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Listings

1429 Roy PENDING	SOLD
4756 Millis North Branch	603 S. Elba PENDING
Vacant Land North Branch	235 Millville Lapeer, MI
3456 Fifth Owendale, MI	2055 Princeton Berkley, MI

Blogs

 Mobile Office Realtor

First Time Home Buyer Tax Credit

Move-up / Repeat Home Buyer Tax Credit (non-first timers)

Example Free List of Homes

STOP Harassment by Collection Agencies

Move-Up/Repeat Home Buyer Tax Credit

The Worker, Homeownership, and Business Assistance Act of 2009 has established a tax credit of up to $6,500 for qualified move-up/repeat home buyers (existing home owners) purchasing a principal residence after November 6, 2009 and on or before April 30, 2010 (or purchased by June 30, 2010 with a binding sales contract signed by April 30, 2010).

The following questions and answers provide basic information about the tax credit. If you have more specific questions, we strongly encourage you to consult a qualified tax advisor or legal professional about your unique situation.

1. Who is eligible to claim the $6,500 tax credit?
2. What is the definition of a move-up or repeat home buyer?
3. How is the amount of the tax credit determined?
4. Are there any income limits for claiming the tax credit?
5. What is “modified adjusted gross income”?
6. If my modified adjusted gross income (MAGI) is above the limit, do I qualify for any tax credit?
7. Can you give me an example of how the partial tax credit is determined?
8. How is this home buyer tax credit different from the tax credit that Congress enacted in July of 2008? How is this different than the rules established in early 2009?
9. How do I claim the tax credit? Do I need to complete a form or application? Are there documentation requirements?
10. What types of homes will qualify for the tax credit?
11. I read that the tax credit is "refundable." What does that mean?
12. Instead of buying a new home from a home builder, I hired a contractor to construct a home on a lot that I already own. Do I still qualify for the tax credit?
13. Can I claim the tax credit if I finance the purchase of my home under a mortgage revenue bond (MRB) program?
14. I am not a U.S. citizen. Can I claim the tax credit?
15. Is a tax credit the same as a tax deduction?
16. Is there a way for a home buyer to access the money allocable to the credit sooner than waiting to file their 2009 or 2010 tax return?
17. HUD allows “monetization” of the tax credit. What does that mean?
18. If I’m qualified for the tax credit and buy a home in 2009 (or 2010), can I apply the tax credit against my 2008 (or 2009) tax return?
19. For a home purchase in 2009 or 2010, can I choose whether to treat the purchase as occurring in the prior or present year, depending on in which year my credit amount is the largest?

1. Who is eligible to claim the $6,500 tax credit?
   Qualified move-up or repeat home buyers purchasing any kind of home are eligible to claim this credit.
   
   
2. What is the definition of a move-up or repeat home buyer?
   The law defines a tax credit qualified move-up home buyer (“long-time resident”) as a home owner who has owned and resided in a home for at least five consecutive years of the eight years prior to the purchase date. For married taxpayers, the law tests the homeownership history of both the home buyer and his/her spouse. Repeat home buyers do not have to purchase a home that is more expensive than their previous home to qualify for the tax credit.
   
   
3. How is the amount of the tax credit determined?
   The tax credit is equal to 10 percent of the home’s purchase price up to a maximum of $6,500. Purchases of homes priced above $800,000 are not eligible for the tax credit.
   
   
4. Are there any income limits for claiming the tax credit?
   Yes. The income limit for single taxpayers is $125,000; the limit is $225,000 for married taxpayers filing a joint return. The tax credit amount is reduced for buyers with a modified adjusted gross income (MAGI) above those limits. The phaseout range for the tax credit program is equal to $20,000. That is, the tax credit amount is reduced to zero for taxpayers with MAGI of more than $145,000 (single) or $245,000 (married) and is reduced proportionally for taxpayers with MAGIs between these amounts.
   
   
5. What is “modified adjusted gross income”?
   Modified adjusted gross income or MAGI is defined by the IRS. To find it, a taxpayer must first determine "adjusted gross income" or AGI. AGI is total income for a year minus certain deductions (known as "adjustments" or "above-the-line deductions"), but before itemized deductions from Schedule A or personal exemptions are subtracted. On Forms 1040 and 1040A, AGI is the last number on page 1 and the first number on page 2 of the form. For Form 1040-EZ, AGI appears on line 4 (as of 2007). Note that AGI includes all forms of income including wages, salaries, interest income, dividends and capital gains.
   
   To determine modified adjusted gross income (MAGI), add to AGI certain amounts of foreign-earned income. See IRS Form 5405 for more details.
   
   
6. If my modified adjusted gross income (MAGI) is above the limit, do I qualify for any tax credit?
   Possibly. It depends on your income. Partial credits of less than $6,500 are available for some taxpayers whose MAGI exceeds the phaseout limits.
   
   
7. Can you give me an example of how the partial tax credit is determined?
   Just as an example, assume that a married couple has a modified adjusted gross income of $235,000. The applicable phaseout to qualify for the tax credit is $225,000, and the couple is $10,000 over this amount. Dividing $10,000 by the phaseout range of $20,000 yields 0.5. When you subtract 0.5 from 1.0, the result is 0.5. To determine the amount of the partial first-time home buyer tax credit that is available to this couple, multiply $6,500 by 0.5. The result is $3,250.
   
   Here’s another example: assume that an individual home buyer has a modified adjusted gross income of $138,000. The buyer’s income exceeds $125,000 by $13,000. Dividing $13,000 by the phaseout range of $20,000 yields 0.65. When you subtract 0.65 from 1.0, the result is 0.35. Multiplying $6,500 by 0.35 shows that the buyer is eligible for a partial tax credit of $2,275.
   
   Please remember that these examples are intended to provide a general idea of how the tax credit might be applied in different circumstances. You should always consult your tax advisor for information relating to your specific circumstances.
   
   
8. How is this home buyer tax credit different from the tax credit that Congress enacted in July of 2008? How is this different than the rules established in early 2009?
   The previous tax credits applied only to first-time home buyers and were for different amounts of money.
   
   
9. How do I claim the tax credit? Do I need to complete a form or application? Are there documentation requirements?
   You claim the tax credit on your federal income tax return. Specifically, home buyers should complete IRS Form 5405 to determine their tax credit amount, and then claim this amount on line 67 of the 1040 income tax form for 2009 returns (line 69 of the 1040 income tax form for 2008 returns).
   
   No other applications are required, and no pre-approval is necessary. However, you will want to be sure that you qualify for the credit under the income limits and repeat home buyer tests. Note that you cannot claim the credit on Form 5405 for an intended purchase for some future date; it must be a completed purchase. Home buyers must attach a copy of their HUD-1 settlement form (closing statement) to Form 5405 as proof of the completed home purchase.
   
   
10. What types of homes will qualify for the tax credit?
    Any home that will be used as a principal residence will qualify for the credit, provided the home is purchased for a price less than or equal to $800,000. This includes single-family detached homes, attached homes like townhouses and condominiums, manufactured homes (also known as mobile homes) and houseboats. The definition of principal residence is identical to the one used to determine whether you may qualify for the $250,000 / $500,000 capital gain tax exclusion for principal residences.
    
    It is important to note that you cannot purchase a home from, among other family members, your ancestors (parents, grandparents, etc.), your lineal descendants (children, grandchildren, etc.) or your spouse or your spouse’s family members. Please consult with your tax advisor for more information. Also see IRS Form 5405.
    
    
11. I read that the tax credit is “refundable.” What does that mean?
    The fact that the credit is refundable means that the home buyer credit can be claimed even if the taxpayer has little or no federal income tax liability to offset. Typically this involves the government sending the taxpayer a check for a portion or even all of the amount of the refundable tax credit.
    
    For example, if a qualified home buyer expected, notwithstanding the tax credit, federal income tax liability of $5,000 and had tax withholding of $4,000 for the year, then without the tax credit the taxpayer would owe the IRS $1,000 on April 15th. Suppose now that the taxpayer qualified for the $6,500 home buyer tax credit. As a result, the taxpayer would receive a check for $5,500 ($6,500 minus the $1,000 owed).
    
    
12. Instead of buying a new home from a home builder, I hired a contractor to construct a home on a lot that I already own. Do I still qualify for the tax credit?
    Yes. For the purposes of the home buyer tax credit, a principal residence that is constructed by the home owner is treated by the tax code as having been “purchased” on the date the owner first occupies the house. In this situation, the date of first occupancy must be after November 6, 2009 and on or before April 30, 2010 (or by June 30, 2010, provided a binding sales contract was in force by April 30, 2010).
    
    In contrast, for newly-constructed homes bought from a home builder, eligibility for the tax credit is determined by the settlement date. Be sure to check with a tax advisor in cases where a HUD-1 form is not used at settlement to be sure you have sufficient documentation to attach to IRS Form 5405.
    
    
13. Can I claim the tax credit if I finance the purchase of my home under a mortgage revenue bond (MRB) program?
    Yes. The tax credit can be combined with an MRB home buyer program.
    
    
14. I am not a U.S. citizen. Can I claim the tax credit?
    Perhaps. Anyone who is not a nonresident alien (as defined by the IRS) and who has owned and resided in a principal residence in the United States for at least five consecutive years of the eight years prior to the purchase date can claim the tax credit if they meet the income limits. For married taxpayers, the law tests the homeownership history of both the home buyer and his/her spouse. The IRS provides a definition of “nonresident alien” in IRS Publication 519.
    
    
15. Is a tax credit the same as a tax deduction?
    No. A tax credit is a dollar-for-dollar reduction in what the taxpayer owes. That means that a taxpayer who owes $6,500 in income taxes and who receives an $6,500 tax credit would owe nothing to the IRS.
    
    A tax deduction is subtracted from the amount of income that is taxed. Using the same example, assume the taxpayer is in the 15 percent tax bracket and owes $6,500 in income taxes. If the taxpayer receives a $6,500 deduction, the taxpayer’s tax liability would be reduced by $975 (15 percent of $6,500), or lowered from $6,500 to $5,525.
    
    
16. Is there a way for a home buyer to access the money allocable to the credit sooner than waiting to file their 2009 or 2010 tax return?
    Yes. Prospective home buyers who believe they qualify for the tax credit are permitted to reduce their income tax withholding. Reducing tax withholding (up to the amount of the credit) will enable the buyer to accumulate cash by raising his/her take home pay. This money can then be applied to the downpayment.
    
    Buyers should adjust the withholding amount on their W-4 via their employer or through their quarterly estimated tax payment. IRS Publication 919 contains rules and guidelines for income tax withholding. Prospective home buyers should note that if income tax withholding is reduced and the tax credit qualified purchase does not occur, then the individual would be liable for repayment to the IRS of income tax and possible interest charges and penalties.
    
    In addition, rule changes made as part of the economic stimulus legislation allow home buyers to claim the tax credit and participate in a program financed by tax-exempt bonds. As a result, some state housing finance agencies have introduced programs that provide short-term second mortgage loans that may be used to fund a downpayment. Prospective home buyers should check with their state housing finance agency to see if such a program is available in their community. To date, 18 state agencies have announced tax credit assistance programs, and more are expected to follow suit. The National Council of State Housing Agencies (NCSHA) has compiled a list of such programs, which can be found here.
    
    
17. HUD allows “monetization” of the tax credit. What does that mean?
    It means that HUD will allow buyers using FHA-insured mortgages to apply their anticipated tax credit toward their home purchase immediately rather than waiting until they file their 2009 or 2010 income taxes to receive a refund. These funds may be used for certain downpayment and closing cost expenses.
    
    Under the guidelines announced by HUD, non-profits and FHA-approved lenders are allowed to give home buyers short-term loans. The guidelines also allow government agencies, such as state housing finance agencies, to facilitate home sales by providing longer term loans secured by second mortgages.
    
    Housing finance agencies and other government entities may also issue tax credit loans, which home buyers may use to satisfy the FHA 3.5 percent downpayment requirement.
    
    In addition, approved FHA lenders can purchase a home buyer’s anticipated tax credit to pay closing costs and downpayment costs above the 3.5 percent downpayment that is required for FHA-insured homes.
    
    More information about the guidelines is available on the NAHB web site. Read the HUD mortgagee letter (pdf) and an explanation of the FHA Mortgagee Letter on Tax Credit Monetization (pdf). An FAQ about monetization (pdf) is available at the NAHB web site.
    
    
18. If I’m qualified for the tax credit and buy a home in 2009 (or 2010), can I apply the tax credit against my 2008 (or 2009) tax return?
    Yes. The law allows taxpayers to choose (“elect”) to treat qualified home purchases in 2009 (or 2010) as if the purchase occurred on December 31, 2008 (or if in 2010, December 31, 2009). This means that the previous year’s income limit (MAGI) applies and the election accelerates when the credit can be claimed. A benefit of this election is that a home buyer in 2009 or 2010 will know their prior year MAGI with certainty, thereby helping the buyer know whether the income limit will reduce their credit amount.
    
    Taxpayers buying a home who wish to claim it on their prior year tax return, but who have already submitted their tax return to the IRS, may file an amended return claiming the tax credit using Form 1040X. You should consult with a tax professional to determine how to arrange this.
    
    
19. For a home purchase in 2009 or 2010, can I choose whether to treat the purchase as occurring in the prior or present year, depending on in which year my credit amount is the largest?
    Yes. If the applicable income phaseout would reduce your home buyer tax credit amount in the present year and a larger credit would be available using the prior year MAGI amounts, then you can choose the year that yields the largest credit amount.

First-Time Home Buyer Tax Credit

The Worker, Homeownership, and Business Assistance Act of 2009 has extended the tax credit of up to $8,000 for qualified first-time home buyers purchasing a principal residence. The tax credit now applies to sales occurring on or after January 1, 2009 and on or before April 30, 2010. However, in cases where a binding sales contract is signed by April 30, 2010, a home purchase completed by June 30, 2010 will qualify.

For sales occurring after November 6, 2009, the Act establishes income limits of $125,000 for single taxpayers and $225,000 for married couples filing joint returns.

The income limits for sales occurring on or after January 1, 2009 and on or before November 6, 2009, are $75,000 for single taxpayers and $150,000 for married taxpayers filing joint returns.

The following questions and answers provide basic information about the tax credit. If you have more specific questions, we strongly encourage you to consult a qualified tax advisor or legal professional about your unique situation.

1. Who is eligible to claim the $8,000 tax credit?
2. What is the definition of a first-time home buyer?
3. How is the amount of the tax credit determined?
4. Are there any income limits for claiming the tax credit?
5. The income limits for claiming the tax credit were raised when the tax credit was extended. Are the higher income limits retroactive?
6. What is “modified adjusted gross income”?
7. If my modified adjusted gross income (MAGI) is above the limit, do I qualify for any tax credit?
8. Can you give me an example of how the partial tax credit is determined?
9. How is this home buyer tax credit different from the tax credit that Congress enacted in early 2009?
10. How do I claim the tax credit? Do I need to complete a form or application? Are there documentation requirements?
11. What types of homes will qualify for the tax credit?
12. I read that the tax credit is "refundable." What does that mean?
13. Instead of buying a new home from a home builder, I hired a contractor to construct a home on a lot that I already own. Do I still qualify for the tax credit?
14. Can I claim the tax credit if I finance the purchase of my home under a mortgage revenue bond (MRB) program?
15. I live in the District of Columbia. Can I claim both the Washington, D.C. first-time home buyer credit and this new credit?
16. I am not a U.S. citizen. Can I claim the tax credit?
17. Is a tax credit the same as a tax deduction?
18. I bought a home in 2008. Do I qualify for this credit?
19. Is there any way for a home buyer to access the money allocable to the credit sooner than waiting to file their 2009 or 2010 tax return?
20. HUD is now allowing "monetization" of the tax credit. What does that mean?
21. If I’m qualified for the tax credit and buy a home in 2009 (or 2010), can I apply the tax credit against my 2008 (or 2009) tax return?
22. For a home purchase in 2009 or 2010, can I choose whether to treat the purchase as occurring in the prior or present year, depending on in which year my credit amount is the largest?

1. Who is eligible to claim the $8,000 tax credit?
   First-time home buyers purchasing any kind of home—new or resale—are eligible for the tax credit. To qualify for the tax credit, a home purchase must occur on or after January 1, 2009 and on or before April 30, 2010. For the purposes of the tax credit, the purchase date is the date when closing occurs and the title to the property transfers to the home owner. A limited exception exists for certain contract for deed purchases and installment sale purchases. See the IRS website for more detail.
   
   However, the law also allows home sales occurring by June 30, 2010 to qualify, provided they are due to a binding sales contract in force on or before April 30, 2010.
   
   Persons who are claimed as dependents by other taxpayers or who are under age 18 are not qualified for the tax credit program.
   
   
2. What is the definition of a first-time home buyer?
   The law defines “first-time home buyer” as a buyer who has not owned a principal residence during the three-year period prior to the purchase. For married taxpayers, the law tests the homeownership history of both the home buyer and his/her spouse.
   
   For example, if you have not owned a home in the past three years but your spouse has owned a principal residence, neither you nor your spouse qualifies for the first-time home buyer tax credit. However, IRS Notice 2009-12 allows unmarried joint purchasers to allocate the credit amount to any buyer who qualifies as a first-time buyer, such as may occur if a parent jointly purchases a home with a son or daughter. Ownership of a vacation home or rental property not used as a principal residence does not disqualify a buyer as a first-time home buyer.
   
   
3. How is the amount of the tax credit determined?
   The tax credit is equal to 10 percent of the home’s purchase price up to a maximum of $8,000.
   
   
4. Are there any income limits for claiming the tax credit?
   Yes. For sales occuring after November 6, 2009, the income limit for single taxpayers is $125,000; the limit is $225,000 for married taxpayers filing a joint return. The tax credit amount is reduced for buyers with a modified adjusted gross income (MAGI) of more than $125,000 for single taxpayers and $225,000 for married taxpayers filing a joint return. The phaseout range for the tax credit program is equal to $20,000. That is, the tax credit amount is reduced to zero for taxpayers with MAGI of more than $145,000 (single) or $245,000 (married) and is reduced proportionally for taxpayers with MAGIs between these amounts.
   
   
5. The income limits for claiming the tax credit were raised when the tax credit was extended. Are the higher limits retroactive?
   No. The new income limits are only applicable to purchases occurring after November 6, 2009.
   
   The income limits for sales occuring on or after January 1, 2009 and on or before November 6, 2009 are $75,000 for single taxpayers and $150,000 for married couples filing jointly.
   
   
6. What is “modified adjusted gross income”?
   Modified adjusted gross income or MAGI is defined by the IRS. To find it, a taxpayer must first determine “adjusted gross income” or AGI. AGI is total income for a year minus certain deductions (known as “adjustments” or “above-the-line deductions”), but before itemized deductions from Schedule A or personal exemptions are subtracted. On Forms 1040 and 1040A, AGI is the last number on page 1 and first number on page 2 of the form. For Form 1040-EZ, AGI appears on line 4 (as of 2007). Note that AGI includes all forms of income including wages, salaries, interest income, dividends and capital gains.
   
   To determine modified adjusted gross income (MAGI), add to AGI certain amounts of foreign-earned income. See IRS Form 5405 for more details.
   
   
7. If my modified adjusted gross income (MAGI) is above the limit, do I qualify for any tax credit?
   Possibly. It depends on your income. Partial credits of less than $8,000 are available for some taxpayers whose MAGI exceeds the phaseout limits.
   
   
8. Can you give me an example of how the partial tax credit is determined?
   Just as an example, assume that a married couple has a modified adjusted gross income of $235,000. The applicable phaseout to qualify for the tax credit is $225,000, and the couple is $10,000 over this amount. Dividing $10,000 by the phaseout range of $20,000 yields 0.5. When you subtract 0.5 from 1.0, the result is 0.5. To determine the amount of the partial first-time home buyer tax credit that is available to this couple, multiply $8,000 by 0.5. The result is $4,000.
   
   Here’s another example: assume that an individual home buyer has a modified adjusted gross income of $138,000. The buyer’s income exceeds $125,000 by $13,000. Dividing $13,000 by the phaseout range of $20,000 yields 0.65. When you subtract 0.65 from 1.0, the result is 0.35. Multiplying $8,000 by 0.35 shows that the buyer is eligible for a partial tax credit of $2,800.
   
   Please remember that these examples are intended to provide a general idea of how the tax credit might be applied in different circumstances. You should always consult your tax advisor for information relating to your specific circumstances.
   
   
9. How is this home buyer tax credit different from the tax credit that Congress enacted in early 2009?
   The tax credit’s income limits were increased, the documentation requirements were tightened, and the program's deadlines were extended.
   
   
10. How do I claim the tax credit? Do I need to complete a form or application? Are there documentation requirements?
    You claim the tax credit on your federal income tax return. Specifically, home buyers should complete IRS Form 5405 to determine their tax credit amount, and then claim this amount on line 67 of the 1040 income tax form for 2009 returns (line 69 of the 1040 income tax form for 2008 returns). No other applications are required, and no pre-approval is necessary. However, you will want to be sure that you qualify for the credit under the income limits and first-time home buyer tests. Note that you cannot claim the credit on Form 5405 for an intended purchase for some future date; it must be a completed purchase. Home buyers must attach a copy of their HUD-1 settlement form (closing statement) to Form 5405 as proof of the completed home purchase.
    
    
11. What types of homes will qualify for the tax credit?
    Any home that will be used as a principal residence will qualify for the credit, provided the home is purchased for a price less than or equal to $800,000. This includes single-family detached homes, attached homes like townhouses and condominiums, manufactured homes (also known as mobile homes) and houseboats. The definition of principal residence is identical to the one used to determine whether you may qualify for the $250,000 / $500,000 capital gain tax exclusion for principal residences.
    
    It is important to note that you cannot purchase a home from, among other family members, your ancestors (parents, grandparents, etc.), your lineal descendants (children, grandchildren, etc.) or your spouse or your spouse’s family members. Please consult with your tax advisor for more information. Also see IRS Form 5405.
    
    
12. I read that the tax credit is “refundable.” What does that mean?
    The fact that the credit is refundable means that the home buyer credit can be claimed even if the taxpayer has little or no federal income tax liability to offset. Typically this involves the government sending the taxpayer a check for a portion or even all of the amount of the refundable tax credit.
    
    For example, if a qualified home buyer expected, notwithstanding the tax credit, federal income tax liability of $5,000 and had tax withholding of $4,000 for the year, then without the tax credit the taxpayer would owe the IRS $1,000 on April 15th. Suppose now that the taxpayer qualified for the $8,000 home buyer tax credit. As a result, the taxpayer would receive a check for $7,000 ($8,000 minus the $1,000 owed).
    
    
13. Instead of buying a new home from a home builder, I hired a contractor to construct a home on a lot that I already own. Do I still qualify for the tax credit?
    Yes. For the purposes of the home buyer tax credit, a principal residence that is constructed by the home owner is treated by the tax code as having been “purchased” on the date the owner first occupies the house. In this situation, the date of first occupancy must be on or after January 1, 2009 and on or before April 30, 2010 (or by June 30, 2010, provided a binding sales contract was in force by April, 30, 2010).
    
    In contrast, for newly-constructed homes bought from a home builder, eligibility for the tax credit is determined by the settlement date.
    
    
14. Can I claim the tax credit if I finance the purchase of my home under a mortgage revenue bond (MRB) program?
    Yes. The tax credit can be combined with an MRB home buyer program. Note that first-time home buyers who purchased a home in 2008 may not claim the tax credit if they are participating in an MRB program.
    
    
15. I live in the District of Columbia. Can I claim both the Washington, D.C. first-time home buyer credit and this new credit?
    No. You can claim only one.
    
    
16. I am not a U.S. citizen. Can I claim the tax credit?
    Maybe. Anyone who is not a nonresident alien (as defined by the IRS), who has not owned a principal residence in the previous three years and who meets the income limits test may claim the tax credit for a qualified home purchase. The IRS provides a definition of “nonresident alien” in IRS Publication 519.
    
    
17. Is a tax credit the same as a tax deduction?
    No. A tax credit is a dollar-for-dollar reduction in what the taxpayer owes. That means that a taxpayer who owes $8,000 in income taxes and who receives an $8,000 tax credit would owe nothing to the IRS.
    
    A tax deduction is subtracted from the amount of income that is taxed. Using the same example, assume the taxpayer is in the 15 percent tax bracket and owes $8,000 in income taxes. If the taxpayer receives an $8,000 deduction, the taxpayer’s tax liability would be reduced by $1,200 (15 percent of $8,000), or lowered from $8,000 to $6,800.
    
    
18. I bought a home in 2008. Do I qualify for this credit?
    No, but if you purchased your first home between April 9, 2008 and January 1, 2009, you may qualify for a different tax credit. Please consult with your tax advisor for more information.
    
    
19. Is there a way for a home buyer to access the money allocable to the credit sooner than waiting to file their 2009 or 2010 tax return?
    Yes. Prospective home buyers who believe they qualify for the tax credit are permitted to reduce their income tax withholding. Reducing tax withholding (up to the amount of the credit) will enable the buyer to accumulate cash by raising his/her take home pay. This money can then be applied to the downpayment.
    
    Buyers should adjust their withholding amount on their W-4 via their employer or through their quarterly estimated tax payment. IRS Publication 919 contains rules and guidelines for income tax withholding. Prospective home buyers should note that if income tax withholding is reduced and the tax credit qualified purchase does not occur, then the individual would be liable for repayment to the IRS of income tax and possible interest charges and penalties.
    
    In addition, rule changes made as part of the economic stimulus legislation allow home buyers to claim the tax credit and participate in a program financed by tax-exempt bonds. As a result, some state housing finance agencies have introduced programs that provide short-term second mortgage loans that may be used to fund a downpayment. Prospective home buyers should check with their state housing finance agency to see if such a program is available in their community. To date, 18 state agencies have announced tax credit assistance programs, and more are expected to follow suit. The National Council of State Housing Agencies (NCSHA) has compiled a list of such programs, which can be found here.
    
    
20. HUD is now allowing "monetization" of the tax credit. What does that mean?
    It means that HUD allows buyers using FHA-insured mortgages to apply their anticipated tax credit toward their home purchase immediately rather than waiting until they file their 2009 or 2010 income taxes to receive a refund. These funds may be used for certain downpayment and closing cost expenses.
    
    Under HUD’s guidelines, non-profits and FHA-approved lenders are allowed to give home buyers short-term loans of up to $8,000. The guidelines also allow government agencies, such as state housing finance agencies, to facilitate home sales by providing longer term loans secured by second mortgages.
    
    Housing finance agencies and other government entities may also issue tax credit loans, which home buyers may use to satisfy the FHA 3.5 percent downpayment requirement. In addition, approved FHA lenders can purchase a home buyer’s anticipated tax credit to pay closing costs and downpayment costs above the 3.5 percent downpayment that is required for FHA-insured homes.
    
    More information about the guidelines is available on the NAHB web site. Read the HUD mortgagee letter (pdf) and an explanation of the FHA Mortgagee Letter on Tax Credit Monetization (pdf). An FAQ about monetization (pdf) is available at the NAHB web site.
    
    
21. If I’m qualified for the tax credit and buy a home in 2009 (or 2010), can I apply the tax credit against my 2008 (or 2009) tax return?
    Yes. The law allows taxpayers to choose (“elect”) to treat qualified home purchases in 2009 (or 2010) as if the purchase occurred on December 31, 2008 (or if in 2010, December 31, 2009). This means that the previous year’s income limit (MAGI) applies and the election accelerates when the credit can be claimed. A benefit of this election is that a home buyer in 2009 or 2010 will know their prior year MAGI with certainty, thereby helping the buyer know whether the income limit will reduce their credit amount.
    
    Taxpayers buying a home who wish to claim it on their prior year tax return, but who have already submitted their tax return to the IRS, may file an amended return claiming the tax credit using Form 1040X. You should consult with a tax professional to determine how to arrange this.
    
    
22. For a home purchase in 2009 or 2010, can I choose whether to treat the purchase as occurring in the prior or present year, depending on in which year my credit amount is the largest?
    Yes. If the applicable income phaseout would reduce your home buyer tax credit amount in the present year and a larger credit would be available using the prior year MAGI amounts, then you can choose the year that yields the largest credit amount.

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My Listings and Blog Pages

If you have come here looking for more pictures on my advertised listings or if you are a first time visitor, below and to the right are lists of my homes for sale and my blogs.  Just look for the title of the page that you want to see, click and enjoy.  If you want or need more information, each page is a blog style page so you can comment and ask questions.

Feel free to browse through my site.  There are many pages with a ton of information.  If you like what you see/read tell a friend.  They'll love you for it.

Listings

1429 Roy Oxford, MI	3060 Davis Attica MI
4756 Millis North Branch	603 S. Elba Lapeer MI
Vacant Land North Branch	235 Millville Lapeer, MI
3456 Fifth Owendale, MI	2055 Princeton Berkley, MI

Blogs

 Mobile Office Realtor

Example Free List of Homes

STOP Harassment by Collection Agencies

Vacant Land on Lapeer Rd at M-90 in North Branch

$40,000

6 Acres with a possiblity of being commercial

L# 29123223

NEW

Area:09051

VACANT LAND

Map:

Pos:

Price: $ 40,000

Add: 0 N LAPEER RD

T: DEERFIELD TWP

School Dist:  NORTH BRANCH

SpAsmts: YES

Min Sqft Lot:

N/S: N M-90

E/W: E LAPEER

Lot Dimen: 1515 X 528

Survey: Y

Perk:

Irrigation:

Mineral Rights:

Units/Acre:

Water Nm:

Wfac:

Bldgs:

Zoning: RESIDENTL

Terms: CONV, CASH

Site:

Road: PAVED

Water: WELL, SEPTIC

LC Down:

Summer Tax: $27

Winter Tax: $97

List Office: JOHN BURT REALTY GMAC R E

Possible commercial property. No commission paid to buyer whom is a licensed Realtor/Broker

Click on the picture below for a larger view 

If you find that this is not a home that you are interested in and would like to see more homes, I would like to offer my Buyer's Agent services at no extra charge to you.  I also would like to invite you to check out my FREE list of Foreclosures  This list will give you every listing, customized to YOU and it updates you daily so your finding the homes faster then the average buyer.

4756 Millis Rd North Branch

$300,000

3 Bedrooms, a bonus room, 2 full bathrooms, partially finished basement, 2500 sqft on 2 acres with an additional 6.5 acres with acceptable offer.

L#29120716

ACTV

Area:09051

RESIDENTIAL/SITE CONDO

Map: K 11

Pos: 30

Price: $ 300,000

Add: 4756 MILLIS RD

City/Tshp: DEERFIELD TWP

School Dist:  LAPEER

SpAsmts: YES

Ttl sqft: 2500

N/S: S WHITE RD

E/W: E LAPEER RD

Year Built: 2003

Lot Dimen: 182X478

Beds: 3

LR:

Style: CONTEMP

Water Nm:

Wfac:

Baths/Lavs: 2.0

GR:

Arch: 1-ST

Fuel: LP GAS

MB: 15x15 E

FR:

Heat: FRCD AIR

Water: WELL, SEPTIC

BR2: 10x11 E

DR:

Basement: PART FIN

Terms: CONV, FHA, VA, CASH

BR3: 10x11

KT:

Road: GRAVEL

Garage: 2 CAR, ATT, DET, SIDE ENTRY, HEAT, 2ND GAR

BR4:

BFT:

Exterior: VINYL, STONE

FP: LIV RM, GAS

L-C Down:

Summer Tax: $1,332

Winter Tax: $1,157

List Office: JOHN BURT REALTY GMAC R E

Additional 6.5 available, offer accordingly if interested.

Click on the pictures below for a larger view

If you find that this is not a home that you are interested in and would like to see more homes, I would like to offer my Buyer's Agent services at no extra charge to you.  I also would like to invite you to check out my FREE list of Foreclosures  This list will give you every listing, customized to YOU and it updates you daily so your finding the homes faster then the average buyer.

3060 Davis Rd Attica MI

$249,900

3 Bedrooms 2 Bathrooms 2000 Sqft Walkout Basement Horse Barn and Separtate Home Office/Apartment

L#29087536

NEW

Area:09141

RESIDENTIAL/SITE CONDO

Map:

Pos: 30

Price: $ 270,000

Add: 3060 DAVIS RD

City/Tshp: ATTICA TWP

School Dist:  LAPEER

SpAsmts:

Ttl sqft: 2000

N/S: N M-21

E/W: E FIVE LAKES

Year Built: 2004

Lot Dimen: 330X1320

Beds: 3

LR: 23x14 E

Style: RANCH

Water Nm:

Wfac:

Baths/Lavs: 2.0

GR:

Arch: 1-ST

Fuel: GAS

MB: 10x13 E

FR:

Heat: FRCD AIR

Water: WELL, SEPTIC

BR2: 10x13 E

DR: 09x13 E

Basement: PART FIN, WALKOUT

Terms: CONV, LAND CNTR, FHA, CASH

BR3: 11x13 E

KT: 10x10 E

Road: GRAVEL

Garage: 2 CAR

BR4:

BFT:

Exterior:

FP:

L-C Down: 0

Summer Tax: $1,226

Winter Tax: $1,262

List Office: JOHN BURT REALTY GMAC R E

This custom-built 2000 sq. ft. home on 10 acres in Lapeer, was built in 2004, and offers a full walkout basement with recreation room, (pool table is included) woodshop and storage room. Home has fireplace in master bedroom and living room! Acreage includes separate 32x24 hobby/home business with furnace, central air, water, phone, paneling, tiled floor, and has an 8’x32’ cantilever in back to sit under and watch the deer cross the creek through the approximately 3 acres of woods to graze alfalfa in the hayfield. There is also a 24x60’ pole barn with horse facilities that feature easy access with three utility doors and two 10-foot slider doors, cement floor, loft, electric, water and shingled roof. Located on a quiet road in area of new homes, 5 miles north of the Metamora hunt area, minutes from I-69 and Lapeer. Call for details on possible land contract terms.

Click on the pictures below for a larger view

If you find that this is not a home that you are interested in and would like to see more homes, I would like to offer my Buyer's Agent services at no extra charge to you.  I also would like to invite you to check out my FREE list of Foreclosures  This list will give you every listing, customized to YOU and it updates you daily so your finding the homes faster then the average buyer.

603 Elba Rd Lapeer MI

$145,000

3 Bedrooms 2.5 Baths Private Lake

 

L#29067492

NEW

Area:09131

RESIDENTIAL/SITE CONDO

Map:

Pos: 30

Price: $ 170,000

Add: 603 S ELBA RD

City/Tshp: ELBA TWP

School Dist:  LAPEER

SpAsmts:

Ttl sqft: 1664

N/S: N I-69

E/W: W MAPLELEAF

Year Built: 2000

Lot Dimen: 150X150X600X600

Beds: 3

LR:

Style: OTHER

Water Nm: PRIVATE LAKE

Wfac:

Baths/Lavs: 2.1

GR:

Arch: 2-ST

Fuel: GAS

MB: 18x10 U

FR:

Heat: FRCD AIR

Water: WELL, SEPTIC

BR2: 12x11 U

DR:

Basement: FINISHED

Terms: CONV, FHA, VA, CASH

BR3: 10x09 U

KT:

Road: PAVED

Garage: 2 CAR

BR4:

BFT:

Exterior:

FP:

L-C Down:

Summer Tax: $678

Winter Tax: $668

List Office: JOHN BURT REALTY GMAC R E

Bank responds to all offers within 1 WEEK and has already COMPLETELY APPROVED our $145,000 asking price. Yes, the best short sale ever. Get inside this one NOW it will be gone fast and will most likely have many offers. The house is in perfect condition and is easy to show. For more information on this property feel free to contact me at 810-441-5777 or send me an email to JeffDavisRealtor@Gmail.Com

Click on the picture below for a larger view

If you find that this is not a home that you are interested in and would like to see more homes, I would like to offer my Buyer's Agent services at no extra charge to you.  I also would like to invite you to check out my FREE list of Foreclosures  This list will give you every listing, customized to YOU and it updates you daily so your finding the homes faster then the average buyer.

1429 Roy Rd Oxford, MI

$85,000

2 Bedrooms 2 Bathrooms

For more information on this property feel free to contact me at 810-441-5777 or send me an email to JeffDavisRealtor@Gmail.Com

Click on the picture below for a larger view

If you find that this is not a home that you are interested in and would like to see more homes, I would like to offer my Buyer's Agent services at no extra charge to you.  I also would like to invite you to check out my FREE list of Foreclosures  This list will give you every listing, customized to YOU and it updates you daily so your finding the homes faster then the average buyer.

STOP Harassment by Collection Agencies

Everything you are about to read is stuff I have learned from Dave Ramsey, you can visit his site at DaveRamsey.com to learn more about getting out of debt and staying debt free.  I took his class and HIGHLY recommend it even if your not in debt but especially if you are in debt.

I have never had creditors call me but when I heard Dave Ramsey's lesson titled "Credit Sharks In Suits" and the crazy tactics that they use, I was completely appalled and wanted to help Mr. Ramsey purge this business practice.  So I thought I would blog it and tell everyone, that I could, what I have learned.

Like Mr. Ramsey says, there are good legitimate collection agencies out there, like your first mortgage, the local collection agencies-the ones that are collecting for local businesses.  Credit card collection agencies seem to be really really bad and these are the ones you need to guard yourself against. 

The Federal Law Regarding Collection Practices

I want to start with the Federal Government's "Fair Debt Collection Practices Act" This is a Federal law regarding collections practices, what the debt collectors can and can't do.  It is a very powerful tool and you need to know it if you or someone you know is not paying bills and is or is about to be called by collection agencies.  I am going to do my best to tell you some of the things I learned about this law but you should read through it yourself, don't just go on what I am saying.

* This law only applies to debt collectors and NOT our government and NOT Federally funded student loans.

* They are not allowed to knowingly lie to you (so again know the law and know your rights).

* They cannot garnish your wadges until they sue you and win, then they have to wait 30 days after that.

* They are only allowed to call you between 8:00 am and 9:00 pm and that's your time zone not theirs.

* They are not allowed to harass you.

* You can stop them from calling you at work by notifying them in writing that your employer wishes for them to stop. Send it certified mail.

* You can also stop them from contacting you at all except to notify you of court proceedings.  However this will most likely trigger them to sue you.

Dealing With Collection Agencies

Mr. Ramsey has a few, well, several tips for handling or dealing with collection agencies.  These tips are so good that when I heard them I decided right then that I needed to blog this and let you know what I was learning.

* Pay debts with a plan, don't ignore them, take control of what you can take control of.

* They are not your friend. They only have one purpose, get money. They don't care about you and your situation and anything that sounds like they care it is a technique to get you to pay.

* Never give them access to your bank account and don't give them post dated checks.

* Don't be intimidated by them.

* 85% of collectors are gone in a year, the collection agencies have an annual turn over rate of 85%. The person calling doesn't stay at that job for very long so they don't have much experience in this job.  Keep this in mind when your talking with them.

* They are taught to evoke strong emotions, fear and anger.

* One of their techniques is, "pull the rug"- They will say "tell me what is going on and why your not able to pay" while your answering they will scream "I don't care, pay your bill"  Again they just trying to anger you. 

* Always pay your necessities first- food, mortgage, utilities, transportation (car payment) etc, then pay your other bills/debts with the left over money.

* Continue to talk with them and let them know you will continue to talk with them as long as they don't violate the law.

* Tell them you will talk with them once every two weeks, not any more then that.

* They data base everything, they collect information and enter it into their computer and keep track of everything.  So do what you said you will do.

* This data base can work for you, like when you say I will talk you only talk with them every 14 days, stick with that and they will start to learn this.

* They are looking for your hot button, when they find it they will put that into their data base and use it over and over again, again to try to evoke a strong emotion.

* This is a big one - Record every phone call, keep copies of everything and get any deal they offer in writing.  Then keep all of this stuff FOREVER they may call again in 10 years after you have already paid them, you will have to prove that you paid them.  Being a former Private Investigator I do have to warn you, if you are going to record a conversation you have to notify all recorded parties that they are going to be recorded before they say anything on tape. So when you answer the phone to the collector say "you are being recorded, this is (state your name) then say the date and time (your time, of course)

For more tips on dealing with collection agencies visit DaveRamsey.com and take one of his Financial Peace classes.  Again this is a great class, well worth the money, which is not very much.  If you have questions you can ask me, there is a comment section below.  Ask your question and I'll get right with you.

 Realtor Jeff's Famous Home Made Pizza

Cheaper and better then Lil Squeezers

Way Before You Start

When at all possible I let the dough that I use sit in the refrigerator for 2 days from frozen. The pizza dough needs to rise. This has caused scheduling problems before with me, being a Realtor its hard to turn down a client because I have to make a pizza. I have tried just putting the dough on the counter to rise at room temperature about 3-4 hours before dinner. This worked, but my most regular customer, Eva my wife and Realtor's assistant, says it's just not as good but I don't remember a difference.

Preparing Your Pizza Dough

When removing your dough from the bag, cut the bag open with scissors and use flour covered hands to carefully peel away bag. It is very important to not handle the dough too much even when stretching it. It should only take about 30-45 seconds to size your pizza dough, any longer and you may be over working it. Cover your ball of dough in a thin layer of flour and with both hands stretch the dough in one direction pulling it apart, then in the other directions trying to make it round, not square. As you stretch, keep in mind that your dough should be a consistent thickness. You do not need to make the out side rim thicker for the crust handle (refer to Sauce It). There are many ways to stretch pizza dough and whichever way you do it, don't over work it, don't press or squish and don't use a rolling pin. If you are using the same dough that I am using, stretch you pizza to about 12”-13”, larger and you'll have a thinner crust and smaller you'll have an extra, extra thick crust and your cook time and temperature will have to be adjusted. When the dough is sized, I gently place it on a pizza screen that you maybe able to pick up on Ebay or buy a used one from a local pizzeria. You could use a cookie sheet but you will have to play with your cook time and temperature to get the pizza to turn out right.

Sauce It

Before you start putting anything on your pizza dough you need to know two things. One, do not push down on your dough or it will stick to your screen. Two, the more weight you have on your dough the more likely your dough will stick to the screen and the dough rises as it cooks so the more weight the less your dough will rise and it will not be as fluffy. Use the biggest spoon you can find, put a little sauce in the center of your pizza, gentle lay your spoon down and in a circular pattern, spread the sauce out on your dough. The amount of sauce is more of a visual thing, look at my picture, this is how much sauce to use. You want to be able to see through the sauce to the dough but just barely. Spread the sauce out to about a quarter to half inch from the edge, this will create the crust handle.

Cheese It

Similar to the sauce, just enough to cover but still be able to see through it a little. If you are making just a cheese pizza you will want to completely cover the sauce. It will seem like you have not put enough cheese on it and you will be tempted to put more on but you don't have to (see Top It)

Top It

This part is really easy, just cover evenly, again keeping in mind that the more weight you have the less your crust will rise. Then throw some more cheese over your toppings making sure no sauce can be seen and that you can still see your toppings a little. If you completely cover your toppings, the pizza becomes hard to eat with the cheese pulling off most of the time.  When using meat toppings, make sure that they are fully cooked.  If you are going to use fruit or vegetable toppings try to have these as close to the top as possible.  Fruit and vegetable toppings will have a lot of water in them and having on the very top will allow the water to escape easier.

Cook It

Pre-heat to 400 degrees. The top rack will cook the top of your pizza faster then the bottom and the middle rack will cook the bottom faster then the top. I usually make two pizzas and some bread sticks. I put the bread and one pizza on the top and the other pizza on the middle rack. Cook for about 18 minutes and then switch the bottom pizza to the top and vise versa. Cook for another 5-6 minutes or until the bottoms of the pizzas are just starting to brown. Remove bread at the same time you remove the first/both pizzas. Cut with a pizza cutter from center out to the edge and serve.

Bread sticks

Stretch dough into a rectangle making sure to have a consistent thickness. Cut with a pizza cutter into small strips, about 1”x3” and about 1/2”-3/4” thick (tall). Melt 4 tbs of butter, mix in garlic, oregano and salt (personal taste) I cover a toaster oven sized cookie sheet in foil and spray it with an olive oil spray. Place the bread sticks close to each other, they can touch, then brush your butter sauce onto the tops of your bread sticks. The bread sticks will cook for as long as the pizzas or until only golden brown on edges. Put another coat of your butter sauce on the tops and add Parmesan cheese.

Tiseo's Frozen Pizza Dough $1.39

Meijer 14oz Pizza Sauce $0.89 (makes 2 pizzas with extra for bread sticks) $0.45 ea

Meijer 6oz Pepperoni $1.89 (makes 4 pizzas) $0.47 ea.

Meijer 32oz Mozzarella Cheese $7.49 (makes 4 pizzas) $1.87 ea.

Cost for one pizza - $4.18

Cost for Bread sticks - $1.60 (including butter sauce)

Miscellaneous Supply Items- Garlic Powder, Salt, Butter, Oregano, Pizza Cutter, Flour, Sauce Brush, Spatula, Parmesan Cheese, Pizza Cooking Screen, Small Cookie Sheet, Pam Olive Oil Spray

An example of my free list of homes, foreclosures, vacant land, commercial etc....

Oakland County (updated 11-11-09)

If you would like to have a list like the one below emailed to you with daily updates, send me an email to JeffDavisRealtor@Gmail.com and let me know what your criteria is for a new home.  If you'd like more information on this list Click Here.

Click Here for a list of homes with the following criteria.  Follow the link then for a more detailed page on the home click on the picture of the house.

Location: All of Oakland County

Price range: $90,000 - $100,000

# of beds: 3

# of baths: 1+

# of square feet: All

# of acres (optional): All

Basement?: Yes

Garage?: Yes

Any special likes or dislikes: Nothing specified

3773 Payne Rd Attica MI

$235,000

Two story brick home 3 bedrooms 2.5 bathrooms on 10 acres. Stocked pond 32x40 horse facility and pastures also great for live stock/alpacas. Finished 2.5 car attached garage with workshop. All bedrooms have walk in closets geo thermal style cooling Pella Windows through out home. 2008 updated kitchen, granite counters and maple cabinets finished daylight basement agent related to sellers 

Click on the pictures below for a larger view.

If you find that this is not a home that you are interested in and would like to see more homes, I would like to offer my Buyer's Agent services at no extra charge to you.  I also would like to invite you to check out my FREE list of Foreclosures  This list will give you every listing, customized to YOU and it updates you daily so your finding the homes faster then the average buyer.

Commercial Medical/Office buildings

$699,000

L# 29075455

NEW

Area:09132

COMMERCIAL

Map:

Poss: TBD

Price: $ 699,000

Add: 235 MILLVILLE RD

City/Tshp: LAPEER

School Dist:  LAPEER

SpAsmts:

Ttl sqft: 3600

N: M-21

W: M-24

Year Built: 1930

Lot Dimen: 370X243

Business Type: SERVICE, RETAIL, MEDICAL, OFFICE

Offer: R EST ONLY

Wfac:

#Unts: %Leased:0

Archt: 2-ST

Fuel: GAS

Wat: MUN WAT, SEW-SANIT

# Eff:  Rent Ct: U

Exterior:

OffcHt: A

# 1 BR:  Restr: U

Feat: 220V AVL, CABLE TV

PltHt: FORCED AIR

Road: PAVED, PUBLIC SIDEWALK

# 2 BR:

Encroa: N

ExtFeat:

Terms: CONV, CASH

# 3 BR:

Invent: N

Use: RES

Summer: $0

Winter: $0

Zoning: OFFICE, COMMERCIAL	LC Down:

List Office: JOHN BURT REALTY GMAC R E

Two buildings, two Prop ID#s L208330204000 and L208330104000 sold together. 370.41 frontage on Millville 243.69 frontage on Oregon. Owner will look at all offers including individual sales. Corner lot across from Lapeer West High School. If rebuilding, lot will allow an approx 16000 sqft building. Buyer/Buyer agent to verify all information.

Click on the picture for a larger view.

If you find that you are not interested in this property and would like to see more, I would like to offer my Buyer's Agent services at no extra charge to you.  I also would like to invite you to check out my FREE lists  This list will give you every listing, customized to YOU and it updates you daily so your finding the properties faster then the average buyer.

2055 Princeton Berkley MI

$60,000

BR: 1 Bath: 1 Lot Size: 35 X 114
Prop ID: 2517382005 Sch: BERKLEY

Tax: Sum: $1,053 Win: $22 Assoc. Fee: $ Homestead: N BR3:
Year Built: 1943 Pos: IMMED BR5: DR:
Sq Ft: 630 LSF: Src: MEASURED

Comp Arr: Buyer Agency: Y 3
JOHN BURT REALTY GMAC R E 248-628-7700 X 164
Contact JEFF DAVIS Agt: 8104415777

Remarks
This is one half of a brick duplex with 1 bed 1 bath. Currently being remodeled, there is still time to pick colors and style. Price is for the home in it's "as is" condition. Owner may be willing to pay concession, land contract possible with the right terms.

Features
Architecture: 1-ST Style: RANCH Terms: CONV, CASH
Heating: FRCD AIR Fuel Type: GAS Bath Desc: 1ST F BTH
Road Frontage: PAVED Water Sewer: MUN WAT, SEW-SANIT

Click on the picture for a larger view

If you find that this is not a home that you are interested in and would like to see more homes, I would like to offer my Buyer's Agent services at no extra charge to you.  I also would like to invite you to check out my FREE list of Foreclosures  This list will give you every listing, customized to YOU and it updates you daily so your finding the homes faster then the average buyer.

I am a Mobile Office Realtor based out of Lapeer Michigan. I work with John Burt Realty GMAC in Oxford. Every Realtor designs their own style and way they conduct their business because we are independent contractors. So you will find many different kinds of Realtors, I of course think that my style is better or else I would change it. I would rather have you decide, sense its your opinion that matters, not mine. I would like to explain the way that I have set up my business.

I will start with an explanation of what is a Mobile Office Realtor because as far as I know I am the only one of my kind and you most likely have never heard of one. The name really does hit the nail on the head, I am able to take my whole office on the road. Whether I am in North Branch, Davison, Grand Blanc, Birmingham or Troy I can type up contracts, print, fax, email and research homes online. I save my clients an extremely large amount of time, they don't have to wait for their Realtor to get back to the office to put paper work together, look up houses on the computer, fax an offer, receive a faxed offer or send you some information because I'm always at my office no matter where I am. If you need or want something you get it, because buying a home or selling a home is not just buying or selling a home its your home, your life and its all about you and your family. Its not about me, my job, my commission and isn't based on when I can get around to it at my convenience. If it's always at my convenience it at an inconvenience to and lets face we just don't have time to procrastinate.

I work as both a Listing Realtor and as a Buyer's Realtor so I can help people sell their home and help them buy a new home. These are very different businesses and operate quite differently from each other. I have a few web pages set up to help explain what I do as a Listing Realtor and a Buyer Realtor.

A Client's Recent Experience

I had a listing in Berkley, the sellers and I were out shopping for their next home when I received a call from a Realtor that had put in an offer on their home a day before that we had countered. The Realtor was from West Bloomfield, we were driving through Royal Oak on our way to see a house in Clawson, he said he had a new offer for us. He faxed it to me and by the time we got to the house I had the offer printed and was able to hand it to the sellers. They liked the offer, full price minus a little for seller concessions, so they signed it. After I showed them the house and on our way to the next house I sent the accepted offer back to the Realtor in West Bloomfield. Knowing that their house was basically sold (after only three months) they wanted to go back to a home that they really liked and had seen the day before in Sterling Heights. We stopped in a parking lot some where in Macomb County, I logged on to the MLS, set up the showing and printed off the MLS sheet for them to read over as we drove there. They decided to put in an offer so I typed it up, they signed it and I emailed it to the listing agent who was a Clinton Township Realtor. While I was talking with the agent about the offer my buyers just put in, the West Bloomfield Realtor that had the buyers for my clients home, he faxed back the bottom lined purchase agreement (buyer's acknowledgment of seller's acceptance) so I jumped back on the MLS and changed the status of my listing to pending. When we got back to the seller's/buyer's home at the end of the day, I put up the pending sign that I had with me.

Now if you have ever bought and/or sold a home you realize how much time and days of waiting, wondering and worrying I saved my clients. For a non-Mobile Office Realtor this would have taken days, and many trips to and from their office to get all of this done. It took me only a few hours and we were shopping for a new house for them. Most of the time the speed of your Realtor is the difference between a great deal and no deal at all. Ask anyone that has ever used a Michigan Realtor before if they think they could have had a better deal or less stressful time if they would have used a fast Mobile Office Realtor.