Novi, MI

There are two ultra exclusive subdivisions in Novi Michigan and one is the Bellagio neighborhood Novi Michigan. Bellagion is one of the only two high end gated subdivisions in the Western part of Metro Detroit.

The Bellagio neighborhood isn't a big sub as it only has 55 homes in it and they were built mainly by Cambridge builers. Though it covers 73 acres with a 4 acre central park, gazebo, and walking paths. Even though Bellagio is in Novi Michigan the children's school district is Northville School district.

The location of Bellagio subdivision is just west of Beck Rd between 8 and 9 mile Rd. The only entrance to the subdivision is off Beck Rd. Named for a small hillside town in Italy, Bellagio is Oakland County's premier gated community featuring grand one-of-a-kind homes that one sold in the $2 million price range. Bellagio was BIA's "Development of the Year" 2005.

Bellagio neighborhood Novi Michigan have these characteristics:

• Bellagio homes were built during the years of 2002 -2008.
• The homes are mostly Colonial and Cape Cod style.
• Most of the homes have brick & stone exteriors
• lot sizes are mainly over 3/4 of an acre up to 1 acre
• 3 & 3+ car garages
• 4 - 5+ bedrooms
• 3 + bathrooms
• All the homes have basements and some are walkout.
• The square footage of the homes range from 4600 - 6500 square ft.

Currently as of today July 25, 2009 there is only one Bellagio Home for sale. And in the last year only 2 Bellagio homes have sold after being on the market an average of 85 days.

The streets that are in the Bellagio neighborhood Novi Michigan are:

Bellagio Dr
Bellagio Ct
Florence Dr
Ravello Ct
Milan Ct
Capri Ct

I hope this helps you in your Novi Michigan relocation. If you have any questions feel free to call me or email me.

Russ Ravary your Metro Detroit real estate agent

cell 313-310-9855

email info@russravary.com

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home photos courtesy of Real Comp II Ltd

Why are Island Lakes homes Novi Michigan such a great subdivision and a desirable place to live? Why is it considered one of Novi's nicest subdivision. I myself think it is because it has a lake, because it has nice parks, a nice beach, and walking trails. And of course the homes are gorgeous inside and out.

Island Lakes has a 170 acre lake, community club house with fitness center, pool, tennis club, and nature trials. The 170-acre lake is ideal for sailing, fishing, swimming and more. The community clubhouse has a fitness center, locker rooms, kitchen, great room and walkout veranda. Next to the clubhouse is a sparkling outdoor pool and a tennis club. The 170 acres has docks, private beaches and lakeside parks. The winding nature trails go along the lake, through wetlands and all around the subdivision.

Island Lakes subdivision is being built by Toll Brothers builders. The subdivision is not completely finished but when it is will have approximately 649 homes in it. Island Lakes subdivision was started in 2001. The children that live in Island Lakes are part of Novi Community School District.

Here are the basic characteristic of Island Lakes homes Novi Michigan.

• Colonial and Cape Cod style are the primary home styles
• Most of the homes have brick exteriors, with stone accents, and some wood.
• There are 3 and 3 plus car garages
• 3 - 4 plus bedrooms
• 2 + bathrooms
• All the homes have basements and some are walkout.
• Square footage of the homes range from 2400 - 5700 square ft.

The location of the subdivision is North of 10 Mile and South of Grand River. It is West of Wixom Rd and East of Napier Road. It is just a few minutes from the Wixom Road exit on I-96 freeway. Michigan State University and U of Michigan are within a 45 minute ride of the sub. Medical care and Providence hospital are just a few miles down the road. The links of Novi golf course is right across the street from Island Lakes homes in Novi Michigan.

Then of course for the women some of Metro Detroit's best shopping is located at 12 Oaks Mall and the surrounding area. The Novi Rd exit of I-96 has everthing from fast food restaurants to fine dining. So anybody that owns a Island Lakes home in Novi Michigan is close to everything you need.

The streets that are in the Island Lakes subdivision are:
Samoset Ct Neppavine
Amesburg Streamwood
Drakes Bay Acorn Trail
Bilenca Peninsula
Crestwood Albatross
Glenwood Langley
Hillsdale Bellingham
Shoreline Leyland Circle
Dogwood Anchorage Ct
Sybrook Ct Chesapeake
Terra Del Mar

If you are relocating to Metro Detroit Michigan or just looking at Island Lakes homes Novi Michigan I hope this helps give you an idea what the subdivision is like.

Russ Ravary your metro Detroit real estate agent

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Some of the photos above courtesy of RealComp II Ltd.

There a quite a few Metro Detroit home inspectorsout there. All you have to do is Google "metro Detroit home inspector" or "Wayne County home inspector" or "Oakland County home inspector" or "Macomb County home inspector" and you will find all you need.

If you are a Metro Detroit first time home buyer what do you look for? Michigan home inspectors don't have to be licensed or have any special training. (Hopefully that will change in the near future). What you should look for is their training or their credentials. Read their profile.

1. How long have they been in business?
2. Do they belong to any national associations?
3. Do they teach?
4. Do they have a background in the building industry?
5. Did they take any specialized training?
6. Are they certified?

These are just some of the questions you should ask yourself. Also ask one of your friends for a Metro Detroit home inspectorthat they used. And check them out. A referral from a friend that has used a home inspector is one way to get a home inspector.

Here are some names of Metro Detroit Home Inspectors

• Cornerstone Inspection 734-658-0000
• Jim Tuaraova 313-770-5026
• Richard Bowling LandAmerica Property Inspection 734-634-4363
• Michigan Inspect.com 800-285-3001
• JW Home inspections 248-880-8817
• Pillar to Post 734-427-5577
• House Master.com 888-848-0202
• Quality Home Inspection John McAuliffe 248-471-9800
• Milestone Inspections 734-748-7270
• Regal Home Inspections 888-873-4254
• James M. Boote Inspection Services of Michigan 800-700-5571
• All County Home Inspections.com 313-441-6573
• Cornish Home Inspections 734-671-6160
• Vince Santos StepbyStep Home Services 734-748-9584

As a Metro Detroit Realtor I try not to use just any one Metro Detroit home inspector. We don't care if you have your own inspector. As a real estate agent we don't want to be accused of being in cahoots with a home inspector. I want you to know what kind of potential issues that may arise from the purchase of the home and what are the hiddens issues you and I did not see.

Most Metro Detroit home inspectors charge from $250 -$450 depending on the size of the home and other buildings. I would say the average price is in the $300 range. I believe paying for a home inspection is the best money you can spend. It can save you from buying a money pit. Many home inspectors treat the inspection as a learning experience for the home buyer. The good ones point out potential future problems and tell you simple tips to help you maintain your new home.

I hope this gives you a good list of home inspectors to chose from. If you are a Metro Detroit Home inspector and want to get added to the list just email me.

Russ Ravary your Metro Detroit real estate agent

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If you are thinking of buying a Metro Detroit home through a short sale and want the $8000 tax credit you need to get going. Many short sales take up to 4 months to complete. And sometimes after the four months the bank may decide to say no.

We have four monthes and 15 days left until the first time home buyer credit runs out. So time is running out for short sale buyers. You need to get going if you want to buy a short sale or you need to exclude Michigan short sales from your home choices. I always tell home buyersto keep looking if they have decided on a short sale house. The short sale may not go thru. So keep looking if you want to be sure that have a house and you can claim the $8000 first time home buyer tax credit.

Remember that you need at least thirty days to get your mortgage done. So you have to have a purchase agreement signed by October 31, 2009 if you want your $8000 tax credit.

So don't mess up and wait too long. Don't wait until October for the bank to make a decision. You may miss out on getting the $8000 first time home buyer tax credit.

Hurry.....Hurry........Hurry........

Russ Ravary your Metro Detroit real estate agent

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The key to making a good offer that will secure the Metro Detroit home you want is to know the market. You can never guess the sellers thoughts or believe what public records show. Let me give you some examples.

A couple of years ago my home buyers put an offer on a Northville home. It was owned by a retired couple that had moved out. The house was empty. The public records showed they owed nothing on the house. The listing ticket said "bring us an offer"

We put in a 13% below list price offer in. The house needed total updates. They turned us down.

Here's another one. My clients were looking at a Novi home. The public records showed they bought the house for $420,000 2 years prior. We put in an offer of $371,000 when the list price was $410,000. The public records showed they owed $375,000. We thought we would be countered. They accepted the $371,000 offer.

Then we came to the closing to find out the sellers had to come to the closing with $20,000 to sell the house!

On my first example who would believe that somebody that

• owed nothing on the mortgage
• had moved out
• and stated to bring us an offer

would turn down a decent offer on a home that needed total updating. The house sold for $10,000 less three months later.

Then my second experience who would have thought that somebody would have accepted so little so quick when they owed so much.

Both offers were based on current market prices so they were good offers. The people that should have accepted didn't and the ones that did accept the current market prices did. You never know how a seller will react to an offer. So if you base your offer on current sales prices the you will be putting in a good offer. How the seller reacts you can't control. Then you just have to adjust your offer or move on after you hear from the buyer.

Russ Ravary your Metro Detroit real estate agent

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