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Westland, MI Real Estate News

By Craig Snead, Real Estate Investor
(Quality Home Investments, LLC / Dearborn Heights, MI)
Summer festival celebrates 41 years of fun in Westland, MI -- June 30 - July 4, 2011 While budget cuts in other cities continue to cancel extra curricular activities, Westland, MI has been able to maintain costs that will allow the summer festival to continue. The summer festival has been a mainstay in the city for the last forty years. Due to the longevity of this event, you will find families that were raised in Westland and went to the festival as a child now bringing their kids to the festival and reminiscing about their childhood experiences at the fair. This festival has something for everyone. Carnival rides. Live bands. A horseshoe contest. A muscle car show. A beauty pageant. Free parking and shuttle service. Carnival rides. A fun and educational science show. A fundraiser walk...
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By Craig Snead, Real Estate Investor
(Quality Home Investments, LLC / Dearborn Heights, MI)
Play Planet -- Tattan Park -- Westland, MI   Westland, MI recently put in a new play structure for the kids in Tattan Park right behind Westland City Hall. This new steel and plastic playground structure replaced the old wooden structure that was located at Central City park. The new structure has a rocket ship theme that is highlighted with rocket shaped towers for the kids to gather in.           There are plenty of climbing areas as well as numerous slides and climbing walls intertwined within the structure. Kids can freely use their imagination as they run up and down the many walkways connecting the different platforms.   There's also a variety of climbing bars, jumping platforms and swings to keep the kids happy. You just might lose sight of your children as they roam about the sp...
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By Craig Snead, Real Estate Investor
(Quality Home Investments, LLC / Dearborn Heights, MI)
  Westland, MI  recycling program. This curbside service called WESTLAND MISSION: GREEN is provided to all residents living in the city of Westland, MI. The program looks to encourage residents to make the effort to maximize the potential of recycling as many household products as possible. City wide participation is over 90%. In June 2009, each household was issued a large container to collect all of the recyclable products. Plastics #1-#7, newspapers, envelopes, phone books, cardboard, metals, clear glass and magazines can all be placed in one receptacle that is collected every other week. There is no need for sorting at home. To encourage greater participation, residents can enroll in a rewards points system, recyclebank, offered by the city. When the truck picks up your container, ...
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By Russ Ravary ~ Metro Detroit Realtor call (248) 310-6239, Michigan homes for sale ~ yesmyrealtor@gmail.com
(Real Estate One)
I heard from a client who uses me and another agent.  She was all upset with the other agent.  She uses multiple agents because she buys investment properties in different areas.  But the client was upset because the other agent told her she had to order the Westland city inspection.  The agent sprung it on her at the last minute, and she never had to do it before.  When you buy a home from a private home owner the home owner always get the city inspection.  But when you buy a Westland foreclosure the bank doesn't always get the city inspection.  Some banks pay for them, some don't.  Usually the bank tells you that in the addendums that they send you to sign. Somehow the agent and the buyer never read the addendums very well.  But it is common for the bank to make the buyer pay for the ...
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By Russ Ravary ~ Metro Detroit Realtor call (248) 310-6239, Michigan homes for sale ~ yesmyrealtor@gmail.com
(Real Estate One)
Here is how to use Metro Detroit real estate to provide retirement income.  So many metro Detroiters and Americans across the country are going to be in trouble when it comes to retirement.   We all have been hammered by the fall in the stock market.  Add in that many people's incomes have been reduced by the economy.  So many people are not putting away for retirement. So what's a person to do?  Here are my thought's.  There are many great homes in the metro Detroit area that are selling for under $35,000.  If you shop right you can pick up some very nice homes for under $35,000.  Metro Detroit homes that have newer windows, decent roofs, decent kitchens.  Homes that have the basics in good shape. Many people have IRA's that can be converted into self directed IRA's.  Or some people ha...
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By Russ Ravary ~ Metro Detroit Realtor call (248) 310-6239, Michigan homes for sale ~ yesmyrealtor@gmail.com
(Real Estate One)
Yes We no problems............... no reason to get flustered, no reason to get upset.  We only have to search for a solution to find for the situation we are in.  In Metro Detroit real estate there are always situations, and issues that come up that need some sort of solution. There are appraisal issues where the house does not appraise.  There are only a few solutions to this problem.  Either the seller lowers the sale price, or the buyer brings more money to closing, or we have to find a buyer that can pay cash, or the house doesn't get sold. There are inspection issues.  We as real estate agents have to reduce the costs of repairs to help the sellers bottom line.  We have to make the buyer happy, we need get the repairs done to make the buyer happy.  Many times it is a give or take b...
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By Russ Ravary ~ Metro Detroit Realtor call (248) 310-6239, Michigan homes for sale ~ yesmyrealtor@gmail.com
(Real Estate One)
Yes short sale scams are in full swing here in Southeastern Michigan.  I know of one agent that does some short sales.  When the bank does the BPO he tries to influence to a low ball amount.  If the bank does a low BPO and then accepts that low number, the property now has a below market price that the real estate agent knows about. Then the real estate agent has his "partner" put in an offer at the low ball price.  Of course the bank accepts it.  The partner buys it.  Then the agent re-lists it for the "partner" after some repairs.  The agent has become part of the transaction by influencing the banks appraiser for a low price and then having somebody he knows buy it at that price. Gone are the ethics of a real estate agent.  We as real estate agents are supposed to work to get the bes...
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By Russ Ravary ~ Metro Detroit Realtor call (248) 310-6239, Michigan homes for sale ~ yesmyrealtor@gmail.com
(Real Estate One)
Here is a quick explanation of what a Michigan bi-level home is.  Basically it is a home that the basement is half out of the ground.  A Michigan bi-level home is two stories.  The bedrooms are usually on the top or second level. The bottom level or 1st level is finished and counts as square footage.  There is no basement in a bi-level home.  The furnace, the water heater is on the first floor and takes up part of the space.  When you come in the door on a bi-level home there are steps up or down.  You don't come straight into any floor. When you compare a bi-level home's square footage I always say it is not square footage.  Let's say a in the MLS a ranch home has 2000 square foot listed and a bi-level home that is 2000 square foot.  The ranch home actually has more square footage.  Th...
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By Russ Ravary ~ Metro Detroit Realtor call (248) 310-6239, Michigan homes for sale ~ yesmyrealtor@gmail.com
(Real Estate One)
One of the keys to being profitable when flipping Michigan homes or Westland homes is buy homes that need the least for the less.  Sounds simple doesn't.  Get a rundown house at a very cheap price that has the major items done.  Fix it up more to appeal to buyers and sell at a profit. What I mean by that is you want the big cost items or the majority of the big cost items done.  Or in good shape.   The six major items you should be looking at Roof  Furnace Windows Basement  Updated Kitchen  Updated Bathrooms A roof even for a small Redford house is going to cost $3500 and up.  A furnace for a Westland or a Redford home is going to range from $3,500 to $4,500. Updated windows are very important.  Wayne County home buyerswant good windows.  You can figure at least $250 - $300 for a standa...
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By Russ Ravary ~ Metro Detroit Realtor call (248) 310-6239, Michigan homes for sale ~ yesmyrealtor@gmail.com
(Real Estate One)
There are many investors that have gotten in the business of flipping Michigan homes.  Last year when prices were cheap many Michigan investors starting buying Westland homes, Livonia real estate, and many other cities homes.  Where ever they think they can make a buck flipping a home they are doing it. I am seeing it in Redford, Eastpointe, and Allen Park.  Whereever there is a deal they are doing that.  So how do you get involved?  Are you qualified to do it?  Do you have the cash to do it? You see you have to have cash or be able to get a 203K loan to do it.  Being a Michigan cash investor will get you into the business easily.  You have to remember that banks will accept a cash offer over a person that needs a mortgage.  Nothing can go wrong with a cash investor because there are no...
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By Russ Ravary ~ Metro Detroit Realtor call (248) 310-6239, Michigan homes for sale ~ yesmyrealtor@gmail.com
(Real Estate One)
One of the last steps before you set up your closing your Michigan mortgage person will ask you to get 1 year of homeowners insurance paid up in full on your new Metro Detroit home.  This usually happens about 2 weeks before closing.  The home owners policy has to be given to the mortgage underwriter.  They will not close the loan until they have proof the house is insured and that they are on the policy.  The mortgage lender has to be on the policy because if the house burns down the mortgage will be paid off.Here are 7 questions to ask your insurance agent when getting your home owners policy1.)  What deductible will you have?  Usually the larger the deductible the lower the cost of the policy.  The average deductible is between $500 and $10002.)  Look for exclusions to coverage . Fo...
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By Russ Ravary ~ Metro Detroit Realtor call (248) 310-6239, Michigan homes for sale ~ yesmyrealtor@gmail.com
(Real Estate One)
I closed a real estate purchase for one of my clients today.  When I looked at her HUD statement I was dumbfounded.  It was a FHA purchase.  The Metro Detroit home was only priced at $73,000.  But you wouldn't believe it.  The cost of the appraisal was $1150.  This big lender uses an appraisal company like the HVCC.  They wanted to be ahead of the game.   Thanks to whoever thought of HVCC.  You are a jerk.  You have run up the price of an appraisal to the average consumer.  Congratulations on screwing up and costing the the people who can afford it the least more money. $1150 for an appraisal and a re-inspection.  That is a rip off.  I am glad we are paying some third party to gouge a person buying a $73,000 home. For those of you don't know what HVCC is..... some politician early this ...
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By Russ Ravary ~ Metro Detroit Realtor call (248) 310-6239, Michigan homes for sale ~ yesmyrealtor@gmail.com
(Real Estate One)
So often I get questions and emails from clients about what is happening with their home purchase.  Sometimes it is out of frustration and not knowing why or what is going on that the buyer gets upset or nervous.  So I like to share them so if the email or question can help another Metro Detroit home buyer then it is good. Russ, I have had to check into a few things about the Westland home that was not disclosed to me. This Westland home has had two previous issues with claims of flooding. Is this the reason the basement tiles are in that condition. I was not even able to go get insurance through the insurance company I wanted, because of this. Instead I had to pay more out of pocket expenses for insurance resulting in the delay of available funds. If the seller could provide me more in...
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By Russ Ravary ~ Metro Detroit Realtor call (248) 310-6239, Michigan homes for sale ~ yesmyrealtor@gmail.com
(Real Estate One)
When you buy a Westland foreclosure you are going to need a certificate of occupancy.  In the real estate business we call it a C of O.  A C of O allows a new homeowner to occupy their home.  The City of Westland (MI) requires a city inspection when the house is sold.  The new home owner (or old home owner) must: pay the City of Westland an inspection fee the City will send over inspector to look at the home Westland will give the homeowner a list of corrections to be done the city inspectors will come back out to re-inspect the Westland home Once all the deficiencies are corrected then Westland will issue a certificate of occupancy You can't close on a home at a title company normally without a certificate of occupancy When you buy Westland foreclosures it is a catch 22 to get a certif...
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By Russ Ravary ~ Metro Detroit Realtor call (248) 310-6239, Michigan homes for sale ~ yesmyrealtor@gmail.com
(Real Estate One)
My young buyer was so happy.  She got her bid accepted after three previous failed bids.  She was so excited.  She was looking at low price homes and Westland foreclosures.  The issue she had was that the houses she was looking at were in the 30 and 40 thousand dollar range. In that range many investors will pay cash.  My buyer had to get a mortgage.  So she was losing out to investors because even though she had a great bid that was comparable to the investors the banks were taking the investors bids because they were cash. I love it when one of my clients win the home they want when the cards are stacked against them.  Congratulations Sarah on getting a winning hand!!!!                                    Russ Ravary your Metro Detroit real estate agent
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By Russ Ravary ~ Metro Detroit Realtor call (248) 310-6239, Michigan homes for sale ~ yesmyrealtor@gmail.com
(Real Estate One)
I have been helping a young lady try to buy her first home in Westland.  We have been finding some good houses but the problem is that she is losing the bids.  She has a limited amount of money and the price range she is in attracts a lot of investors. We have lost 2 homes lately because the cash buyers are winning over her mortgage bid.  She has bid over the asking price but she has lost the homes.  And she can't go any higher.  So today we went out and put a bid in on another house.  It was a nice house, so I need some prayers from my fellow active rainers.  I need some good vibes.  The price point my buyer is interested in is the $20,000 to $35,000 price range.  Believe it or not you can get some very nice ranches or bungalows in the Metro Detroit real estate market in that price ran...
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By Russ Ravary ~ Metro Detroit Realtor call (248) 310-6239, Michigan homes for sale ~ yesmyrealtor@gmail.com
(Real Estate One)
Today I was showing a young lady Westland foreclosures. She doesn't make a lot of money, she only works at IKEA.  But Westland, Garden City, Inkster, Wayne, and Dearborn Heights have lots of foreclosures under $50,000. You can get a 800 to 1200 square foot ranch or bungalow for as little as $15,000.  Sure in that price range they are going to need work and TLC but in the upper $40,000 range you are going to find some very nice homes. Many of the Garden City foreclosureswhere nicely updated.  Most were built in the 1950's yet they had newer windows, decent roofs, some with updated kitchens and baths.  Sure they don't have granite counter tops. I met a young man with his grandfather peeking in the windows of one Westand foreclosure that was listed for $19,000.  I let them in to take a loo...
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By Russ Ravary ~ Metro Detroit Realtor call (248) 310-6239, Michigan homes for sale ~ yesmyrealtor@gmail.com
(Real Estate One)
A little bit about Westland MI Westland MI is what I would call a "blue collar" town in Western Wayne County.  Westland is just one of many of Metro Detroit suburbs.  It is a working mans town.  You won't find any mega mansions here.  People are more apt to drive a pickup truck or SUV than a foreign car in this car company suburb. Sure you might find a Jaguar, Mercedes, or Lexus parked here in the City of Westland but you will see more Fords, Chryslers, and GM vehicles parked in the driveway of Westland residents. Westland MI primary home styles are ranches and bungalows with basements. The bungalows are usually about 1000 to 1200 square ft and the ranches range from 1000 up to 1800 square feet.  Many of the homes were built in the 1950, 1960s, 1970's, 1980's.  Though after the 1980's t...
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By Debra Drummond, MichiganMoves Real Estate in SE Michigan
(RE/MAX Gallery)
Q. I'm interested in a Westland MI home that's a short sale. Who pays for real estate city inspections and how do I know if one has been done? A. Unless specifically negotiated in the purchase agreement, it's the seller's responsibility to schedule and pay for the inspection, which is $180 for a single family residence. A City inspector reviews the major mechanical systems, health & safety items, and any issues that violate the Property Maintenance Codes. Call the City of Westland Building Department at (734) 467-3210 to see if the inspection has been completed. If it has, you can go into their office and review the report. If it hasn't, I'd have your agent call the listing agent to find out when they plan to do it. Since it's a short sale, if there are any issues that need to be addres...
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By Russ Ravary ~ Metro Detroit Realtor call (248) 310-6239, Michigan homes for sale ~ yesmyrealtor@gmail.com
(Real Estate One)
I amy get a lot of grief for this but..... The simple truth and facts are:  home buyers that put a down payment on a house are more likely to stay in the house and make the payments (studies by banks show this) the bigger the downpayment the lower the risk of foreclosure (again studies have shown this) the simple reason is that people try to keep the house when their money is involved if you don't have any money to lose, then what do you care if you lose the house I think if people work to save the money.  That if home buying requires an investment and some little sacrifice, such as not going out to dinner once a week for a year.  Then the home buyer values his or hers contribution and down payment on a house.  It is the same thing... When you put work and sweat into a house you want to...
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Westland, MI Real Estate Professionals