Allen Kavanaugh - ABR, e-PRO, New Buffalo, Michigan

There are only 8 towns in this official region.."

This is the true story of the sleepy once forgotten region known as Harbor Country that survived the previous century of logging and colonization, then in later decades resisted the onslaught of urban sprawl and development.

In the late 1970's, local community leaders formed the "Harbor Country Council" as a research panel to establish recognition for eight southwest Michigan communities closely huddled near the shores of Lake Michigan. This council examined the richness of the area's heritage, it's natural resources and peaceful setting as positive factors in re-igniting interest in the area that was previously experienced in the early 1920's and 30's.

Harbor and Country
Harbor Country Council member Dick Downing (originally a realtor from Chicago) was the person credited for coming up with the name "Harbor Country" to represent the area's scenic ‘harbor', and the bountifully lush ‘country' landscapes filling the spaces between the lakeshore towns and inland to Three Oaks. Therefore, contrary to some incorrect public perceptions it's not "Harbor Country" (with emphasis on Harbor, as in a 'country of harbors') but rather Harbor Country, equally crediting the one harbor in New Buffalo, and the countrysides between the lakeshore and Three Oaks

Be sure to come join ALL of the Realtors in "Harbor Country" on Saturday April 25th from Noon til 4 pm for the Harbor country Open House. Which will feature Many OPEN HOUSES for you to view in this great area.

For more information either go to: http://harborcountryopenhouse.com

Or cantact myself for more information or to view any of the great houses available NOW in Harbor Country Why Wait.

Allen Kavanaugh/ Keller WIlliams SWM/ 269.277.0101 or email me at akavanaugh@kw.com http://www.AllenKavanaugh.com

Step 1: Get a local broker. In a slow market there are relatively fewer buyers. It follows that to generate the most demand you want your property exposed to as many purchasers as possible. Who do buyers contact when they want a house? Brokers. Figures from the National Association of Realtors show that 85 percent off all buyers rely on real estate brokers when buying a home while 80 percent rely on the Internet. Who posts real estate information on the Internet? Local brokers.

Step 2: Read the sale agreement. Virtually all jurisdictions have a standardized real estate contract which over the years have become lengthy and complex. If you use one then you're automatically agreeing to all unmodified terms and conditions, so read the entire agreement so you know what is being said.

But is there something in the proposed agreement that should be changed, removed or added? Brokers should provide a copy of the sale agreement they expect to use at listing presentations and this document should be read to avoid surprises and misunderstandings. Since these are form agreements, anything not required by law can be changed with a suitable cross-out or addenda. For details, speak with your broker or attorney.

Step 3: Know the marketplace. In terms of negotiation it's not good enough to know recorded sale prices because they frequently don't tell the whole story. For instance, two homes may both have recorded sale prices of $500,000. One may actually have sold for $500,000 while the other sold for $500,000 but the owner gave a 3 percent seller credit to the buyer for a new roof and appliances -- that's $15,000 off the top. Local brokers who actually make sales know the innards of recent transactions are thus are in the best position to provide negotiating advice.

Step 4: Know your terms. You know your property will sell at some price point, but rather than a given price it's best to think of a home as a package of price and terms. For instance, in a slow market it may be better to pay a "seller contribution" to help buyers off-set closing costs than to lower the sale price. In many cases, the seller contribution may be smaller than a price reduction and much more attractive to buyers who need cash to close.

Step 5: Reduce deposit requirements. To make a contract work there's a need for a buyer deposit, the "consideration" necessary to bind a deal. If you're a seller you want the largest possible deposit, but in a slow market you may have to settle for less. Buyers, for their part, want to make the smallest possible deposit if only because a big deposit represents a huge psychological commitment -- and a financial one.

Less consideration may be appropriate if the buyer is pre-approved for a loan, the purchasers have a strong interest in the property and no better offer is in the picture.

Step 6: Throw in stuff. Do you really want to move a swing set or a washer/dryer? In some cases it may be best to "reluctantly" part with such items if only a buyer will make an offer.

Step 7: Update MLS photos. If it's August and your MLS photo shows a home with four feet of snow in the front yard then buyers can guess that the home has been for sale for a long, long time -- meaning the price and terms are, um, flexible. Perhaps more "flexible" than you would like. Have your broker post newer photos.

Step 8: Review the marketing plan. The marketing plan developed by your broker should be reviewed as often as necessary to assure that; one, it is being followed and; two, it is changed as necessary.

Step 9: Visit open houses. It's always good to visit open houses or, as they're otherwise called, the competition. It's not easy to be objective, but is there something other owners are offering which might work for your property? Something you can make into a bargaining point? Maybe an offer to re-paint the living room in a color of the buyer's choice is not a bad idea.

Step 10: Have context. It's silly to worry about small costs and concessions when your core goal is to sell the home

Anyone looking to buy or sell a house/condo or commerical property in SW Michigan. from New Buffalo to saugatuck, Michigan. Please call me or visit my web site at www.allenkavanaugh.com

I Am an agent with Keller Williams SWM 19 N whittaker street, New Buffalo, Michigan 49117 my phone numbers are: office 269.469.2911 cell 269.277.0101 fax 269.469.7228

I represent the following areas: New Buffalo, Union Pier, Lakeside, Three Oaks, Galien, Niles, Harbert, Sawyer, bridgman, Stevensville, Shoreham, St, Joseph, Benton Harbor, Coloma, Waterviliet, lawrence, South haven, Douglas, Saugatuck, fennville, Glenn.

ALL listings and homes purchased thru myselfself ALL recieve a FREE 1 Year Home Warranty,

all homes listed with me will have an extensive Internet coverage with over 40 websites and search engines, Virtual tours with every listing ... I am also your GLBT agent of choice. I am here for you.

I know many members of The GLBT community would rather work with a member of the GLBT Community.

Come on everyone its 2009 it is important for members of the GLBT to PROUDLY stand up and show our support and our numbers to our Fellow GLBT Brothers and Sisters. I am OUT and PROUD I fully advertise iin adn on national GLBT advertisors and websites. Why, I say WHY NOT.. its plain knowledge that the glbt communtiy is a strong and important voice to hear.

I am your SW Michigan connection. I fully advertise this on both-of my web sites, in our window in my office. my prior business in Harbor country THAT WAS THE ONLY to FLY the rainbow flag for many years until the last two years when the store owners decided to cash in on lambdas weekend party and decided that the GLBT community money was worth flying the flag for that weekend. Yes there may be other gay agents in the area, and Yes I know quite a few of them but not anywhere do you see them advertising or stating their proud membership in the GLBT community. In fact until recently I was the only one on Active rain in the New Buffalo/ Southwest Michigan area who belong to the gay groups on here.

This is why I say use an agent who isn't afraid to say that he is proud to be a member of the GLBT community, and will do all that I can do to be sure that you find the perfect home or summer vacation home while be treated with the up-most respect and handling that the GLBT deserves.

I also give a free 1 year home warranty with every home purchased or sold thru myself.

call me at 269.469.2911office or my cell 269.277.0101

my email is akavanaugh@kw.com

http://www.AllenKavanaugh.com

Questions and Answers for Borrowers about the Homeowner

Affordability and Stability Plan

Borrowers Who Are Current on Their Mortgage Are Asking:

1. What help is available for borrowers who stay current on their

mortgage payments but have seen their homes decrease in value?

Under the Homeowner Affordability and Stability Plan, eligible

borrowers who stay current on their mortgages but have been

unable to refinance to lower their interest rates because their

homes have decreased in value, may now have the opportunity to

refinance into a 30 or 15 year, fixed rate loan. Through the

program, Fannie Mae and Freddie Mac will allow the refinancing of

mortgage loans that they hold in their portfolios or that they

placed in mortgage backed securities.

2. I owe more than my property is worth, do I still qualify to

refinance under the Homeowner Affordability and Stability Plan?

Eligible loans will now include those where the new first

mortgage (including any refinancing costs) will not exceed 105%

of the current market value of the property. For example, if your

property is worth $200,000 but you owe $210,000 or less you may

qualify. The current value of your property will be determined

after you apply to refinance.

3. How do I know if I am eligible?

Complete eligibility details will be announced on March 4th when

the program starts. The criteria for eligibility will include

having sufficient income to make the new payment and an

acceptable mortgage payment history. The program is limited to

loans held or securitized by Fannie Mae or Freddie Mac.

4. I have both a first and a second mortgage. Do I still qualify

to refinance under the Homeowner Affordability and Stability

Plan?

As long as the amount due on the first mortgage is less than 105%

of the value of the property, borrowers with more than one

mortgage may be eligible to refinance under the Homeowner

Affordability and Stability Plan. Your eligibility will depend,

in part, on agreement by the lender that has your second mortgage

to remain in a second position, and on your ability to meet the

new payment terms on the first mortgage.

5. Will refinancing lower my payments?

The objective of the Homeowner Affordability and Stability Plan

is to provide creditworthy borrowers who have shown a commitment

to paying their mortgage with affordable payments that are

sustainable for the life of the loan. Borrowers whose mortgage

interest rates are much higher than the current market rate

should see an immediate reduction in their payments. Borrowers

who are paying interest only, or who have a low introductory rate

that will increase in the future, may not see their current

payment go down if they refinance to a fixed rate. These

borrowers, however, could save a great deal over the life of the

loan. When you submit a loan application, your lender will give

you a "Good Faith Estimate" that includes your new interest rate,

mortgage payment and the amount that you will pay over the life

of the loan. Compare this to your current loan terms. If it is

not an improvement, a refinancing may not be right for you.

6. What are the interest rate and other terms of this refinance

offer?

The objective of the Homeowner Affordability and Stability Plan

is to provide borrowers with a safe loan program with a fixed,

affordable payment. All loans refinanced under the plan will have

a 30 or 15 year term with a fixed interest rate. The rate will be

based on market rates in effect at the time of the refinance and

any associated points and fees quoted by the lender. Interest

rates may vary across lenders and over time as market rates

adjust. The refinanced loans will have no prepayment penalties or

balloon notes.

7. Will refinancing reduce the amount that I owe on my loan?

No. The objective of the Homeowner Affordability and Stability

Plan is to help borrowers refinance into safer, more affordable

fixed rate loans. Refinancing will not reduce the amount you owe

to the first mortgage holder or any other debt you owe. However,

by reducing the interest rate, refinancing should save you money

by reducing the amount of interest that you repay over the life

of the loan.

8. How do I know if my loan is owned or has been securitized by

Fannie Mae or Freddie Mac?

To determine if your loan is owned or has been securitized by

Fannie Mae or Freddie Mac and is eligible to be refinanced, you

should contact your mortgage lender after March 4, 2009.

9. When can I apply?

Mortgage lenders will begin accepting applications after the

details of the program are announced on March 4, 2009.

10. What should I do in the meantime?

You should gather the information that you will need to provide

to your lender after March 4, when the refinance program becomes

available. This includes:

• information about the gross monthly income of all borrowers,

including your most recent pay stubs if you receive them or

documentation of income you receive from other sources

• your most recent income tax return

• information about any second mortgage on the house

• payments on each of your credit cards if you are carrying

balances from month to month, and

• payments on other loans such as student loans and car loans.

Borrowers Who Are at Risk of Foreclosure Are Asking:

1. What help is available for borrowers who are at risk of

foreclosure either because they are behind on their mortgage or

are struggling to make the payments?

The Homeowner Affordability and Stability Plan offers help to

borrowers who are already behind on their mortgage payments or

who are struggling to keep their loans current. By providing

mortgage lenders with financial incentives to modify existing

first mortgages, the Treasury hopes to help as many as 3 to 4

million homeowners avoid foreclosure regardless of who owns or

services the mortgage.

2. Do I need to be behind on my mortgage payments to be eligible

for a modification?

No. Borrowers who are struggling to stay current on their

mortgage payments may be eligible if their income is not

sufficient to continue to make their mortgage payments and they

are at risk of imminent default. This may be due to several

factors, such as a loss of income, a significant increase in

expenses, or an interest rate that will reset to an unaffordable

level.

3. How do I know if I qualify for a payment reduction under the

Homeowner Affordability and Stability Plan?

In general, you may qualify for a mortgage modification if (a)

you occupy your house as your primary residence; (b) your monthly

mortgage payment is greater than 31% of your monthly gross

income; and (c) your loan is not large enough to exceed current

Fannie Mae and Freddie Mac loan limits. Final eligibility will be

determined by your mortgage lender based on your financial

situation and detailed guidelines that will be available on March

4, 2009.

4. I do not live in the house that secures the mortgage I'd like

to modify. Is this mortgage eligible for the Homeowner

Affordability and Stability Plan?

No. For example, if you own a house that you use as a vacation

home or that you rent out to tenants, the mortgage on that house

is not eligible. If you used to live in the home but you moved

out, the mortgage is not eligible. Only the mortgage on your

primary residence is eligible. The mortgage lender will check to

see if the dwelling is your primary residence.

5. I have a mortgage on a duplex. I live in one unit and rent the

other. Will I still be eligible?

Yes. Mortgages on 2, 3 and 4 unit properties are eligible as long

as you live in one unit as your primary residence.

6. I have two mortgages. Will the Homeowner Affordability and

Stability Plan reduce the payments on both?

Only the first mortgage is eligible for a modification.

7. I owe more than my house is worth. Will the Homeowner

Affordability and Stability Plan reduce what I owe?

The primary objective of the Homeowner Affordability and

Stability Plan is to help borrowers avoid foreclosure by

modifying troubled loans to achieve a payment the borrower can

afford. Lenders are likely to lower payments mainly by reducing

loan interest rates. However, the program offers incentives for

principal reductions and at your lender's discretion

modifications may include upfront reductions of loan principal.

8. I heard the government was providing a financial incentive to

borrowers. Is that true?

Yes. To encourage borrowers who work hard to retain

homeownership, the Homeowner Affordability and Stability Plan

provides incentive payments as a borrower makes timely payments

on the modified loan. The incentive will accrue on a monthly

basis and will be applied directly to reduce your mortgage debt.

Borrowers who pay on time for five years can have up to $5,000

applied to reduce their debt by the end of that period.

9. How much will a modification cost me?

There is no cost to borrowers for a modification under the

Homeowner Affordability and Stability Plan. If you wish to get

assistance from a HUD-approved housing counseling agency or are

referred to a counselor as a condition of the modification, you

will not be charged a fee. Borrowers should beware of any

organization that attempts to charge a fee for housing counseling

or modification of a delinquent loan, especially if they require

a fee in advance.

10. Is my lender required to modify my loan?

No. Mortgage lenders participate in the program on a voluntary

basis and loans are evaluated for modification on a case-by-case

basis. But the government is offering substantial incentives and

it is expected that most major lenders will participate.

11. I'm already working with my lender / housing counselor on a

loan workout. Can I still be considered for the Homeowner

Affordability and Stability Plan?

Ask your lender or counselor to be considered under the Homeowner

Affordability and Stability Plan.

12. How do I apply for a modification under the Homeowner

Affordability and Stability Plan?

You may not need to do anything at this time. Most mortgage

lenders will evaluate loans in their portfolio to identify

borrowers who may meet the eligibility criteria. After March 4

they will send letters to potentially eligible homeowners, a

process that may take several weeks. If you think you qualify for

a modification and do not receive a letter within several weeks,

contact your mortgage servicer or a HUD-approved housing

counselor. Please be aware that servicers and counseling agencies

are expected to receive an extraordinary number of calls about

this program.

13. What should I do in the meantime? You should gather the

information that you will need to provide to your lender on or

after March 4, when the modification program becomes available.

This includes:

• information about the monthly gross income of your household

including recent pay stubs if you receive them or documentation

of income you receive from other sources

• your most recent income tax return

• information about any second mortgage on the house

• payments on each of your credit cards if you are carrying

balances from month to month, and

• payments on other loans such as student loans and car loans.

14. My loan is scheduled for foreclosure soon. What should I do?

Contact your mortgage servicer or credit counselor. Many mortgage

lenders have expressed their intention to postpone foreclosure

sales on all mortgages that may qualify for the modification in

order to allow sufficient time to evaluate the borrower's

eligibility. We support this effort.