Macomb County Real Estate - Macomb Michigan Homes for Sale

Okay it happened again - I think Someone needs to take control of these underwriter's and tell them they are NOT appraisers or Real Estate agents. Are they aware we are trying to sell homes out here and keep the economy moving? Not to be rude but some where during the mortgage melt down and real estate collapse they decided they were God.

Here's just a few examples - a few weeks back we received a call from the mortgage broker saying the underwriter did not like the appraisal because it was too high. Excuse me but when did underwriters become licensed appraisers? The best part is this home was priced "well below market" and had multiple offers. Supposedly she used the Automated Valuation Method to determine the appraisal was to high.

Well let me just say this - Real Estate is way to complex to be using this system. For one the AVM does not take into account multiple offers. It does not look at what is currently available for sale, in other words what buyers are seeing. Nor does it know that the home it may be using was trashed out or filled with mold. Yet the banks have decided that the underwriters can use this system and kill deals. As I said Someone needs to take control of these underwriters - better yet the Banks. I won't even go there.

Then the other day I am talking to the mortgage broker to get my weekly update and she tells me that since the buyer was putting a large amount down, they were not doing an inside appraisal. Okay did someone do a drive by? Nope we used the AVM (gulp) and we have the value at $68,000 and asks if that's what we needed. Ah No you apparently have the wrong file because we sold that 1800 sq ft detached condo with a fully finished basement and 2 car garage for $150,000. I nearly went through the phone to wring her neck. You need to get someone out there now to do an appraisal because the AVM is whacked. Makes me wonder if she ever looked at the purchase agreement.

So here's where the straw broke the camels back. We get an approval from the underwriter with one small condition, it appears that the buyer missed an initial on the purchase agreement. So they send it back to clear the condition and she decides that maybe they better get a second appraisal (at the buyers expense). You have got to be kidding me? This is a perfect buyer, slam dunk and she is buying a condo well below the market. Really someone needs to get control of these underwriters and remind them they are dealing with peoples lives.

It really makes me wonder if these underwriters have ever bought a house before? Sometimes I think we are dealing with robots ABC 123 and not people with common sense.

I was beginning to think it was just me. Then yesterday I read a post from one of my favorite blogger Jay Thompson - well it appears he is running into the same problems. How about You??

Looking for Polish food? Then check out Marcus Grill in Shelby Township.

Being of Polish decent I can tell you this is as close to grandma's food as it gets. I recently took my parents there and they agreed and said they for sure would be back. You'll be happy to know that the Polish entrees are made from scratch daily and you can tell.

They originally opened in Detroit about 80 years ago, opened another restaurant in Sterling Heights and now we have a Marcus Grill in Shelby Township and it's close to the office. Which is good for those days when I just can't make it home to cook.

Besides the Polish entrees they are famous for their Detroit Orginial Marcus Burger - an all steak burger in a steamed hot dog bun - a secret recipe since 1929. These are the best and only $3.00 - imagine that! The Detroit News even featured on their website.

Marcus Grill is open for breakfast, lunch and dinner and they offer nice size servings. My favorite is the mini Polish patter which comes with 1 cheese roll or Palachinski (crepes), 2 pierogi, 2 potato pancakes and a cup of chicken dumpling soup. Usually, half goes home. But many times Ed and I just split this and with the rolls it's enough for lunch.

The owner seen here is so sweet and always there to say hi. Now if you are planning a party Marcus Grill in Shelby Township also offers a room for private parties and will even cater your party. The bar as seen below has a large seating area.

You'll notice right way how clean it is and how friendly the staff is too. They are in the process of putting together a website but until it is complete you can visit www.MarcusGrill.com to view the menu.

The restaurant is located at 55690 Van Dyke between 25 & 26 Mile on the east side of the street. Here is a map.  A must visit if you are in the Shelby Township area near Van Dyke and 25 - 26 Mile area.

Looking for a new dentist? Then I would recommend MC Dental Care in Shelby Township MI. Whether you are a life long resident of Macomb County or new to the area and you are in search for a new dentist office, make an appointment with Dr. Michelle C. Dziurgot.

You immediately notice once you enter the lobby that this office is very clean and inviting. The waiting room is furnished with a large flat panel TV, loads of current magazines, play area for the kids, is tastefully decorated and offers a mini fridge filled with bottled water.

At MC Dental Care in Shelby Township you'll be amazed at how well this office is run. The rooms are all very bright, computerized and offer top of the line dental equipment. You'll also noticed the staff is always well dressed and very pleasant. Since Dr. Dziurgot was honorably discharged from the U.S. Navy that may explain why her office runs so smooth. 

Now no one likes to go the dentist but one thing we have noticed about Dr.Dziurgot is she explains everything and has a great chair-side manner, along with her dental assistants - making you feel very at ease.

MC Dental Care in Shelby Township is also know as "The Home of the WOW Office"  and is located at 50202 Schoenherr in Shelby Township on the east side of Schoenherr just south of 23 Mile. The office phone number is 586-247-8000 or you can make an appointment on-line at their office website. You can read more about Dr. Dziurgot here in this Hour Detroit article and you'll find several great reviews on-line too.

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A real estate agent Must be present to open the lock box. So, if your agent is giving you the lock box code because they are to busy or to lazy to show you the home, than I suggest you find another one.  Why? Because they are actually placing you at risk of trespassing. You may not know this but as a member of the local MLS when we list a home we sign a contract with the seller that states "Broker, broker's representatives, agents and sub-agents are hereby granted access to the property". No where does it say that the buyer has permission to enter the home - so by doing so you may be trespassing.

It seems this is becoming an epidemic and not just in Macomb County. In fact, this exact topic was addressed this month in the MAR Publication legal section.  Then yesterday we received a call from a buyer asking for the lock box code on one of our listings. When we told him "a real estate agent agent must be present to open the lock box". He stated "the broker down the street gave me the code with out coming to the home". Really? Well today I sent off an e-mail to that broker stating that this is not only unprofessional but it is placing these buyers at risk not to mention the sellers they represent in the event something happens. The broker did contact me and said this was not acceptable practice and that he would look into it.

Our MLS listing contract also states "Owner(s) shall indemnify and hold Broker, Broker's representatives, agents and sub-agents and cooperating broker harmless from any and all liability for any reason as a result of injury to persons or damage or loss to property arising out of the showing". But does that protect you? What happens if no agent is present and something comes up missing, is damaged or if someone gets hurt? If you are not with an agent where does that leave you??? Can you then be held liable for damages?

Over the past few months several of our agents have come back with stories...

• They have found buyers wondering around in the home without an agent, that gained access via a lock box code. 
• One of our agents would not allow a buyer in a home because their agent was not present. The buyer got right in her face and said "Fine I'll just wait till you leave and said some choice words"
• Ed would not allow a buyer in the home he was showing only to find the same buyer inside the next home he was showing because the agent gave him the lock box codes.
• We have even had buyers tell us that their previous agent just gave them the lock box to view homes on their own. These buyers were going in flooded basements, mold filled homes and even walking around with flash lights in the dark.
• One buyer we know of viewed the home himself, had the agent write the offer and closed without the agent ever viewing the home

Sorry to say folks these agents are not working in your best interests. If they are to busy to take the time to show you homes how will they handle the offer and the closing? How can they give you professional advice on the market and the home? You may want to check and see if they are representing you or the seller. Better yet if you decide to sell with them in the future will they allow buyers access to Your home too without being present??

While preparing for this post I did some checking and obviously the public agrees a real estate agent agent must be present to open the lock box - here's one from Trulia and Yahoo. However, there was also a blog where this guy actually gave investors step by step directions on how to gain access to bank owned homes without a REALTOR®. Shame on the agents that gave him the codes.

What do you think? Is this okay or is it Trespassing?

Ocean Breeze Restaurant in Shelby Township is located at 51748 Van Dyke just north of 23 Mile across from the Shelby Township Senior Citizen's Center.  They serve breakfast, lunch and dinner.

The restaurant is always clean, the tables are bussed quickly and the waitresses are always very pleasant. They also offer very generous servings and the prices are pretty reasonable too.

We do not eat breakfast out too often but when we do we always go to Ocean Breeze Restaurant in Shelby Township. We're about 20 minutes away but it's worth the drive. We especially like their omelet's and the fact that they are not greasy. If you are heading out on Sunday morning there's usually a wait - but they move them in and out pretty quick.

Speaking of wait - Ocean Breeze offers a nice size waiting area just inside the doors, which really comes in handy in the winter months. There are also plenty of tables and booths inside so you never have to wait long.

The thing we notice is how well organized they are and attribute that to the managers who are always near by. This allows the tables to be busses quickly so customers are not waiting to long.

Ocean Breeze Restaurant in Shelby Township offers a nice lunch menu and for dinner several specials to choose from at reasonable prices. They also offer a good cup of coffee and bring a small pot right to the table.  As of June 15, 2009 the Macomb County Health Department stated they had No Critical Violations.

If you're in the area be sure to stop by and enjoy a great breakfast, lunch or dinner. Here's a map along with some reviews.

When Vince and Joe's Gourmet Market of Shelby Township opened in October 2006 it was an immediate hit. They moved in as the anchor store and soon filled the strip on either side of them bringing along many businesses. Honestly, before they moved in the corner of 25 Mile and Van Dyke was pretty dull. Now that corner is hopping with business which is great for the area. We just love it since our office is right across the street.

Vince and Joe's Gourmet Market is family owned and operated and was started in 1983 by Vince Domenica and Joe and Maria itale. Their first store in Clinton Township is on Garfield and Canal. That store has grown over the years no doubt allowing them to open their second store in Shelby Township. Their stores are always very very clean and all the employee's very pleasant. They offer great sales and the prices are very reasonable.

From the minute you walk up you can see the care that goes into their store. They offer flowers and fruits and vegetables out front weather permitting. Upon entering the store you'll see right away that they purchase fresh good quality fruits and vegetables. You can always find what you are looking for too. There is a small florist area in case you want to pick up flowers for the table or that someone special. Next you'll see the cheeses and boy do they have a ton of them to choose from. Some I never even heard of.

Next comes the deli and it is always packed so you know the lunch meat is fresh. Across from the deli you'll find the Market Grill which is basically a small restaurant offering all kinds of food for lunch or dinner. Fresh bread and pizza too. A great stop for many of our agents. Next to that is the wine and let me tell you they have it All.  No one can deny the fact that Vince and Joe's offers some of the freshest and best quality fish and seafood, meat and poultry. They also have a few aisles of groceries, dairy section along with a coffee collection you can buy in bulk. Now my favorite - the bakery goods - they are to die for...you just can not walk out without picking up something sweet. If you have some time to spare you can stop in the Cafe and enjoy some lunch, desserts and coffer or ice cream.

Yes, for sure Vince and Joe's Gourmet Market of Shelby Township was a great addition to the area and we wish them continued success. Below is a video of the store so you can see for yourself.

Boy have times have changed.

Up until a few years ago the only leases we drafted were on our own rental properties. That was until the banks came into town and ran the real estate market into the ground. Now many homeowners are being forced to rent their homes or foreclose, if they want or need to move on.  The local MLS we belong to - MiRealSource shows the following data for 2008 in Macomb County - 896 homes and 458 condos were rented out by real estate agents vs 12 homes and 10 condos in 1995. Pretty amazing for a town that is not what you would call a vacation hot spot.

So what does all this mean?

It means that homeowners today are becoming landlords, only not for money. Fact is many are actually paying for someone to live in their home, till the market turns around. Especially, once you factor in the increase in property taxes once the home goes from owner occupied to non-owner occupied. As you can see from this millage rate chart, property taxes jump quite a bit. To make matters worse homeowners are finding that a huge percentage of the tenants have less than perfect credit and many are either in foreclosure or headed for one - making the homeowners very uneasy.

However, there may be something that could help since the homeowners still want to sell and many of the tenants really want to own. But...

Is Rent to Own Right for You?

Let's take a closer look:

1. First - the tenant/buyer and the landlord/seller have to draft a purchase agreement and determine a price. But what price? Today's price?  What if the market falls more? What if the market turns around?
   
2. Next - the tenant/buyer has to come up with a non-refundable deposit - but how much? If they walk will they lose it?
   
3. What amount will the rent be and what amount will go towards the purchase? $100, $300? Lenders say anything over "Fair Market Rent" can be used.
   
4. When should the option end and a closing occur? 1 year, 3 years?
5. What if the tenant/buyer can not get approved for the mortgage? Should the seller extend the contract or evict?
6. What if the home does not appraise? Will the seller come down or the buyer come up?
7. Will the buyer be allowed to make major changes to the home?

As you can see it is more complicated then one might think. Everything needs to be spelled out.

Can anything else can be done?

Yes, instead of a Rent to Own there is a clause built right in the lease that states IF the seller decides to sell the tenant will be given first right of refusal.

Give us a call and let us help you determine what Option is best for you!

On July 1st homeowners in Macomb County went to their mail boxes only to find their 2009 summer property tax bills. Of course, the calls immediately started "Why are my taxes so high when property values are dropping?" or "Why is my house listed so much lower than my assessment?" We see it daily.

But just about everyone including our cities, townships, states and federal government are feeling the ramifications of the housing  problems. But the real question is Will the housing bubble burst bankrupt your city or state?

According to the Center on Budget and Policy Priorities  "at least 48 states addressed or are facing shortfalls in their budgets for the upcoming years".  I knew California and Florida were in trouble financially but I was totally blown away when I saw the chart on the CBPP site showing the budget gaps projected for 2010, in all the states.

So it started me thinking about a Question I asked one of the Macomb County Commissioners a few months back at a meeting.

"When property values were lower you managed to get by just fine on the money you received from taxes Then values went up and you received more money, SO what did you do with all the extra money?? His answer simply amazed me - I was told that when they receive money they MUST spend it. They must by state and federal laws find somewhere to spend that money. In other words they added more and more programs as values went up.

But now that property values are down what are they going to do? Here in Michigan everyone of our sellers are being way way over assessed. We are seeing homes selling for $80,000 but they are being taxed at $160,000. So what's going to happen next year when they are collecting even less money? The cities had no problem raising our taxes up but they are adjusting very Sloooow.

Will our cities, counties and states go bankrupt? Or will they just figure out a new way to assess our homes so they can raise property taxes to keep the programs they created? Or will the government cut programs and if so which ones?

I have not attended any Tea Parties but I am beginning to think it may not be a bad idea.

What do you think? Homeowners do you feel you are being over assessed? Real estate agents what's your area like?

Did you know Shelby Township had a Farmers Market?

Well last Saturday Ed and I decided to visit the Farmers Market and took some photos so we could share it with others. The market is located on Van Dyke just south of 23 Mile in Shelby Township. Admission is Free but part of the proceeds go to the Packard Proving Grounds Foundation, to help with restoration of this historic site.

So how many times have you driven by the Packard Proving Grounds? Did you know that it is listed on the National Register of Historic Places? Something you should really visit and while there stop at the farmers market and buy from some of our local farmers and business owners.

We purchased some vegetables that were really quite tasty. Biggby Coffee is there if you get an early start and need a pick me up, along with a tent with honey, maple syrup, bakery goods, some crafters, our local farmers and more.

Here is a Tour we did of our visit

Like many real estate agents I am getting more than a little ticked off at how the government banks are handling the foreclosures and the sale of homes and condos. In my opinion, they are running the real estate market right into the ground. Of course, right behind them are the appraisers who are actually "untouchable" now thanks to the HVCC Home Valuation Code of Conduct. One of my favorite blogger's Chris Griffith wrote about this recently. Right behind them are the underwriters who yes work for the banks.

So do I sound ticked off? Well I am and right now I am beginning to think it's some kind of conspiracy to cripple the middle class. No I am not going nuts it's just I am seeing first hand what is happening to the real estate market here in Macomb County, just outside Detroit. I just can't take it anymore and I think people need to know what's going on. I think the banks are holding real estate prices back.

Here's why -

• last month we sold a home that was listed at $149,000 it had 7 offers and our buyer offered $169,900. Now that means the market is talking right? Not quite - although our buyer's offer was the best and his offer was accepted the appraiser brought the value in at $152,000. So much for the market talking. The best part is this home sold in 1988 brand new for $150,000 and the township well they are collecting taxes based on a value of $241,000.

• a few weeks back we sold a condo for $92,000 actually we thought it was a pretty good deal.  Guess our 20 years of real estate experience means nothing - the appraiser said it was worth $83,000. The estate was appalled because their mom paid $80,000 in 1979. Of course, they were forced to sell since we could not fight the appraiser.
  

• this tops them all - a condo sells for $83,000 this time the appraiser says it's worth $85,000 - ready for this one? The underwriter says No - she ran the automated evaluation system and said it was worth $73,000. What???
  

• here's one that I have first hand knowledge of - we bought a condo in 2003 for $105,000 bank owned. These units sold back in 1994 for $65,000 and in 1988 brand new for $58,000. But in the past 3 years the banks have ran the market right into the ground - $95,000, $62,500, $59,900, $49,900, $44,900, $40,500, $38,000. Urgh
  

Now remember Macomb County was NOT an area that went way up in value. No this area did not see double digit appreciation in a couple years. We had normal appreciation and then the banks came in and ran it right into the ground. The other day I saw a home selling in Detroit for $850 yep you read that right. No it was not a wreck. It was a 3 bedroom brick home with a basement and a garage and a few miles from where I grew up. Sick just sick.

So what do you think?