loss.

If sellers really looked at the market, they might sell for a break-even price and have the seller on the home they are interested in buying help them with prepaids and down payment assistance. Buy a home for many thousands under what would be the normal purchase price in normal times....even at a break-even they may find the buy of century! Buyers could find themselves in a much nicer home, more square footage than could have normally purchased with a lower monthly payment! If their is a way a professional Realtor can show you how...it can be done!

Is this a devastating economy? Yes. Is it hurting the majority of folks? Yes, anyone that uses gas, buyers groceries or has a 401K they were thinking was going to be their retirement nest egg. But this is a great time to buy. It also is a time where using a savvy Realtor to help you understand the market and price your home to sell letting all the other help sell your listing....it's perfect!

For the complete article go to the link below. You can judge for yourself the impact this market could have on you and your listing.

http://www.bloomberg.com/apps/news?pid=20601087&sid=abT98mv4UtNI&refer=home

Buyers should be lining up....looking right now for their dream homes.

If you are renting and have a good credit score....and live in Michigan give me a call. Let me show you how to own a home and get more for your money than you ever thought possible!

Call Toll Free: 877-677-4699 or Email: garywhite@grar.com Visit our Website for "Free Reports" that could save you thousands of dollars in your next real estate transaction. http://www.FlexItRealty.com

The ever changing city of Grand Rapids Michigan

2008-07-07T18:21:15Z

I took a few photos the other day from a rooftop downtown to show the changes in the Medical Mile. Michiganders know that Grand Rapids is the second largest city in Michigan...but many do not know the heritage of the city.

Grand Rapids Michigan started as a logging town that soon developed into the mecca of wood furniture making. As the automotive industry grew in Detroit so did the furniture manufacturing on this side of the state. Some of the key office furniture manufacturers turned into giants of the industry. Steelcase, Herman Miller and Hayworth are still position as the go to companies in the nation when it comes to office furniture. One of the long gone companies that was huge at the turn of the century Stickley Furniture, their building was on a family post card (on left) from 1909.

On the right is another furniture maker that changed over the years and most would never know they had their beginnings as a major furniture maker. Phoenix Furniture Company down on Monroe Ave.

Of course this was made possible because of the Grand River and logging. Here is a post of the Grand from 1910.

Then came a few investors and they offered millions of dollars from their personal fortunes and some of the old hospital started getting face lifts.

Today we have a city with a blend of the old and certainly the new!

Here is part of the face lift.

I took this photo from the top floor of one of the new enterprise zone tax free condos that have been built. You can see as the city changes we keep some of the old as well but soon it too will give way to developers and once again the city will have a new skyline.

Because of these changes we have a more stable economic environment on the Western side of the state than we do on the Eastern. We certainly have the automotive influences...but we have diversity into other economic areas as well.

I hope you enjoyed walking down the road with me in a little photo time capsule. My family has been in West Michigan for over a 100 years and some of the post cards I will be sharing in the next few months will give us a glimpse at what life used to be a 100 years ago.

If you need a knowledgeable agent to help you sell or buy and you are not working with or currently under contract get me a call......put experience on your side. Call me direct: Gary White 616-821-9375

Networking to gain market share and business

2008-07-05T13:30:53Z

Have you considered how you are networking or are you? This little part of our marketing is sometimes given less priority because the return is not always immediate.

Look at where you are spending your networking dollars. Are you spending your time with other Realtors? If you are not in the recruiting business for Realtors why are you spending your time there?

Have you looked at where you can gain more referrals because of a membership? Have you considered public service organizations that do specialized community events? These can pay big dividends in with referrals.

Have you considered board memberships or committees that get publicity. Anytime you can get your photo in the paper for a positive community service or organization you are going to get business.

How many opportunities have you sought out...or are you waiting to be invited? Sometimes you have to be proactive in your quest.

I look for areas of interest. I figure I might as well do things that will make a difference and I enjoy at the same time.

So how do you network?

Staying positive in an economy that screams....trouble for everyone!

2008-07-04T11:55:35Z

Staying positive in an economy that screams trouble when you have your home listed can be a bit more than some folks can handle.

Here is a few of the headlines that create the minds-eye image.

Stock Market slips into bear territory
Los Angles Times to cut 250 jobs
Lead Negotiator retires
Dallas, American Airlines to trim 900 jobs
Factory orders sluggish
Paper Plant Closing
Fewer Homes on Market Reason for Hope

Homeowners and Real Estate agents have a common line drawn in the sand...they both want the same goal but do not always work in concert to reach those goals. Clients have to be kept informed on a constant basis to the market changes. All they see are the headlines. They are hit with newspaper, cable news casts and national media broadcasts of the doom and gloom.

Throw into this equation is the skyrocketing gas prices that have hit the economy along with the sub-prime foreclosure and short sale fallout and you wonder why they don't list even if they want to sell. Their afraid...they can at least control somewhat their lives if they stay put. This is even when they know it is a great time to take advantage of the market.

We had a recent article in the local newspaper, I laughed out loud when I read the headline. "Fewer homes on the market seen as reason for hope. If you consider this as a supply and demand issue then it might make a little bit of sense from a economic issue. But a bit deeper on the numbers reveals some ominous statistics.

What was the percentage of foreclosures and short sales to the overall number of homes sold? In June the closings in our market the number was 46% were in the foreclosure and short sale category. We will see what the statistics for this month will bring. I would guess it will be very close.

This leads to one very important factor experience and adjustment. Experience will allow the the agent to convey the market in a logical and fact based manner. Adjustment is what the experienced agent does as the market changes and offers the communication to keep the client informed.

So the headlines may say one thing but the outcome for ourselves and clients do not have to mimic the headlines. We use our experience, adjust to the market and get the results our clients expect. They smile and say...I don't know how you did it....but I am sure glad I chose you!

If you are not listed and would like some help selling your home call or your home has expired and you still want to sell, click on the FlexIt Realty Logo and go to our website where you can find over 30 Free Reports that could save you thousands in your next real estate transaction. Call: Toll Free 877-667-4699 Email: garywhite@grar.com Website: www.FlexItRealty.com

Dealing with the emotional values!

2008-07-04T09:43:10Z

Six months ago my mother passed of accidental injuries through a fall in her home. I have two sisters so I let them go through her things. It is amazing how your perception is different than reality.

I think that real estate is the same way. We have perceptions instead of facts or being open to the events as they unfold in front of us and dealing with them to keep the flow of communication going.

It was no different for me with my mother's belongings. The girls would be better suited going through her private belongings. I myself only had a few things that seemed to have significance to me and they would be of little value...which was OK it was the emotional value. That is what our clients are faced with as well when they sell....the emotional value. The emotional value of the items I found when my sisters has sorted things out was amazing. I never knew!

I now would be hard pressed to run a mile under the military standard of 12 minutes. Yet, when I was in high school I set six records in various events of which 4 are still standing today from 1965. They will stand forever too....when they changed over to meters my events were in yards...so there you have it! My parents were busy keeping there head above water so they never came to one high school track meet. I thought it just wasn't that big a deal. I did see other parents but I assumed they were over protective.

We kind of think the same of our sellers when they ask to have everyone that comes to the home take off their shoes...even though the carpet is worn. They don't want to use an electronic key box because somebody might break-in with a key hanging on the front door. It is hard to understand some of these requests but they are the client. I always address them and most times I find a point that works. The shoes I have never had a problem with...that is respecting someone Else's property. The electronic key box is a matter of explanation.

My mother had hand written every record I set at the school on a small scrap of paper and kept it all these years. The only way should would have know this information was to go to the school and view the record board herself. I had no idea!

We never know the emotions or feeling that have transpired in our clients homes. Their first born child was brought home their. The first child to graduate from college, the first grand child...it can be anything even a death of a parent. We try to explain that the selling process is a business transaction and should be unemotional but it is so much more to the clients.

Among my mother's belongings were some post cards that had been passed over as old useless keepsakes. I about fell over when I looked at them. I will be posting them from time to time. They are late 1800's to turn of the century photo postcards. I have them for several prominent cities. The total looks to be around 40. They were from my great great grandfather who owned a general store. He went to various locations looking for dry goods to sell in his general store. My mother had keep them safe and sound tucked away. I turned 61 in February and have never seen them in my life. So they were tucked away and forgotten. Here is one of the police headquarters in downtown Grand Rapids, Michigan.

We forget the emotional value our clients have invested in their properties...but we shouldn't, that is what creates the rapport, a lasting relationship where referrals and friendships will last a lifetime.

If you are thinking of selling or buying and want a real estate company that will treat you, your relatives and friends like family with honest advice give us a call. If you have to currently not be listed with a Realtor or other company. If your listing has expired give us a call we give you the straight talk and keep your best interest in mind for you and your family.

Visit our website for over 30 Money saving reports for sellers and buyers.

Toll Free: 877-667-4699 Email: garywhite@grar.com Website: www.FlexItRealty.com

A little hideaway on Lake Miramichi in Mid-Michigan only 94,900

2008-06-28T21:55:38Z

It is hard to imagine you can buy a two bedroom home with 2.5 stall garage with 3 lots and have a 200+ acre record setting fishing lake just steps from your door.

This is a completely updated home inside and out. Look at the virtual tour and see the inside...OK you are skeptical here is a photo of the large kitchen. This home has an open floor plan and is ready to move-in.

Notice the slider off the kitchen to the deck? Wildlife is just out the back door and state land is close for deer hunting. But the summer times enjoy the 200+ acre lake with an island. The lake also has a marina for residents and a park...this is a private lake without a public launch.

Take the virtual tour but be careful you may end up buying a cottage to get away from it all. You could live year round in this well insulated home. See for yourself take the tour.

http://www.flexitrealty.com/Listing/VirtualTour.ashx?listingid=884020

Cedar Springs has an affordable walkout ranch with 24'x36" additional gararge

2008-06-28T21:30:15Z

This is one of those hidden gems. It has vaulted ceilings, hardwood floors, oak trim, finished basement and much more. This is like new...squeaky clean inside and has some real innovations. You have the option of a main floor office or den. Two full baths 3 bedrooms on the main floor and a custom third bedroom on the walkout level.

Take a minute and view the virtual tour...be careful you might end up moving! This home has professional landscaping all around the home and yard. Come see for yourself with a personal tour.

Click on the link below to view the virtual tour.

http://www.flexitrealty.com/Listing/VirtualTour.ashx?listingid=1789679

Cedar Springs Michigan walkout ranch with 5 bedrooms of luxury

2008-06-28T21:16:02Z

Ever dream of living in the the country without being in the country? This beautiful 5 bedroom home comes complete with an additional 24'x36' finished second garage.

It has magnificent finished oak trim and appointed with 3 walkin closets, 4.5 bathrooms with a walkout lower level and an entertainment sized deck. Check out the virtual tour and see for yourself. The home sits on an acre lot back up to woods. It has professional landscaping and underground sprinkling to keep it looking lush. Click the link below to see the virtual tour...it is worth your time if you are looking for a lovely home in the Cedar Springs area, paved roads right to your door. This home can not be replaced for the listing price.

See what $384,888 will buy you in luxury.

http://www.flexitrealty.com/Listing/VirtualTour.ashx?listingid=1733367

Home bargain in Comstock Park Michigan...this little gem is priced right!

2008-06-28T20:45:54Z

Some times you get a listing that should have sold and just didn't. Well this one isn't the one! I just listed this home a few days ago and it is in an upscale neighborhood of executive homes. It has lots of features and one key benefit...you will earn equity by the thousands within a year or two when the market turns. It is under priced right now but in the short future is will be looked back on as a real steal!

http://www.flexitrealty.com/Listing/VirtualTour.ashx?listingid=1822664

Check out the virtual tour and see for yourself the features this home offers for $189,900 it should be $220,000 in this upscale neighborhood.

See for yourself peek at the virtual tour but be careful you might be moving if you do!

The $800,000 house for $599,900 looking for an executive home bargain?

2008-06-28T20:13:15Z

This is one of those homes that is a pleasue to show...it is unique and offer some rare feature that an executive would be thrilled to have. This home is meant for entertaining! Sitting on 2.2 acres or privacy out your back door with wildlife just as close.

Check out the virtual tour...this will give you an idea of what you can get for $600,000 in todays market. It is worth the trip to see the tour. If you have a buyer relocating to the Grand Rapids Michigan area this should be one of the homes on their list. See for your self...take a look at the gourmet kitchen or the full size half court basketball court "Inside the home"! Home sound system inside and out...the list goes on...HD theater room...OK....see for yourself...dream...but if you look you may be moving!

http://www.flexitrealty.com/Listing/VirtualTour.ashx?listingid=1773359

If you would like a personal tour Call Gary White Toll Free: 877-667-4699 or for immediate response Call: 616-784-2360 Office

The economy hurts everyones budget, help for struggling families to extend their budgets

2008-06-28T16:46:31Z

This economy has affected the young and old alike. I just spoke with one of my elderly clients and her heat budget is going to double this next winter. She is fine but the neighbor...a working executive had his double too and now they are looking at a year round heat budget of $243.00 per month for 11 months.

The gas crisis affect everything because of our delivery system is based on trucking. So if the cost of our delivery system rise so does everything that the system carries. This isn't just the finished goods that we consume...the raw material before they are finished good are also transported.

The inflation rate right now is 4% that is number reported by our government...so take that with a grain of salt! Talk to anyone with a young family and they have their hands full trying to make ends meet.

Here is something that will help families stretch their dollars so they can hopefully make the budget a little less tight.

I am not sure if anyone has heard of www.AngelFoodMinistries.com Angel Food Ministries is a non-profit non-denominational group that is dedicated to food relief among other functions. For approximately $30.00 a family can buy $42 and $78.00 dollars worth of groceries depending on the selections.

This is not the old program of a box of cheese...good food, and a real budget stretcher. Here is an example of the June Menu.

1.5 lb. Rib Eye Steaks (4x6 oz.)                                                        16oz. Sliced Carrots
1.5 lb. Hamburger Patties (4x6oz.)                                                    16oz. Mixed Vegetables
2 lbs. Pork Riblets                                                                            32 oz. Borden 2% Reduced Fat Shelf Stable Milk                                                                              1 Dessert
4 lbs. Ind. Quick Frozen Chicken Leg Quarters                                    6 oz. Pancake Mix
2 lbs. Breaded Chicken Tenders                                                        15 oz. Pork and Beans
20 oz. Supreme Pizza                                                                     14 oz. Ketchup
1 lb. Mild Italian Sausage                                                                 7.5 oz Macaroni & Cheese
24 oz. French Fries                                                                          1 Dozen Eggs
16 oz. Green Beans

This is a $30.00 menu! You take what you get..the menu is what it is...it changes every month but it can be a real budget saver for any of you clients that may be in trouble and need a helping hand. Go to the website link and see where a location is in your area. This is a National Ministry that has done a lot of good and deserves a little thanks as many that serve do.

Hope this can help your clients.

Money Magazine lists the top 10 cities for positive equity growth.

2008-06-21T14:08:30Z

I am happy to not that one of the top 10 cities Money Magazine reported that should see positive growth is Grand Rapids Michigan.

I dashed out and purchased the magazine just for that reason alone. It is something to crow about...but as a Realtor...last month 46% of the sales reported by our board were either short sales or foreclosures.

We have a huge spurt in medical staff requirements, this is a major factor in the expected growth. One of the bright spots in the State of Michigan.

For many that are unfamiliar with Michigan....Grand Rapids Michigan is the second largest city in Michigan. We are located on the Midwestern side of the state with key highways to all kinds of fun. Lake Michigan is only 30 miles away, state land for hunting and hiking is again only 30 minutes in almost any direction, biking paths are paved and used by thousands including me.

Fun is one of Michigan's main draws...tourism. Fishing and lakes dot every county. Since we have the change of season we have multiple opportunities to use our beautiful outdoors.

Money magazine missed that part of the equation. We are like many area having hard times because our economy is automotive based. The gas crunch is having an effect on car sales. It is having an effect on everything.

But I must say I was very happy for Grand Rapids to be published as one of the Top 10 bright spots. Time is money finding the right home can be esier than you think.

If you are interested in looking at property in the Grand Rapids market and you are not under contact with another agent...give me a call you will be pleasantly surprised that you did. I have lived and owned businesses in Grand Rapids, Michigan since 1972. I have watched and contributed to it's growth. I know Grand Rapids.

Is gas prices changing your business? Do you still have a budget?

2008-06-21T13:20:56Z

The Washington post published a great cartoon...I shows a member (won't mention the party) hitch hiking with his limo parked in front of a gas pump. The brand of the gas ANWR...think about that one. The best part of the cartoon...the saying on the side of the senators briefcase....energy policy!

Yeah, like we have an energy policy.

I have written a few posts concerning energy. I guess the reason I have posted on this subject so much is...everyone is affected by it. Our cost of goods being delivered..think of the cost to run a semi down the road. In our state I have notice the semi's have slowed down to 55 MPH to conserve fuel.

I have also noticed the average driver has also slowed down to the speed limit to conserve gas. We had a local TV station report that the shared ride lots are full and the bus use in the city has picked up by 50%.

Go to the grocery store and not that bread and nearly every other product has taken steep jumps in price. My wife and I for years had a tradition of a bowl of ice cream on Friday night and a movie together. She informed me that we may have to change our 23 year tradition...ice cream is over $5.00 a half gallon.

I have no clue how the average family makes ends meet. Now that tells me if I wonder about it our congress really has no clue. The only way to make a difference is vote the clueless out of office!

I really don't care about who you vote for as long as you vote and take a bit of time to vote for the person you feel is going to work in your best interest and the countries. That may mean splitting your vote across parties...OK. I am a voter for the best person to get the job done. I have split my vote for years. I take a bit of time and do some homework. I have one goal, a better place for everyone.

I also like accountability...who cares about a bridge in the middle of nowhere that 500 people use and spend 50 million dollars to build it? I feel bad for the 500 people but they have choices...the bridge wasn't there when they moved there...so?

Have you ever heard a person who works for the government say if I don't spend all my budget it will get smaller next year so I spend it and ask for more! Who is watching? The GAO...you've got to be kidding they can hardly figure out how many people came to work on a given day let alone audit!

So there you have it, my one sided view that somebody should be doing more and that somebody is our representatives and leaders. If they don't vote them all out! I mean "all" of them democrats, republicans, all of them, and let the world know we are going to watch our leaders. We want results or they don't deserve our vote....they better serve our needs as a country or they will be gone too!

How do you feel? Do you like what you see? We have a Democratic congress and a Republican White house...they fight, they bicker and not is resolved as families strap on more debt with the high prices.

Do you have any golden pearls of wisdom?