Lake Charlevoix View Home-Amazing!

5bd5ba5,410sqft

Once you enter this stunning home and experience the breathtaking views of Lake Charlevoix, you won't want to leave! Gaze at the stars for hours with no obstructions or distractions. Located high above it all, you can watch the festival fireworks of Boyne City, Charlevoix, and East Jordan. This 5 bedroom, 5 bath home, on 16 acres, has the square footage for large gatherings and plenty of room to roam. Practice your short game over the pond and past the sand trap, with magnificent fall color views leading to the open water. Store your boats, recreational vehicles, trailers, etc. in the 48' x 32' pole barn with 14' doors. Inside, the in-floor heating will keep your toes warm all winter and the central air conditioning will provide cool relief on a hot summer day… plenty of bedrooms and baths, gas fireplace, three car-heated garage, and all kinds of storage. Between the expansive deck and wet bar in the walkout family room, this home is perfect for entertaining all year-round. Pop down to the Ironton Ferry and across the South Arm for waterfront dining. Northern Michigan is a special place. It's been said that the stress melts away when the Zilwaukee Bridge appears in the rear view mirror. When you find a special property IN a special place, well... Let's discuss the possibilities!

Is Your Agent a Full Time agent?

Having a full time agent (an agent that sells real estate for the main source of their income) working for you is critical in any market.

If you're in the market as a buyer, an agent can learn about a new listing while in the office from another agent and be proactive in getting you information before it hits the general public.  

Selling? Don't you want your agent being accessible to take phone calls about your property? Available to negotiate?  Answer other agents or general public's questions?  Agents have a responsibility for selling your home quickly and for the most amount of money.  Is a part-time agent working as hard as possible for you?

We recently had a part time agent from another agency submit an offer on a hot property of ours that was on an expired purchase agreement.  It was a multiple offer situation and we couldn't even accept the offer!

The experience alone is enough to make sure your agent is full time.  Every day we learn something new--don't let any agent say they've heard it all.  The real estate business is a dynamic, competitive, and tough!  A strong agent needs the experience to confidently fight for you!

You can find these two full-time agents at NorthPrimeRealEstate.com. Brett and Karlee specialize in making your real estate transaction stress free.  Good planning and knowing what to expect when, frees you up to focus on your move.  We have lots of advice to make your place in demand and get the most for your property.  Check out our 5 star reviews and testimonials.  Free market analysis with no obligation--you just need to contact one of us for friendly advice.

Brett    231.590.8230  brett@northprimerealestate.com

Karlee 231.675.5710  realestatebykarlee@gmail.com

Why Didn't My House Sell?

With the real estate market supposedly so strong, sellers may be surprised when their home doesn't sell in a day for asking price or better. First, the only thing that determines what a home sells for is the market. Agents and homeowners work together to come up with a starting price for the home by using "comparables"--homes of similar size, location, and condition and what the sold price was, not what the current price of a home that hasn't sold yet. How many days the home has been on the market is a good indicator as to how the home has been received by the market. The starting price is generally the main reason a home sells in a reasonable amount of time and the highest price. Other reasons homes don't sell include: not showing to it's potential or not convenient to show; lack of communication between the seller and the agent; contract length was too short; wrong marketing. Let us show you how we can make selling and buying property a smooth process!

231.590.8230
goliveupnorth@gmail.com
NorthPrimeRealEstate.com 

What to Expect with 2020 Real Estate Market

All indicators point to a similar real estate market that we saw in 2019. Multiple sources predict that with low unemployment and historically low mortgage rates, there remains a scarcity in housing, especially in the lower priced category. Homeowners are staying put longer and new housing isn't being built because of high cost of materials and shortage of skilled building trades labor. But with prices up so much over the past few years and lack of homes, 2020 is lining up to be another great time to list your home for sale. Realtor.com reports that it is expected that nationally, home prices will flatten out.

What does this mean to your personal situation?  While moving up means paying a higher price--potentially--for a comparable home replacement, mortgage rates remain remarkably low and your home SHOULD garner a good sales price and maybe good equity to put on the new home!  The problem as indicated earlier in this blog is that there aren't many homes for sale to look at to buy.

Contact me if you want to discuss your personal situation.  I can do a free market analysis on your home to see if you have the equity to make a move!

Brett Binkley
Associate Broker
O'Brien & Associates
128 Water St. Boyne City, MI
231.590.8230
goliveupnorth@gmail.com
NorthPrimeRealEstate.com 

345' of Sandy Lake Charlevoix Frontage on Protected Bay in Northern Mich...For Sale

For more information visit northprimerealestate.com, email, or call 231.590.8230

MLS #459222

Rare Piece of Property Available on Lake Charlevoix!

Private Parcel

 This is a wonderful 4.5 acre private parcel located in a protected bay on the south side of the main body of Lake Charlevoix with 345' of frontage.  One of many nice features of this property is the hard sand bottom frontage that everyone craves.  The sandy lake bottom very gradually drops off allowing for a large area for swimming but deep enough for a boat to be close to shore.

Hard Sandy Bottom!

If privacy is what you desire, this parcel is lined with trees on either side and you'll never know there's anyone close by!
The classic cabin has a natural rock fireplace, 3 bedrooms and 1 bath.  It also has a separate sleeping quarter near a babbling artesian well (see video below) and a covered gazebo for hanging out at the lake.

Boyne City is a convenient 11 minute drive away with restaurants, shopping, and regular fun!  A popular golf course is across the street and the Ironton Ferry is also close so you can jump over to drive up to Charlevoix.

Click here for an aerial video of the property and the surrounding area.  For more information you can email me here and I'll be more than happy to provide you
with surveys, disclosures, etc.  mls #459222

Check out the NEW North Prime Real Estate website!

How Does All of This Harsh Winter Weather Affect Real Estate?

As with most things, the harsh winter weather tends to slow things in the real estate business.

Normally, during this time of year, we begin to see inventory build.  Savvy sellers are getting their homes on the market to beat the "competition" of other homes that are in the same price range.  By bringing their home to market sooner that other homes while inventory is low they are hoping to catch the eye

of a buyer who has yet to find the home they've been searching for since last year.

Is it more challenging to list your home for sale in the winter in northern Michigan?  Yes, it is. The exterior/landscape doesn't look great, you have to keep the snow and ice under control, you'll have people looking at your home and potentially tracking in snow.  And when your home sells you may have to move in it! 

On the other hand...since inventory is low, you may garner a higher price for your home since there are fewer homes to compete with yours.  Also, you may NOT have to move if the buyer is willing to take occupancy at a later date, allowing more time for you to move out and/or find a place to go.  Most of us have seasonal pictures of the exterior and can show potential buyers what your home looks like in the spring, summer, and fall.

With this onslaught of winter, 2019 is shaping up to having an even slower start with property listings.  There's plenty of time to make an appointment with me and I can consult you as to what the best timing is for your home to be listed.  It may depend on price range, property type, or location, for example.

Listing now could make a big difference in how much you put in your pocket at close so contact me now to discuss.  231.590.8230  brett@patobrien.com

Market Update for the Northern Michigan MLS and the Number One Reason Your Home Isn't Selling

These are from statistics ending July 31, 2018, the latest available at the time of this post.

Brett  Binkley
2018 ACK President and
Realtor of the Year

By the end of July, residential median prices are up about 11% this year for all areas in the Northern Michigan Multiple Listing Service.  That is consistent with July 2017 that was at 12% and where 2017 ended for the whole year.

Keep in mind that we're talking about the whole residential category across all price ranges. Sellers have continued to push the list price attempting to maximize their return.  However, it has resulted in price reductions rather than multiple offer situations like we were seeing earlier in those cases.  One factor could be increasing mortgage rates that currently are just over 4.7%.  That is approaching a percent higher than last year.

An example of this is a home in Boyne City in a very good location that has been on the market for 45 days, at the time of this post, that was reduced recently by 5%.  The importance of pricing real estate property properly IN THE BEGINNING is imperative no matter whether it's a buyers OR sellers market!

THE number one reason a home doesn't sell is that it is priced improperly.  The market appreciation either has to come up to the seller's expectations for a sales price, or the seller has to go to it.  Guess which wins almost every time!  No one determines the market price for the home except the market. 

Another factor that continues to affect the market is the lack of homes.  The cost of building is getting prohibitive as the prices continue to climb for building materials, labor, and government regulations (code).  Government entities and private groups are meeting all over the country to try and come up with solutions for homes that people can buy AND rent.  

There are no easy solutions but the fact remains that as long as there is a limited inventory of homes, the prices will continue to rise until there is another outside influence such as an economic downturn, high mortgage interest rates, or some other disaster--weather related or otherwise.

After the Closing: How should you leave your home for the new owner?

When vacating a home for the new owner, ask yourself: "what condition would I like the home I'm moving into?"

Trust me, YOU may like grandma's dresser but unfortunately, it didn't fit on the moving truck. Don't leave it for the new owners--they don't want it either!  The old saying "one man's junk is another man's treasure" does NOT apply here.  The new owners don't want to deal with your belongings, even if you think you're leaving them a family treasure.  They have their own stuff they've brought or have bought to make your old home their own.

Don't Leave Your Stuff for the New Owners
to Clean Up

One other thing they don't want is your dirt and pet hair.  At a minimum, leave the home in "broom-swept" condition with the cupboards and appliances wiped clean.  Better yet, hire a house-cleaner to do a quick once-over.  The way you leave a home is a reflection on you.

There may be exceptions, however.  Paint or stain that is in good condition and matches the current wall colors may be left for touch-ups by the new owners.  Dried up paint from two updates ago don't belong--throw it out.  Make sure to leave any manuals for appliances, keys, garage door openers, window screens, towel bars, window treatments, TV mounts attached to the wall, and a list of vendors such as repairmen that are familiar with your home.

Don't Leave Your Boat Either-Even if it floats!

Same thing applies outside.  Don't leave items in the yard unless they belong there or they were part of the purchase agreement.  The old tractor and parts that have been stuck in the grass behind the garage have got to go. If you have a fireplace or fire pit, a neatly stacked pile of firewood is appropriate to leave.  A nice gesture is to leave the grass cut so the new owners don't have to worry about that at the same time they're trying to move into their new home.

In our market, it's customary for the new owners to transfer utility services effective the day of close.  It's up to the agents to help facilitate that by providing utility information and contact numbers.  If the seller cancels service, the new buyer may incur re-connection fees charged by the utility companies.

Again, the best way to make sure there is a smooth transition between buyer and seller, leave the home clean and empty--just like you'd like to enter YOUR new home!

Why Haven't You Listed Your Property with Me Yet?

If you're thinking about selling (or buying), let's talk about what's happening...

Prices are rising as you may have heard on existing homes, but so are mortgage rates.  I have a client couple who have a contract on a home but it's contingent on the sale of their home.  Since they contracted that home about 90 days ago, the interest rates have risen 15%.  If they don't sell their home soon, they'll have to withdraw their offer based on the financing contingency. The monthly payments will be too high for the bank to approve the financing based on income.

Demand for homes remains high as there is a truly a lack of supply that is driving up the prices.  As mortgage rates rise, the amount of home or price that buyers can afford diminishes--if they can afford a home for their familial situation at all!

As far as building homes, not only are we way behind where we should be in the number of homes being built, the cost is becoming more and more prohibitive.  An example regarding the cost of building supplies, a sheet of OSB board last year was $7--this year that same sheet is $22.  Even so, builders are busy and it is hard to schedule a build.  Few developments are being started as investors are still a little cautious because of the financial crisis just 10 or so years ago.  Their money isn't going as far these days either for the same reasons I spoke above about.

If you'd like to talk to me about this or other real estate topics, please don't hesitate to contact me. brett@patobrien.com or 231.590.8230

Congrats Boyne City High School Class of 2020!

The Boyne City Class of 2020 was successful in raising money for the recent Snowball Dance and future activities.  Shelly Brya, class adviser and high school teacher, said they were no longer in debt.  With the matching grant they raised over $700.  Brett Binkley, Associate Broker at Pat O'Brien & Associates, presented a check to some of the class members last Monday. 

Pat O'Brien & Associates Real Estate has contributed over $100,000 in the last 8 years to local charities and causes. The money is all private money from the agents and staff.

Lake Charlevoix Waterfront Parcel Listing

Beautiful parcel in Horton Bay on Lake Charlevoix’s north shore. Well located between Boyne City, Charlevoix and Petoskey. More information here. 

Luxury Storage Unit Available Now

More Information Here for this outstanding 40' x 64' unit available now!

Charlevoix County Residential Median Pricing Stats 2009-2017

In preparation for this blog I went back to 2009 to see what the median price appreciation or depreciation was over the years since the financial debacle in 2008.  

Our MLS provides monthly stats and a year end summary in December.  It's those reports that I used to come up with the numbers.  I also measured the units sold to see how that would correspond to the sales (demand).  

You can see from the graph that the units sold does have the same general shape as the fall and rise in prices. The most interesting thing to me is that if you take the percentage increases and decreases over the displayed years, do you know what the average per year prices did?  Rose 4.3%!  

While we were living the recovery, we weren't feeling it, but real estate continues to be a good investment.

Help the Boyne City Class of 2020

The clock has started on the matching grant Associate Broker Brett Binkley and O'Brien & Associates has offered to the Class of 2020 to help them raise money for school activities they are responsible to provide.  The grant is UP TO $425 but you have to hurry.  The clock runs out at the end of the day on Friday February 2nd!

Donate, buy some baked goods at the varsity basket ball, sell a kidney*--whatever you need to do to support this broke (but very bright) class of future leaders (God help us all!).**

Thank  you and help make these young adults dreams come true!

Contact:
Shelly Brya  kreynolds@boyne.k12.mi.us  
at the high school to donate

*Please do not sell your kidney, it's a joke
**Also a joke

Demand Remains Strong

From too many homes to needing more to sell in the span of a few years. Homes priced under 300k are in high demand.  Affordable housing is an issue for our service based economy in northern Michigan.  If a home in that price range hasn't sold, there could be a very good reason--or it's just not priced properly.  There are still home owners out there that may be underwater from the bubble in the mid 2000's and may not have

room to move on the price.  Why is that if prices are back up?  Some of those sellers may have taken out a loan with a minimal down payment or 100% loan like a Rural Development loan and cannot cover the closing costs because they don't have enough equity built up.  Unless they have money they can bring to the table they're stuck.

There was a decline in sales (or fewer than expected) in Emmet County. I believe that to be not an indication of slower demand but lack of inventory. There is a need for home owners to list their homes for sale. If you think the timing is right for you and your family to sell, please don't hesitate to contact me for a free market analysis.

Changes are Coming to a Couple Favorite Websites

Look for a new look and features coming soon!

I'm excited to announce that some changes are coming to a couple of our favorite sites, the patobrien.com and boynecitywebcam.com.  First, the patobrien.com site will feature a great new search option.  Always trying to remain a leader on our field and not willing to rest, we're making or site more user friendly.  We have the top local real estate website, driving traffic to our clients' properties.  Stay tuned!

Higher Definition Camera Coming...

The other site, boynecitywebcam.com, that provides a 24 hour view outside our office window, is awaiting the arrival of a new camera to enhance the experience.  One feature will be html broadcast that will allow iOS (Apple) devices to see the images more clearly and without having to click over to the button currently on the page.  Visitors to the page enjoy seeing Friday night events, 4th of July parades, traffic and weather (January is a huge month for visitors).  Other features include local events calendar, weather, links to property searches and local information.  Please visit long and often to these sites!

Pricing it Right Still Matters-2018

This is a re-post from my blog from 2016.  We are in the midst of a good market with prices rising due to lack of inventory (supply and demand).  The MARKET determines what the selling price is going to be.  Even though this is from 2016, it is VERY IMPORTANT that the home is priced right or it won't sell.  The longer it's on the market, the more likely it is that it will actually sell for less than originally thought.  Time on the market is more time that the seller has to pay taxes, do maintenance, and keep their life on hold.  Timing and weather do have an influence, historically the time between Thanksgiving and the New Year is very slow and during the early winter.

If you have any questions please contact me:
Brett Binkley 231 590 8230 brett@patobrien.com

Or follow on social media:
@brettbinkley on Twitter
@brettbinkley-realtor in Instagram
@brettbinkleyrealtor on Facebook


So you've made the decision to sell your home.  You hire a good Realtor and he/she makes a listing price suggestion, but you decide to list at YOUR price--have you REALLY made the decision to sell your home?

Listed and U/C in 9 Days!

The internet and the information available removes any secrecy about your home.  Buyers compare location, finishes, size, amenities, etc. to the prices of similar homes online.  Plus, any savvy buyer is going to hire an agent that will do the research and help them to determine whether the home is
priced right.  Keep in mind that the selling price on any property that is going to be financed has to justified by a lender's appraisal.  A deal you thought you had can go away or you're left renegotiating.

There will be times that even a good realtor will miss the mark on pricing.  Then there are the realtors who will give a higher than market price, leading the seller to believe the home is worth more than it is in order to get a listing. In the end, a realtor is going to support the clients' decision on what price to list their home.  If the home does not receive offers, it is the agent's responsibility to suggest things (including reducing the price) to get the home sold!

Make Your Wishes Come True--Happy Holidays!

Hi Valued Customer, We tend to hear a lot of bad news in our lives with the onslaught of 24 hour news, emails, and social media.  It's easy to think the worst of humanity, but I think there will always be more good than evil people in our world.  One thing I've noticed is there is an underlying optimism in all of us--that things will get better.  Isn't that what gets us up in the morning and start each day?  To work hard and demand more from those around us and ourselves? I started saying "make it a great day" rather than "have a great day".  Take charge of your own destiny and don't wait for something to happen.  If you don't like what is going on around you then get involved and make a change.  Even with all of our differences with one another, we're all in this together and we have to come together when it matters. I wish you and yours a very blessed holiday season and a happy and prosperous New Year!  Now get out there and make something happen... Starting to Sweat Our resort economy needs snow. Just like the sunny warm days are relied upon in the summer, our "winter" businesses need snow. We average about 114" per year and I can tell you have only had a fraction of that so far.  As you can see from this picture taken just a day ago, there is none on the ground. Skiers stay positive, the ski resorts are making it when they can! To see the current conditions live and the local forecast click the link below. Link to my website Heating Up! I try not to bore you with statistics, but I think many of you want to know--owners and buyers alike--what real estate values are doing in northern Michigan.  I took numbers fromall areas and all categories that have properties listed in our MLS from 2012-2015.  In my research I'm seeing an average of almost 7% gain per year in the median price for that time frame.  I don't need to tell you if you're going to buy, sooner is better.  Call me or click below to get started! Link to my website Type Title Here Thanks to all for my best year in real estate!  I love to serve and when I succeed I'm able to give back to my community. I look forward to hearing from you in 2016!  Follow me on Twitter and I'll follow you back. @brettbinkley Link to my website

Real Estate Statistics are LOCAL

As a realtor, I get asked regularly how real estate "is".  As many of you have heard before, real estate is local.  For example, I serve customers in Charlevoix and Emmet Counties primarily. Current stats through July 2015 indicate that sales in Charlevoix County year to date in terms of number of transactions is even with 2014 268 v 267.  On the other hand, Emmet County is up over 32% from 278 in 2014 and 376 this year.  In terms of median price, Charlevoix County year to date is up almost 14% and Emmet County is up just over 7%.  These numbers are important whether you're a buyer or a seller so you have realistic expectations for your goals.  If you just read the national headlines you may be disappointed when your offer doesn't get accepted or or property doesn't sell quickly.  If you're a seller and would like a market analysis in an easy to read format, contact me and I'd be happy to help!  Or, if you're a buyer looking for an agent with your goals in mind, let me know.