BLOG Branch County Real Estate

Every website and real estate service talks about having current market data, but do they? Most data comes from canned data sources that are not complete or inaccurate. Most of the data comes from the Multiple Listing Service and if the information that is going in is not accurate the numbers will be skewed. An experienced Branch County real estate agent spends time evaluating the raw data and creates tables and graphs that includes all of the local nuances of your neighborhood.  For example, SOLD sqft prices are not calculated in the MLS using finished lower levels, and % SOLD TO LIST IS CALCULATED ON THE LAST LISTED PRICE- NOT ORIGINAL LIST PRICE.  Why is that important? Ask an experienced agent.

The numbers don’t lie if they are properly computed. GET AN EDUCATED AGENT. It’s not your job to calculate, crunch and format the market data. That’s what your agent gets paid to do.  The only homework you need to do is looking into a potential agents ethics, education, and success before you entrust one of your largest investments to him/her.

In the Daily Reporter of Coldwater, MI a headline reported that a "Zoning dispute moves into political arena after suit fizzles". Do you know the zoning rules for the township you are purchasing a home in? If not, educate yourself. Many real estate agents work in multiple zoned townships and may not know how those rules may affect your future use.

Lake property has been long known for its property line disputes, zoning issues, and building restrictions. Many townships have adopted a new zoning ordinance which prohibits changes to "non-conforming" structures. As we know, a large percentage of lake property is non-conforming, and with this new ordinance very few lake home owners can improve their property. The ZBA must review any variance put before the board, but with this recent court case the board has more ammunition than ever to deny your variance.

Why do zoning boards wish to hamper building and secondary lake home buying by enacting such a stringent ordinance? They often site safety (fire) in arguing setbacks, but in many cases the homeowner does not want to change the foundation footprint. So why are the zoning ordnances so unyielding? The state did a very expensive study of zoning ordinances in which the state government wanted to enact “uniformity” in zoning rules. Many townships, without understanding the impact of the changes to their township, enacted the new ordinance without thorough consideration. Many of the constituents of these townships have a primary home out of state and are given no warning to these changes. When pressed, the zoning board admits that these out of town residents should attend the board meetings and become informed. Commonsense never prevails in government, and serving their community may not be the motive when digging their heals into the sand.

What is a protection period?  Normally, in a listing agreement there is language protecting the commission for 12 months. When a buyer, after seeing the home with their licensed real estate agent, waits for the listing to expire then contacts the seller to negotiate a deal without commissions this protection period allows the firm to collect commissions. There are some listing agreements that take this one step further...They extend that protection of commission 180 days even if the listing moves to another firm. 

If the seller moves his listing to another firm after the expiration date and is brought a buyer from an agent that previously saw the home from firm #1 the seller could owe double the commission if the home is sold to that buyer.  Commissions to both listing firms may be sought.  SELLER BEWARE - READ YOUR LISTING AGREEMENT prior to signing it.