326 N Hazelton St, Flushing, MI 48433, Flushing Schools, completely upgraded & move in condition 2-3 Bd/2 Bth/4 car w/ full bsmt all under $165k !



Amazingly Clean & ‘ Move-In Ready’ ~ It’s all been done! That’s right! Walk a couple blocks to downtown Flushing and all it has to offer. Across from the Early Learning Center, this short one-way street might be the quietest in town! The definition of clean, most everything new or upgraded since 2014: roof, windows, doors, HVAC, on demand water heater, 2 mini-splits for heat/ac zone use, tile baths, etc. Nothing to clean/ nothing to upgrade ~ its all done!

 ~ Lot’s of info at: http://326Hazelton.com

  • Request a showing here as my buyers get our ‘Stress Reduction Pack’, up to a *$1000 value!Anibal-Group-LLC-RealtyNetWorth-open-house-saturday-sign
    • For my buyers, *choose: home warranty, 1 year ‘mow n snow’ & 1040 income tax service!
  • Exterior.  ~ Entry Level.~ Lower Level.

Highest service, Quickest sale with the Best marketing of any office!

Our YOUTUBE Channel

* Anibal Group LLC does not offer legal advice. This article is not to be considered advice specific to your situation. Most financial decisions should involve advice from a trusted professional of your choice that will advise on insurance, legal, banking/ lending, structural/ property condition, and other transaction significant matters. We can offer referrals for CPA’s and other professionals.

13213 Golden Ct, Fenton MI 48430, Lake Fenton Schools, Best maintained home in the area 3/2/2 full bsmt all under $250k !

We did 431 things to market this property….properly! Thinking of selling?  Like to see the list? ~ More Eyes/ More Time/ Best Outcome – very very different approach from ‘pics, sign n MLS’ others use.

Coming Soon, Open Sat 9/4 2-5pm ~ info at: http://13213Golden.com

Highest service, Quickest sale with the Best marketing of any office!

Related Articles: Call

* Anibal Group LLC does not offer legal advice. This article is not to be considered advice specific to your situation. Most financial decisions should involve advice from a trusted professional of your choice that will advise on insurance, legal, banking/ lending, structural/ property condition, and other transaction significant matters. We can offer referrals for CPA’s and other professionals.

SOLD: 129 N Corbin, Holly Schools, Holly MI Move-in condition 3/1/full bsmt under $165k !

Our ‘INDEPENDENCE DAY FINALE‘ explosion of up-front marketing created an acceptable offer with-in the first 3 hrs on the first day for $5k over ask. …… ‘take it from there‘ !

Coming Soon, 7/3, Open Sat 7/3 2-5pm ~ info at: http://129Corbin.com

  • My Client-buyers get our ‘Stress Reduction Pack’
  • up to a $999 value!
  • current year 1040 income tax service – no charge!
  • – PLUS yard care services for the rest of the season included FREE

Highest service, Quickest sale with the Best marketing of any office!

Related Articles: Call

* Anibal Group LLC does not offer legal advice. This article is not to be considered advice specific to your situation. Most financial decisions should involve advice from a trusted professional of your choice that will advise on insurance, legal, banking/ lending, structural/ property condition, and other transaction significant matters. We can offer referrals for CPA’s and other professionals.

Series: DISTANT BUYING. Covid Practices

Coronavirus may be with us for a while. Many of our practices predate the Covid outbreak & the industry has added to these. Anibal-Affiliates-RealtyNetWorth-Senior_Services_mom-dad-time-to-sell

‘STAY OUT OF MY HOUSE UNLESS I GIVE YOU PERMISSION’ – Yes sellers, you can do this!

Here are recent tools and trends:

  • Many if not most home tours currently are excluding ‘tire kickers’. Most “agent remarks” in the MLS now require buyers have &/or submit:
    • pre-approval (proof of ability to purchase) to set a viewing appointment.
    • submit a Covid disclosure w/ proof of funds prior to confirming appointment.
    • bring no more than 1 agent and 2 attendees into the home.
    • touch nothing upon entry/ tour/ exit
    • have mask over nose & mouth during tour, gloves & shoe/foot coverings.
    • open nothing, switch on/off nothing
    • have inspector &/or later ‘touch’ inspection after acceptance of offer
    • inspections that typically have only the inspector and a videographer present for such, not ‘anyone and everyone’ as in the past.
    • buyer home tour waivers that require those viewing home attest they have “…during the last 14 days, [not] … been exposed to, diagnosed with or quarantined as a result of COVID-19 or have experienced a fever, cough, shortness of breath … [or other such symptoms] “
  • Offer packets will acknowledge Covid with realistic contingencies
  • For Buyers:
  • For Sellers:

We still use these “Virtual” tours, distant purchasing, pre-screened services as we have for over a decade:

  • We create a private YourSpace247 portal – similar to banks, only better.
  • Post/ email on-market & sold comps for you.
  • Offer ‘we drive & video the area, you watch’.20160816182222b
  • For sellers, we offer ‘walk thru buyer tours’, for buyers as well if available and appropriate.

Especially of use for our of town buyer and sellers:

  • With comps we post many photos & videos as needed to discuss with you.
  • Live spreadsheets.
  • Walk thru tours with your inspector, licensed contractor, etc, with QnA during the walk about, encouraging your input.
  • Documents live to your portal (and/or email) for your evaluation/ sign/ return, etc.
  • All these types of processes are in place, thru and including closing.

An example of how this actually worked? We had a buyer from CA purchase a lakefront home here in SE MI without stepping foot in or having driven by the property.


example is from a home we sold.

LOTS of apps we can use or not as you are comfortable with: pdf creators, smartphone doc scanning, google docs, Skype/ Line, TeamViewer, Zoom, Google meeting, etc.

More info: Docs and FAQsBuying

Ready to “get going” & view some homes! Take my Buyer Interests Survey now!


* Anibal Group LLC does not offer legal advice. This article is not to be considered advice specific to your situation. Most financial decisions should involve advice from a trusted professional of your choice that will advise on insurance, legal, banking/ lending, structural/ property condition, and other transaction significant matters. We can offer referrals for CPA’s and other professionals.


MLS Data Sharing – List of MLS’s we tie into – locally & nationally!

Selling real estate at the local level is a long gone thing of the past. People transfer fromAnibalGroupLLC_RealtyNetWorth_tax-savings-with-buy-sell-brokerage out of area, out of state, and even from out of the country. Further, electronic access to properties has made it easier to expose your listed home to millions of interested buyers.

Not only are sellers able to get more exposure, I assist folks hands on during the buy/ relocate/ investing side literally nationwide. No MLS service in Michigan provides more data than the service we use. Here’s a partial list of markets we access directly:

  • In Michigan:
    • Ann Arbor Area Board of REALTORS®
      Branch County Association of REALTORS®
      East Central (aka: Flint) Association of REALTORS®
      Great Lakes Repository (GLR)
      Greater Lansing Association of REALTORS®
      Hillsdale County Association of REALTORS®
      Jackson Area Association of REALTORS®
      Lenawee County Association of REALTORS®
      Montcalm County Association of REALTORS®
      Saginaw Board of REALTORS®
      Shiawassee Association of REALTORS®
      Southeastern Border Association of REALTORS® (fka: Down River and Monroe Associations)
  • Florida:
    • REALTORS® Association of Citrus County (Florida)Anibal-Group-LLC-Realty-Net-Worth-All-Over-USA-seal-beach-california
    • Daytona Beach Area Association of REALTORS® (Florida)
    • Stellar MLS (formerly My Florida Regional MLS)
    • New Smyrna Beach Board of REALTORS® (Florida)
    • Miami Association of REALTORS® (Florida)
    • South Broward Board of REALTORS (Florida)
  • Nationally:
    • Baldwin County Association of REALTORS® (Alabama Gulf Coast)
    • Greater El Paso Association of REALTORS® (Texas)
    • Greater Las Vegas Association of REALTORS® (Nevada)
    • Houston Association of REALTORS® (Texas)
    • Ocean County Board of REALTORS®, Inc. (Jersey Shore, NJ)
    • MLSOK, Inc. (Oklahoma City, OK)
    • Midwest Real Estate Data LLC (Chicago, IL)
    • Northwest Arkansas Board of REALTORS® (Fayetteville-Springdale-Rogers, Arkansas)
    • Northwest Mississippi Association of REALTORS®
    • Western New York Real Estate Information Service, NY
    • SMART (Statewide MLS in Connecticut)
    • West Penn Multi-List
    • Western Arizona REALTORS® Data Exchange


Read more: SellBuy  |  Florida

Ready to move forward? We formalized ‘Plan’ to help get to ‘Develop’ & ‘Execute’.

* Anibal Group LLC does not offer legal advice. This article is not to be considered advice specific to your situation. Most financial decisions should involve advice from a trusted professional of your choice that will advise on insurance, legal, banking/ lending, structural/ property condition, and other transaction significant matters. We can offer referrals for CPA’s and other professionals.

Series: SELLING – how much exposure should I be getting?

Insertion in the MLS can be good, but how its done can either work for your or against.capture[1] An optimal outcome is the goal, not plug n play all of your information to the magazine sites to do with as they will. I work for your best interest, NOT theirs.

Many offer simply the relatively passive marketing approach of using MLS like a ‘shotgun’, blast everything you have all at once and see if you hit a target. I see MLS as a tool, used as a stepping stone en-route to bringing interest directed at your and only your property, else we may be missing opportunities. How do I do this? I’m glad to show you my approach. Supporting roles by the following create a ‘reverse shotgun approach’ if you will, of all marketing pieces directing interest at, and only at, your property.

  • Dedicated social media page,
  • posting of ads,
  • mailings to your neighborhood and my client list,
  • dedicated URL page just for your property and yours alone,
  • YouTube,
  • These and other tools used correctly and at the right time have produced the type of results seen in this one example listing. Below is a glimpse of the URL page and what example days of syndication look like using a ‘formula’ to drive traffic. My approach you might call a ‘controlled exposure’.

Conclusion: Often our listings have up to 3x the views per day as competing listings.



General:  SEARCHES  Map| Detailed | Lake

Series: SELLING – how much activity should I be getting? How long will it take?

A buyer passively considers a move for about 6 months. Then, actively shops on average 30-45 days for a home. What does this mean? You’ll get lots of looks from that 1st group asap but they’ll never set appointments. Then, you’ll get a lot of appointments in the first few days – these are the folks that have been looking 30-45 days. After that, they will trickle in only with about 1/30th to 1/45th of the same interest as you had those first few days.

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“Wow, I got lots of showings but no offers!” Possible reasons: You are the ‘early house’ on a 3 home tour. The best is usually the last shown.

“Wow, I had a lot of looks online, but no showings!” Read on my friend…….

  1. How long should property be on market? Anibal-Group-LLC-RealtyNetWorth-Marketing-Open-House-Signs_3_In-Yard_Open_ForSale_Website-2
    • You’re agent give you this info with the CMA report. It will differ based on season and how unique your property is. If you don’t give the agent a good amount of time to ‘develop’ the marketing, testing various approaches against each other, don’t expect their best in return.
  2. How many ‘looks’ should I get?
    • Once the listing goes out to the public, its not just looks, but ‘lingers’ that you want. The back end stats will give your marketing expert details not seen out front. The magazine sites that purchase listing databases…they’ll show so some of this, but you won’t know who looked, motive, where they initially saw the offering, or why they are looking.
  3. When should I be getting showings?
    • Online looks are a type of showing. Based on where they see your property and how/ where (online) they came to ‘look deeper’, they may or may not become physical showings. If you have a good number of looks from active marketing efforts – not just ‘lookey looks’ – you should have in person shows w/in 10% of the total marketing time being allowed (see #1).
  4. When should I get offers?
    • After 7-10 showings or 25% of total marketing time being allowed.
  5. What to do to expedite the process?
    • The more a listing MLS data  is changed, the more you’ll look desperate. Carefully consider whether quick sell or highest price is of more importance – from the outset – lest those ‘days on market’ and ‘price change’ details start to scream out. Bad: rushing to market w/o preparing the staging looks all over the inside/ decorative highlights on on the porches/ decks, etc outside/ and honestly setting a price … that you would pay to buy it back from the lookers that won’t place an offer.
  6. When to reassess:
    • Depending on how highest goal: quick sell vs high price, usually reassessments are made at the intervals noted below:
      • If no showings: w/in 10% of the total marketing time being allowed. (eg: 180 days listing = 18 days)
      • If no offers: after 7-10 showings or 25% of total marketing time being allowed. (eg: 180 day listing = 45 days)
      • At each 1/3 of marketing time being allowed or every 30 days. See ‘More’ articles for ideas, but look at cleanliness, decor IN & OUT, pricing against comps. (eg: 180 day listing = 60 days)
  7. More advertising will only hurt a listing making it stale and stigmatized if its not priced right and shows well … the first time.


Seriously? One day one you had 6 months worth of lookers, 30-45 days of shoppers. If you 1. did your part to stage it, 2. the agent did their part to expose it with ‘a full deck of cards‘ on day one, and 3. you worked honestly together to nail down a price that is competitive, then this is your best expectation come to fruition.



General:  SEARCHES  Map| Detailed | Lake


The Best Time Of Year To Sell A Home

Do those articles ​’Best time to sell’ lack depth to you? … seem to leave out ‘bigger picture’ approach and how/ what to calculate? Simplistic, in fact. ‘Best time’ means many things. Anibal-Group-LLC-RealtyNetWorth-Marketing-Open-House-Signs_3_In-Yard_Open_ForSale_Website-2

For quickest sale?, highest price?, least competition?, most ‘looks’? It depends on your goals what’s best for you. It also depends on what the best features of your property are: eg: retiree target?, waterside?, near summer/winter activities?…or perhaps a college.

There are pluses and minuses at each time of year, the secret is if you must sell now, then your buy/sell/relocate timing needs to match marketing approach and expectations. If you can be flexible, timing moves up your list based on your overall goals. A ‘move-up’ situation differs from a ‘down-sizing’ approach. The time-of-year preference is opposite.

Now locally, Nov-Feb oft have the lowest price, end of May thru early July the highest. If speedy sales are your goal, the data gets trickier and is more dependent of who’d be the typical buyer, eg: family with school children, golfers, skiers, etc. You get the idea.

Nearly every day I ‘pull’ from public & agent-only sources, and build buyer/seller spreadsheet ~ posted to and accessible from YourSpace247. The answer isn’t as simple as the online magazine sites generic data driven (vs human intervention) generalizations.

  • https://www.zillow.com/research/best-time-to-list-2018-19215/

    • ‘.. Nationwide, the first half of May is the best time to list a home ..’
  • Best month to sell Best day of the week to list Why?
    First half of May Saturday Nationally, homes listed for sale in this window sold almost two we

    eks faster than average, and for $2,500 more,

  • https://magazine.realtor/daily-news/2019/03/18/the-best-week-to-list-a-home-is-quickly-approaching
    • ‘… During the week of March 31 to April 6, homes are listed, on average, for 6 percent more than at the beginning of the year—an extra $17,000, according to the study. Homes for sale that week also tend to fetch 14 percent more views on realtor.com® than at other times of the year. Further, listed homes sell about six days faster. The homes also see less competition that week; the highest number of homes tend to go up for sale in late spring…’

Property not moving quickly ?

Ready to move forward? We formalized ‘Plan’ to help get to ‘Develop’ & ‘Execute’.Anibal-Group-RealtyNetWorth-door-question-chess-1




Anibal-Group-RealtyNetWorth-CharitiesI’ll match your charitable contribution w/up to 10% of our commission.

Simply choose your charity when initiating services.

Currently Supported:

Like your charity added to my giving list?

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Selling a house: Sellers do you hurt the process?

Selling a house ? Its about 1 buyer, not ‘hits’, not ‘showings’. Meet & Discuss

Here’s some of the worst mistakes sellers make.

  • Pricing too high:
    • The big reason I use an in-depth approach model to a pricing range is because I feel is THE Most important aspect of the selling experience. Buyers have had their search app set to send them updates. Overprice and you’ll show up in searches of properly priced homes. ‘Days on market‘ ? What does this mean to you? No other brokerage uses our valuation model OR our approach to prevent the ‘stale’ listing.
  • Fist impression:Anibal-Group-LLC-RealtyNetWorth-gorgeous-bedroom-1-selling-staging
    • Flowers, lawn, edging, lights (if eve). If it doesn’t draw the eye away from the next house, buyers have already started to look for reasons they don’t like the inside once they step through the door.
  • Making the place ‘sell – ready’:
    • Selling a house, car, or garage sale items … dirty, and non-functional aspects are over emphasized the potential buyers mind(s). Clean and fix as if you are looking to buy it! This includes emptying storage areas and staging…without clutter. You’re not selling a candy bar – do the work, glean the $’s.
  • The inspection, do it before the offer(s):
    • Sellers that won’t take my word for it should get an inspection up front. Why? You can present it as part of the marketing material and avoid the offers that try and hustle the seller after tying up the house with ‘nit pick’ things that you should have attended to before. Fix it, or disclose it before they write – thank me later.
  • Taking feedback as a personal attack:
    • Why are sellers shocked that buyers also want the best deal? Its numbers. Lets update the valuation spreadsheet, then as dad said ‘tell them what you WILL do, not what you won’t’…. the house is sold, if you want to buy it back, state your price.

More from:

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Do those home sites make you wonder what you are getting.

  • Lots of ‘hits’! Are they qualified buyers or just ‘photo surfers’?
  • Lots of showings. Ready to act buyers? … or agents using your house to compare against?


  • The data you need to make a big decision.Anibal-Group-LLC-RealtyNetWorth-Sell-CMA-Valuation-Analysis-PUBLIC
  • ‘Drill down’ marketing to bring ones that really want your place (and will pay for it).
  • ‘Property Specific’ (not plug-n-play):
    • Comparative Market Analysis (CMA) that takes more than a few minutes. Most are very over-simplified. Zillow reviews.
    • Pre-listing ‘to do’ list.
    • Website that showcases your property ONLY without distracting ‘click-aways’.
    • Marketing using specific demographics & interests unique to your offering.Anibal-Group-LLC-RealtyNetWorth-YourSpace247 seller
    • Videos of your property and area.
    • Your own portal space – 24/7 access.


Michigan Principal Residence Exemption

A significant part of any move, relocation, addition of 2nd home, or estate plan involves taxes; income taxes & property taxes for starters. Hence, below is a primer how to not accidentally double your property tax bill, or conversely, overpay if not need be.


Principle residence: Plan to return after ‘short absences’. Assessor will look at: min 6 AnibalGroupLLC_RealtyNetWorth_ 10-24-2018 7-54-05 PMmonths per yr occupancy, mail, driver license, voting registration, utility usage consistent.


Trust will allow PRE to the grantor in most situations. Does not apply to family LLC’s or other entites. A residence that has been transferred into a Limited Liability Company, a Partnership, or some other legal entity will cease to be qualified for the principal residence exemption.


May 1 for summer tax bill, Nov 1 for winter tax bill.

Scenario #1: 2 principle residences

  • Both are claimed as principle – one owner/person
    • Best to rescind one no matter if it is across town, across the state, or across the country.
  • Both are claimed as principle – two owners/persons
    • What address and filing status (‘joint’ or ‘separate’) do they file on 1040?
    • Can you demonstrate per ‘principle residence’ definition above that it is indeed your princ. res.?
    • From linked article below: ‘…What if you are husband and wife? State and Federal laws are nothing if not unclear about this distinction. The general approach is that we treat married couples as a single unit. However, … for purposes of the principal residence exemption, if a husband and wife file a joint (MFJ) income tax return, they are entitled to one exemption for their “marital unit.” However, if they file separately (MFS), they may each claim an exemption. Beware, however, that they will still have to demonstrate the “intent” reality discussed above. In most cases, unless the parties are separated, that will be pretty difficult to do….’

Scenario #2:  Short term renting our residence

Even though ‘guidelines’ suggest if a property is rented > 14 days per year it is not a ‘principle’ residence, this is inconsistent with recent court rulings and the source law:

  • ‘… Concerned about losing your homestead exemption because you have been renting your home for more than 14 days per year? Fear not, as the Michigan Court of Appeals recently ruled in the taxpayer’s favor on this issue. Michigan’s Principal Residence …’
  • Per statue: ‘ … the MCA ruled “the PRE guideline provision relied on relied on by the Tribunal is erroneous and inconsistent with the GPTA (Michigan General Property Tax Act – added).  Renting one’s home for more than 14 days does not disqualify a homeowner from the PRE.” …’

Scenario #3:  Current house for sale, new house already purchased.

  • State of MI realized homes are not always bought/sold simultaneously. Further, 2-princ.res.exemptions.while.marketingduring ‘down’ markets – or slow times of the year – homeowners may wish to time the sales process of the old home. Hence, you may have an ‘on-market’ home still receiving a PRE for up to 3 yrs.


Links for further reading:

Please seek you own professional legal, tax, real estate, and insurance advice – not to the reliance of this article.

‘Pocket Listings’ Who loves `em/ who hates `em & why?

2020.02.18 update to this article. New National Association of Realtors rules are in place for ‘off MLS’ format. Call for details.

Isn’t everything done best via the MLS? Lets look.Anibal-Group-LLC-RealtyNetWorth-for-sale-appliances-architecture-ceiling-chairs

Meet & Discuss Further <|> Share Your Buy Wish List

Loves `em:

  1. Often seller(s) who want a highly controlled, minimally invasive, & best outcome approach to the selling process… a “rifle style”.
  2. The agent/broker who wants to take the time, target the marketing, minimize interference without publishing so much history and pricing data that it works to the buyers, not yours (the seller’s), favor.

Hates `em:

  1. The websites that sell ‘buyer leads’, they need to control the data. (Zillow/ Trulia/ Estately/ Redfin…)
  2. The buyer or buyers agent that wants as much control over the seller and their ‘story’ as possible.
  3. The ‘nosey neighbors’.
  4. The friends that want to know know more about you!
  5. A less than scrupulous agent that wants to put your house on ‘the tour’. In reality your home is a stop on the way to the one they want you to write an offer on.
  6. These are NOT real & qualified buyers of interest. They like the “shotgun style”

Perhaps look at it this way: Do you prefer thousands of curious lookers, or the highest thousands of $’s?

Related articles?

More about Selling ?

Like to talk further ?


Selling a house? vs. Online dating.

Selling a house ? Its about 1 buyer, not ‘# of hits’, not ‘# of showings’.

Meet & Discuss Further

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35 yrs as a Realtor/ Broker, always as an independent, not a franchise. Why?

Those ‘online dating’ sites make you wonder what you are getting.

  • Wow, lots of lookers! Are they potential/ qualified buyers or just ‘photo surfers’?
  • Ya, lots of dates – aka: showings. But again ready to act buyers … or just neighbors getting decorating ideas or agents using your house to compare against the one they plan on showing after yours?

Franchises are fine. They have a place. But my clients find when they ask for “Mr/Ms Top Producer”, they really get a group of less experienced ‘specialists’ & ‘processors’, etc. lacking a global vision. Marketing ? Those producers do have their systems, yet are they customized enough to make you feel you are getting:

  • All the data you need to make a big decision?
  • ‘Drill down’ marketing that will bring out the ones that really truly want your place (and will pay for it)?
  • ‘Property Specific’ (not plug-n-play/ off the shelf):
    • Comparative Market Analysis (CMA) that takes more than a few minutes. Most Anibal-Group-LLC-RealtyNetWorth-Sell-CMA-Valuation-Analysis-PUBLICare very over-simplified in methods AND accuracy? See my Zillow reviews.
    • Pre-listing ‘to do’ list?
    • Custom made mailers?
    • Website that shows your property ONLY without distracting ‘click-aways’?
    • Web advertising using specific demographics & interests unique to your offering?
    • Videos of not only your property but also the area leading to your home?
    • ‘Adwords’ on different search and social platforms?
  • Your very own portal space – feedback and doc’s area to enjoy (or ignore) 24/7.Anibal-Group-LLC-RealtyNetWorth-YourSpace247 seller

Summary: Make sure your selling agent/ broker can get past the ‘plug into’ format. Quick-n-easy tools are great for the new agent – often simplistic/ standardized. Are they best for you? Remember what you need. A buyer – 1 buyer to be exact.

Are the 1000 hits and 25 showings qualified and interested? or curiosity seekers? It is the ‘drilling down’ on that 1 unique buyer to get the best price with the least interference, at least in my approach!

Great Car Enthusiast Garages – ‘with attached house’ !

Are you one of Michigan’s thousands of ‘car persons’ ? I’ve brokered for 3 decades and owned many classics myself.

If you’re a local, you’ve seen my office just down the street from Boomers Shark Club, home of the famous huge weekly car cruise-ins, or the Dream Cruise in Flint, or the Fenton Dream Cruise ‘tune-up’, or even in Brighton MI (below). If you’re a dealer, you’ve seen me all over the country at dealer auctions searching out sweet unique rides for clients.


As a local 30+ year real estate broker with loyal clientele & lots of hands on construction & car experience, I’m also great source of hot rod & other car related referrals.

Let me walk you thru your Buy/Sell situation knowing the value of a Great Car Space !

Bonus: Here’s some exceptional adaptive use spaces for Great Car Caves, Showcase Garages, Wrencher Spaces, and Daily Driver Comfort Zones. How do you rate them ?

My dedicated webspace for car lovers ! Great Car Caves – custom garage spaces in MI and FL


Water Test in Michigan

Test your water regularly and as part of a purchase offer if a home has well water. Why ? There are all sorts of michigan well water testing real estate carcinogens in most ground water – not all is at high levels, but you need to stay informed. Recent cancer diagnosis of friends have brought this to my added attention. They eat clean, and live healthy otherwise.

You can use a state or local lab, but I’ve added a link to National Water Testing, a lab I recommend.

Call me first before testing for more details if you are considering buying or selling.

Zillow, Trulia are not Realtors

Per Inman News article

Zillow, and other third-party real estate search sites like Trulia, have made a big push to Anibal-Affiliates-RealtyNetWorth-monopoly-money-flatget data feeds directly from brokers and MLSs because, without a direct feed, the portals face accuracy and timeliness issues with the listing data they get from a variety of sources.

A recent study by the brokerage and referral site ZipRealty, for example, showed that 16 and 17 percent of the homes listed as for sale on Zillow and Trulia, respectively, in the markets the study looked at were not listed as for sale in the MLS.


The point here is when you are ready to get to work on your buy/sell activity, there is no substitute for a licensed flesh and blood brokerage that has access to info you need – when you need it.

Ask me about the house they ‘valued’ at $184k then $93k just after I’d sold it for $150k! The seller pointed me to a similar house listed a block away – ‘Zillowed’ at $160k – eventually sold for $85k. Take it from there.

More <|> Meet & Discuss Further <|> Share Your Wish List

Selling: Does the Brady Bunch still live there ?

Good article on selling the `ol family home. Other houses are selling, yours isn’t – but why ?faqs2-300x225[1]

At this point I’ll switch to a quote from the MI Assoc of Realtors magazine article: “….“See, it’s like this,” he says. “The house looks as if the Brady Bunch still lives here.” What he means is, the house hasn’t been updated since you and your siblings have moved out….”

If you haven’t heard it a million times:

  • Neutral colors
  • NO personal items on the counters/tables/walls
  • Front door has fresh paint and lockset
  • Bath and kitchen are updated
  • Any storage areas 60% occupied at max
  • Mow lawn/ wack down the shrubs/ fresh mulch/ and flowers
  • Clean clean clean clean

Option #2: Empty the house of all but a minimal amount of furniture and discount it by 30-40% and let the buyers make the upgrades. Caution, the house still needs to be clean and mostly empty so they can easily evaluate or prepare to discount even further.

Open House Marketing ~ caveat:

You’ve heard about “disclosure”… well, I believe that a Guest at an Open House needs to disclose if:


  • They are only being nosy – looking for decorating ideas
  • They’re hungry and looking for a cookie
  • They need to use the bathroom
  • They’re casing the joint  for goodies
  • They have ever been, or intend to be, rapists, murderers or other deviants

How does your broker attract well qualified serious buyers? How are they screened once in your home. Are your ‘smart house’ tools up to date and your valuables out of reach?

A good start: use ‘ID verification’ and get ‘proof of funds’.