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Buyer's Agent • Real Estate Agent • Selling House • The Condo Market - Buying and Selling • Uncategorized • June 28, 2025

Here are 7 tips to keep your A/C unit running at its best during the hot summer months:

by Joseph White

☀️1. Replace or Clean the Air Filter Regularly

Do this every 1–2 months during peak use. A clean filter improves airflow, boosts efficiency, and keeps your indoor air cleaner.

🌿 2. Keep the Outdoor Unit Clear

Make sure the condenser unit has at least 2 feet of clearance. Remove leaves, grass clippings, or debris around it, and gently hose it down if it’s dirty.

🪟 3. Close Curtains and Blinds During the Day

Blocking out direct sunlight keeps your home cooler and reduces the load on your A/C.

📉 4. Use a Programmable or Smart Thermostat

Set your system to run less while you’re out and cool down before you return. This saves energy and reduces wear on your unit.

🌀 5. Keep Vents and Returns Unblocked

Check that all supply and return vents are open and free from obstructions like furniture or rugs.

🧽 6. Clean the Evaporator and Condenser Coils

If coils are dirty, your A/C has to work harder. Lightly vacuum indoor coils and rinse the outdoor unit with a hose. Or have a pro handle it.

🧰 7. Get a Professional Tune-Up Annually

An HVAC tech can inspect for issues, top off refrigerant, clean internal components, and make sure your system’s in peak condition.

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Buyer's Agent • Real Estate Agent • Real Estate Market Update • Selling House • Uncategorized • June 21, 2025

Here’s a snapshot of the current residential real estate market in Oakland and Macomb Counties (May 2025):

by Joseph White

📍 Oakland County

🔍 Interpretation:

Homes are selling relatively quickly with rising prices and frequent bidding wars. Still favoring sellers but signs indicate slightly softening (rising DOM).

📍 Macomb County

🔍 Interpretation:

Strong annual price growth and high sell-through ratios mean sellers hold the advantage. The discrepancy in DOM (16 vs ~30 days) likely stems from data source differences — it’s still turning homes faster than balanced markets.

📊 Summary Table

County Median Price Days on Market Market Type
Oakland County $359K–376K 15–22 days Seller’s market
Macomb County $253K–274K ~16–32 days Seller’s market

🧭 Final Takeaway

Both counties remain seller-favored markets, with strong price appreciation and homes selling faster than in neutral conditions. Inventory is up, and days on market has edged higher—signs of slight market cooling, but sellers still hold the upper hand.

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Real Estate Agent • Real Estate Market Update • Selling House • June 14, 2025

Should You put your home into a Trust?

by Joseph White

✅ 5 Key Benefits of Putting Your Home in a Trust

  1. Avoids Probate
    Your heirs can receive the home quicker and without the delays and costs of probate court.

  2. Maintains Privacy
    Unlike wills, trusts aren’t public record—keeping your property and plans confidential.

  3. Provides Clear Instructions
    A trust can lay out exactly how and when the home should be transferred, reducing family disputes.

  4. Can Protect in Incapacity
    If you become mentally or physically unable to manage your affairs, your successor trustee can take over without court involvement.

  5. Possible Tax and Legal Protections
    In some cases, trusts can help reduce estate taxes or protect the home from certain creditors (though not always).

⚠️ 5 Disadvantages of Putting Your Home in a Trust

  1. Initial Cost and Setup
    Creating a trust usually requires a lawyer and can cost anywhere from a few hundred to a few thousand dollars.

  2. Ongoing Maintenance
    You’ll need to keep your trust updated as your circumstances change—and that takes time and attention.

  3. Refinancing Can Be Complicated
    Some lenders may require you to remove the home from the trust before refinancing, then re-title it back afterward.

  4. Doesn’t Guarantee Asset Protection
    A revocable living trust (the most common kind) doesn’t shield your home from nursing homes, lawsuits, or creditors.

  5. Must Properly Fund the Trust
    Simply creating the trust isn’t enough—you have to legally transfer the home’s title into it, or it won’t work as intended.

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Buyer's Agent • Real Estate Market Update • Selling House • June 7, 2025

Top ten reasons to live in Sterling Heights, MI

by Joseph White

🥇 1. Safety and Low Crime Rates

  • 93% of residents feel safe during the day.

🥈 2. Quality Public Services

  • 77% satisfaction with overall city services.

  • Top-rated services: Trash collection, snow removal, public libraries, and emergency services.

  • City Bond Rating: City’s AAA bond rating—it signals financial stability and quality services.

🌳 3. Parks and Recreation Access

  • 90% satisfaction with park maintenance.

  • Key parks include:

    • Dodge Park: Splash pad, farmers market, skate park, amphitheater.

    • Clinton River Trail: For biking/walking along scenic stretches.

🌍 4. Inclusivity and Diversity

  • 92% say the community is inclusive.

  • One of Michigan’s most diverse cities—especially among Chaldean, Polish, Albanian, and Asian populations.

  • City hosts cultural festivals like American-Polish Festival and Cultural Exchange Day.

🏫 5. High-Quality Public Schools

  • Served by Utica Community Schools and Warren Consolidated Schools.

  • UCS is the second-largest district in Michigan with a strong reputation.

  • Top-rated schools include:

    • Stevenson High School

    • Bemis Junior High

    • Wiley Elementary

🎉 6. Events and Community Life

  • Signature events:

    • Sterlingfest Art & Music Fair (draws 125K+ visitors)

    • Music in the Park summer series

    • Cultural Exchange Day

🛍️ 7. Proximity to Shopping and Dining

  • Main hubs:

    • Lakeside Mall, Hall Road Corridor, Van Dyke Ave.

    • Dining options from Mediterranean to Midwest comfort food.

🚗 8. Transportation and Commute Access

  • Located near M-59, I-75, Van Dyke Freeway (M-53).

  • Commute times: 25–30 mins to downtown Detroit, even during rush hour.

  • Access to SMART bus system and park-and-ride lots.

  • Great for: Commuters, auto industry workers, and suburban buyers who work in Detroit or Troy.

💰 9. Affordable & Diverse Housing Options

  • Median home price: $278,000 (as of mid-2025)—lower than Oakland County averages.

  • Mix of ranch, colonial, split-level, and newer construction.

🗣️ 10. Community Engagement & Services

  • Active city initiatives like:

    • Youth Advisory Board

    • Senior Center Programs

    • “MySH” resident engagement platform

  • Sterling Heights was ranked one of the Top 20 Best-Run Cities in America by WalletHub.

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Buyer's Agent • Real Estate Agent • Real Estate Market Update • May 31, 2025

First-Time Homebuyer Update

by Joseph White

🏡 First-Time Homebuyer Update – May 29, 2025

Navigating the housing market as a first-time buyer can be challenging, but recent developments offer promising opportunities:

📉 Mortgage Rates: A Slight Uptick

As of May 22, 2025, the average 30-year fixed mortgage rate stands at 6.89%, a modest increase from the previous week’s 6.86% . While rates remain elevated compared to historical lows, the market is showing signs of stabilization, providing a window for buyers to secure favorable terms.MarketWatch

💰 Down Payment Assistance Programs in Michigan

Michigan offers several programs to assist first-time homebuyers:

  • First-Generation Down Payment Assistance Program: Provides up to $25,000 in deferred loans for down payment, closing costs, and prepaid expenses. This program is available statewide and aims to make homeownership more accessible for first-generation buyers .Bankrate+2Michigan+2Michigan+2

  • MI 10K DPA Loan: Offers a zero-interest loan of up to $10,000 for down payment and closing costs. Repayment is deferred until the home is sold, refinanced, or no longer the primary residence .Bankrate+1Lake Michigan Credit Union+1

  • National Faith Homebuyers Program: Provides up to $13,999 in down payment assistance, forgivable after five years, for eligible buyers in the metro Detroit area .Bankrate

🏠 Increased Purchase Price Limits

Effective May 1, 2025, the maximum purchase price for homes under the MI Home Loan program has increased to $544,233, up from $224,500. This change allows first-time buyers to consider a broader range of properties while still benefiting from state assistance programs .NerdWallet+2FOX 2 Detroit+2The Mortgage Reports+2

📝 Tips for First-Time Buyers

  • Get Pre-Approved: Understanding your budget and securing pre-approval can strengthen your position in negotiations.Real Simple+1GoPrime+1

  • Consult Professionals: Work with experienced real estate agents and mortgage advisors to navigate the buying process effectively.

  • Explore Assistance Programs: Research and apply for state and local programs that can provide financial support.The Mortgage Reports

  • Be Patient and Informed: Take the time to understand the market and make decisions that align with your long-term goals.

If you’re considering buying your first home and want personalized guidance, feel free to reach out. I’m here to help you navigate the process and find the best opportunities available

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Buyer's Agent A House Lifespan   Average Lifespan of Residential Home Components (New Construction) Based on U.S. construction data, NAHB research, and building material studies. Lifespans assume proper installation and maintenance. Overall House Structure Component Average Lifespan Well-built new construction home             70–100+ years High-quality masonry/concrete homes    100–150+ years Manufactured/modular homes          […]
Buyer's Agent August 2025 Newsletter    
Buyer's Agent • Real Estate Agent • Selling House • May 24, 2025

What Every Homeowner Needs to Know About Probate

by Joseph White

Probate is a word that many homeowners hear, but few truly understand — until they have to face it. Whether you’re planning for the future or dealing with the loss of a loved one, understanding the role probate plays in real estate can help you avoid delays, confusion, and costly mistakes.

🧾 What Is Probate?

Probate is the legal process that takes place after someone passes away. It’s how the courts verify a person’s will (if there is one), settle outstanding debts, and legally transfer ownership of their assets — including real estate — to heirs or beneficiaries.

If a home is not held in a trust or jointly owned with right of survivorship, it will most likely need to go through probate before it can be sold or inherited.

🔑 5 Key Things Homeowners Should Know About Probate and Property

1. A Will Is Helpful — But It’s Not Enough to Avoid Probate

Even if you’ve written a will, your home will still go through probate unless it’s titled in a way that avoids it (like in a trust or joint tenancy).

2. The Title on Your Home Matters

How your property is titled affects what happens to it after you’re gone. A home titled solely in your name usually must go through probate. If it’s held jointly or in a trust, you might be able to skip the process.

3. Probate Can Delay the Sale of Property

In Michigan, probate can take several months to over a year. During that time, the home often can’t be sold until a personal representative is appointed and the court approves the transaction.

4. Costs Can Add Up

Probate involves court fees, attorney fees, and possibly ongoing expenses for maintaining the home (utilities, insurance, taxes) while it’s tied up in the process.

5. Planning Ahead Saves Time and Reduces Stress

Creating a trust or discussing your options with a probate attorney now can make things much easier for your family later. As a REALTOR® experienced in probate-related real estate, I often work alongside attorneys and families to guide them through the process.

🤝 Need Help Navigating Probate Real Estate?

Whether you’re planning ahead, dealing with an estate, or just have questions about how probate works when it comes to property, I’m here to help. I can assist with:

  • Valuing a home for probate

  • Coordinating cleanouts, repairs, or prep work

  • Marketing and selling inherited property

  • Working with attorneys to streamline the process

There’s no pressure — just support, guidance, and a local expert who understands the emotional and legal side of estate-related real estate.

Disclaimer: I am a licensed REALTOR® and not an attorney. The information provided here is for general informational purposes only and should not be considered legal advice. For legal guidance regarding probate or estate matters, please consult a qualified probate attorney.

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Buyer's Agent • Real Estate Agent • Real Estate Market Update • Selling House • Uncategorized • May 17, 2025

April 2025 Market Update: Single-Family Homes in Oakland & Macomb Counties

by Joseph White

By Joseph White, REALTOR® – Century 21 Professionals

If you’re buying or selling a home in Oakland or Macomb County, the market continues to move fast. Here’s a quick breakdown of what’s happening in the single-family residential market as of April 2025:

📍 Oakland County Highlights

  • Median Sold Price: $355,258 (+4.5% YoY)

  • Price per Sq Ft: $179

  • Days on Market: 24 (homes are moving quickly)

  • Inventory: 4,783 homes for sale (+24.9% from March)

  • Seller’s Market: 77% of homes are selling in under 30 days

  • Pricing Trends:

    • 41% sold below asking

    • 18% sold at asking

    • 40% sold above asking

📍 Macomb County Highlights

  • Median Sold Price: $257,145 (+7.1% YoY)

  • Price per Sq Ft: $154

  • Days on Market: 24

  • Inventory: 3,102 homes for sale (+15.7% from March)

  • Seller’s Market: 76% of homes sold in under 30 days

  • Pricing Trends:

    • 41% sold below asking

    • 18% sold at asking

    • 40% sold above asking

📝 What This Means for You

✅ Sellers: It’s still a strong time to list — prices are holding steady and buyer demand remains high. Well-priced homes with great presentation are still going above asking.

✅ Buyers: You’ll face competition, but increasing inventory means more choices are coming online. Working with an experienced agent (👋) can help you move fast and stay competitive.

📞 Thinking of making a move in 2025? I’m happy to help you strategize — whether you’re buying, selling, or just watching the market.

Let’s talk → 586-230-7996
📧 josephwhitehomes@century21.com

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Buyer's Agent • Commerical • Real Estate Agent • Real Estate Market Update • Selling House • May 10, 2025

Cone Zone – Sterling Heights, MI

by Joseph White

Major Road Construction                                                   Start                                             Finish 

17 Mile Road Mound Road to Van Dyke Avenue           Mid-Summer                             Late Fall 

  • Asphalt resurfacing and curb repair, barrier coating 

18 Mile Road Mound Road to Utica Road                       Summer                                      Late Fall

  • Asphalt resurfacing

18 Mile Road Bridge east of Mound Road                       Spring                                          Early Summer 

  • New deck, pedestrian separated barrier 

14 Mile Road Van Dyke Avenue to Maple Lane Drive   Summer                                       Late Fall 

  • Asphalt resurfacing and curb repair, bridge rehab 

Hayes Road Bridge north of Utica Road                           Late Summer                              Early Fall 

  • New deck, pedestrian separated barrier 

Dobry Drive east of Ryan Road to M59 cross over         Summer                                       Early Fall 

  • Asphalt resurfacing 

Traffic Signal upgrades (14 Locations)                              Spring                                           Fall 

  • See Cone Zone website for all locations 

 

.          Local Road Concrete Reconstruction & Improvement Program 2025         .  

Carrnation Drive                                 Charity Drive                                                     Biraritz Point 

* Canal Rd to Kenilworth Dr                  * Pinebrook Dr to Faith Dr                                 * Vintners Place Dr to Cul-de-sac 

Eclipse Court                                        Gladstone Drive                                                Kenilworth Drive 

* Sawyer Dr to Cul-de-sac                       * Picadilly Dr to Pomona Dr                               * Felstone Dr to Carrnation Dr 

Hacker Drive                                        Caraway Drive                                                    Bloomfield Drive 

* Metro Pkwy to Fox Hill Dr                  * Spicemill Dr to West                                           * Cottonwood Dr to Virginia Dr 

Arrowwood Court                               Felstone Drive                                                    Davison Street 

* Pond View Dr to Cul-de-Sac               * Carrnation Dr to Kenilworth Dr                       * Northlawn Dr to 15 Mile Rd 

Streamwood Court                              Virginia Drive                                                     Sweetwood Drive 

* Streamwood Ln to Cul-de-sac              * Fox Hill Rd to Bloomfield Dr                           * Burningbush Dr to Pond View 

Marlbank Drive                                     Crestview Drive                                                  Kirkton Drive 

* Riverbend Dr to Gulliver Dr                  * Van Dyke Ave to West                                        * Malvern Dr to Sawyer Dr 

Cottonwood Drive                                 Chinaberry Court                                              Kinburn Drive 

* Bloomfield Dr to North                           * Pond View Dr to Cul-de-sac                              * Marlbank Dr to Gulliver Dr 

Vintners Place Drive                             Sawyer Drive                                                       Ketsin Drive 

* Vineyards Blvd to South                         * Kirkton Dr to Porter Dr                                      * Koper Dr to 15 Mile Rd 

Cobden Drive                                            St. Tropez Court 

* Kinburn Dr to Fordwich Dr                     * Vintners Place Dr to Cul-de-sac 

Link:  Cone Zone – Sterling Heights

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Real Estate Agent • Real Estate Market Update • Uncategorized • May 3, 2025

Commercial Metro Market Reports Q3 2024

by Joseph White

The National Association of REALTORS® (NAR) released its Q3 2024 Commercial Real Estate Market Insights, highlighting key trends across various sectors:

🏢 Office Sector

  • Vacancy Rates: Remained at a record-high 13.8% in Q2 2024, though the pace of increase has slowed.

  • Net Absorption: Improved to -42 million square feet, indicating a slight uptick in demand.

  • Leasing Activity: Continues to be subdued, with activity 63% below pre-pandemic levels. National Association of REALTORS®

🛍️ Retail Sector

  • Vacancy Rates: Held steady at approximately 4%, the lowest among all sectors.

  • Demand: Net absorption slowed, with 39 million square feet absorbed over the past 12 months, down from 57 million square feet the previous year. National Association of REALTORS®

🏭 Industrial Sector

  • Fundamentals: Softened in Q2 2024, with net absorption levels not seen since 2012.

  • Net Absorption: Declined by 68% compared to the previous year. National Association of REALTORS®

🏘️ Multifamily Sector

  • Demand: Surged due to high mortgage rates impacting housing affordability.

  • Net Absorption: Increased to 260,890 units in Q2 2024, 2.4 times higher than a year ago and 44% above pre-pandemic levels.

  • Vacancy Rates: Remained steady due to a record number of new units entering the market. National Association of REALTORS®

📊 Economic Overview

  • GDP Growth: The U.S. economy grew at an annualized rate of 2.8% in Q2 2024, up from 1.4% in Q1.

  • Job Market: Added over 200,000 jobs in June 2024, with the unemployment rate rising to 4.1%.

  • Inflation: Eased to 3.0% in June 2024, the lowest since March 2021. National Association of REALTORS®

For a more detailed analysis, you can access the full report here: July 2024 Commercial Real Estate Market Insights.

 

COMMERCIAL REAL ESTATE REPORT Q3 2024

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Buyer's Agent How Property Taxes Change After Purchase in Michigan In Michigan, when you buy a home that has been owned by the previous owner for many years, your property taxes are likely to increase significantly—often referred to as “property tax sticker shock.” Here’s why that happens and what it could mean for you: 1. Capping and Uncapping: The Tax Mechanics Michigan uses a system […]
Buyer's Agent • Home Improvements • Real Estate Agent • Real Estate Market Update • Selling House • April 26, 2025

Luxury Market update – Oakland and Macomb Counties, Michigan

by Joseph White

🏡 Oakland County Luxury Neighborhoods

1. Bloomfield Hills

  • Market Snapshot: As of March 2025, the median home sold price was $607,619, reflecting a 1.6% decrease from the previous year.

  • Property Highlights: Homes often feature expansive estates with custom architecture, manicured landscapes, and proximity to elite schools and country clubs.

  • Notable Listings: Properties range from historic estates to ultra-modern mansions, with some listings reaching up to $13 million .​Realtor+2Rocket – Help Everyone Home+2Rocket – Help Everyone Home+2Brook Walsh

2. Birmingham

  • Market Snapshot: In March 2025, the median home sold price was $850,000, marking a 14.2% increase year-over-year.

  • Property Highlights: The area offers a blend of upscale suburban living with a vibrant downtown, featuring modern designs and walkable neighborhoods.

  • Notable Listings: Luxury homes typically range from $1.5 million to over $8 million, catering to those seeking both elegance and convenience.​Rocket – Help Everyone Home

3. Oakland Township

  • Market Snapshot: The township boasts a variety of luxury homes, with listings starting around $600,000.

  • Property Highlights: Known for its rolling hills and spacious lots, Oakland Township offers custom-built homes with large acreage, privacy, and scenic views.

  • Notable Listings: Properties often feature modern amenities, expansive floor plans, and are situated in tranquil settings.​Rooms Realty

🌅 Macomb County Luxury Neighborhoods

1. Macomb Township

  • Market Snapshot: As of February 2025, the median listing home price was $514,900, trending up 7.9% year-over-year.

  • Property Highlights: The area is characterized by new luxury developments and custom homes, offering modern construction, spacious interiors, and family-friendly communities.

  • Notable Listings: High-end homes range from $600,000 to over $1 million, providing a balance of luxury and affordability.​Realtor+1Realtor+1

2. Harrison Township

  • Market Snapshot: The average value of waterfront homes is approximately $216,150.

  • Property Highlights: Known for its waterfront properties along Lake St. Clair, the township offers private docks, panoramic water views, and access to boating and recreational activities.

  • Notable Listings: Luxury homes in this area, such as a 7,598 sq ft waterfront property listed at $3.45 million, cater to buyers seeking a nautical lifestyle

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