Updated January 25, 2008

According to Andrew Sawmiller in the January 23, 2008 edition of The Spinal Column weekly for the Lakes Area of western Oakland County "Lakes Area" assessed property values decreased by an average of single digits in 2008. According to the article, "only two communities in Oakland County did not have a decrease in property value...."  (Look under Archives January 23, 2008 for the entire article after the week of January 21 - 26, 2008)

The following local communities were highlighted in Andrew's article Residential property values declining across western Oakland County

• Commerce and Wolverine Lake property owners will see an average drop of 5.27 percent in their residential property values.

• Milford's average residential property assessment values fell by 2.55 percent in the last year.

• Orchard Lake homeowners may see an unprecedented decrease in their property's assessed value. Sailer said he expects to see a decrease of about 2 percent on average.

• Walled Lake is expected to see an average decrease in residential property assessments of about 7 percent this year, which is one of the largest decreases in Oakland County.

• Waterford Average assessed residential property values have decreased 5.84 percent in Waterford Township during the last year.

• West Bloomfield Homeowners in West Bloomfield will see an average drop in the property assessment of 4.76 percent.

• White Lake property owners are slated to see an average decline of 6.28 in property values.

 I encourage you to read Andrew Sawmillers entire article above.

Why your taxes may not decrease!

Although State Equalized Values (SEV) for Oakland County may decrease an average of 5 percent, property taxes for long time homeowners may actually increase due to Proposal "A" . More information is available on 2008 Oakland County Property Taxes and Proposal A in this Oakland County Equalization Department will have all of 2008 assessed values shortly. Look for all information to be available on the Oakland County Equalization website shortly. If you have questions about Oakland County property taxes and equalization please read this 2008 Proposal A Pamphlet . More information is available in this Oakland County Guide to Property Taxes and Proposal A

Typically, property assessments are mailed the middle of February to homeowners. With your notice, will be information about determining State Equalized Values, your assessed values, and your properties Taxable Value.  Each homeowner has the opportunity to dispute any property tax increase to their local government in March and to the Michigan State Tax Tribunal later in the year. More information is available from your local government.

NEW JANUARY 25, 2008  Detroit News Interactive Assessment search for Livingston County, Oakland County, Macomb County, and Wayne County. Values will change by school district. Final results will be mailed to property owners.  More information about taxes increasing is available in their article Assessments Fall Taxes May Rise

Usually there are long lines at local government offices prior to the dispute period. If you would like to save yourself some time. Legal owners of property in most of southeastern Michigan can email me and request a brief search of recent sales in their subdivision or area. We will need the following information to search online for recent activity:

• Your name (must be a legal owner)
• Property address
• 2008 State Equalized Value of your home
• 2008 Taxable Value of your home
• A statement allowing your permission to have a real estate professional review your information and email you recent comparable sales.

You will occasionally receive updates from this website. Unsubscribe at any time.

Search for homes in Oakland County Michigan and surrounding areas on http://www.mi-living.com/

I would like to thank Active Rain for changing the site search engine. Previously everyone was able to search Profiles, Groups, Blogs, and Blog Comments.  The search engine has been changed.

The updated version allows you to enter your search word or phrase and select Search. You can now decide after the search results come up whether to further sort your search by:

• Blogs
• Groups
• Members
• Questions
• All

I encourage everyone to make use of the search tab on the top menu bar. This is a great tool that you can use to find answers to your questions or search for ideas when you have writers block.

Global warming?...El Nina?...Year ending with an "8"...what ever! I should not be able to fish from the end of my dock on January 9, 2008. Nope, I did not have to chop a hole or even skim ice. Just baited the hook with a couple of wax worms, drop it into the water, and pull out Blue Gill.

                                                                      November 2007 Oakland County (Pontiac) Temperatures                
This has been a very unusual winter in southeastern Michigan. From the middle of November through the middle of December, we actually had snow on the ground. Then just before Christmas, temperatures began to moderate and most of the snow melted.                                    
                                                                     December 2007 Oakland County (Pontiac) Temperatures

The middle of January is normally southeastern Michigan's coldest month with an average high temperature of only 25 degrees F. The last 5 days have been in the mid 50's to low 60's with about 2 inches of rain. 
That was after more than 13 inches             January 2008 Oakland County (Pontiac) Temperatures
of snow the weekend before.

If you're considering moving to southeastern Michigan, Oakland County, my neighborhood in White Lake Twp, or anywhere in North America, take a moment to review temperature, wind, and precipitation history on http://weatherunderground.com. Their history goes back to 1996 and includes daily, weekly, monthly, or custom histories up to a year in length.

For all you ice fishermen, ice conditions are definately unsafe throught southeastern Michigan. More up to date information about fishing and ice conditions throughout Michigan is available on the State of Michigan Department of Natural Resources Weekly Fishing Report.

Since coming to my new broker, I've received numerous requests for information about free and or inexpensive websites. (Members Only post)  Sure there are plenty of good agent websites, but once you start incorporating Internet Data eXchange, IDX, search capabilities the dollars start to flow.

In late November, I found out about Online Connexions while inquiring about FTP feed providers. I tested the site in December and eventually decided this was the best and easiest website providing IDX search for the money.

Online Connexions out of Flint Michigan has been working with real estate professionals for approximately 10 years. They offer an agent expandable real estate website with IDX search from Realcomp, MiRealsource, Flint Area Association of Realtors, or Lapeer and Upper Thumb Association (LUTAR). If you are an agent within any of these MLS's I suggest taking a look at an Online Connexions website. Here's a partial list of clients. Those of you that are Flying Tigers. Many of these agents are graduates. Online Connexions  can be contacted at 810-233-3427

Here are some of the features:

• IDX Search with daily updates from Realcomp as opposed to weekly
• Your own Listings on Home Page
• Hidden email address (less spam)
• Ability to click and feature one listing on home and search pages
• Basic and Advanced Search (includes lake frontage)
• Search by Street/MLS number
• Pre-qaulification form
• Home Evaluation Form
• Create unlimited pages (emulate your more expensive site)
• Point Current Domain
• Easy to change and update back end
• And much more...

Check out the preliminary website. http://greatmichiganhomes.com/   If you complete any of the forms please enter Active Rain as the name so I can delete you. I have not started SEO of site, there will be errors.  If you are currently marketing homes, they will automatically appear right below the home search.

This website works for me, it may not be what you need. Please investigate any website and website provider thoroughly and review your options with several companies before making a decision. I receive no compensation for suggesting this company.

Just remember, many companies do not provide IDX agent websites. Your clients are your clients. Help keep them by providing a website with IDX search and forms that send clients and customers to you, not the floor or top agents in your company.

If you have another suggested company please help your local real estate professionals and place a link to their company below.

Preliminary numbers for residential homes sold in Oakland County Michigan indicate a slight increase in sales during 2007. According to my search of all residential homes sold by Realtors® (based upon all homes listed and sold by all real estate companies and recorded on Realcomp II Ltd as of January 8, 2008)

During 2007 there were 10328 homes sold as compared to 9991 homes sold during 2006. Median sale prices decreased almost 10 percent in relation to 2006. Most value decreases were caused by the glut of foreclosure homes on the market.

Complete information from all Multiple Listing Services, for the first 10 months of 2007, is available at http://mirealtors.com/ by searching under Housing Statistics on the left side or top menu of the page.

Totals above do not include private sales of residential homes. Information that is more complete will be available from Oakland County Public Records shortly.

Looking for specific information on your home? An online Home Evaluation will provide information on similar sales in your information. Local information provides the best indicator of value, or value decrease in this market.

Searching for homes in southeastern Michigan? Basic and Advanced Search of homes on the Internet Data Exchange (IDX) Look for the  logo to search the Multiple Listing Service.

Commerce Township Michigan 2007 Home Sales

Average Days on Market 143 Days

** Information based upon a search of Commerce Twp on Realcomp II LTD Multiple Listing Service, January 6, 2008. Information from all homes listed and sold by all real estate companies. Corrected 1/8/2007

Breaking down home sales for 2007 within Commerce and Commerce Twp Michigan: Of these sales 216 homes were not lakefront properties. Many homes in Commerce have lake privileges. 83 homes were waterfront homes which were those homes having property frontage bordering a lake, canal, or river. 62 of these homes were on area All-sport or those not having a no wake or no motorized watercraft designation with the State of Michigan. The remaining 21 homes were located on non all-sport waters.

Lakefront home sales increased as compared to 2006 home sales in Commerce and Commerce Twp Michigan. In 2006, there were 303 home sales total but only 39 waterfront home sales. Of the 39 waterfront home sales in 2006, 29 were located on all sport lakes.

Foreclosure and Short Sale Properties: These are relatively new fields so the numbers may be higher than indicated. In the last half of 2007 only 37 homes were indicated as foreclosure, short sale homes (deed in lieu), or corporate owned. Additional homes might be available searching listing agents remarks.

Currently, there are 361 homes for sale below $800,000 in Commerce and Commerce Twp (excluding Walled Lake and Wolverine Lake Village) (369 homes total) Although homes sold indicated an average of 160 Days on Market, market absorbency is a better indication how long it would take for all homes to sell if no additional homes entered the market. 299 homes selling during the past year, and 361 homes currently for sale, the market absorbency for the area is 14.5 months. Any value above 6 months is considered a Buyers Market.

Thinking of selling or purchasing a home in southeastern Michigan? No sign in search is available at
http://www.Mi-Living.com.  Information about foreclosures and short sale homes is available by email upon request.

There is an old idiom that goes something like "I'm glad it wasn't a snake or it would have bit me" to emphasize the inability to see the obvious.

Well, it seems to the State of Michigan is missing a potentially productive 21st Century business advertising campaign to attract Internet and Technology based business by using the State of Michigan nickname "Water-Winter Wonderland. I doubt any other State in the nation could provide a better place for Internet based or new technology start-ups. This includes those currently suffering in the San Fransisco Bay Area. While I doubt the State would repaint the Mackinaw Bridge, you could purchase a lakefront home in the area for a fraction of the cost in California.

If you have a 21st Century Internet Based or Technology business and are looking for the perfect location there are several places in Michigan. The Michigan Economic Development Corporation  is a great source of information to help you start, expand or relocate your business in Michigan. Need water? We especially need environmentally sustainable businesses willing to provide leadership to the world. What better location than the "Rust Belt" area to prove your worth? Michigan is the third greenest State in the nation, trailing only California and Oregon. 

The State of Michigan can provide green energy sources as part of your incentives. We'd appreciate the assistance promoting wind energy alternatives. Michigan has a wealth of wind, solar, and alternative energy sources providing power. Perhaps, you'd like to tap into Ludingtons pumped or Sault Ste Marie's natural Hydro power grid. Or, you could create your own by harvesting waste from our cities and municipal treatment plants. The Southeastern Michigan Council of Governments provides assistance to relocating your business within several southeastern Michigan Counties 

What's in it for your employees? Affordable housing! With housing costs less than half those in some areas, your employees can enjoy the same level of living at a fraction of the cost. Plus, every home is within 85 miles of a Great Lake and within 6 miles of a Michigan lake, river, or stream. (source 50States)  Michigan can provide your employees with just the right balance of cultural attractions and outdoor activities to increase production and build your business.

You can get the Upper Hand with your 21^st Century business in Michigan by contacting the Michigan Economic Development Corporation today. If you need a little relocation assistance moving your employees, The Michigan Group can help. Contact our Internet Professional Realtors today simply by clicking on email me under our logo.

In the mean time, use any of these websites to search for homes and property in Michigan.

Need more information about Michigan?
Please view these videos about the Water-Winter Wonderland of Michigan.

Looking for something to do or considering moving to White Lake Township, Michigan? Our Public Library may not rival those in the City of Detroit, but they offer a tremendous number of services to people in the community. Below are just 8 reasons why you should visit the White Lake Township Public Library this year.

• Museum Adventure Pass: In cooperation with 162 metro Detroit area libraries, Macy's, members of the Cultural Alliance of Southeastern Michigan and the White Lake Township Public Library, active members can get FREE passes to several local museums, cultural centers, and historical sites. Some places allow two free passes while others allow up to four people. Some of the big players include The Detroit Institute of Arts (DIA), Cranbrook Art Museum, Motown Historical Museum, and the Dossin Great Lakes Museum. More information, website links, and a complete list of FREE pass sites is available at The White Lake Township Public Library website or by visiting the library at 7527 E. Highland Rd, White Lake, MI. 48383
  
  
  

• Winter Story Times: For approximately 30 minutes, your preschool age children can be entertained with story, songs, finger plays, and a craft. Pre-registration is required and space is limited for the weekly sessions. Toddlers (ages 2-3) story times are Tuesdays at 10:30 and 11:30 am or Wednesday at 11:30 am. Pre-school (ages 3-5) can listen on Tuesdays at 1:30 pm or Wednesdays at 10:30 am and 1:30 pm. Contact the White Lake Township Public Library at (248) 698-4942 ext 2 for additional information and registration. Times subject to change.
  

• Special Events: Several craft and informational days are scheduled throughout the year at the White Lake Public Library. These include Lego Contests, Family Fun Night, Child Safety Seats, Book Club for Kids, and much more. Contact the White Lake Public Library for more information at (248) 698-4942 or visit http://www.whitelakelibrary.org/
  

• Teen Advisory Board: Would you like to have a say in the activities available for teenagers in the White Lake Public Library? If you are between the ages of 12-18, please call 248.698.4942 ext 2 and ask how you can be involved. This is a great way to begin networking for your future business.
  

• Did You Know the White Lake Public Library is a WiFi Hot Spot? Not only that, but they are in the process of upgrading computers, some software, and the ability to upload and download your projects on some computers. Why purchase a computer when you can make use of this valuable resource. For more information about becoming a member of the White Lake Public Library, please call (248) 698-4942.
  

• Monthly Book Discussion Group: Read and discuss a new book every month. Discussions are held one Tuesday a month. For a schedule of upcoming books and discussion dates please visit http://www.whitelakelibrary.org/ or call the library at 248.698.4942.
  

• Art at the Library: Would you like to have your artwork displayed at the White Lake Public Library? Please call 248.698.4942 ext 2 to present your proposal for display.

• Your Contributions are Tax Deductible: If you are interested in making a contribution, donation, or gifting to the White Lake Public Library. They suggest you contact the Library Director at 248.698.4942 ext 7
  

Thinking of moving to White Lake Township? The area is centrally located to major freeways, shopping centers, skiing, golf, numerous lakes, parks and recreation centers. For a partial list of businesses and their locations please virtually visit White Lake Township Area. (please click on expand all above left column to see more businesses.) Map will adjust to any location in the US.

Search for homes for sale in White Lake, Commerce, Milford, Novi, Pontiac, Detroit, Saginaw, Port Huron, Flint, Brighton, Ann Arbor, and surrounding areas. Homes are provided through Realcomp Multiple Listing Service Internet Data Exchange (IDX) no sign up required. Remember, Michigan Law requires ALL real estate professionals to work for the benefit of home sellers unless you have a signed Buyers Agency Agreement. Click on email me to request a sample copy.

Gary Smith, The Michigan Group -Livingston 810.844.2321 or 810.227.4600

Attention home sellers, buyers, and wannabe home sellers!  The 2007 Cost vs Value Survey results are now available from Remodeling Magazine Online and Realtor Magazine.  Why is this important to you? For over 20 years Remodeling Magazine has surveyed professionals to see what home remodeling and home improvements warranted completion prior to selling.

In the East North Central area (Illinois, Indiana, Michigan, Ohio, and Wisconsin) Remodeling Magazine Online surveyed NAR members with a series of questions pertaining to the cost of a remodeling bathrooms, kitchens, and basements. They also requested information about additions, backup power, and replacement of items such as roofs, siding, and windows. Professionals were asked not only the estimated costs of these items, but also their professional opinion of the cost recouped by homeowners when the property was sold.

Surprisingly, costs recouped ranged from 46.9 percent to only 82.4 percent for the East North Central area. For interior remodeling, kitchens still remained the top returner with an average of slightly more than 70 percent of the cost recouped. Various siding replacement was the highest recouped area coming in at around 80 percent for the East North Central Area. Source "© 2007 Hanley Wood, LLC. Reproduced by permission. Complete city data from the Remodeling 2007 Cost vs. Value Report can be downloaded for free at costvalue.remodelingmagazine.com." updated December 5, 2007

Homeowners and real estate professionals, a complete list of ALL available reports across the Country is available from Remodeling Magazine Online at www.CostvsValue.com There is no cost for your personal copy of each available city. Grand Rapids Michigan area and Detroit Michigan metro areas are highlighted. Downloading requires answering a few questions.

Thinking of selling? I suggest you take a few moments to read the entire article available at www.costvsvalue.com and in the December issue of Realtor Magazine BEFORE making any serious renovation plans! For some items, you may be better off getting estimates and offering a concession at closing to home buyers. Why should you spend $10,000 or more on an update to only recoup $6,500 ?

This information is available as a customer service to homeowners and home-buyers of southeastern Michigan. Need more information about this or any other topic feel free to ask. I will include references from 3rd parties for all answers. Simply click on my photo for more information.

Not happy where you live? How can we help?

Simply choose from the services available below. We provide choices, convenience, and confidentiality to our clients and customers. Your information will not be transmitted or transferred without your express permission.

Have an interesting Michigan topic! We operate under the "None of Us is as Smart as ALL of US" premise. Tell us your Michigan: environment, housing, lake or water associated story, we might assist you by sharing with other Real Estate Professionals.

Click email me on the right hand column and tell us your Michigan Story.
The Michigan Group Realtors® Livingston County Michigan. Servicing Genesee, Livingston, Oakland, Washtenaw, and surrounding areas.

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When the snow is swirling and would-be buyers are scarce, you need to take extra steps to get your home sold. So pour a cup of tea, put another log on the fire, and curl up with these suggestions on how to make your home more attractive and possibly sell during the holiday season or in the upcoming Michigan winter.

12 Tips for Selling Your Home During Holidays and Beyond.

1. Keep snow and ice at bay. Only serious buyers venture out during winter. If the buyer cannot get in easily, the house will not sell. That means keeping walkways and driveways free of the frozen stuff. Just like trimming the lawn in the summer, you want to make the home look well maintained. It can pay in terms of both both getting buyers in the door and protecting yourself to hire a service to regularly salts or shovel the driveway and sidewalks. (don't forget to keep the porch light on after dark and the lock box free from ice and snow - you want buyers in your home)

2. Warm it up. If you are showing your home to it's best advantage during the winter, think warm, cozy, and homey. Keep the thermostat at 70 degrees during the daylight hours. If your home is vacant, perhaps someone can come over before a showing and increase the temperature.

3. Take advantage of natural light. Encourage showing during the high-daylight hours. Make the most of the light you do have. Have the curtains and blinds cleaned and open them as wide as possible during daytime showings. Clean all the lamps and built-in fixtures, and replace the bulbs with the highest wattage that they will safely accommodate. Before you show the house, turn on all the lights. Concerned about energy use, change bulbs to economical Compact Florescent Bulbs. Please try these out before replacing bulbs.

4. Get Your windows washed. You have 90 seconds to get a buyers attention when they walk into your home. Windows are one thing that many sellers do not even consider. In winter, that strong southern light can reveal grime and make it look like the home has not been well maintained.

5. Play music softly in the background. To create a little atmosphere, tune the radio to the local Classical or Holiday station. Turn it down so that you just hear it quietly in the background. You have to appeal to all the buyer's senses.

6. Make it comfortable and cozy. Set the scene and help the buyers see themselves living happily in this house. Consider things such as putting a warm throw on the sofa or folding back the thick comforter on the bed. Spending an hour or two with a home staging professional may be a worthwhile investment. They are specially trained to help catch the buyer's eye! Call for a list of home staging professionals.

7. Emphasize your homes winter positives. Is your home on a bus route or some other vital service that means it is plowed or de-iced regularly in bad weather? Be sure to mention that to the buyers. Perhaps, your home is located near winter activity areas for skiing, snow mobiling, or tobogganing. Mentioning these areas in your flyers might lead to a sale.

8. Set up lighting timers. You want your home to look warm and welcoming whenever prospective buyers drive past. Nevertheless, you are not home all the time, so put indoor and outdoor lights on timers or sensors. Don't forget to decorate the For Sale sign. Set the mood for a sale.

9. Make your home festive. Even if you are not actually going to be present, greet your buyers as if they were going to be guests at a party. Set up the dinner table with the good china and silver. Have a plate of cookies for your guests, some warm cider, or other non- alcoholic beverage helps to make the buyer more comfortable in their new home. Remember, first impressions are so powerful. If it looks like you're expecting me and greeting me as company, don't you think that would have a powerful impact?

10. Give your home a nice aroma. We prefer Chocolate Chip cookies; just about, everybody likes that smell. Other popular scents: cinnamon rolls, freshly baked bread, apple pie, apple cider or anything with vanilla, and cinnamon

11. Protect your investment. Most sellers ask buyers to remove shoes or slip on paper "booties" over their footwear before touring the house. Showing you take care of your home shows pride of ownership and meticulousness that resonates with most buyers. Don't forget to remove all valuables or make them difficult to find. You don't want someone, or his or her child, accidentally walking away with a valuable possession.

12. Use the holiday season to your advantage. Thanksgiving, through January are traditional holiday seasons for most families. Now is the time to show off your home's best features with simple decorations in each room. Don't forget to decorate around your front door. When the holidays are over (and the Christmas and Hanukkah stuff should come down), you can still use winter wreaths and dried arrangements around the door to give interest. Anything seasonally appropriate but not too elaborate, you want the buyer's to purchase your home, not your crafts.

Not happy where you live? How can we help?

Simply choose from the services available below. We provide choices, convenience, and confidentiality to our clients and customers. Your information will not be transmitted or transferred without your express permission.

Have an interesting Michigan topic! We operate under the "None of Us is as Smart as ALL of US" premise. Tell us your Michigan: environment, housing, lake or water associated story, we might assist you by sharing with other Real Estate Professionals.

Click email me on the right hand column and tell us your Michigan Story.
The Michigan Group Realtors® Livingston County Michigan. Servicing Genesee, Livingston, Oakland, Washtenaw, and surrounding areas.

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