Archive for the ‘Lake Orion Michigan’ Category

858 Esther, Lake Orion Open Sunday, Nov 20, 2016 from 1-4 pm

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Lake Orion MI Home Sales- Market Update

Unit sales are down and average and median sales prices are up. Or are they?

Lake Orion, MI is recovering from a housing crisis that lasted close to a decade. Statistics show that prices started dropping in 2006. I felt it in 2005. In 2009 the amount of distressed sales (foreclosure and short sales) surpassed the amount of non-distressed sales. Distressed sales were the norm for 3 years. 3 years where Lake Orion MI had more foreclosure and short sale closings than regular old fashioned sales. And when you have that many distressed sales it affects the prices of all sales.

In 2012 there was a drastic reduction in distressed sales but they still made up 39% of total sales. 23% of the sales in 2013 and thus far in 2014 (first 3 quarters) 11% of total sales.

lake orion mi home sales

So I think to just compare unit sales this year vs unit sales last year is not an accurate measure of the market. Same when comparing prices. Or time to sell.

All residential sales in Lake Orion, MI through Sept (1st 3 quarters):

Unit sales are down 7%, the average sales price is up 6% and the median sales price is up 1%.

Non-distressed sales in Lake Orion, Mi for the same time frame:

Unit sales are up 8%, average sales price is down ½% and the median sales price is down 1%.

Non-distressed sales data is better than it sounds. The average sales price is up 12.5% from 2012, the median sales price is up 12.3% and unit sales are up 36%.

The average sales price so far this year is $265,008 and the median sales price is $246,000. The average sales price in 2003 was $260,252. I can’t pull the amount of distressed or non distressed sales in 2003 or 2004 or 05…. It wasn’t a search field in the MLS at that time. But it is pretty safe to assume that prior to the end of 2005 foreclosure and short sales were minimal.

lake orion mi home sales

There were 384 non distressed sales in 2013 vs 543 sales in 2003. If we stay on track of an 8% increase over last year we should have about 415 non distressed sales this year. Less than 2003 but not that far off considering that distressed sales still make up 11% of our market.

However you look at the numbers, if you are buying a home in Lake Orion MI, prices are on the rise and interest rates won’t stay this low forever.

If you are considering selling your Lake Orion, MI home, we have been in a recovering housing market for a few years, interest rates are low, so this is a good time to sell.

Call Jackie Hawley, Realtor
Remax Encore

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North Oakland County Homes- The Faster They Sell The Higher They Sell For

The quick sales tend to be the appraisals I sweat out the most. A well priced house will sell quickly. The best prices I’ve gotten for sellers have been the quickest sales.

Last year I listed a 4 bedroom colonial in Wyngate, Clarkston MI. It was the highest priced sale in the sub in 2011- the highest price since Sept 2010. We got 2 offers the first weekend and took the cash offer so we wouldn’t have to worry about an appraisal.

We listed a house in Stonegate, Clarkston MI, Springfield Township last year and priced it on the high side. It sold in the first week and was the highest sale since May 2008, and the first time that sub sold for above $300K since June 2008. It paved the way for other sales. 2 other homes sold for over $300,000 shortly after ours sold.

I had a listing in Waldon Creek, Clarkston. I put into the MLS on a Friday night before a blizzard, and that house still had 13 or 14 showings that weekend and 4 offers. Again, we got top dollar for the neighborhood.

I just listed a 4 bedroom colonial in Paint Creek Ridge in Lake Orion and I expect the same results as above.

There is a shortage of nice homes for sale in North Oakland County and when a good listing hits the market, it sells quickly and a bit high. Multiple offers and quick sales are common on nice, undistressed properties that are properly priced. And they tend to sell a bit on the high side.

Right now the inventory is low in North Oakland County– about a 3 to 4 month supply depending on where you are. And a large percentage of what is on the market is nasty, or over priced, or both…

If you’re selling, it is important to list with an agent with the experience and market knowledge to price your house so it sells quickly and for the highest possible price. There’s a fine line between pricing to get a sale price a bit on the high side, and overpricing a home. There are ways to keep a sale together if you sell your house for a bit over appraised value. And as I’ve written before, there is a difference between appraised value and market value.

I have a track record of getting top dollar for my listings and smooth closings. If you are considering selling your North Oakland County home please don’t hesitate to contact me.

Jackie Hawley
(248) 736-6407

What if the Appraisal is Low?

Price, Location, Exposure?? – It’s All In The Price

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Rolling Meadows, Lake Orion MI Market Conditions– Good News If You’re Selling

Rolling Meadows Lake Orion MI real estateGreat news for homeowners in Rolling Meadows in Lake Orion Michigan. The median sales price is up for the 2nd year in a row! We’re still a long ways from the peak times, but better than 2009 or 2010.

Median Sales Price:

2011- 13 units at $228,000 2010- 14 units at $213,500 2009- 16 units at $210,000

There were no bank owned sales in 2011 and only 2 short sales.

The lowest sales price was higher each year than the previous year as well as the top end price was higher each year than the previous year.

2011 sale prices ranged from $194,000 – $265,000 2010 sale prices ranged from $164,505 – $237,000 2009 sale prices ranged from $153,000 – $247,000

12 of the homes sold within 26 days on the market and 1 house took 71 days to sell. I define days on the market as timeRolling Meadows Lake Orion MI real estate from the last price change (if any) until pending. Overpriced houses aren’t really on the market. Properly priced homes sell since the time frames to sell in Rolling Meadows are about the same as the rest of the areas.

There were 4 homes financed through FHA and 9 utilized conventional mortgage financing. Most of the homes that sold in Rolling Meadows sold within about 5% of asking price. 1 house sold for 2 1/2% over asking price and 1 home sold at asking price.

2 houses in Rolling Meadows leased in 2011 at $1950/month and $2000/month (reported by Realcomp II MLS).

If you are considering selling your Rolling Meadows home, you may have more equity than you expected. Or getting closer to having equity again!

If you are thinking about buying in Rolling Meadows you need to call or email me so I can get listings to you the day they hit the market. Prices are up 6 1/2% from 2010 and up 8% from 2009. You still get a lot of house for the money and with interest rates so low buying in Rolling Meadows is still a bargain.

Rolling Meadows is a 265 home subdivision located just north of the I-75 and Baldwin Rd exit in Lake Orion MI. Homes were built in the mid 90’s and range from approximately 2000 sq. ft. to approximately 2800 sq. ft. Rolling Meadows boasts city water and sewer, sidewalks, subdivision tennis courts and swimming pool as well as a community club house.

For More About Rolling Meadows

Search The MLS

Homes For Sale In Lake Orion MI

Lakefront Homes For Sale In Lake Orion MI

Jackie Hawley
ReMax Encore
Cell: (248) 736-6407


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shores of long lake lake orion miShores of Long Lake, Lake Orion MI- More Positive Sales Data!!

2010 is over and the data is in! There were more sales in the Shores of Long Lake and the Village by the Shores, Lake Orion MI than in 2009, and prices were higher. The bank owned sales and short sales were in the same proportion in 2010 as in 2009.


12 sales total
5 lakefront sales
7 off the lake sales
4 short sales
2 bank owned sales

The prices for the off the lake sales ranged from $190,000-$280,000.
The prices for the lakefront sales ranged from $375,000-$432,000


6 sales total
3 lakefront sales
3 off the lake sales
2 short sales
1 bank owned sale

The prices for the off the lake sales ranged from $190,000-$240,000
The prices for the lakefront sales ranged from $347,000-$400,000

Prices are still down A LOT from 2005 when off the lake sales ranged from $300,000-$344,000 and the 1long lake lake orion mi lakefront that sold in 2005 sold for $630,000.

Many of the lakefront homes that sold in 2010 sold for $100K-$200K less than they had previously, so if you are a buyer the good news is you can steal a house. A house that sold for $580,000 in 2001 sold for $401,000 in 2010. But you might not want to wait too long. Prices are only inching up right now, but inventory is low and that is typically a precursor to rising prices. Also, mortgage interest rates won’t stay this low forever.


For more information about the Shores of Long Lake please visit its neighborhood page on my web site.

If you are a homeowner in the Shores of Long Lake the good news is if you don’t currently have equity in your home, you may sooner than you might have thought a year or two ago.

Lake Orion Sales Data

Homes for Sale in Lake Orion MI

Selling Your Lake Orion MI Home

More Information for Sellers

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Lake Orion MI 2010 Sales Price Up! Inventory Low!

The year ending sales data for Lake Orion MI are preliminary since there were pulled from the MLS on Jan 6, 2011. There is a good possibility some late reported sales will come straggling in over the next few weeks. But as it stands now the unit sales for 2010 were the same as in 2009 (377 units) and up 20 units from 2008. The median sales price was up slightly but the average sale price was down a bit and the total dollars in closed sales was down from 2009.

Median Sales Price 2009 was $150,000
Median Sales Price 2010 was $152,000

Average Sales Price 2009 was $166,791
Average Sales Price 2010 was $158,535

Total Volume in 2009 was $62,880,360
Total Volume in 2010 was $59,767,780

Bank owned sales were down from 2009: 174 units in 2009 and 144 in 2010. There was an increase in short sale closings: 32 in 2009 and 74 in 2010.

The current inventory is low. 128 active listings on 1/4/2011 or a 4 month supply. On Jan 18, 2010 there were 188 active listings or a 6 month supply.

The best way to determine how a specific subdivision or neighborhood is doing is to contact me for a market analysis or for a more general idea of neighborhood prices check out the neighborhood pages linked below.

Individual Neighborhood Sales and Community Information

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The Preserve, Lake Orion MI- Are Prices Rebounding?

the preserve lake orion miThe Preserve is a very nice neighborhood in southern Lake Orion with easy access to I-75. Some of the many amenities that make The Preserve desirable are city water and sewer, sidewalks, subdivision lake, club house with a swimming pool, tennis courts and play ground area. The sub is also surrounded by woods which added value to the perimeter lots when build jobs were sold; value that seems to have stuck to the homes even in the current housing market.

The home values in The Preserve were hit hard just like the rest of Lake Orion. Many of the homes sold new in 1996-1998 with prices ranging at that time throughout the $200’s with an occasional home selling in the low $300’s.

In 2005 home prices ranged from $287,000-$372,000 and in 2003 and 2004 a couple homes sold in the low $400’s. This year prices have ranged from $155,000-$285,000.

So now you may be asking yourself- “Where does the title of this blog post come from?”

After 2005 prices were on a downward trend all over Lake Orion and The Preserves was no different. Prices steadily declined every year after 2005….. Until 2010. It appears that in many neighborhoods prices are starting to stabilize and the same is holding true in The Preserve. In fact, due to the lack of foreclosures in The Preserve, home prices may actually be arching the other way.

First let’s compare 2008 and 2009 home sale prices.

In 2008 there were 4 sales in The Preserve ranging from $255,000-$275,000. All selling for pretty close to what they sold for new. None of the 4 sales in 2008 were bank owned or short sales.

Prices dropped hugely from 2008 and 2009 with 6 sales in 2009 ranging from $211,000-$260,000 with no bank owned sales and 1 short sale.

Now comes 2010. One of the differences in 2010 was there was 1 bank owned home and 2 short sales. The 3 distressed sales in 2010 were of course the 3 lowest priced sales ranging from $155,000-$211,000. Now let’s compare the non-distressed home sales between 2009 and 2010.

There were 5 non-distressed home sales in The Preserve in 2009
There were 7 non-distressed home sales in The Preserve in 2010

2009 sale prices ranged from $211,000-$260,000
2010 sale prices ranged from $215,000-$285,000

2009 price per square foot ranged from $89/sq. ft. to $110/sq. ft.
2010 price per square foot ranged from $91/sq. ft. to $108/sq. ft.

A little deeper look at prices show that in 2009 there was only 1 home that sold for more than $100/sq. ft. where as 5 houses broke the $100/sq. ft. price point in 2010. Even the 3 distressed sales in 2010 ranged from $82/sq. ft. to $96/sq. ft.

The price differences in the non distressed sales in 2010 seem to be the same as in the past- location within the sub a primary factor in sale price and walk out basement also adding to value.

As of December 24, 2010 there were no sales pending and one active listing with an asking price of $299,900. If you currently live in The Preserve you can only hope they get pretty close to that price.

Jackie Hawley
cell: (248)736-6407

The Preserve, Lake Orion MI

For Sellers

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