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Posts Tagged ‘clarkston mi real estate’

Clarkston MI and the surrounding areas offer a plethora of both indoor and outdoor activities- a quaint downtown shopping area, township and state parks, top of the line restaurants… and the topic of this post Pine Knob Ski and Snowboard Resort.

Pine Knob is located on the southeast corner of Clarkston and Sashabaw Roads in Independence Township. Pine Knob boasts 17 runs and 12 lifts. Other features are a 300 ft. vertical drop, six chairlifts, four tow rope and two magic carpets. Their longest run is 1620 ft. They make their own snow and have a ski and snowboarding school.

On site restaurants include Quicksilver Cafe (a cafeteria), Off the Wall Lounge and Pinery Snack Bar.

Please take a few minutes to see the video embedded below.

If you are considering a move to the North Oakland County area, you may want to check out Clarkston MI.

www.Clarkston-Homes-For-Sale.com

www.Oakland-County-Real-Estate.com

www.Search-The-MLS.net

Check out more area information at my YouTube channel at

www.JackieHawleyRealtor.com

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Lake Oakland Lakefront Home Sales Real Estate Sales Clarkston and Waterford Michigan

Home prices on all sports Lake Oakland are up from last year- both median and average sales prices. More houses have sold in 2012 than in 2011 and a smaller percentage of those homes are short sales and foreclosures. There are currently 6 homes for sale on Lake Oakland and none of those are distressed listings.

Unit Sales:

2011- 12
2012- 17

Average Sale Price:

2011- $223,320
2012- $313,341

Median Sale Price:

2011- $181,000
2012- $245,000

Foreclosures (units):

2011- 4
2012- 5

Short Sales (units):

2011- 1
2012- 1

There are currently 6 active listings on Lake Oakland– ranging in asking price from $260,000-$1,599,000- all are normal listings (not foreclosures or short sales).

Lake Oakland is a 235 acre all sports lake located in Waterford and Clarkston, MI.

Compliments of Jackie Hawley of the JHawley and Associates Real Estate Team at ReMax Encore in Clarkston MI.

Cell: (248)736-6407

Jackie@JackieHawley.com

www.SearchMichiganMLSListings.com

www.LakeOaklandHomes.com

Sylvan and Otter Lake

www.OaklandCountyMichiganLakes.com

Waterford MI Lakefront Homes For Sale

Clarkston MI Lakefront Homes For Sale

White Lake/Highland MI Lakefront Homes For Sale

Lake Orion/Oxford/Addison MI Lakefront Homes For Sale

Lapeer MI Lakefront Homes For Sale

www.LakeOaklandHomes.com

www.MacedayLake.com

www.LakeOrionLakeFrontRealEstate.com

For Sellers- www.JHawleyAndAssoc.com

For Sellers- www.AreaRealEstateExperts.com

www.ClarkstonMichiganRealEstate.com

www.MiRelocation.com

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Lotus and Maceday Lakes Lakefront Real Estate Sales

Maceday and Lotus are both all sports lakes and are connected for a total acreage of 419 acres. Maceday Lake is located in Waterford, Michigan. The majority of Lotus Lake is located in Waterford Township, but the northern tip falls into Independence Township (more commonly known as Clarkston). There is a public access site at Williams Lake Rd just east of Maceday Lake Rd.

Maceday and Lotus Lakes are all sports lakes- great for the water skier or jet skier in the summer and snowmobiler in the winter.

For the fisherman, Maceday Lake is a designated trout lake and was stocked last fall with 1,000 lake trout with some of the fish being up to 18 inches long and ranging in age from 2-4 years. Maceday Lake was also stocked with 12,000 rainbow trout in 2010 and another 12,760 rainbow trout in April, 2010. It was stocked with 15,000 splake (brook trout/lake trout cross) in March of 2009 and 13,300 in April of 2010.

In 2005 sale prices on Maceday and Lotus lakes ranged from $245,000 – $1,150,000.

In 2009 sale prices ranged from $76,000 – $590,000. 9 of the 12 sales in 2009 were under $200K and one of those sold for under $100K. Of the 12 sales in 2009 3 were bank owned, 3 were short sales, and there were 3 sold listings where the listing agent didn’t bother filling in the lake name field of the MLS. That is 25% of the sold listings that would not have come up in a search looking specifically looking for Lotus or Maceday Lake.

There were 13 sales reported in 2010 ranging in price from $100,000-$475,000. There was only 1 bank owned sale, but over half the total sales were short sales (7 short sales). In general prices in 2010 were higher than in 2009- see charts below.

In 2011 there were 12 closed sales on Maceday and Lotus Lakes ranging in sale price from $57,000-$650,000- 1 bank owned. 1short sale, and 10 regular (non distressed) sales.

So far in 2012 there have been 19 closed sales ranging in price from $120,000-$770,000- 2 bank owned and 3 short sales. So far this year the average sales price is $282,085 and a median sales price of $255,000 and a total sales volume of $5,359,615.

Please don’t hesitate to contact me if you are considering buying or selling a home on all sports Maceday Lake or Lotus Lake.

Please don’t hesitate to contact me if you are considering buying or selling a home on all sports Maceday or Lotus Lakes.

Jackie Hawley, Realtor
ReMax Encore, Clarkston MI

Cell: (248)736-6407

Jackie@JackieHawley.com

www.MacedayLake.com

www.SearchMichiganMLSListings.com

Lower Straits Lake

www.OaklandCountyMichiganLakes.com

Waterford MI Lakefront Homes For Sale

Clarkston MI Lakefront Homes For Sale

White Lake/Highland MI Lakefront Homes For Sale

Lake Orion/Oxford/Addison MI Lakefront Homes For Sale

Lapeer MI Lakefront Homes For Sale

www.LakeOaklandHomes.com

Sylvan and Otter Lake

www.LakeOrionLakeFrontRealEstate.com

For Sellers- www.JHawleyAndAssoc.com

For Sellers- www.AreaRealEstateExperts.com

www.ClarkstonMichiganRealEstate.com

www.MiRelocation.com

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Clarkston MI Real Estate– Clarkston Home Sales Are Up

Clarkston MI home sales are up 21%. Themedian Clarkston home sales price is also up 5%. There has been $16,259,850 more in residential real estate sales so far in 2012 versus the same time frame in 2011 (the first 3 quarters). Listing inventory (Clarkston homes for sale) is very low.

On Oct. 24, 2012 there were only 133 homes for sale in Clarkston MI. With an average of 44 sales per month that is about a 3 month supply of active listings.

Distressed home sales (short sales and foreclosures) are down in Clarkston with distressed sales making up 38% of the total sales. In 2011 distressed sales made up 50% of the total home sales in Clarkston, MI.

Total Sales Clarkston MI (units):

2012: 398
2011: 316

Distressed Sales (units) Clarkston MI:

2012: 150
2011: 158

Average Sales Price Clarkston MI:

2012: $197,215
2011: $196,936

Median Sales Price Clarkston MI:

2012: $167,500
2011: $158,500

Sales Volume Clarkston MI Home Sales:

2012: $78,491,560
2011: $62,231,710

The decline in distressed home sales contributes to the increase in overall home prices. And this is a catch 22 in a good way- the more Clarkston home prices go up, the less under water houses there are, so less distressed home sales. As Martha Stewart would say: This is a good thing for the Clarkston MI home owner. Or potential Clarkston MI home buyer.

Search the MLS

What to Expect From a Buyer’s Agent

Financing and the Importance of a Pre-Approval

The Home Inspection

Clarkston MI Homes for Sale

Clarkston Lakefront Homes

Jackie Hawley, Realtor
ReMax Encore, Clarkston MI

Jackie@JackieHawley.com

Cell: (248)736-6407

www.MiRelocation.com

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There is so much more to writing an offer to purchase a home in Clarkston MI than in days of yore. At one time pretty much price ruled. Strength of buyer was important, but not as much as today. Today there are many more factors to consider in a Clarkston MI real estate transaction– is it a short sale, bank owned or good old fashioned non-distressed homeowner/seller?

You see more Clarkston houses go pending then back on the market (sometimes this will happen multiple times with one house) than I ever remember seeing. Appraisals are coming in low causing the financing to fall apart. Short sales get denied. The list of reasons for dying sales can go on and on.

The more contingencies an offer has, the more chances the sale has to die. Low appraisals is probably one of the biggest reasons sales don’t close. No matter if buyer, seller and all agents involved know the house is worth every dime the buyer is paying and may even be a bit under priced, there is never a guarantee the house will appraise.

Where as one time the prime motivator was price, now removal of obstacles to closing have also become prime motivators. And the appraisal contingency is probably the biggest obstacle that can be removed.

I have used it to negotiate for the buyer in multiple offer situations. I have used it on the seller side to improve our chances to close. Often times a seller will take a slightly lower offer if the odds of closing are greatly increased. Of course cash negates the need for an appraisal. When a mortgage is involved, an appraisal is probably necessary. But if the buyer has the cash to pay the difference between the sale price and the appraised price, he can remove the appraisal contingency to make his offer stronger. Or remove it with limitations. Recently one of my buyers beat out another offer by agreeing to pay up to $10K difference on a low appraisal. So if the seller takes our $140K offer we would agree to close even if the house appraised at $130K.

With a lack of inventory, when you find the house you want, the goal is more to win and obtain that house as your new home. Until the inventory at least triples, getting the seller to come down on price will be a distant second to winning and getting the house you want.

Writing the Offer

More About Appraisals

The Home Inspection

Clarkston MI Homes for Sale

Search the MLS

Jackie Hawley, Realtor
ReMax Encore, Clarkston
Cell: (248)736-6407

Jackie@JackieHawley.com

www.MiRelocation.com

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What Does BATVI Mean? Clarkston MI Real Estate

Simply- Buyer Agent To Verify Information.

This is also known as an ass covering, or in my opinion, a waste of precious space in the limited space allotted in the MLS.

If you are buying a Clarkston MI short sale listing, beware of listings where the listing agent fills out the listing in a shoddy manner, such as wasting space in the comments, not filling out the remarks section at all, inaccurate listing information, etc. Remember, the listing agent is the person we are relying on to complete the short sale to the banks’ and seller’s approval. If he can’t fill out the listing, how successful will his short sale negotiations be?

If you are selling a Clarkston MI home, check your MLS sheet to make sure it is complete and accurate and all 25 photos included. The MLS is in place to sell your listing to the buyers’ agents. If I am going to show 5 houses to someone and 10 show up in the MLS search, I will not show the listings that are incomplete or indicate laziness on the part of the listing agent.

Often times BATVI gets replaced by CHP or EXP (price change or expired listing).

Jackie Hawley, Realtor
ReMax Encore, Clarkston
Jackie@JackieHawley.com

Cell: 248-736-6407

Marketing Your Clarkston MI Home

Choosing An Agent To Market Your Clarkston MI Home

Choosing A Buyer’s Agent

Search The MLS

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What If The Clarkston MI House Doesn’t Appraise?

A common misconception is that the house must appraise for sale price and if it doesn’t then the seller has to come down to make up the difference.

First of all everything is negotiable. When you make an offer on a house you can specify that the house must appraise for the sale price. Or you can specify that the house must appraise for X below sale price.

Why would you negotiate in a lower appraisal amount you ask? There are many reasons.

You may be in a multiple offer situation and this is a great way to strengthen your offer.

You may be able to get the seller to come down a bit more if they’re more comfortable about your ability to close.

There are many reasons a house might not appraise and they have nothing to do with value.

First of all the appraiser does not work for the buyer. The appraiser is hired by the lender to protect the lender’s interests- period.

The appraiser has to follow the guidelines specified by the lender as well as government guidelines. I recently had a sale in a subdivision in Metamora- a fairly rural area. The appraiser was told to go no farther back than 6 months but preferably 3 months and no farther than 3 miles from the subject property. The criteria was just plain silly. There aren’t any other subs within 3 miles.

There may not be any comparable sales in the area. This is especially true in neighborhoods where there is a high amount of foreclosures.

If the lender uses an appraisal management company you may get an out of the area appraiser who doesn’t know the area. On the buyer side of a transaction about a year and a half ago we were in a multiple offer situation. 4 people wanted this house the first weekend it hit the market. We were the strongest offer (not the highest- but strong buyers who offered incentives to the sellers other than price), and when the appraiser went out the appraisal came in at $80,000 under the agreed upon price. We changed lenders and ordered a second appraisal and it came in $62,000 higher. 2 licensed appraisers came in $62,000 apart on a house that was selling for less than $400,000.

I actually had one lender brag that the appraisers they used tended to come in low! His attitude was it put the buyer in a position to negotiate a lower price. Well, all the low appraisal did was require my buyer to pony up the difference. We had seen many of the comparable sales the appraiser used and all it did was confirm for the buyer that he was getting a great deal and was fortunate to have the difference in cash so he didn’t lose the house he had his heart set on.

So back to the original question I titled this post with. What happens if the appraisal comes in low?

The seller may come down to meet the appraised value.

The buyer and seller may negotiate a price some place between the original price and the appraised price.

The buyer may have to come up with the difference.

The deal may die and someone else will get the house that you wanted enough to make an offer, put up a deposit for and pay for inspections on. And you get to start your home search over and hope that the interest rates didn’t increase in the meantime.

Search The MLS

Choosing A Buyer’s Agent

Why You Should List With Jackie Hawley

Jackie Hawley
ReMax Encore, Clarkston
Cell: (248) 736-6407

Jackie@JackieHawley.com

www.MiRelocation.com 

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