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.

Real Estate Agent • Selling House • April 5, 2025

Here are 5 quick, high-impact tips to boost curb appeal without breaking the bank:

by Joseph White

🌿 1. Clean & Tidy Everything

Pressure wash driveways, sidewalks, siding, and porches.
Remove cobwebs, debris, and dirt from windows and doors.

✅ Pro tip: A clean home looks newer—even if nothing else changes.

🌸 2. Refresh Landscaping

Edge the lawn and add fresh mulch to beds
Trim bushes and trees
Add seasonal flowers near the front (in pots or beds)

✅ Pop of color + clean lines = instant upgrade

🚪 3. Update the Front Door

Paint it, polish the hardware, or replace it altogether.
Choose a bold but classy color that complements the home.

✅ A fresh-looking front door = a strong “welcome home” vibe

💡 4. Improve Lighting

Swap outdated fixtures for modern ones.
Make sure all bulbs work, and add solar path lights for a cozy evening glow.

✅ Buyers often do drive-bys at dusk—lighting matters!

🪑 5. Add Inviting Touches

New doormat
A bench or chair with cushions
House numbers that pop

✅ Small details like these create warmth and show the home is cared for

Buyer's Agent • Real Estate Agent • Real Estate Market Update • Selling House • March 29, 2025

What Homebuyer’s Like and Dislike about Troy, MI.

by Joseph White

🏡 What Homebuyers Like About Troy

1. Top-Tier Schools = Long-Term Value

Troy School District is a huge draw. Even if buyers don’t have kids, homes in good school districts tend to hold value better.

2. Safe, Stable Neighborhoods

Great for families, retirees, and anyone wanting peace of mind. Low crime, quiet streets, and well-kept homes.

3. Diverse Housing Options

Everything from 1970s ranches to newer colonials and luxury homes. Plus, some solid condo communities for downsizers or first-timers.

4. Strong Property Values

Home appreciation is steady. It’s not the cheapest area, but people see it as a solid, long-term investment.

5. Location, Location, Location

Central in Oakland County. Quick drives to Royal Oak, Birmingham, downtown Detroit, and lots of major employers.

6. Community Vibe

Clean parks, community centers, good city services, and events like farmers markets and summer concerts — it feels organized and cared for.

⚠️ What Homebuyers Might Not Love

1. Pricey Market

Median home prices can be $400K+ depending on the area. Not ideal for budget-conscious buyers.

2. Older Homes = More Upkeep

A lot of the homes are from the 70s–90s. They’re solid builds, but buyers might need to budget for updates (kitchens, windows, etc.).

3. Lacks Urban Energy

If someone wants walkability, nightlife, or that “downtown” feel, they may feel Troy is a little too suburban or spread out.

4. High Taxes

Property taxes aren’t the worst, but definitely on the higher side compared to neighboring cities like Madison Heights or Sterling Heights.

5. Busy Roads

Big Beaver, Rochester, and John R can get congested, and some neighborhoods are near high-traffic areas or noisy main roads.

Buyer's Agent • Real Estate Market Update • Selling House • March 22, 2025

Sterling Heights – Likes and Dislikes

by Joseph White

view for Dodge Park. Sterling Heights, MI

Sterling Heights, Michigan, is a diverse and thriving suburban city, and its residents have strong opinions about what they like and dislike about living there. Here’s a breakdown:

What Residents Like About Sterling Heights:

Safe and Family-Friendly:
- Consistently ranked as one of the safest cities in Michigan.
- Low crime rates make it an attractive place for families.
Good Schools:
- Part of well-rated school districts like Utica Community Schools and Warren Consolidated Schools.
- Plenty of private and charter school options.
Affordable Compared to Nearby Cities:
- Lower home prices compared to nearby areas like Troy or Royal Oak.
- Reasonable property taxes for the services provided.
Parks and Green Spaces:
- Dodge Park is a major attraction with trails, splash pads, and events.
- Multiple well-maintained parks and outdoor recreational areas.
Diverse Dining and Shopping Options:
- A variety of restaurants, from local favorites to international cuisine.
- The Mall at Partridge Creek (nearby in Clinton Township) is a popular shopping destination.
Proximity to Detroit and Other Metro Areas:
- Easy access to major highways (I-75, M-59, I-94).
- Close to Detroit for work, sports events, and entertainment.
Strong Community Events and Festivals:
- Sterlingfest (a summer music and arts festival).
- Farmers markets, holiday events, and cultural celebrations.

What Residents Dislike About Sterling Heights:

Traffic Congestion:
- Major roads like M-59 (Hall Road), Van Dyke, and 16 Mile (Metro Parkway) can get very congested, especially during rush hour.
Public Transportation is Limited:
- The city is car-dependent, with minimal public transit options.
- Seniors and lower-income residents may find it harder to get around without a vehicle.
Winter Weather and Road Conditions:
- Harsh Michigan winters bring heavy snowfall and ice.
- Some roads and side streets don’t get plowed as quickly as residents would like.
Suburban Sprawl and Lack of Walkability:
- While there are parks and trails, many areas aren’t pedestrian-friendly.
- Spread-out shopping centers mean driving is a must.
Limited Nightlife:
- While there are bars and restaurants, it lacks the vibrant nightlife of places like Royal Oak or downtown Detroit.
- Young professionals looking for an active social scene may prefer to live elsewhere.
Some Areas Need Infrastructure Improvements:
- Aging roads and water systems in certain parts of the city.
- Some complaints about potholes and road maintenance.
Property Values Increasing:
- While still affordable, home prices have been rising.
- Some first-time buyers are finding it harder to purchase a home.

Final Thoughts:

Sterling Heights is a great place for families, retirees, and anyone looking for a safe, affordable suburban lifestyle. It’s growing quickly, and while that brings new businesses and opportunities, it also leads to traffic and infrastructure challenges. If you’re considering investing in real estate or starting an Airbnb, knowing these likes and dislikes can help you cater to potential tenants or short-term renters.

Buyer's Agent • Home Improvements • March 15, 2025

4 Hidden Costs of Homeownership Every Buyer Should Know

by Joseph White

Buying a home is exciting, but beyond the mortgage, there are sneaky expenses that can catch you off guard. Here are four hidden costs you should prepare for:

1. Property Taxes – They Don’t Stay the Same!

Your property tax bill isn’t locked in forever. As home values rise, so do taxes. Some areas reassess annually, which means your payment can climb even if your mortgage stays the same. Always check local tax rates and budget for potential increases.

2. Maintenance & Repairs – It’s All on You Now!

Leaky roof? Broken furnace? Unlike renting, there’s no landlord to call. Homeowners should set aside 1-2% of their home’s value per year for maintenance costs. Even small things—like lawn care, pest control, and appliance repairs—add up fast.

3. Homeowners Insurance – More Than Just a Monthly Bill

Standard insurance covers a lot, but not everything. Floods, earthquakes, and even some types of water damage often require separate policies. Plus, the older your home, the higher your premiums might be. Always review your coverage and consider extra protection if needed.

4. HOA Fees & Special Assessments – The Price of Community Perks

Live in a condo or neighborhood with an HOA? Those monthly dues aren’t optional, and they can increase over time. Some associations also charge special assessments for big projects like road repairs or roof replacements—sometimes costing homeowners thousands unexpectedly.

💡 Pro Tip: Factor these hidden costs into your budget before you buy. Being financially prepared means enjoying your home without surprise expenses derailing your plans! 🏡💰

Home Improvements • Selling House • March 8, 2025

Here are 7 essential tips to boost your home’s curb appeal this spring:

by Joseph White

1. Refresh Your Lawn & Landscaping 🌿

Rake up leaves and debris from winter.
Aerate & fertilize your lawn for lush, green grass.
Plant flowers like tulips, daffodils, or hydrangeas for a fresh look.
Mulch garden beds for a clean, polished appearance.

2. Power Wash for a Fresh Start 🚿

Clean siding, driveways, sidewalks, and decks to remove dirt and grime.
Wash windows inside and out for a sparkling finish.

3. Refresh Your Front Door & Trim 🚪

Apply a fresh coat of paint to your front door—bold colors like navy, red, or sage green pop!
Touch up shutters and trim to keep everything looking crisp.

4. Upgrade Outdoor Lighting 💡

Replace outdated porch lights and pathway lighting for a welcoming glow.
Use solar or LED lights along walkways for energy efficiency.

5. Update House Numbers & Mailbox ✨

Swap out old house numbers for a more modern and visible design.
Paint or replace your mailbox to match your home’s style.

6. Add Seasonal Decor & Accents 🌸

Place potted plants or a wreath by the front door.
Get a new welcome mat to greet guests with style.
Add a bench or stylish seating for a cozy touch.

7. Fix Up Your Driveway & Walkways 🏡

Seal cracks in your driveway and sidewalks.
Consider adding decorative stone or brick borders to walkways.

🌿 Michigan-Friendly Plants for Landscaping

Since Michigan has a cool spring and varying weather, these plants will thrive in your yard:

Flowering Plants (Spring & Summer Blooms)

Tulips & Daffodils – Early bloomers that bring bright color to your yard.
Hydrangeas – Thrive in Michigan’s soil and add a lush look.
Black-Eyed Susans – Hardy perennials with bright yellow blooms.
Hostas – Low-maintenance greenery that works well in shaded areas.
Daylilies – Vibrant and easy to grow in full sun.

Shrubs & Trees for Structure

Boxwood – Great for year-round greenery and easy shaping.
Lilac Bushes – Fragrant and perfect for Michigan’s climate.
Redbud Trees – Beautiful pink blooms in early spring.
Dogwood Trees – Elegant white flowers with great curb appeal.

🎨 Front Door & Trim Paint Colors That Pop

A fresh coat of paint on your front door can transform your home’s look! Here are some great choices:

Bold & Modern Choices

Navy Blue (Sherwin-Williams Naval SW 6244) – Classic and sophisticated.
Deep Red (Benjamin Moore Caliente AF-290) – A warm, inviting color.
Forest Green (Behr Black Evergreen PPU11-19) – Rich and natural-looking.

Timeless Neutrals

Charcoal Gray (Sherwin-Williams Iron Ore SW 7069) – Elegant and versatile.
Soft Black (Benjamin Moore Black Beauty 2128-10) – A refined, modern choice.
Warm Beige (Behr Swiss Coffee 12) – Pairs beautifully with brick or stone.