Should You put your home into a Trust?

by Joseph White

✅ 5 Key Benefits of Putting Your Home in a Trust

Avoids Probate
Your heirs can receive the home quicker and without the delays and costs of probate court.
Maintains Privacy
Unlike wills, trusts aren’t public record—keeping your property and plans confidential.
Provides Clear Instructions
A trust can lay out exactly how and when the home should be transferred, reducing family disputes.
Can Protect in Incapacity
If you become mentally or physically unable to manage your affairs, your successor trustee can take over without court involvement.
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

Initial Cost and Setup
Creating a trust usually requires a lawyer and can cost anywhere from a few hundred to a few thousand dollars.
Ongoing Maintenance
You’ll need to keep your trust updated as your circumstances change—and that takes time and attention.
Refinancing Can Be Complicated
Some lenders may require you to remove the home from the trust before refinancing, then re-title it back afterward.
Doesn’t Guarantee Asset Protection
A revocable living trust (the most common kind) doesn’t shield your home from nursing homes, lawsuits, or creditors.
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.

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.

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

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.

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

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

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

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

Home Improvements • Real Estate Agent • Selling House • April 19, 2025

“Enhance your home to increase both its market value and buyer appeal.”

by Joseph White

🛠️ Top Home Improvements to Maximize Value

1. Kitchen Remodel (Minor to Mid-Range)

Why: Kitchens still sell homes.
What to do: Reface cabinets, upgrade countertops (quartz is hot), add energy-efficient appliances.
ROI: Up to 75–90% depending on the extent of the work.

2. Bathroom Refresh

Why: Clean, updated bathrooms scream “move-in ready.”
What to do: New vanity, updated lighting, modern tile, rainfall showerhead.
Pro Tip: A double-sink vanity is a major draw.

3. Boost Curb Appeal

Why: First impressions matter.
What to do: Power wash, fresh paint or new siding, upgraded front door, modern house numbers, fresh landscaping.

4. Open Up the Floor Plan

Why: Buyers love open, airy spaces.
What to do: Remove non-structural walls or widen doorways between rooms for better flow.

5. Energy-Efficient Upgrades

Why: Lower utility bills and a greener home are big wins.
What to do: New windows, smart thermostats, added insulation, solar panels (if the math makes sense).

6. Outdoor Living Space

Why: In Michigan, we live for those warm-weather months.
What to do: Add or improve a deck/patio, outdoor kitchen, firepit area, or even a screened porch.

7. Basement or Attic Conversion

Why: More livable space = higher appraised value.
What to do: Finish the basement as a rec room, home office, or guest suite. Attics make great bonus rooms too.

8. Modern Lighting and Fixtures

Why: Outdated lighting can age a space fast.
What to do: Install LED recessed lighting, matte black or brass fixtures, and dimmer switches.

9. Smart Home Features

Why: Convenience sells.
What to do: Smart locks, video doorbells, smart lighting, and security systems all make great additions.

10. Fresh Paint

Why: It’s the easiest, most cost-effective upgrade.
What to do: Stick with warm neutrals like greige, soft taupe, or classic white.

💡 Bonus Tips

Stage your home if selling—make it feel like a model home.
Declutter like crazy—space sells, not stuff.
Highlight storage—custom closets or garage organization systems are a nice touch.

Buyer's Agent • Real Estate Agent • Real Estate Market Update • Selling House • April 12, 2025

Offering a Home Warranty as a Seller – Pros and Cons.

by Joseph White

Pros & Cons of Home Seller offering a Home warranty to a Buyer.

✅ Pros of Offering a Home Warranty as a Seller

1. Boosts Buyer Confidence

Makes the home feel like a safer bet, especially if it’s older or has aging systems.
Reduces concerns over “what if something breaks after I move in?”

2. Differentiates Your Listing

It can be a subtle advantage that sets your property apart in a crowded market.
Some buyers see it as a bonus, especially first-timers.

3. May Help Close the Deal

Could tip the scale during negotiations or even justify a slightly higher asking price.
Makes the buyer feel like the seller is being thoughtful and proactive.

4. Minimizes Post-Sale Disputes

If something breaks after closing, the buyer is more likely to call the warranty company instead of you.

5. Can Be Inexpensive

Basic plans usually cost $350–$600 for a year, and the seller only pays at closing (if the home sells).

❌ Cons of Offering a Home Warranty

1. Limited Coverage

Not everything is covered, and claim denials can leave the buyer feeling frustrated — which might reflect back on you.

2. May Not Sway Savvy Buyers

Experienced buyers or investors may not care about warranties at all.

3. Potential False Sense of Security

Some buyers may assume everything is covered, only to find out otherwise — which could lead to post-sale tension.

4. Some Plans Have High Service Fees

Even though the seller pays for the plan, the buyer still pays per service call (typically $75–$100), which might come up later as a surprise.

5. You Might Already Be Covered

If the home has newer systems with existing manufacturer warranties, it might be redundant.

🧠 Quick Tip:

If you do decide to offer one, make sure:

You choose a reputable provider (some have poor customer service).
You disclose exactly what the plan covers during negotiations.
You let the buyer pick the provider if they have a preference — makes it feel more like a gift than a marketing ploy.