Today, what amounts to a sore subject for some people, paying a Realtor a commission to sell their house.
I was driving thru Royal Oak the other day and I noticed a "For Sale By Owner" sign. We Realtors call such properties FSBO's, pronounced fizz-bo. At the bottom of this Royal Oak "fizz-bo" sign was something else "Realtors 4%." Now what this means is, the "fizz-bo" homeowner is willing to pay a 4% commission to any Realtor who brings him a buyer. The industry standard is 6%, so either this "fizz-bo" thinks he's getting a big savings, or they don't realize how a commission is split! Of course, if he does pay 4%, he is saving money, but the industry standard for an agent who brings a buyer for the property, is 3%.
The standard 6% commission is split 2 ways, 3% to the listing office and 3% to the selling office. So your listing agent doesn't walk away with a 6% commission. Your listing agent doesn't even walk away with the 3% that goes to the LISTING OFFICE! That 3% is divided up between the listing agent, his or her company broker/owner and, if there is a franchise involved, like CENTURY 21 National, there's a franchise fee that both the company broker/owner and the listing agent pays.
A general rule of thumb, on a 6% commission, the listing agent is going to walk away with 1.32% of the sales price of the house, not 6%. So on a sale of $100,000, the 6% commission is divided like this, $3000 for the selling office, $3000 for the listing office. That $3000 for the listing office is then split into $1500 for the listing agent and $1500 for the broker/owner. The broker/owner then has to pay a 12% franchise fee, $180, as does the listing agent. So the listing agents actual take from that 6% commission is $1320 on that sale of $100,000!
And that dear friends, explains how real estate commissions are paid!
Tuesday, June 22, 2010
Wednesday, May 5, 2010
Goodbye Ernie
I published this in the Detroit News Tiger Forum on the New's website on Wednesday afternoon, May 5. It is my Ernie Harwell story:
Back in 1997, I was working as a sportscaster at WJR Radio in Detroit. I had just been nominated in January, 1997, by my peers in the State of Michigan, for the 1996 Michigan Sportscaster of the Year Award, as presented in each state every year, by the National Association of Sportscasters and Sportswriters. There was only one other nominee, Ernie Harwell. So, I figured this was the end of that honor. Ernie had won the award something like 12 times previously. I had been nominated 7 or 8 times total during my career at both WAAM in Ann Arbor and WJR, but had never won and never expected to.
Guess what? In March of 1997, it was announced I had won the voting, much to my total and complete shock. The morning I was notified I'd won, I'm sitting at home and my phone rings.....it's Ernie. He must have called the station and gotten my home phone number. "Mister Chapman, this is Mister Harwell." Those familiar Georgia tones and inflections. I replied "Hi Ernie." He then came back with "Congratulations on winning the Sportscaster of the Year Award. It's well deserved." Ernie did not have to do that, very few if any would have made that congratulatory call. I will never forget it. I'd known the man, not intimately, for my 13 years at WJR. What made it more special, was him not saying "Paul, it's Ernie. Congratulations." It was him using his wonderful salutation of "Mister Chapman." If he called you "Mister" you knew you were in Ernie's good graces.
It was a very special moment in my life and it shows the gentleman that he was thoughout his career and his life. God bless you Ernie. My consolences to Miss Lulu and your family.
Back in 1997, I was working as a sportscaster at WJR Radio in Detroit. I had just been nominated in January, 1997, by my peers in the State of Michigan, for the 1996 Michigan Sportscaster of the Year Award, as presented in each state every year, by the National Association of Sportscasters and Sportswriters. There was only one other nominee, Ernie Harwell. So, I figured this was the end of that honor. Ernie had won the award something like 12 times previously. I had been nominated 7 or 8 times total during my career at both WAAM in Ann Arbor and WJR, but had never won and never expected to.
Guess what? In March of 1997, it was announced I had won the voting, much to my total and complete shock. The morning I was notified I'd won, I'm sitting at home and my phone rings.....it's Ernie. He must have called the station and gotten my home phone number. "Mister Chapman, this is Mister Harwell." Those familiar Georgia tones and inflections. I replied "Hi Ernie." He then came back with "Congratulations on winning the Sportscaster of the Year Award. It's well deserved." Ernie did not have to do that, very few if any would have made that congratulatory call. I will never forget it. I'd known the man, not intimately, for my 13 years at WJR. What made it more special, was him not saying "Paul, it's Ernie. Congratulations." It was him using his wonderful salutation of "Mister Chapman." If he called you "Mister" you knew you were in Ernie's good graces.
It was a very special moment in my life and it shows the gentleman that he was thoughout his career and his life. God bless you Ernie. My consolences to Miss Lulu and your family.
Thursday, April 8, 2010
Questions Answered On The Homebuyers Credit
The April 30 deadline is fast approaching to get a deal signed and confirmed, in order to qualify for the credits being offer by Uncle Sam on home purchases. Here are some of the more commonly asked questions and their answers, courtesy of the National Association of Homebuilders!
1. How does a home buyer claim the tax credit?
Answer: The credit is claimed when the home buyer files or amends their federal income taxes. For qualifying homes, purchased in 2009 or 2010, the taxpayer must complete form 5405 and attach a copy of the settlement statement. In most cases, the settlement statement is a properly executed Form HUD-1.
In circumstances where a HUD-1 is not provided, such as purchasing a mobile home or a newly constructed home, the IRS will accept an executed retail sales contract(mobile homes) or a copy of the certificate of occupancy (new homes).
2. Does the homebuyer have to sell their current home in order to qualify for the $6,500 repeat buyer tax credit?
Answer: A home buyer does not need to sell their current home in order to be eligable for the repeat buyer credit. They can continue to own both homes, and rent or use their former home for something else, as long as it no longer serves as their principal residence. The taxpayer is required to use the new home as their principal residence, and live in it for at least 36 months, or they will have to repay their credit.
3. Do married couples both have to meet the eligability requirements in order to claim the credit, even if they file taxes separately?
Answer: Both spouses must fully meet all of the eligability requirements for either the $8,000 first time home buyer tax credit or the $6,500 repeat buyer tax credit, regardless of if they file joint or separate tax returns. However, if an unmarried couple purchases a home and only one person qualifies, the eligable person may claim the full credit.
4. Do all home purchases need to be completed by April 30, 2010, in order to be eligable for the credit?
Answer: There are 2 exceptions to the April 30 deadline. If the buyer enters into a binding contact by the deadline, they have until June 30, 2010, to complete the purchase. The deadline has been extended a year, to April 30, 2011, for members of the uniformed services, Foreign Service or employees of the intelligence community who have been on qualified extended duty outside the United States for at least 90 days, between January 1, 2009, and April 30, 2010.
I hope these questions and answers help and I hope you have the opportunity to take advantage of Uncle Sam's gift to homebuyers!
1. How does a home buyer claim the tax credit?
Answer: The credit is claimed when the home buyer files or amends their federal income taxes. For qualifying homes, purchased in 2009 or 2010, the taxpayer must complete form 5405 and attach a copy of the settlement statement. In most cases, the settlement statement is a properly executed Form HUD-1.
In circumstances where a HUD-1 is not provided, such as purchasing a mobile home or a newly constructed home, the IRS will accept an executed retail sales contract(mobile homes) or a copy of the certificate of occupancy (new homes).
2. Does the homebuyer have to sell their current home in order to qualify for the $6,500 repeat buyer tax credit?
Answer: A home buyer does not need to sell their current home in order to be eligable for the repeat buyer credit. They can continue to own both homes, and rent or use their former home for something else, as long as it no longer serves as their principal residence. The taxpayer is required to use the new home as their principal residence, and live in it for at least 36 months, or they will have to repay their credit.
3. Do married couples both have to meet the eligability requirements in order to claim the credit, even if they file taxes separately?
Answer: Both spouses must fully meet all of the eligability requirements for either the $8,000 first time home buyer tax credit or the $6,500 repeat buyer tax credit, regardless of if they file joint or separate tax returns. However, if an unmarried couple purchases a home and only one person qualifies, the eligable person may claim the full credit.
4. Do all home purchases need to be completed by April 30, 2010, in order to be eligable for the credit?
Answer: There are 2 exceptions to the April 30 deadline. If the buyer enters into a binding contact by the deadline, they have until June 30, 2010, to complete the purchase. The deadline has been extended a year, to April 30, 2011, for members of the uniformed services, Foreign Service or employees of the intelligence community who have been on qualified extended duty outside the United States for at least 90 days, between January 1, 2009, and April 30, 2010.
I hope these questions and answers help and I hope you have the opportunity to take advantage of Uncle Sam's gift to homebuyers!
Tuesday, March 23, 2010
Don't Forget Your Tax Break!
We're hearing a lot today about the up to $8000.00 tax break for first time home buyers, if their deals are written and accepted by April 30, 2010 and close by June 30, 2010. It's a terrific deal for first time home buyers, but there's also another part of the story I don't want you to forget and that's the existing home buyer!
Have your deals written and accepted by April 30 and close by June 30 and even if you're a current homeowner, you'll get a nice tax break of up to $6500.00.
Yes, these are incentives to help spur the sagging housing industry. I think a lot of us found out, Realtors included, how much this nation's economy was dependant on new and existing home sales. It turns out that new and used home sales were actually driving the economy for the past decade and when people stopped buying homes, well, in came the worst recession we've had since the Great Depression ended in the early 1940's. Personally, I don't think these government deals will be extended. They were extended once, but like "Cash for Clunkers" which was extended once, then ended, I'm expecting the same thing to happen with these housing incentives!!
So with these government incentives and with mortgage interest rates still close to historic lows, what's stopping you from stepping up to the plate and buying your first home OR, putting your current home on the market while looking for a new place in which to dwell?
Have your deals written and accepted by April 30 and close by June 30 and even if you're a current homeowner, you'll get a nice tax break of up to $6500.00.
Yes, these are incentives to help spur the sagging housing industry. I think a lot of us found out, Realtors included, how much this nation's economy was dependant on new and existing home sales. It turns out that new and used home sales were actually driving the economy for the past decade and when people stopped buying homes, well, in came the worst recession we've had since the Great Depression ended in the early 1940's. Personally, I don't think these government deals will be extended. They were extended once, but like "Cash for Clunkers" which was extended once, then ended, I'm expecting the same thing to happen with these housing incentives!!
So with these government incentives and with mortgage interest rates still close to historic lows, what's stopping you from stepping up to the plate and buying your first home OR, putting your current home on the market while looking for a new place in which to dwell?
Monday, February 15, 2010
It Is And It Isn't About Real Estate!
On February 23, the voters in the City of Troy, go to the polls to vote on 1 issue in a city wide election, whether or not to raise the city's tax rate 1.9 Mills, or 29%. Now I have to admit, my property on Rhodes Drive, proudly displays a big "No" sign to a 29% tax increase and has displayed that sign for over a month. As I walk thru my subdivision daily (and I walk 2.5 miles a day, 4 or 5 days a week for health and exercise) I note the "No" signs are far out numbering the "Yes" signs, 2-1. I don't know if that means the mileage increase will lose 2-1, but it sure is interesting to see from their front lawns, how many citizens of the City of Troy are fed up. Someone has to recognize the economic turmoil the city's residents are in right now. Hundreds of Troy resident are losing or have lost their homes to foreclosures and shortsales because they can't afford their mortgages or their property taxes. And the city wants to raise those property taxes even more?????
On Friday, February 12, I received a postcard in the mail from the "Keep Troy Safe" committee. The return address listed on the postcard was that of Michael W. Hutson, who also happens to be the chair of the City of Troy Planning Commission. On this postcard, it clearly stated that the 1.9 mil increase, would actually not raise property taxes for Troy residents, but would reduce them $392.00 on the average Troy tax bill. Well, I sometimes wonder if the leaders of the city, elected and appointed, aren't so well educated and so well to do, that, like the rest of the country, who's leaders have lost touch with the public, our city leaders have lost touch too. Instead, they feel they know what's good for the city, far more than the people do.
Now I've lived in Troy on Rhodes Drive since 1984 and trust me, the City of Troy has been living high on the hog since I arrived. In 1984, the city had 60,000 people when I moved in. It now has 85,000+. It takes a lot of money to keep these city officials, elected and appointed, happy. Take the February 23 ballot for instance. On it, it talks about the 1.9 mil increase and mentions City Council will be able to use some of the tax increase in the future for "quality of life" purposes. I guess that means more bike trails, in a time of great economic hardship for the city's residents. I suppose it also means, eventually, a new city park in the south of Maple-Milverton area. Such a park would be greatly welcomed by our non resident, non tax paying, non English speaking aliens who live in the apartment complexes that line John R Road, across the street from Elder Ford. Well, we have a perfectly good city park right now, a half a mile north, called Brinston Park. Let them travel the half mile to a mile to enjoy that park like the rest of us area residents.
As a Realtor, I've seen Troy property values drop 25 to 30% in the past 3 years, after years and years of 3-6% annual increases in home values. Troy lived high on the hog on the backs of the people with those property value increases. Now it's time for the city to bite the bullet, as a majority of it's residents have. Tighten your belt Troy. Keep costs and expenses down for the next 5 or so years, while the City, the County, the State and the Nations economy recovers. No new parks, no new bike trails and please, don't insult my intelligence by telling me that 47 police employees will have to be laid off if the mileague doesn't pass. And why the picture of a fire truck on that Friday postcard, when we all know the city has an all volunteer fire department. And why the picture of the sand and salt truck, when the county takes care of our surface streets, while the city doesn't even plow in subdivisions unless there's at least a 5 inch snowfall. We've had one of those 5 inch storms thus far this year.
And why oh why, does the City of Troy own not one, but two golf courses, Sylvan Glen at Rochester Road and Square Lake and the very big, money losing, Sanctuary Lake Golf Course behind Troy Beaumont Hospital? Figures I've seen show that Sanctuary Lake is losing tens of thousands a dollars a month, 700,000 per year. Whenever I drive by, I rarely see anyone in the Sanctuary Lake parking lot, nor out on the course. Why could the city have not sold some of that land to Beaumont for their new expansion, which instead went across the street into Sterling Heights, helping that city's tax base. And as for the Troy Police Department, if there are layoffs when this 29% tax increase passes, will they be the folks who are taking care of the City of Clawson? In these tough times, why are Troy Police, now Clawson Police as well?
Basically, this proposal, as most of them do, pits the city's younger residents against the city's older residents. In my 64 years, I've heard it all from the communities I've lived in and every, single time, they insult my intelligence when they want a tax increase by threatening to cut back city fire, city police, the library, the community center and other city services to a "bare minimum." It's time for the people of the city to see what this proposed mileage increase is. An increase in our taxes when a majority of the city's residents can't even make ends meet now or pay for their homes. I urge everyone who reads this blog who is a City of Troy resident, to vote no, please, for our future, on the February 23, 29% tax increase! Come on Troy, the ladder to the top of that hog isn't as high as you think it is!
On Friday, February 12, I received a postcard in the mail from the "Keep Troy Safe" committee. The return address listed on the postcard was that of Michael W. Hutson, who also happens to be the chair of the City of Troy Planning Commission. On this postcard, it clearly stated that the 1.9 mil increase, would actually not raise property taxes for Troy residents, but would reduce them $392.00 on the average Troy tax bill. Well, I sometimes wonder if the leaders of the city, elected and appointed, aren't so well educated and so well to do, that, like the rest of the country, who's leaders have lost touch with the public, our city leaders have lost touch too. Instead, they feel they know what's good for the city, far more than the people do.
Now I've lived in Troy on Rhodes Drive since 1984 and trust me, the City of Troy has been living high on the hog since I arrived. In 1984, the city had 60,000 people when I moved in. It now has 85,000+. It takes a lot of money to keep these city officials, elected and appointed, happy. Take the February 23 ballot for instance. On it, it talks about the 1.9 mil increase and mentions City Council will be able to use some of the tax increase in the future for "quality of life" purposes. I guess that means more bike trails, in a time of great economic hardship for the city's residents. I suppose it also means, eventually, a new city park in the south of Maple-Milverton area. Such a park would be greatly welcomed by our non resident, non tax paying, non English speaking aliens who live in the apartment complexes that line John R Road, across the street from Elder Ford. Well, we have a perfectly good city park right now, a half a mile north, called Brinston Park. Let them travel the half mile to a mile to enjoy that park like the rest of us area residents.
As a Realtor, I've seen Troy property values drop 25 to 30% in the past 3 years, after years and years of 3-6% annual increases in home values. Troy lived high on the hog on the backs of the people with those property value increases. Now it's time for the city to bite the bullet, as a majority of it's residents have. Tighten your belt Troy. Keep costs and expenses down for the next 5 or so years, while the City, the County, the State and the Nations economy recovers. No new parks, no new bike trails and please, don't insult my intelligence by telling me that 47 police employees will have to be laid off if the mileague doesn't pass. And why the picture of a fire truck on that Friday postcard, when we all know the city has an all volunteer fire department. And why the picture of the sand and salt truck, when the county takes care of our surface streets, while the city doesn't even plow in subdivisions unless there's at least a 5 inch snowfall. We've had one of those 5 inch storms thus far this year.
And why oh why, does the City of Troy own not one, but two golf courses, Sylvan Glen at Rochester Road and Square Lake and the very big, money losing, Sanctuary Lake Golf Course behind Troy Beaumont Hospital? Figures I've seen show that Sanctuary Lake is losing tens of thousands a dollars a month, 700,000 per year. Whenever I drive by, I rarely see anyone in the Sanctuary Lake parking lot, nor out on the course. Why could the city have not sold some of that land to Beaumont for their new expansion, which instead went across the street into Sterling Heights, helping that city's tax base. And as for the Troy Police Department, if there are layoffs when this 29% tax increase passes, will they be the folks who are taking care of the City of Clawson? In these tough times, why are Troy Police, now Clawson Police as well?
Basically, this proposal, as most of them do, pits the city's younger residents against the city's older residents. In my 64 years, I've heard it all from the communities I've lived in and every, single time, they insult my intelligence when they want a tax increase by threatening to cut back city fire, city police, the library, the community center and other city services to a "bare minimum." It's time for the people of the city to see what this proposed mileage increase is. An increase in our taxes when a majority of the city's residents can't even make ends meet now or pay for their homes. I urge everyone who reads this blog who is a City of Troy resident, to vote no, please, for our future, on the February 23, 29% tax increase! Come on Troy, the ladder to the top of that hog isn't as high as you think it is!
Monday, January 18, 2010
It's About Time!
Yes, it's about time I said something here in this blog, so here goes.....something, lol.
I apologize for not posting for the last 6 months, but things were rather tough on the old Chapster during that stretch! First of all, on May 11, I lost my beloved father Reginald back in New Hampshire, at age 93 1/2. Dad had been living at home with his wife, my Mom Viola, almost until the end. He had spent his final month and a half alternating between a hospital and a rehab center. A fiesty character, he was very active until that final month and a half, mowing his own lawn, snow blowing his driveway and "puttering" around the house. He actually passed while I was home on vacation in May, so I did get to see him and speak with him, just a couple of days before he went to his final reward.
Then in mid September, I went home to spend 2 weeks with my Mom at their home in Kingston. All seemed well. I left New Hampshire September 24. On Sunday, September 27 while holding an open house in Troy, during a slow spell, I called Mom to check in. She always got a kick out of me calling her from a Michigan open house. Well, there was no answer. Then someone came thru the open house. After they left, I called my Mom again, and again, no answer. I called the local Kingston, New Hampshire police and gave them the lockbox number on my Mom's house. 25 minutes later they called me back and told me she was sitting in her easy chair in the living room, with no pulse. Mom was gone at age 87 1/2!
So between funeral services and estate things to take care on in New Hampshire, I've been busy in 2 states over the past 4 months! Anyone want to buy a 1457 sq ft ranch in Kingston, New Hampshire? If so, call my friend Lee Bartlett at the Merrill/Bartlett Agency in Kingston. She's MY real estate agent and she'd be delighted to speak with you about the home and I'd be delighted for you to speak with her about the home.
As for here in our area, home values seem to have bottomed out, but they will not be rising anytime soon. It will take a while. You know Michigan, first into a recession and the last one out! But please think about taking advantage of the new programs out there, including the tax break for both first time buyers and repeat buyers, that are in affect until April 30. It's a great way to get into a home while receiving a nice tax break from your Uncle Sam!
I've said this before and I'm saying it again. I'll make every effort to post here at least once a month in 2010, or more as situations warrant! HAPPY NEW YEAR!!
I apologize for not posting for the last 6 months, but things were rather tough on the old Chapster during that stretch! First of all, on May 11, I lost my beloved father Reginald back in New Hampshire, at age 93 1/2. Dad had been living at home with his wife, my Mom Viola, almost until the end. He had spent his final month and a half alternating between a hospital and a rehab center. A fiesty character, he was very active until that final month and a half, mowing his own lawn, snow blowing his driveway and "puttering" around the house. He actually passed while I was home on vacation in May, so I did get to see him and speak with him, just a couple of days before he went to his final reward.
Then in mid September, I went home to spend 2 weeks with my Mom at their home in Kingston. All seemed well. I left New Hampshire September 24. On Sunday, September 27 while holding an open house in Troy, during a slow spell, I called Mom to check in. She always got a kick out of me calling her from a Michigan open house. Well, there was no answer. Then someone came thru the open house. After they left, I called my Mom again, and again, no answer. I called the local Kingston, New Hampshire police and gave them the lockbox number on my Mom's house. 25 minutes later they called me back and told me she was sitting in her easy chair in the living room, with no pulse. Mom was gone at age 87 1/2!
So between funeral services and estate things to take care on in New Hampshire, I've been busy in 2 states over the past 4 months! Anyone want to buy a 1457 sq ft ranch in Kingston, New Hampshire? If so, call my friend Lee Bartlett at the Merrill/Bartlett Agency in Kingston. She's MY real estate agent and she'd be delighted to speak with you about the home and I'd be delighted for you to speak with her about the home.
As for here in our area, home values seem to have bottomed out, but they will not be rising anytime soon. It will take a while. You know Michigan, first into a recession and the last one out! But please think about taking advantage of the new programs out there, including the tax break for both first time buyers and repeat buyers, that are in affect until April 30. It's a great way to get into a home while receiving a nice tax break from your Uncle Sam!
I've said this before and I'm saying it again. I'll make every effort to post here at least once a month in 2010, or more as situations warrant! HAPPY NEW YEAR!!
Wednesday, July 1, 2009
It's Been A While!
Sorry there has been no post by me since late March, but my elderly father, back in New Hampshire, had been going thru some health problems since mid March and finally passed away May 11 at age 93 1/2. He lived a long and fruitful life and was very active until being hospitalized in March. He still mowed his own lawn, got out the snow blower to clean off the driveway and did a lot of "puttering" around the house almost to the end! About the only thing he couldn't do anymore was drive a car. He couldn't pass the eye exam and lost his license at age 87. My Mom is still around, living in New Hampshire and she's 87 and just got her drivers license renewed for another 3 years.
But enough about me. How about you? If you're a first time home buyer (or have not owned a home of your own for the past 3 years), are you ready to take advantage of the $8000.00 first time home buyers credit, established by TARP, as part of our economic recovery program? You must close on your home by midnight, November 30, to get the credit and under some programs, the $8000.00 can be used as part of your downpayment. It would seem to be a great way for a first time buyer to fullfill their dreams of home ownership, while also helping the U.S. economy to get back on it's feet.
Also, for anyone who has been following this, or worrying about this, you may know, that our company, CENTURY 21 Town & Country, filed for Chapter 11 Bankruptcy Protection in March. Well, we exited bankruptcy protection yesterday morning,
June 30, and we are back, stronger than ever, with our 7 remaining offices, Troy, Birmingham, Rochester, Clarkston, Shelby Township, Clinton Township and Grosse Pointe and 500 agents. So good news for all of us, first time homebuyers and for the many agents working under the umbrella of CENTURY 21 Town & Country and our owner, John Kersten.
But enough about me. How about you? If you're a first time home buyer (or have not owned a home of your own for the past 3 years), are you ready to take advantage of the $8000.00 first time home buyers credit, established by TARP, as part of our economic recovery program? You must close on your home by midnight, November 30, to get the credit and under some programs, the $8000.00 can be used as part of your downpayment. It would seem to be a great way for a first time buyer to fullfill their dreams of home ownership, while also helping the U.S. economy to get back on it's feet.
Also, for anyone who has been following this, or worrying about this, you may know, that our company, CENTURY 21 Town & Country, filed for Chapter 11 Bankruptcy Protection in March. Well, we exited bankruptcy protection yesterday morning,
June 30, and we are back, stronger than ever, with our 7 remaining offices, Troy, Birmingham, Rochester, Clarkston, Shelby Township, Clinton Township and Grosse Pointe and 500 agents. So good news for all of us, first time homebuyers and for the many agents working under the umbrella of CENTURY 21 Town & Country and our owner, John Kersten.
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