Experience Grand Rapids and West Michigan!

Byron Center MI Home on 3 Serene Acres!

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Thu, 16 Jul 2009 14:40:28 -0500

They were a young family relocating into the Grand Rapids, MI metro area and wanted a home with room for their three children and for the out of town relatives they knew would be visiting.

Their criteria included an open floor plan, main floor office, 4 bedrooms, spacious master suite and large living areas. With three small children they knew they wanted a main floor laundry for convenience. They also wanted privacy and room for the kids to play outside without fear of traffic. Good schools were important as was proximity to highway, grocery, schools and shopping. They found it all!

Once they saw 3854 Brigadoon Ct. they knew they had found their home. Three sprawling acres on a quiet cul-de-sac with homes all on acreage afforded them the quiet serenity they sought. Once they discovered the creek with a bridge to more property on the other side they were even more excited!

He wanted the big three car garage, she loved the kitchen with stainless appliances and granite counters. The great room and lower level family rooms both have large walls of windows creating sunrooms on both levels. The master bedroom suite offers a sitting area with fireplace plus doors to a rear deck overlooking the quiet countryside.

The lower level has three spacious bedrooms, a huge family room plus a second fully equipped kitchen...perfect for parties and out of town guests!

Now, sadly, their situation causes them to leave this home they have loved. Their loss could be your gain! Visit http://www.3854Brigadoon.com for more details.

Hudsonville MI...First Quarter Real Estate Activity in the Hudsonville School District

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Mon, 27 Apr 2009 10:26:04 -0500

West of Grand Rapids MI and in Ottawa County lies Hudsonville, MI. Known as the "Salad Bowl" city because of the large amount of surrounding loamy soil which supports growth of celery, onions, and various truck farming products. Hudsonville is largely a bedroom community with many residents commuting into Grand Rapids or west to the Zeeland and Holland communities.

The Hudsonville Public School District serves approximately 5306 students in 7 elementary buildings, two 6-8 grade middle schools, a freshman campus and the high school with grades 10-12.

A review of the single family home real estate activity in the school district from January 1, 2009-March 31, 2009 reveals the following:

The most significant competition for sellers remains in the $150-250,000 range with approximately a year of inventory given the rate of pending and closed sales in the first quarter.

The Largest Art Prize in the World Comes to Grand Rapids, MI

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Thu, 23 Apr 2009 10:56:11 -0500

For the past several days there has been a lot of buzz around town about an "invitation only" meeting being held this morning to announce an event that will change Grand Rapids, MI forever!

Rick DeVos, grandson on Amway co-founder, Richard DeVos, announced this morning that he has established a world wide art competition with a prize to the winner of $250,000. The competiton is simply named...ArtPrize. It is open to both established and emerging artists and will be staged throughout the city. The ArtPrize event will be limited only by the number of artists who register and the number of venues that are offered. Anyone in the city can register a venue, indoor or outdoor, and invite artists to show in their space. The ten artists with the highest votes will be awarded prizes.

I anticipate the excitement to grow as this event begins to take shape. The actual exhibition will take place Sept. 23-Oct. 10th. The general public will be the ones who will actually be voting and will determine the winners. Click here to view a short video about the event

Grand Rapidians have long enjoyed the "LaGrande Vitesse" stabile created by Alexander Calder expressly for the city of Grand Rapids in 1969. Additionally Grand Rapids has become a destination for those wanting to visit the Grand Rapids Art Museum, Urban Institute for Contemporary Arts, and the Frederik Meijer Gardens and Sculpture Park. Soon we'll be able to enjoy works in all types of mediums, large and small, throughout our city!

Hudsonville, MI...Recent Real Estate Activity in Hudsonville School District

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Sat, 07 Mar 2009 13:04:40 -0600

The Hudsonville Public School District serves approximately 5306 students in 7 elementary buildings, two 6-8 grade middle schools, a freshman campus and the high school with grades 10-12.

A review of the real estate activity in the school district from Dec 1, 2008-Feb 28,2009 reveals the following:

Absorption rates given the pending sales occuring over the past 3 months activity indicate that in the $50,000-100,000 range there is a 4.5 month supply, $101-150,000 range...an 8 month supply and in the $151-250,000 range there is approximately 24 month supply.

Byron Center MI....Recent Real Estate Activity in Byron Center School District

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Mon, 02 Mar 2009 11:56:39 -0600

14 miles south west of Grand Rapids is the community of Byron Center MI. The community, formerly a farming area, is growing and experiencing diversification due to the fact that both Highways 131 and M-6 are in close proximity and offer easy access to Grand Rapids, Lansing, the lakeshore and the east side of the state.

The award winning school district of Byron Center Schools serves approximately 3000 students in 6 buildings. There are 3 K-4th grade buildings, one which houses 5/6th grade students, one for 7/8th grades and one high shool building.

A review of real estate market activity from 12/1/08-2/28/09 reveals the following:

Grandville MI...Recent Real Estate Market Activity Within the School District

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Mon, 23 Feb 2009 21:07:44 -0600

The Grandville Public School district is located in Southwest Kent County and overlays the communities of Grandville along with parts of Wyoming, Georgetown Township, Jamestown Township and Walker. With a student population of 5992 students K-12 the district has 8 elementary buildings, a middle school, high school and alternative high school.

A review of the real estate market activity in the school district over the last 3 months reveals the following:

Price Range	Ave. List $	Ave. Sale $	Ave.$/Sq.Ft	Ave.$/Sq.Ft.Sold	Days on Mkt	List/Sale Ratio	# Units
Current Inventory
$50-100,000	$87,636		$85.91		115		23
$100-150,000	$128,145		$104		132		70
$151-250,000	$189,787		$126		163		76
$251-400,000	$330,268		$143		110		28
$400,000 +	$550,300		$168		148		8

Pending Sales
$50-100,000	$79,636		$73		115		9
$101-150,000	$128,263		$101		107		19
$151-250,000	$189,787		$126		139		7
$251-400,000	$279,433		$102		142		3
$401,000+	$936,500		$131		61		2

Closed Sales
$50-100,000	$84,289	$79,636		$73	64	95.00%	9
$101-150,000	$129,033	$127,156		$100	85	98.70%	9
$151-250,000	$196,435	$187,363		$100	105	95.80%	11
$251-400,000	$314,900	$293,500		$158	80	93.70%	2
$400,000+	$449,900	$416,000		$117	110	92.50%	1

Two Fallacies Equal One Lost Opportunity!

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Tue, 17 Feb 2009 19:23:12 -0600

Almost every market in Michigan has become a "Buyers' Market" and because of that I have observed some disturbing behaviors among buyers and the real estate agents that represent them.

Let's set the record straight...if properties are properly priced, in good condition, and show well they will sell! Buyers shouldn't assume that, just because they look at something one day, it will be on the market for days and weeks in the future.

Secondly, Buyers' Agents need to make sure they are representing their clients to the fullest extent. These representatives cannot assume or let their clients assume that time is not a factor in securing a property of interest. Further they should be just as attentive to submitting offers and doing follow-up as they were in a more balanced market.

This past week was a great reminder of these thoughts. I had a luxury home listed at a very competitive price and everyone who saw this property recognized the great value it represented, even in this market. A couple looked at the home a week or two ago and expressed interest. Late last week they visited again with their agent and decided to proceed with an offer. Meanwhile a second party visited the home twice with their agent and we were getting other showing requests.

On Saturday afternoon I received a call from the first buyers' agent who said he had an offer (on behalf of buyers who had seen the property over a week before). When I asked if the offer was written he indicated that it was not. I told him that I would not notify the sellers until I had the offer in hand and encouraged him to get the offer to me as soon as possible so that I could proceed with presenting it to the sellers that evening. He indicated I would have the offer sometime on Sunday afternoon. It never came.... Meanwhile I was notified that the second party had great interest and would be writing an offer.

On Monday morning both agents were notified of the other's stated intentions. By Monday afternoon I had both offers. The first buyers' offer was very low. Both agents were notified that we would be presenting the offers on Tuesday and both were encouraged to let their buyers know that this was a multiple offer situation and therefore they should write their best offers. Both parties did, significantly increasing their offers.

Ultimately a deal was executed with Buyer 2 and sold over list price. Great for the sellers! Not so great for the buyers.

Here's my point...had the first buyers acted in a timely manner they probably would not have had competition to their offer and would have had a better chance at negotiating a deal. Had the Buyers' Agent not been so casual about getting an offer together and in to me there is also the chance that his buyers may have prevailed. Additionally, the second agent included a lender letter and earnest deposit copy with her clients' offer, the first agent apparently didn't feel it necessary even though he knew it was a competitive situation. One happy buyer was represented well while the unhappy buyers were not.

NAR studies indicate that negotiation skills rank highest (98%) in what consumers want and expect from us yet agents fullfill that expectation less than 50% of the time. Is it any wonder that we need to convince consumers of our value?

The attitude that the sellers were desperate, given that the house was vacant, and that no one else was likely to be looking cost these folks a fantastic home at a great price. On so many levels their agent failed to represent them adequately! I'm left wondering if he will have another chance!

What Is My Value?

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Thu, 29 Jan 2009 11:13:28 -0600

Consumers today are all looking for the highest value for their dollars. In a time when real estate values are declining, they are looking even more closely at the value of being represented by a real estate professional. The question then becomes "What is my value?" and what am I really providing in exchange for the revenue received.

For too long consumers and clients have seen us as sales people who try very hard to get a transaction to closing so that we are paid and on our way. We really can't fault the public since many in our industry have believed that ourselves. I always cringe when I hear someone say that they "sell real estate". In reality we are not selling real estate...we are being paid for our time, our knowledge, and our expertise.

My role as a real estate consultant is that of learning the needs, goals and desires of my clients then partnering with them so that they are educated about the process and the market and can make good decisions. We're very quick to give our opinions and input but often we don't spend enough time listening and educating to the knowledge gaps that exist. Often we assume too much, thinking that our cients already know and understand what is very basic to us.

Key words for me to remember as I help folks navigate the sale of a home or the purchase of property are to understand, guide, educate, and invite.

If I am to be providing value then my clients need to believe that I am a partner, a trusted advisor, a skilled negotiator and facilitator as we navigate together through their situation. If I convey those things then my value is clear and my client has been well served.

Quiet Solitude in Grandville, MI

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Wed, 28 Jan 2009 14:14:27 -0600

They were a growing family with a home in town and a desire to stretch out and live out when one day they happened upon the dream place to make that all happen.

A ride just out of town revealed a new neighborhood under development with homesites all over an acre and located in an area of rolling countryside. The best homesite was one at the end of a cul-de-sac and included a shade more than 3.5 acres of rolling terrain which overlooked woods and was landlocked to prevent further development..and it was available!

Their excitment was palatable and grew as they dreamed about the home they would build there. The kids were excited about the proximity to their schools where they were active and involved. She was thrilled with the proximity to her business, shopping and other amenities while he was enthused about the highway access to get him to his office downtown.

All systems became green as they designed a home for their lifestyle with lots of flexibility for changes that would come through the years. A home with over 6500 square feet was built with 5 bedrooms and a beautiful open floor plan which combined dining, family and gourmet kitchen area into one area overlooking the peaceful yard with a private pond and woods. Additionally there was a formal living and dining room for entertaining, a rocking chair porch, gorgeous library and main floor office/work space. The master bedroom suite was placed on the main floor to acommodate later years if needed.

The walkout level was special as well since it was finished with two bedrooms, a full kitchen, living area with beautiful stone fireplace, private laundry and private access to the garage. As the years passed it would acommodatecollege students for the nearby colleges and universities. Always it would provide a place for in-laws or others who might need to be close yet maintain independent living.

As always happens, life changed and the children grew and moved on. The lovely lower level remained unused and it became time for a smaller home. Because they have loved this home and location, this family hopes that another family will find this quiet respite a place for them to make their own memories.

For more information on this home visit www.303WhiteStag.com or call me at 616-293-2981.

Are We Becoming Relevant In Time?

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Mon, 19 Jan 2009 12:10:08 -0600

I recently was at a luncheon which featured an economist as the guest speaker. Among his very interesting observations and comments he commented that it was too bad that the car industry was in such trouble now because for years they have told us as consumers what kind of car we want to buy (see how that worked out!:. Now ironically, even as they swim in a sea of economic turmoil, they are finally listening to what we really want to buy and beginning to produce those products. Is it too late for them?

As I reflected on that comment I realized that the real estate industry isn't so very much unlike the auto industry. For years we have told consumers how they should buy and sell real estate and have protected the information pipeline to force them to find information and assistance in very limited form. We have been afraid of providing what they wanted for fear of being irrelevant. Now we are finally realizing that consumers are demanding more transparency and access to the data and will go elsewhere to find it if we aren't willing to provide it.

Just as the auto industry is reaping the results of their business practices, we in the real estate industry are as well. Competitors have inundated the internet in attempts to capture those eyeballs and to provide what is wanted. Our practices have caused the consumers to go elsewhere for their source of information.

What we have come to realize is that the information is available in multiple places and consumers know how to find it. Does that make me as a REALTOR® less relevant and important to the transaction? No! Anyone can obtain information but it's the interpretation of that data, the nuances of the neighborhoods and communities and the perspectives I have that create value for my clients as they buy and/or sell property. The consumer needs to be aware that just because the information is available does not make it true or valid in their situation. Through the experience of many transactions I can assist my clients by avoiding the common mistakes, helping them find suitable financing in this difficult financing climate, and keep them informed of market trends and consumer behaviors. My value is still very relevant when I sit at a table with a troubled family trying to work through a potential short sale situation or, worse, a possible foreclosure. No access to data and websites will help that family navigate the troubled waters they will row through in the months and weeks ahead.

Marty Frame of Cyberhomes was recently quoted as saying that only a small percentage of the millions of visitors to real estate portals are actually in the market to buy a home any time in the near future. The takeaway may be that while listings have always been the main attraction for visitors, now those visitors are looking for information and gravitating to those sites that provide the information and make it easy to find. Since buyers begin to explore the real estate world as much as 12 months ahead of their actual search they are taking time to get familiar with the market, finding and returning to the places where the information is most helpful, consumer centric, and easily accessed. No longer are they interested in messages about our individual listings being "shouted" at them....they do not want to be sold....they want to be educated.

The question then remains....are we becoming relevant in time?

Grand Rapids MI Reflects Activity and Vibrancy!

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Mon, 05 Jan 2009 11:59:07 -0600

The sun was shining and a new year begun so we decided to take in the Richard Avedon exhibit at the Grand Rapids Art Museum this past Saturday. The GRAM is truly a Grand Rapids treasure with something for almost everyone. This particular exibition was facinating because of the technique and style Avedon utilized as well as the subjects chosen, both obscure and famous. We found the museum humming with people both young and old, each enjoying various exhibitions throughout the building.

Outside the streets and sidewalks were filled with folks enjoying the sunshine and attractions nearby. Rosa Park Circle, designed by the famed Maya Lin was packed with skaters of all ages, all able to enjoy the reflection of downtown buildings on a nearby mirrored facade. This downtown attraction was designed with water in various forms...frozen, liquid and vapor...and is a gathering place year round. One can rent or bring their own skates and skate for a minimal fee surrounded by the urban scene. Nearby are coffee shops and restaurants where skaters can warm up with hot chocolate and reenergize.

If you haven't taken time to take a stroll down Monroe Ave. of late you should find the time to do so. Things are ever changing and there's always something new to experience!

Winter Weather Slows Life Down in West Michigan

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Sat, 20 Dec 2008 21:53:58 -0600

A fierce winter storm blew into West Michigan early on Friday dumping over 12" of heavy wet snow. Schools and businesses closed and life slowed to a crawl for a few hours!

I was out earlier today and found many neighborhoods still a maze of ruts and one lane roadways full of heavy snow waiting for plows to finish main thoroughfares before opening neighborhood lanes.

While the storm disrupted life for awhile it left red-cheeked children screaming in delight as they slide down huge snowpiles and I saw lots of cross country skiers in my travels today. As the sun made its appearance it reflected a landscape of trees still heavy with snow, creeks still running through snowy banks overhanging waters edge and acres of pristine, untouched snow.

Tonight it is snowing again and we brace for yet another storm. Or is it really a gift wrapped in white that causes us to slow down, nestle in and enjoy this season of the year away from the frantic shoppers and crowded streets and hurried schedules.

More Than Just A Hardware Store!

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Thu, 11 Dec 2008 14:22:01 -0600

"Quality in a service or product is not what you put into it, it is what the client or customer gets out of it."

--Peter Druke

I had an interesting conversation earlier this week that prompted some thought about service and quality. These are buzz words that seem to be everywhere. Researchers tell us that consumers are becoming immune to advertising in the traditional ways and that they are increasingly aware of and avoiding shoddy service and quality.

The conversation I had was with one of the owners of a local hardware store located in Hudsonville MI. Gemmen's was established over 50 years ago and has been family and locally owned throughout. With over 42,000 square feet of retail space, their motto is "More than just a hardware store!" Folks throughout the area are familiar with the Gemmens' reputation for service and quality. Whenever I need something that my husband might send me to find, I go there because I am assured that I will be dealing with someone who is knowledgeable and available to answer my questions.

One of the recent challenges for this great business is the arrival of a number of "big box" stores all within a reasonable driving distance. Gemmen's has continued to compete by being members of a large buying group and with their great reputation for superior customer service, a repair and parts department, and knowledge about their products.

The owner shared with me that recently a customer approached him in the store to request a discount on a snow blower to match that of a "big box" offer. Following would be a request to assemble the snowblower (not done at the "other" store) and then to load it into his vehicle! THEN, reaching the vehicle, they realized it wouldn't fit so they partially dismantled the blower to fit in the vehicle. All this at no extra charge! Should this gentleman ever need service on the blower he will be able to get that at Gemmen's. Compare that to the experience he would have had at the "other" store! Small pricing difference, loaded on a cart in the box unassembled, maybe assisted with the box into his vehicle, assemble on his own at home and hope it works, find someone to service it if needed since he can't do that at the "other" store. He'll probably bring it to Gemmen's!

I, for one, am saddened by the demise of the smaller service-oriented businesses. We all want a good deal but at what cost? Will we miss the friendly smile from someone who knows our name and actually leads us to the exact item we seek? Will our expectation of service only be to have help getting our package out the door? Will anyone care if things aren't as expected?

There are parallels in real estate as well. The old adage "you get what you pay for" applies in so many aspects of our daily lives. If you are looking for the cheapest, it's always there, but sometimes you end up paying for it in lots of other ways...time, inferior service or product, emotional expense, lack of results....and more.

Don't Flatter Me With Your Cut and Paste!

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Thu, 11 Dec 2008 12:26:23 -0600

I recently had an interesting experience with a "professional ?" REALTOR in my market. I share this because I think that often the public perceives us as "order takers" and often we are to blame for that perception!

Last summer I listed a beautiful property and I went about marketing the property in a manner and in places that I felt would appeal to the target buyer pool. I spent a good amount of time on the MLS listing input and considered my comments carefully attempting to describe the unique features of this property. I also spent time to take photos that told the story of this property.

Fast forward a few months and suddenly my sellers are in bankruptcy and letting me know that they are leaving town and essentially abandoning the property.

Recently I received a phone call from my fellow REALTOR late in the evening. He calls to ask me if I will drop a key for the property off at his office! REALLY? Are you kidding me? Apparently he can't make it over to my office! When told that I didn't have a key, he asked for the past owners' phone numbers. Further, when told that I no longer knew their whereabouts he asked me how I thought he was going to access the property on behalf of the bank! I'm not kidding!

OK, so all of this may seem only somewhat annoying on a late night as I'm trying to relax. Only it just keeps getting better! Recently I was doing some research on properties for a buyer client and remembered my previous listing which might be a good fit so I pulled up the listing on the MLS. To my surprise I find the listing looks almost identical to mine! My carefully crafted comments have been cut and pasted exactly into his listing! It's clear imagination is lacking here!

I emailed the agent to suggest that he "consider writing his own comments on the listings that he takes and refrain from using those of others". His reply was to thank me and let me know that he would discuss it with his assistant! Apparently that discussion went no where since all the comments remain unchanged.

I'm not flattered when you take my work and attempt to make it look like yours! Have you no creativity of your own?

College Football Towns....How Affordable Are They?

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Wed, 19 Nov 2008 11:25:53 -0600

As we near the end of the regular football season (Ohio State and Michigan will meet for their annual rivalry for the 105^th time on Saturday) and enter the bowl series and basketball seasons it seems appropriate that Coldwell Banker should release its annual College Town Home Price Comparison Index (HPCI) for the major college towns' home affordability.

This index takes a look at the home towns of 119 Football Bowl (1-A) Schools. Most affordable home town is Akron, Ohio. Most expensive is Palo Alto, CA. The index is meaningful because it's fun for alumni to take a look at their alma mater's city and because increasingly baby boomers are returning to live near their alma maters given the rich and vibrant communities that tend to exist in those cities. Also, many are buying second homes so that their college student can live in the home and roommates can help cover the cost of the payments.

65% of the schools were found to be in towns with nicely sized homes which averaged $300,000 or lower making a purchase a win-win!

Coldwell Banker also releases an annual Home Price Comparison Index for major markets throughout the United States.

Photos courtesy of Andrew J. Norden

I May Not Always Tell You What You Want To Hear!

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Fri, 14 Nov 2008 11:35:26 -0600

I just returned from a meeting with sellers who have a home to sell that they no longer occupy. They have purchased another home and have physically and mentally moved on. Except for this one small detail...they have a home to sell!

The odds are daunting. In their price range there are 22 homes for sale in the surrounding area, only 2 have sold in the past 12 months. Of all of the units sold throughout our Multiple Listing Service (MLS) in the Grand Rapids area, only 2% of the properties sold were in this same price range. That means at the current level of activity we have a 10 year supply!

Our discussion was frank and to-the-point. They have been under contract with a company who charged them a flat fee to have the property on the MLS but did no marketing for them. In fact they agreed to a $65,000 price reduction and it never was reported to the MLS! How's that for getting what you pay for? Six months later they still own their home along with all of the ongoing maintenance costs, taxes, utility bills etc. In today's market it is clear that one needs every advantage possible to expose a property to as many potential buyers as possible. Marketing and positioning need to be aggressive! This is no time for thin skin....it's time to roll up sleeves and get things in order.

The property has lots of wall paper which needs to be removed and walls repainted. While it may have been perfect for the sellers, most buyers can't see past the pattern and imagine their own décor. I suggested the use of a property stager so that the house will show at its greatest advantage and buyers will feel like this is a "home". Remember, most buyers buy what "feels good". It's unfortunate that these things weren't suggested months ago.

Sometimes sellers will push back and tell me that their home is perfect and doesn't need to be updated, neutralized or redecorated. My suggestion then is to suggest they visit the competition which may be staged, redecorated, freshly painted or even brand new. With so many choices buyers become very discriminating and reject homes that don't hook them right when they come in the door. Little details can make a big difference.

I may not always tell you what you want to know but I will always tell you what you need to know! After all, isn't that what you really want?

Enjoying Autumn in West Michigan!

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Thu, 30 Oct 2008 10:31:24 -0500

It's a gorgeous day here in West Michigan and we are in the midst of the fall season.

I think it's my favorite season of the year. The colors of fall are the color palette of my home and I find them warm and restful....greens, browns, purples, oranges, reds, yellows. The mixture is breathtaking on a bright sunny day against the blue sky.

There's something about autumn that make people stop and take in the wonder of the world around them. The air is different...crisp and fresh and frosty mornings sometimes take your breath away. The sky is bluer, the air clearer and the grass greener.

Last week I drove to Traverse City, Michigan and enjoyed the views on my way. Black cows juxtaposed against a golden field surrounded by flaming trees casting long fingered shadows as the sun dropped in the west. Deer grazing for corn left behind by farmers weeks ago. The evergreens creating a backdrop for the bright sentries lined against them in the form of maples, oaks, sumac, etc.

A walk along the shores of Lake Michigan finds quiet solitude during these days when the summer visitors have returned to normal schedules of jobs and school. The water is green gray against the intense blue of sky and the sand is crunchy and firm beneath my feet. Water and sand smoothed chunks of wood are plentiful and here and there a stone smoothed to a perfect oval awaits discovery.

Night comes earlier in these weeks but my drive home reveals a perfect maple tree reflecting the dropping sun and casting long shadows down the street. In a day or two its leaves will drop and only a skeleton will remain to wait for spring's new leaves. In the meantime I need to take time to enjoy the Creator's brushstrokes while they last.

I am reminded that all of life is like that. I get so busy with the rushing and the routines that I often forget the journey is not the destination....it's the experiences all along the way! Some of those are breathtaking and very short and I need to make sure to enjoy those moments as they come along.

Do You Want a House or a Home?

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Sat, 18 Oct 2008 15:37:29 -0500

I just returned from visiting my oldest daughter and her husband in California. Our first grandchild arrived on September 27th so our new grandson, Whitaker, was the star attraction of our visit!! I've heard that grandparenting is the best but words hardly describe the feeling of holding a grandchild for the first time!

While there the headlines were all about the financial crisis and the ups and downs of the stock market. The saying goes that "if it bleeds, it leads" and the media certainly never gives us a breather from day to day.

I remember when my daughter and husband planned their move to California last April and considered buying a home there. Was it wise to do so now or was it better to wait for the "bottom", whatever that was? They decided to take advantage of the downturn in the market and were able to purchase what they wanted for much less than if they had purchased a couple of years earlier. I tried to remind them that no one would know where the bottom of the market was; by the time anyone recognized the bottom it would be too late. Reminding them that you can't buy where the market "was" only where the market "is", I suggested they could enjoy their new house now and make it their home.

As I watched them in the last week I was reminded that a personal residence is more than a house, an investment or tax deduction. It is the "home" that we begin to personalize almost as soon as the first box is opened. It includes the nursery that is lovingly and carefully decorated to which we will bring our newborn son. It's a yard we make ours and and is the place our dogs will play and roll and where we will entertain our new friends and neighbors. It is the place we return to each night after a long day of work. It is the place where we make the many memories that will last a lifetime.

I always counsel the buyers with whom I work that if they can't see themselves in a house for a least 4-5 years than it probably isn't right for them. But I also remind them that one can buy a house....never can we BUY a home....we make that for ourselves!

Lost In The Shuffle...The Bailout For Distressed Homeowners!

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Wed, 01 Oct 2008 15:30:08 -0500

Everyone I talk with in the last few days has been keeping close track of the financial news and the hourly (even momentary) tweaks and nuances to the Federal Response to the financial crisis of the last several weeks. The landscape sometimes seems pretty bleak.

We worry as REALTORS about the impact on the housing market, our clients, communities and our own livelihoods, if we're really honest! Unfortunately I still have several conversations each week with those who are in trouble financially with regard to their current mortgage and may be sinking further by the day.

In all of the turmoil of the past weeks many have lost sight of the potential relief that if available for home owners in the form of the new housing bill (HR 3221, Section 1403) which was signed into effect on July 30, 2008. This bill requires mortgage servicers to modify loans for homeowners if they meet the requirements which are as follows:

They are already or will soon be in a defult situation on their mortgage
They are living in the property and it is their personal residence
A workout or loan modification would represent a larger return to the lender than would a foreclosure

Since most borrowers make their monthly payments directly to servicing companies it is critical for consumers to understand that the law requires these servicers to act in the best interest of the investors who actually own the mortgage. That means modifying the loan if the borrower can afford the modification terms.

Often borrowers who are in trouble tell me of the maze of frustration they experience when they try to contact their lender to attempt to work something out. It is critical to keep the following in mind when in this situation:

Make sure you are dealing with the lender's loss mitigation or work out department!
You will need to write a "hardship" letter detailing why you are in default or soon will be. Details like job loss, medical problems, divorce/separation, overextended credit, adjustable interest rates; anything that makes it impossible for you to keep making your payments. You must demonstrate that you are or soon will be in default in order for the law to require the lender to work with you.
The lender will require you to complete a financial statement including recent pay stubs, tax returns, household expenses vs. income, debt obligations, etc. All of this will demonstrate your ability to pay on a modified loan arrangement.
You will need to provide your lender with a recent appraisal or have a REALTOR prepare a comparative market analysis of your home showing recent sales and current homes for sale in your area. You will need to demonstrate to the lender that, by modifying the loan, the lender stands to lose less money than if they were to foreclose on the property.

A sample letter that can be used during your negotiations is:

http://www.cmpsinstitute.org/pdf/SampleLoanModificationRequest.pdf

Should your lender refuse to work with you as per the terms of the law it may be appropriate to contact an attorney or legal assistance organization to ascertain your rights and the next steps to follow.

It is in the best interest of everyone if borrowers are given the opportunity to modify their mortgage terms and can remain in their home. We all need to spread the word!

Can Fish Climb Ladders In Grand Rapids, MI?

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Fri, 26 Sep 2008 14:07:50 -0500

When my children were young one of their favorite fall rites was a visit (or two!) to the Grand Rapids Fish Ladder Park located on the banks of the Grand River which runs through the City of Grand Rapids, MI.

The river runs through the state for many miles and eventually reaches Lake Michigan. Within the city limits it provides many spots of scenic beauty and is intersected by a number of picturesque bridges. Near the center of the city the river has a dam which creates an area of swirling waters and rapids and great fishing throughout the year. Rarely can I travel past when I don't see a hardy fisherman or two along the shoreline or in waders out on the river.

The river is home to trout and salmon who each spring make the trip down river to Lake Michigan. In the fall they reverse the trip and the salmon swim back upstream to spawn and lay their eggs. Often river levels are high, the currents are strong and there are many obstacles to conquer. One is the dam in Grand Rapids and the fish are frequently too tired to swim against the current and over the dam.

In 1974 the Grand River Sculpture and Fish Ladder was dedicated having been designed by Joseph Kinnebrew early in his career. The idea of a fish ladder or fish steps is to enable the fish to go around the dam by swimming into the ladder and jumping the steps until they reach the river level above the dam. This concept was further enhanced by Kinnebrew when he had the idea to create a superstructure above the steps from which the observer can view the action below.

It's always fascinating to view the action on a busy day. Fisherman will be casting from shore, boats or the river below the dam. The salmon can be seen in the various step levels (they are big and colorful!) and they will often clear the water as they leap from one level to another. It is common to hear audible cheers from the crowd when a fish is successful.

The views on a fall sunny day are delightful as you look across the river at the city of Grand Rapids. Right now there are lots of cranes working on the medical facilities, VanAndel Institute, and the Michigan State Univ. Medical School facility. A walkway along both sides of the river allows pedestrians to stroll the riverbank and enjoy the views. A bit further to the south the DeVos Convention Center, Amway Grand Hotel, JW Marriott, Plaza Towers and Grand Valley State University buildings all are in view.

Take some time, refresh your soul, enjoy a sunny afternoon along the river where the fish really can climb ladders!

The Legacy We Leave

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Wed, 24 Sep 2008 16:28:59 -0500

I've been thinking a great deal about the legacies which we are creating with our lives. I know that much of that is prompted by the "sandwich" in which I find myself. We have two married daughters, both of whom are expecting their first children (and our first grand-babies!). My two parents and my mother-in-law are all in poor health and require lots of assistance. There are days when I seem to range from greatest joy to greatest sadness all in one day depending on what is happening with those I love.

My father was the parent with whom I most closely identified as I was growing up and I was fortunate to have been able to spend lots of time with him. He was a natural leader, gifted teacher and speaker, wonderful father and husband and was active in church, community affairs and in our respective schools, etc. He spent his career as a teacher, first in high school and then later at the college level. He took great pride in following the careers of his students and I still often run into those who tell me what a caring, engaged, capable teacher he was and how he impacted their life in some way.

As a dad he was present and involved even though he worked two jobs through most of my childhood. He taught us to love the out doors, travel, simple pleasures, time with extended family and the value of hard work. He would grandparent 7 wonderful grand-daughters, all of whom would go on to college and establish successful careers of their own. His grand daughters all loved to spend time with Grandpa and he with them. His interest in their lives remains strong today and he is always thrilled to see them. One of their favorite memories were times together on his fishing boat when he would patiently help them while they talked about life. Often there would be a line for a "turn with Grandpa".

Lately when I stop to visit Dad has been sharing with me some of the things and people which made the biggest impact on the course his life would take. Most of these are stories that I had never before heard and are fascinating snapshots into a life well-lived.

Last week I took my dad to his 60th high school class reunion. They invited me to stay because my dad is now wheelchair bound and needs assistance. It was interesting to see where 60 years brings a class of 23 who saw the end of WWII during their high school years and an unbelieveable amount of changes in the years that followed. They shared some of their memories of each other and one classmate stated that my father had taught him to play Monopoly. My dad had no memory of that; the classmate said he had never forgotten....

Then they in turn talked about the places they now found themselves. When it was time for my dad to speak he talked about his children and grandchildren. He didn't talk much about now but about his teaching career and the awards he had received. In that moment I realized he was sharing what he saw as his legacy and it was important for him that others knew what it was.

The legacies we leave become the foundations of something ongoing in the lives of those we touch. We all want our legacies to be positive as parents, children, spouses, co-workers, friends, etc. Sometimes in the midst of living we forget to focus on the big picture of our legacy. We tend to be selfish by nature and we forget the impact of one small word or deed on others. So I am reminded that it easy to leave a negative legacy as well.

When everything begins to be taken from us, as with my father, our legacy remains. We want to remembered for the impact we left, the impressions we made, the greater good we effected. We also need to let those who have positively impacted us know that. For me as a daughter, I needed to let my dad know the profound ways in which he has and will continue to impact my life and those of my daughters and grandchildren.

I'm glad I had time to do it before it was too late!

Home Pricing, What Is The Secret?

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Wed, 03 Sep 2008 14:45:36 -0500

Understanding how to price a home is this market is, at best, challenging and difficult. Because real estate is so local, totally local it becomes problematic for buyers, sellers and REALTORS to actually understand their market and translate the constant media attention given to real estate currently.

One of the most often cited sources for tracking home prices if the NAR Median Sales Price reporting. These figures are truly a median measure. Each quarter they evaluate 150 metropolitan statistical areas (MSAs) and translate the results into a median home price that is expressed in a dollar figure. While this information, by nature, includes only sales in which a REALTOR participated, the numbers are very accurate since only 12% of sales in 2007 did not involve an agent or broker.

While this resource is helpful for general information it is imperative to remember that real estate is very local and various communities within a metropolitan area will very widely. Pricing a home is not easy and should not be done emotionally or with a bias. According to the National Association of REALTORS, in 2007 74% of sellers were assisted by agents in determining the list price of their property and 80% used the services of an agent to review offers once received.

Sellers should work with a REALTOR who understands their particular market and the nuances that exist within that market. They should be prepared to take the advice of the REALTOR who will suggest ways to improve curb appeal, stage the property, ready for showings, and position the property so that it compares favorably against the competition. A big part of the equation is pricing!

No more are we in a climate where a seller can "try" to get a certain price. There is just too much inventory and only the properties that show well and are priced well are getting attention. Be very aware of the competition that you face, make sure your REALTOR is weekly letting you know what the market is doing and act accordingly. It is my belief that one needs to evaluate the competition and then slide just below them in pricing. This is not a market in which you can wait to see what happens. You need to be ahead of the pricing curve to attract the buyer. Remember, a quicker sale results in less mortgage payments, utility bills, yard card, snow removal and, in many cases, double living expenses. Every month you remain on the market your gain is reduced by the cost of holding the property.

When a price reduction is in order it needs to be significant and noticeable! Don't try a $1000 price reduction! Try to price the property with a new price that exposes it to a new pool of buyers. I recently had a property very competitively priced at $249,900. After a number of weeks we reduced it to $239,900 and still were not getting activity. Finally the seller agreed to reduce the property to $229,900 and we began to get a number of showings. The buyers who ultimately wrote an offer could not afford a home over the $230,000 mark and were just watching and waiting for new listings to become available. Within one week we had gone to contract with a sale pending in a couple of weeks. Let me also add that these sellers had done everything right...from staging their vacant home, repainting almost everything, paying attention to the details that made the property look immaculate and attractive. Having done all of that it all came down to price.

It is a wise (and usually successful) seller who remembers that in real estate, unlike almost any other commodity, it is the BUYER who determines Pricing!!

Could I Have Sold It On My Own?

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Tue, 26 Aug 2008 17:52:02 -0500

I have never been a REALTOR who would tell sellers that they couldn't sell their own home because with enough time and patience they certainly may be able to do so. I have however noted often that sellers settled for less than they should have had they offered their home to a larger pool of buyers and had they been represented by a REALTOR who was negotiating on their behalf.

Recently I completed a transaction that seemed, on the surface, to be an easy deal. The sellers listed the property at my recommended price (a bit lower than the competition) and within a week we had a contract to consider. The buyers naturally wanted a great deal given the market and offered considerably lower than the list price. After some discussion the sellers countered with a reasonable counter and the counter-offer was accepted.

Inspections were completed without any problems and it seemed we were sailing to an easy close. Soon, however, we discovered that what was thought to be a subdivision was a site condo neighborhood. The sellers didn't understand this fully when they purchased nor did most of their neighbors since no one was paying dues and there was no common area! So now we had to get details on an association that wasn't active and unearth the condo docs. Lots of phone calls later we were able to do so.

Next we found that there was a mortgage recorded against the property in error and it was my job to track down both the lender who had erroneously placed a lien against my listing as well as the borrowers for that loan. Lots more legwork and many phone calls ensued before we finally were cleared to close.

Could the sellers have dealt with all of these issues? Probably; but my suspicion is that it would not have come to light soon enough and would have created enough obstacles that the sale would have been seriously delayed That may have caused the transaction to fall apart since the buyers needed a quick closing and possession.

The end result....happy buyers and happy sellers who are reunited in a new state and happily anticipating the completion of their custom build there!

What Brings Me The Highest Joy?

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Mon, 25 Aug 2008 12:27:18 -0500

Once again there is talk of football and all sorts of opinions about which team will be most competitive which signals that school is about to begin and summer is nearing its end! Those of you who know me well know that I love football...high school, college or professional. That being said it is always hard to believe another summer has flown by. With time seeming to fly by, I find it more and more important to remember to focus on what is important in my life and to stress less about what is not.

I recently came across a quote from Warren Wiersbe that I found very insightful and valuable enough to share with you.

"At some point in life, each one of us must decide what is his highest joy, for the thing that delights us directs us. Generally speaking, a child finds his delight in what he has, a youth in what he does, and an adult in what he is. The first lives for possessions, the second for the experience, and the third for character. If life is to be rich and meaningful, then our joys must be the highest possible."

One of the books I read this summer was The Best Question Ever by Andy Stanley. The best question ever is "What is the wise thing for me to do?" When a decision is necessary, that question helps me. So my decisions are best made when I consider what brings me the highest joy and what is the wise thing to do. My ultimate goal then becomes making my priorities less about possessions and "doing" and more about the person I want to be.

I hope that you find yourself spending time on things that bring you the highest joy and that you'll find time to consider what those things are in these waning days of summer.

West Michigan, What's In Store For the Year Ahead

Sondra TenClay (Grand Rapids MI Coldwell Banker AJS-Schmidt) — Sun, 15 Jun 2008 20:31:31 -0500

The June 2008 issue of Money Magazine has an article which gives their projections of the what's in store for the next year in the 100 Biggest U.S. real estate markets. The projection for Grand Rapids is an increase of 1.9% in the next year and 8.3% in the next 5 years.

I wonder, as I read those articles, how the authors derive their projections. I am encouraged by the signs I see in the marketplace as buyers are realizing that the window of opportunity is here now! Mortgage rates have climbed upward in the last couple of weeks and buyers are losing out on homes that go to contract while they try to make a decision. The first time home market seems to be moving which will translate into sales of other homes.

It's also exciting to drive through downtown Grand Rapids and see cranes dominating the skyline along Medical Hill. The Lemmon-Holton Cancer Center will officially open within days the Helen DeVos Children's Hospital is visible, the Michigan State Medical School facility is being framed and rising on the skyline, the VanAndel research center is expanding and much more is happening in the surrounding area. That all brings jobs and energy to our area. Add to that the addition of Metropolitan Hospital' s new campus at Byron Center and M-6 and all of the resulting growth there, it seems things are happening in West Michigan!

It's exciting to see the energy and vibrancy that all of this new constructions and activity has brought to our area and to realize that our economic base is changing and moving in directions that will provide stability and jobs for years to come.