GrandRapids-West Mi Homes Blog

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How NOT to choose a Real Estate Agent in the Grand Rapids Real Estate Market

 

How NOT to choose a Real Estate Agent in the Grand Rapids Real Estate Market


*Note: Grand Rapids, MI Real Estate and the surrounding areas are my
market, but I believe this information stands for
almost every area in the nation.

Man holding face in his hands.Choosing a Grand Rapids Real Estate Agent can be a real challenge. But choosing an agent in the West Michigan Real Estate market for the wrong reasons can spell catastrophe. It can mean your Grand Rapids home is on the market much longer than you planned and it can cause you to get less for your house than what you anticipated.
 
Selling homes in West Michigan can be a real challenge if the seller is not serious about selling. All West Michigan Homes have dropped in price, including Hudsonville Homes, Allendale Homes, Jenison Homes, Ada Homes, Forest Hills Homes and Byron Center Homes-- all have gone down in price since January of 2007. As we are getting ready for the new year of 2009, it is still a reality we’re dealing with. It isn’t a pleasant fact and no one wants to hear it, but it is reality.
 
Seeing your investment lose value can be a very emotional thing, especially when you don't have the luxury of waiting until the home gains value again. Unfortunately, the best thing to do when hiring a Grand Rapids real estate agent to sell your home, is to take you’re emotions out of the equation. As difficult as it is, you need to price your home with the facts presented, not your emotions. 
 
Worried looking womenIt isn’t that your feelings are not important; it is that the West Mi real estate market doesn’t consider your feelings when it sets the market value of your home. A buyer can not pay you a high price because that is what you need or what you want. Many buyers are very compassionate, but they cannot base their offering price on what you need.
 
When you look at the stock market and a stock falls, it is what it is. You can’t argue with your stockbroker that the stock is certainly worth more. The market has set the price. The Grand Rapids Real Estate market is very similar to the stock market. The only difference between the stock market and the housing market, is that you, the seller, can choose the price your home hits the West Mi Real Estate market with.
 
When a seller doesn’t tuck his emotions away, he tends to make an emotional decision when hiring an agent. He hires a Grand Rapids Real Estate agent based on the price he wants to hear, instead of hiring the realtor that is truthful with him. Sometimes, a seller gets angry with an agent for the price he suggests. In reality, the real estate agent has no more control over the market value of the house, then what the seller does. The market will set the value of the house because your house is only worth what a buyer is willing to pay for it.
 
Make sure when you hire a Grand Rapids Real Estate Agent, you hire them based on their marketing plan, their willingness to tell you the truth and if the agent has a personality you can work with. The only time price should be considered, is to rule the agent out because the price he is suggesting is significantly less or significantly lower than the other agents interviewed.

 
Man thinkingI can beat you up now or I can beat you up later.  What some agents will do is tell you they can get a higher price for your Grand Rapids house, just to get the listing.  Then they figure they will just keep getting price reductions--it's called "buying the listing".  Unfortunately it is proven that you end up getting less for the house because buyers think there is something wrong with the house.  A good agent will just give you the information to begin  with so your home gets a higher price in the end

Lastly, don't hire an agent to sell your home because your cousin just got his license or because you are related.  Interview them just like you would interview anyone else and make your decision based on their knowledge and experience in the West Michigan Real Estate Market.

Look for part 2 of, How to Hire a Real Estate Agent, in an upcoming blog when we discuss how an agent arrives at a price for a Grand Rapids Home for Sale.

All rights reserved to Tami Vroma, Five Star Real Estate - Grand Rapids Homes for Sale
12 comments • Tami Vroma-Realtor Grand Rapids Rapids Homes for Sale • December 05 2008 01:38PM

Short Sales: Reasons Why They Take So Long

 

This is really good information on why short-sales take so long.  If you are purchasing a short-sale property, prepare to have the patients of a saint.  I have one right now that I have had an offer since July 16, 2008.  As of today, 12/4/08 it is just getting sumitted and hope to close on 12/12/09.

Give me a call if you have any questions about your West Michigan short-sale in the areas of Greater Grand Rapids; from Rockford to Grand Haven and Hastings to Holland.

 

Via TRACY MILLER - S.S. Specialist & Mortgage Default Mediator ():

When talking to individuals who are just getting started in short sales, I often hear the following question, "Why does it take so long to hear back from lenders about my offers?"   To help answer this common question, I pulled together a short list of possible reasons causing the long holdups. 

Naturally, this is not a conclusive list, so I would appreciate your comments and feedback on what you think are other possible reasons causing these long short sale delays.

POSSIBLE REASONS FOR DELAYS:

1.  Because of the epidemic number of U.S. foreclosures, there are just too many cases for loss mitigators to review.

In a conversation I had with a mitigator several months ago, she told me that she had over 400 short sale files she had to review.  Naturally, with this type of unprecedented case load before her and many other loan specialists, it makes it extremely difficult for mitigators to quickly review offers, order BPOs, and follow up in a timely fashion with individuals that submitted short sale offers.

2.  There are not enough experienced loss mitigators to keep up with the growing case demands.  There are a large number of unskilled mitigators still learning the ropes and ill-prepared to keep up with the excessive demands pushed on them by the growing number of homeowners defaulting on their mortgages.

3.  Short sales can take longer when there are multiple lien holders involved.  If the second lien holder wants more than the first is willing to give up, then this stalemate could add addditional weeks to the timeline before a decision on your offer is rendered. 

4.  If you haven't heard back from the mitigator since you submitted your offer months ago, it could be because your seller/homeowner is still making his mortgage payments.  Typically, lenders won't consider a short sale unless the homeowner is delinquent by three months.  So, naturally, if the seller is still making his mortgage payments on time, then the lender will be a lot less motivated to consider your short sale offer and may even just plain throw out your request.

5.  Another key reason for the long wait time in hearing back from mitigators is usually because of the investor involved in the short sale.  Yes, in case, you weren't aware of it, there is usually an investor lurking behind the scenes.  He owns the seller's note and may have imposed strict short sale guidelines.  In this situation, all offers would need to be approved by the investor(s) before the mitigator could relay/convey news back to you whether your offer is approved or not. 

6.  Another reason for the holdup is that there is frequently too many parties involved in the short sale process.  In case you weren't aware, there are usually three parties involved in the short sale review process, which can unfortunately help to lengthen the time it takes to receive word back from the loss mitigator. clock

There is the Lender (or investor), the Servicer, and the MI Company.  The lender loans the borrower/seller the money to purchase the property.  The Servicer sends the seller his monthly loan statements and collects mortgage payments, and the MI Company provides insurance to protect the lender's interest in the property in the event the seller or borrower defaults on the loan. 

Since PMI is always required when the borrower's LTV ratio exceeds 80%, this would naturally explain why the MI Company would be involved in short sales where the seller has little or no equity in the property.  Also, this would help to explain why it can take mitigators considerably longer to get back to you on short sales falling within the parameters described.

Well, this sums up my list of reasons for the LONG WAIT TIMES in receiving news from mitigators on short sale offers.  Again, if you have other reasons you'd like to add here, please be sure to leave me your comments.

AUTHOR CREDITS:

Tracy Miller "Short Sales:  Reason Why They Take So Long," from Tracy Miller's Blog:  Short Sales & More!  (Material Copyrighted 2008. Tracy Miller; All Rights Reserved.)   Tracy's blog published at Active Rain Real Estate Network (www.activerain.com/blogs/tracyshortsales).  It is permissible to reprint, repost, reblog this material.  Please reprint material with the author's information included.  It is preferred that reprints of this material are published with this exact same "Author Credits" footer depicted or included at the bottom of any reproductions.

9 comments • Tami Vroma-Realtor Grand Rapids Rapids Homes for Sale • December 04 2008 04:10PM

2155 Negaunee Dr. SE, Grand Rapids, MI

 
Tami Vroma | Five Star Real Estate | 616-299-4737
2155 Negaunee Dr. SE, Grand Rapids, MI
Beautiful Grand Rapids Home
6BR/3BA Single Family House
  
offered at $239,000
Year Built 1961
Sq Footage 3,274
Bedrooms 6
Bathrooms 3 full, 0 partial
Floors 2
Parking 2 Car garage
Lot Size .2 acres
HOA/Maint $0 per month

DESCRIPTION
With over 3000 square feet, this gorgeous Indian Village all brick ranch home will wow you right from the marble foyer to gleaming oak floors in the spacious living room. The formal dining room has custom trim work and crown moldings that add charm and elegance to the updated colors. A nice large kitchen is completely updated with maple cabinetry and an eating area that over-looks the back yard. Stepping down from the dining room is a cozy family room accented with oak beams, bookshelves and a fireplace. Also on the main floor is a master bedroom with master bath, two bedrooms, main floor laundry and a large 4 seasons porch that could also be made into an awesome bedroom--the french doors that go to the family room are beautiful. Downstairs is a spacious 1274 sq ft in-law apartment complete with full kitchen, living room, bath/laundry and three bedrooms (one non-egress). The garage is insulated with NG heater. There is a shed with upper level storage outside. The fenced back yard is very cozy with a natural wall that lends privacy to any entertaining. The storage shed is insulated and has electric. The major items are all updated in this home including the roof, the furnace, the skylights, the electrical and triple pain windows making this home very energy efficient.
 

see additional photos below
PROPERTY FEATURES
Central A/C Fireplace Family room
Living room Dining room Dishwasher
Refrigerator Stove/Oven Microwave
Basement Yard  

OTHER SPECIAL FEATURES
"In Law" Apartment in Basement

 
ADDITIONAL PHOTOS
Seller contact info:
Tami Vroma
Five Star Real Estate
616-299-4737
For sale by agent/broker

powered by postlets Equal Opportunity Housing
Posted: Oct 30, 2008, 4:34pm PDT
12 comments • Tami Vroma-Realtor Grand Rapids Rapids Homes for Sale • December 03 2008 12:22PM

5561 Rollenhagen Road, Ravenna 49451

Tami Vroma | Five Star Real Estate | 616-299-4737
Rollenhagen Rd, Ravenna, MI
A little piece of paradise
5BR/2BA Single Family House
offered at $239,000
Year Built 2006
Sq Footage 2,615
Bedrooms 5
Bathrooms 2 full, 0 partial
Floors 2
Parking 3 Car garage
Lot Size 5 acres
HOA/Maint $0 per month

DESCRIPTION
If you want complete seclusion, then this custom home on 5 wooded acres is the right one for you. It has all the amenities anyone could ever want. The kitchen has stainless appliances, granite counter tops, large eating area and top of the line cabinets. The home has 4 bedrooms and a gorgeous master suite that has french doors that open onto a big 666 square foot deck that runs the length of the home. The 5 acres is completely wooded and is adjacent to public hunting land which is only accessible by the people bordering the property. Turkey, deer and wildlife are all right off your deck.

see additional photos below
PROPERTY FEATURES
Central A/C High/Vaulted ceiling Walk-in closet
Hardwood floor Family room Living room
Dining room Dishwasher Stove/Oven
Microwave Granite countertop Stainless steel appliances
Basement Laundry area - inside Yard

COMMUNITY FEATURES
Garage parking


ADDITIONAL PHOTOS
Seller contact info:
Tami Vroma
Five Star Real Estate
616-299-4737
For sale by agent/broker

powered by postlets Equal Opportunity Housing
Posted: Dec 2, 2008, 11:59am PST
11 comments • Tami Vroma-Realtor Grand Rapids Rapids Homes for Sale • December 02 2008 02:34PM

Home Listings and Sales for Allendale, MI for Month of November

Allendale, MI Park

 

 

 

Listed below are the marketing reports for the month of November for the Allendale, MI area.  These are home sales and listing statistics for homes in the Allendale school system.  These marketing statistics also reflect the homes available for those attending Grand Valley State University.  Many out of state buyers are choosing to take advantage of our market and are purchasing homes for their children who will be in the Allendale area for 4 years. 

 

 

 

This link is not working again.  But I will get it fixed!

Click HERE to search for Allendale, MI Homes

Homes Currently for Sale in Allendale, MI as of 11/28/09
Total # of Listings 89
Lowest Price Listing $59,900
Highest Price Listing $695,000
Average Price $173,026
Avg. Price/SqFt $123.06
Avg. Days on Market 123
 

Homes  Sold in Allendale, MI in November
Total # of Listings 3
Lowest Price Listing $132,000
Highest Price Listing $151,000
Average Price $139,500
Avg. Price/SqFt $104.67
Avg. Days on Market 66

Homes Currently Pending a Sale in Allendale, MI as of 11/28/09
Total # of Listings 6
Lowest Price Listing 79,900
Highest Price Listing $219,900
Average Price $148,329
Avg. Price/SqFt $107.50
Avg. Days on Market 30

3 comments • Tami Vroma-Realtor Grand Rapids Rapids Homes for Sale • November 29 2008 05:38PM

POISON - Watch Out for This Issue

 

Keep your dog alive-read this post!!  I did not know gum could kill a dog!

 

Via Carol Smith (Keller Williams Preferred Realty):

I received an email today from a dear friend that is part of the Greyhound Rescue effort here in NW Ohio.  The message was one that I wanted to share with all of you.

If you have dogs then you should be aware of this issue.  It's dangerous and could happen so easily since we have all gone to sugar-free things in our lives.

 

Only 3 grams of Xylitol (found in sugar free chewing gum) is enough to kill a 65lb dog. And QUICKLY!!!!! Please pass this warning on to everyone you know who has dogs. It may just save a life.

Here is the link to a popular truth or fiction rumor site for further information: Snopes

Warning to all dog owners... pass this on to everyone you can!!! STORY: Last Friday evening, I arrived home from work, fed Chloe, our 24 Lb dachshund, just as I normally do. Ten minutes later I walked into the den just in time to see her head inside the pocket of Katie's friend's purse. She had a guilty look on her face so I looked closer and saw a small package of sugar-free gum. It contained xylitol. I remembered that I had recently read that sugar-free gum can be deadly for dogs so I jumped on line and looked to see if xylitol was the ingredient. I found the first website below and it was the one.

Next, I called our vet. She said to bring her in immediately. Unfortunately, it was still rush hour and it took me almost 1/2 hour to get there. Meanwhile, since this was her first case, our vet found another website to figure out the treatment. She took Chloe and said they wou ld induce her to vomit, give her a charcoal drink to absorb the toxin (even though they don't think it works) then they would start an iv with dextrose. The xylitol causes dogs to secrete insulin so their blood sugar drops very quickly. The second thing that happens is liver failure. If that happens, even with aggressive treatment, it can be difficult to save them. She told us she would call us. Almost two hours later, the vet called and said that contents of her stomach contained 2-3 gum wrappers and that her blood sugar had dropped from 90 to 59 in 30 minutes. She wanted us to take Chloe to another hospital that has a critical care unit operating around the clock.

We picked her up and took her there. They had us call the ASPCA for poison control a case number and for a donation, their doctors would direct Chloe's doctor on treatment. They would continue the iv, monitor her blood every other hour and then in 2 days test her liver functio n. She ended up with a central line in her jugular vein since the one in her leg collapsed, just as our regular vet had feared. Chloe spent almost the entire weekend in the critical care hospital. After her blood sugar was stabilized, she came home yesterday. They ran all the tests again before they released her and so far, no sign of liver damage. Had I not seen her head in the purse, she probably would have died and we wouldn't even had known why.

Three vets told me this weekend, that they were amazed that I even knew about it since they are first learning about it too. Please tell everyone you know about xylitol and dogs. It may save another life.

 

I don't like to be an alarmist, but I do love my animals.  If you feel as though this is valuable information, please share it with friends and family.  It's scary to think that something as benign as a piece of gum could cause so much heartache.

19 comments • Tami Vroma-Realtor Grand Rapids Rapids Homes for Sale • November 28 2008 05:39AM

Women of Facebook . . . Reclaim your Identity!

Ed and TamiBeing married is a wonderful thing.  I myself have been married almost twenty years!  But  . . .there is one bad thing about being married for a women-- on some level you give up part of your identity.  On Facebook it's all about your identity. Finding friends that you haven't seen for years is more difficult when your last name is changed.  I know what a good friends name was when we were seventeen, but there's a good chance that her name has changed.  How do you find those people on Facebook?  Better yet, the question should be; how do you make yourself findable?

The answer is really quite easy.  Two weeks ago I went into my Facebooks settings and added my maiden name.  Now I am, Tami Bursma Vroma.  Since that time, I have had five old friends find me just because I added my maiden name.  Now I am reclaiming my old identity and more friends from the past are finding me.  One can never have enough friends!

16 comments • Tami Vroma-Realtor Grand Rapids Rapids Homes for Sale • November 27 2008 10:22AM

OMG Is this not Beautiful? The Lord can paint a pretty darn awesome picture!

I  just couldn't resist sharing these beautiful pictures with my friends at AR.

When you think there is nothing positive and things seem to all be going wrong, you have find something beautiful in the moment.  This is my moment!

This is my home in Allendale, Michigan.  I live up against state land.  I was typing away here on Active Rain and I happened to look out the window and I see this incredible picture.  I just took these pics 5 minutes ago.  It is the most beautiful kind of snow.  The big, fat, heavy flakes that stick to everything can be pretty incredible eye candy.    There is no wind and this is our first big snow. I love the cozy feeling when it snows like this.   Man I hope my husband got the snow blower fixed!!


This is a lilac tree in my front yard.

Allendale Michigan Winter

 

 

This is what I see from my kitchen windows.  Behind the tree line about 5/10 of a mile is the Grand River.  You can see my horses off to the right.

Allendale Michigan Winter



This is a random picture of the fence post.

 


This is what it looks like from my front window.

 

 

This is my horse Scout.  He thinks I could not have possibly walked out here for anything but to give him a treat.  I forgot the treat :-((

He is a tennessee walker.

Allendale Michigan Winter Horses

 

 

Lastly, I had to give the others fair billing.  The black one on the left  is Joey my husbands horse and he is a Tennessee Walker  The other one is my daughters horse, Dakota he is Morgan/Arabian.Allendale Michigan Winter Horses

37 comments • Tami Vroma-Realtor Grand Rapids Rapids Homes for Sale • November 24 2008 02:13PM

For two Friends About to Have to Make the dreaded Decision.

Buddy VromaThis is for two friends of mine, one a new friend Marian Goetzinger another an old friend Deb Murray, who are in the position that they have to decide when is the best time to put their dog ddown. Is there ever a right time?

One of them just put a dog down that she rescued, a little yorkie named Pixie. As fate would have it, just a few months later, she may have to put down her beloved boxes named Willow.

Putting a dog down, a beloved friend, is one of the hardest things to do. I remember when our golden retriever got sick. He was the neighborhood dog. All the kids who couldn't have a dog, called Buddy theirs. Brianna, who lived directly behind us, couldn't have a dog because of allergies in the home. She was as heartbroken as our own children.

I remember praying that I would just wake up and he would have passed in his sleep. But no, my husband and I had to make the dreaded decision. They made the last appointment for us at Georgetown Animal Hospital in Hudsonville, MI and they closed the clinic down. We took him home to Conklin, MI to bury him because we lived in a sub-division. Our little maltese/shitzu went into mourning and we thought we were going to loose her to-she stopped eating. The next day a beautiful bouqet of flowers arrived from the vet clinic, in addition to flowers and cards from all the neighborhood kids.

So this is for you Deb and Marian. Please click on the link Dogs In Heaven.

 

Dogs In Heaven?

Lindsey and Willow about 5 years ago.

 

 

I don't claim to have written this. It has been around since before there was an internet. It gives me peace everytime I loose one of my companions. I hope it gives Marian and Deb a little peace in their hearts!

 

If you are relocating to West Michigan and have pet, please feel free to call me. This is one vet clinic I could not recommend more highly:

Georgetown Animal Hospital

2856 Port Sheldon St

Hudsonville, MI 49426 (616) 669-3612 No Web-Site

24 comments • Tami Vroma-Realtor Grand Rapids Rapids Homes for Sale • November 24 2008 12:20PM

Beans to Brew Cafe ~~ Allendale, MI

Beans To Brew Cafe, Allendale, MI

 

Want to meet for coffee?!?!?!?!?!?

Beans to Brew Cafe at 6177 Lake Michigan Drive in Allendale, Michigan isn't your average run-of-the-mill coffee shop!! It is special in so many ways!  Marcia VanderMolen, who owns Beans To Brew with her fiance Jim Wood, has been the propritor for two years but it has been in the Allendale area for about 10 years.  She says it has the atomosphere of the show Cheers in that it seems you can always run into someone you know .

~~Chocolate is an Essential Nutrient~~

As you walk in the door you can almost feel the four walls calling you, "come in, sit down, relax with your friends have a cup of coffee".  And if that isn't enough, the comfy sofa off to the side says, "bring a book, read and have a Raspberry Cloud".  The coffee house is comfy and welcoming from the second you walk in the door.  The quotes stenciled around the walls are so whimsical and fun.Beans To Brew Cafe, Allendale, MI

 

~~Life's to Short for Bad Coffee!~~

 

The Signature coffee's are the best.  If these coffee names don't make your mouth water, I don't know what will.  How about a Milky Way, Sugar Daddy, Caramel Decadence, Snow Cap, Kahlua Mocha or a Mocha Blanca?  Or if you are one that watches your sugar like I am, try the Catwalk Skinny, Nutty Buddy, Chocolate Lovers Latte, Leprechaun, French Kiss or a Coco Beach.  Am I making you thirsty yet? . .  .Don't worry, Beans to Brew is ready to serve it up with a smile.

 

 

                                                                     ~~Lifes is too Short, Eat Desert First~~

But wait . . .    They also have a complete menu, from sandwiches to paninis, salads, desserts and pastries.  On this particular visit they had recently introduced the Laker Club with ham, turkey, lettuce and tomato with ranch-mayo dressing on a wheat tortilla.  Are you hungry and thirsty now?

Beans To Brew Cafe, Allendale, MI

 

Beans to Brew is a favorite place for friends to get together, laugh and enjoy themselves.  On this particular day, I walked in to find my neighbor who lives behind me enjoying coffee with her friends.  Their laughter was contagious and I got an opportunity to apoligize to her for my leaf burning from the week before--truly I wasn't trying to smoke her out!!! 

 

                 ~~A balanced diest is a cookie in each hand~~

 

 

Beans To Brew Cafe, Allendale, MI

 

It is also a warm and welcoming place for business people to meet their clients, which is what I was doing that day.  Like so many, I work out of my home so I land at Beans To Brew on a regular basis to search for homes in West Michigan with my clients or discuss our next plan of action to get their home sold.  Beans to Brew is a perfect place to meet for a business lunch as they provide free wireless-- a must in today's technological world.

                   ~~Eat well, laugh often, and love much~~

 

Marcia is getting married on November 30, 2008 so stop in and say congratulations!

To celebrate she is offering a free cinnamon role with the purchase of a double or triple signature drink. To get your cinnamon roll, all you have to do is print this blog and bring it in for your free cinnamon roll.  Offer good  through the end of the year--December 31, 2008.

Hours are:   Monday - Thursday 7-7, Friday 7-6 and Saturday 7:30-4  CLOSED  SUNDAYS  Phone:  616-895-9099

**Update: Beans to Brew has been a fatality of the economy and closed its doors 12/30/08.

 

8 comments • Tami Vroma-Realtor Grand Rapids Rapids Homes for Sale • November 24 2008 10:38AM