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        <title>OceanaBeaches.com Blog</title>
        <link>http://www.oceanabeaches.com/blog/</link>
        <description>Silver Lake Michigan Real Estate and Pentwater Real Estate</description>
        <item>
            <guid>http://www.oceanabeaches.com/blog/mark-you-calander-lighthouse-festival-june-2-3.html</guid>
            <link>http://www.oceanabeaches.com/blog/mark-you-calander-lighthouse-festival-june-2-3.html</link>
            <author>JoeHayes@OceanaBeaches.com (Joe Hayes)</author>
            <title>Mark You Calander - Lighthouse Festival June 2-3</title>
            <description> <![CDATA[ 
Sable Point Lighthouse Keepers Association will be holding their first ever "Lighthouse Festival" in a couple of weeks.  The event looks to be a pretty good time!  There will be live music, craft fair, and more.






Big Sable Point Lighthouse


Ludington, MI




Ludington North Breakwater Light


Ludington, MI




Little Point Sable Lighthouse


Mears, MI




White River Light Station


Whitehall, MI




 ]]> </description>
            <pubDate>Fri, 18 May 2012 08:43:35 -0500</pubDate>
                    </item>
        <item>
            <guid>http://www.oceanabeaches.com/blog/how-to-calculate-property-taxes-when-buying-a-home.html</guid>
            <link>http://www.oceanabeaches.com/blog/how-to-calculate-property-taxes-when-buying-a-home.html</link>
            <author>JoeHayes@OceanaBeaches.com (Joe Hayes)</author>
            <title>How to Calculate Property Taxes when Buying a Home</title>
            <description> <![CDATA[ 
One question I often hear when working with buyers in the real estate market is, "How much will my property taxes be?"  Often, they want to know what they are currently.  This information is publicly available and is on the MLS listing sheet, however, it is not a very accurate way to determine what the taxes would be once you purchase the property.  This is because they may be locked in at a higher or lower level from an historical real estate transaction or the property might be homesteaded differently than how you will hold title.


The information you will need to know is:




Current Millage Rate


SEV (State Equalized Value)


Homestead? (Yes or No)




Milage Rate


The millage rate is is the annual tax rate per $1,000 in SEV.  For example, if a piece of real estate is has an SEV of $100,000, and the local millage rate is 30, the annual property taxes would be:  $100,000 / $1,000 * $30.00 = $3,000.  You can obtain the local millage rate by contacting the township office where the real estate is located.


Local Milage Rates:






 


Homestead


Non-Homestead




Pentwater Township


24.6


42.78




Pentwater Village


34.53


52.71




Silver Lake, Mears (Golden Township)


24.58


42.76




Shelby


25.55


43.41




Benona Township


24.18


42.06






SEV


The SEV is established by your local property assessor, however a good rule of thumb is about 50% of the homes fair market value.  For example, if you planned to purchase a home for $200,000, the expected SEV would be somewhere in the neighborhood of $100,000.


Homestead


in Michigan, you have a lower tax rate on a home if it is a farm or if it is your primary residence.  This is termed "Homestead" and if it is a second home, business property, investment real estate, or some other real estate, it is considered "Non-Homestead."


The Easy Way to Cacluate Real Estate Property Taxes:


The state of Michigan has a great website for calculating property taxes:


https://treas-secure.state.mi.us/ptestimator/PTEstimator.asp


All of the local millage rates are up to date and all you need is your County, Municipality, and School District.  The School district is the only item you may not know off of the top of you head, but in our part of West Michigan, there is usually only one option to choose from anyway.
 ]]> </description>
            <pubDate>Mon, 12 Mar 2012 09:34:37 -0500</pubDate>
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        <item>
            <guid>http://www.oceanabeaches.com/blog/pentwater-real-estate-2011-sold-data.html</guid>
            <link>http://www.oceanabeaches.com/blog/pentwater-real-estate-2011-sold-data.html</link>
            <author>JoeHayes@OceanaBeaches.com (Joe Hayes)</author>
            <title>Pentwater Real Estate - 2011 Sold Data</title>
            <description> <![CDATA[ 
Here is a run down of Sold Real Estate in Pentwater (49449 zip) in 2011













SOLD Properties


 


 


 


 




Address


City


SqFt


LotSz


Sale Price


SP % LP




6087 N Ridge Rd


Pentwater


1,000


6.300ac


369,500


67.19




529 Chester St


Pentwater


1,200


12540sf


170,000


86.78




5770 Elmwood Ct


Pentwater


1,086


13000sf


42,000


93.75




7545 S Lakeshore Dr


Pentwater


1,248


1.140ac


165,000


82.91




8967 N Paulina Ave


Pentwater


1,656


21875sf


115,000


76.92




222 Chester St


Pentwater


1,320


0.260ac


85,000


61.64




279 E Lake


Pentwater


3,138


0.350ac


402,000


100.75




135 Channel Ln


Pentwater


1,400


0.280ac


460,450


83.87




6151 N Ridge Rd


Pentwater


1,700


4.250ac


625,000


89.81




9161 N Helena Ave


Pentwater


1,300


9375sf


195,000


81.59




6974 S Lakeshore


Pentwater


1,600


0.250ac


185,000


74.3




935 6th St


Pentwater


1,680


0.300ac


140,000


85.37




241 S Rutledge St


Pentwater


1,300


7920sf


115,000


76.72




6224 N Ridge Rd


Pentwater


957


0.910ac


105,000


99.06




381 S Carroll St


Pentwater


1,100


0.200ac


105,000


95.89




255 E Fifth St


Pentwater


1,426


0.200ac


134,000


99.33




268 E Park St


Pentwater


5,178


48960sf


98,000


94.23




544 S Chester St


Pentwater


2,130


 


652,500


89.38




5136 Ridge Rd


Pentwater


2,400


20.000ac


205,000


82.16




4972 W Lattin Rd


Pentwater


0


10.000ac


75,000


68.24




5652 W Ottawattamie Dr


Pentwater


600


13000sf


270,000


84.64




760 Sixth St


Pentwater


0


1.870ac


1


 




6963 N Hilltop Ct


Pentwater


1,363


0.810ac


176,175


97.93




263 S Ellery St


Pentwater


1,140


 


125,000


100




319 Spinnaker Dr #21


Pentwater


850


 


165,000


88




87 E Sands St


Pentwater


1,300


9700sf


185,000


92.55




9375 N 88th St


Pentwater


1,080


2.000ac


146,000


97.4




301 W Concord St


Pentwater


1,600


12540sf


235,000


95.92




7291 S Harbor Dr


Pentwater


1,871


33360sf


435,000


87.17




5645 W Ottawattamie Dr


Pentwater


884


 


125,200


100.24




5469 N Ridge Rd


Pentwater


2,076


 


795,000


88.83




7343 S Harbor Dr


Pentwater


1,066


0.270ac


240,000


98




4903 N Wayne Ave


Pentwater


1,904


3.760ac


65,000


91.55




5221 N Lake Breeze Dr


Pentwater


1,496


8000sf


557,000


84.52




605 6th St


Pentwater


2,732


0.300ac


675,000


85.55




331 W Marrison Rd


Pentwater


2,510


47.250ac


220,000


81.48




6343 S Lakeshore Dr


Pentwater


756


0.500ac


40,500


82.65




403 S Hancock St


Pentwater


1,000


 


300,000


94.04




7342 S Montgomery Blvd


Pentwater


1,690


0.210ac


360,000


 




363 Old State Rd


Pentwater


1,172


0.640ac


237,500


95










 ]]> </description>
            <pubDate>Thu, 01 Mar 2012 08:42:10 -0600</pubDate>
                    </item>
        <item>
            <guid>http://www.oceanabeaches.com/blog/silver-lake-michigan-jan-2012-sold-properties.html</guid>
            <link>http://www.oceanabeaches.com/blog/silver-lake-michigan-jan-2012-sold-properties.html</link>
            <author>JoeHayes@OceanaBeaches.com (Joe Hayes)</author>
            <title>Silver Lake Michigan - Jan 2012 Sold Properties</title>
            <description> <![CDATA[ 
There was only one closing in January in the Silver Lake area (Mears zip code 49436), but it was a big one!













SOLD Properties


 


 


 




Address


City


Bd


Bth


SqFt


LotSz


Sale Price




8417 W Harrison


Mears


5


3 (3 0)


1,982


5.200ac


490,000










 ]]> </description>
            <pubDate>Wed, 29 Feb 2012 14:29:10 -0600</pubDate>
                    </item>
        <item>
            <guid>http://www.oceanabeaches.com/blog/silver-lake-michigan-real-estate-stats-2011-sold-data-analysis.html</guid>
            <link>http://www.oceanabeaches.com/blog/silver-lake-michigan-real-estate-stats-2011-sold-data-analysis.html</link>
            <author>JoeHayes@OceanaBeaches.com (Joe Hayes)</author>
            <title>Silver Lake Michigan Real Estate Stats - 2011 Sold Data Analysis</title>
            <description> <![CDATA[ 
Last Year, there were 32 homes sold in the Silver Lake, Mears Michigan area (49436 Zip Code).  They ranged in price from $30,000 to $399,900.  The average home sold for $125,510 in 182 days at 97.1% of full listing price.  There are currently 42 homes on the market, so that calculates into about 16 months of supply.  With this much "supply," it is important to price a home appropriately in order to sell it in a reasonable amount of time.  A deeper look into the numbers reveals that although the average home sold for 97% of the listing price, the original asking price was higher.  The average home sold for 91% of the original list price.


 








2011 Silver Lake Real Estate Sales













Address


 


 


Sales Price




1312 N Raven St


Mears


Michigan 


$150,000 




1797 N 56th


Mears


Michigan 


$47,000 




8058 W Sea Pine Dr


Mears


Michigan 


$65,000 




1265 N Emerald St


Mears


Michigan 


$64,000 




4434 N Pine Ave


Mears


Michigan 


$128,900 




2027 N Fox Ct


Mears


Michigan 


$62,000 




670 Parasail Dr


Mears


Michigan 


$162,500 




2359 N Holiday Dr


Mears


Michigan 


$47,000 




606 June


Mears


Michigan 


$45,000 




8524 W Silver Lake Rd


Mears


Michigan 


$399,900 




617 Bunny Ln


Mears


Michigan 


$70,000 




4195 N Ridge Rd


Mears


Michigan 


$160,000 




1097 N 52nd Ave


Mears


Michigan 


$63,625 




9024 W Walleye Ave


Mears


Michigan 


$83,000 




8439 W Easy St


Mears


Michigan 


$140,000 




51 N 28th Ave


Mears


Michigan 


$69,900 




4059 N Juniper St


Mears


Michigan 


$65,500 




111 N 52nd Ave


Mears


Michigan 


$131,000 




8829 N Dunes Vista Dr


Mears


Michigan 


$215,000 




2214 N Cousineau


Mears


Michigan 


$72,000 




673 N 22nd Ave N #35


Mears


Michigan 


$88,000 




560 N Spencer


Mears


Michigan 


$30,000 




9090 W Ranger Rd


Mears


Michigan 


$165,000 




1884 N White Birch Dr


Mears


Michigan 


$123,000 




8170 W Lumberjack Dr


Mears


Michigan 


$325,000 




9248 W Silver Lake Rd


Mears


Michigan 


$380,000 




1266 N Emerald St


Mears


Michigan 


$90,000 




7376 W Deer Rd


Mears


Michigan 


$145,000 




1406 N Emerald St


Mears


Michigan 


$58,500 




33 W Parasail Dr #33


Mears


Michigan 


$127,000 




8881 W Silver Lake Rd


Mears


Michigan 


$167,000 




1797 N 56th


Mears


Michigan 


$76,500 










 ]]> </description>
            <pubDate>Fri, 03 Feb 2012 06:12:49 -0600</pubDate>
                    </item>
        <item>
            <guid>http://www.oceanabeaches.com/blog/waterfront-real-estate-on-silver-lake-2011-market-data-analysis.html</guid>
            <link>http://www.oceanabeaches.com/blog/waterfront-real-estate-on-silver-lake-2011-market-data-analysis.html</link>
            <author>JoeHayes@OceanaBeaches.com (Joe Hayes)</author>
            <title>Waterfront Real Estate on Silver Lake - 2011 Market Data Analysis</title>
            <description> <![CDATA[ 
In 2011, there were 3 homes on Silver Lake that sold:




2011 Real Estate Sales on Silver Lake




Address


Sale Price




8524 W Silver Lake Road


$399,900




8829 N Duna Vista Drive


$215,000




9248 W Silver Lake Rd


$380,000






The average price for a home on Silver Lake was $331,633.  The average amount of time it took to sell was 183 days (or about 6 months) and the average home sold for $221 per square foot at 95% of the listing price.


There are currently 5 waterfront homes for sale on the lake.  One is on the channel and one is a condo, so there are 3 single family homes that are actually on Silver Lake.  They range in price from $324,999 to $565,000.


With 3 homes on the market and 3 homes sold last year, there is essentially 12 months of supply.  This is a pretty small sample size and one or two properties will skew the data, but if I had a home for sale on Silver Lake right now, I would be confident in selling it within the next 6-12 months.
 ]]> </description>
            <pubDate>Thu, 26 Jan 2012 19:22:45 -0600</pubDate>
                    </item>
        <item>
            <guid>http://www.oceanabeaches.com/blog/waterfront-real-estate-in-pentwater-is-still-selling.html</guid>
            <link>http://www.oceanabeaches.com/blog/waterfront-real-estate-in-pentwater-is-still-selling.html</link>
            <author>JoeHayes@OceanaBeaches.com (Joe Hayes)</author>
            <title>Waterfront Real Estate in Pentwater is still selling</title>
            <description> <![CDATA[ 
In 2011, there we 39 homes sold in Pentwater.  Of these, 24 were on the water or had water access.  This includes Pentwater Lake, Bass Lake, and Lake Michigan mostly.  So waterfront homes accounted for nearly two-thirds of all sales in Pentwater.  This is interesting in light of the fact that waterfront homes only account for about one-third of all active MLS listings.  There are currently in 91 homes on the market in Pentwater and 34 of those are waterfront properties.
 ]]> </description>
            <pubDate>Wed, 25 Jan 2012 08:05:23 -0600</pubDate>
                    </item>
        <item>
            <guid>http://www.oceanabeaches.com/blog/our-website-is-getting-a-facelift.html</guid>
            <link>http://www.oceanabeaches.com/blog/our-website-is-getting-a-facelift.html</link>
            <author>JoeHayes@OceanaBeaches.com (Joe Hayes)</author>
            <title>Our Website is Getting a Facelift</title>
            <description> <![CDATA[ Starting this spring, Maplewood Homes will no longer need to share a website with Greenridge Realty.  This site will then be free to focus exclusively on the areas I serve as a real estate agent, specifically, Silver Lake Michigan, Pentwater, and Oceana County (plus Ludington).  In a few weeks' time we will be launching a brand new Maplewood Homes website that will be better than ever!  Stay tuned... ]]> </description>
            <pubDate>Sat, 21 Jan 2012 10:59:26 -0600</pubDate>
                    </item>
        <item>
            <guid>http://www.oceanabeaches.com/blog/parade-of-homes-early-warning.html</guid>
            <link>http://www.oceanabeaches.com/blog/parade-of-homes-early-warning.html</link>
            <author>JoeHayes@OceanaBeaches.com (Joe Hayes)</author>
            <title>Parade of Homes Early Warning</title>
            <description> <![CDATA[ The Home Builders Association of West Michigan has set it's dates for the 2012 Parade of Homes.  It will be June 15-17th.  Maplewood Homes plans to have at least two Ludington homes in this year's Parade. ]]> </description>
            <pubDate>Wed, 04 Jan 2012 16:26:02 -0600</pubDate>
                    </item>
        <item>
            <guid>http://www.oceanabeaches.com/blog/2011-coming-to-a-close-and-things-are-looking-up.html</guid>
            <link>http://www.oceanabeaches.com/blog/2011-coming-to-a-close-and-things-are-looking-up.html</link>
            <author>JoeHayes@OceanaBeaches.com (Joe Hayes)</author>
            <title>2011 Coming to a Close and Things are Looking Up</title>
            <description> <![CDATA[ Everyone I talk to here in West Michigan is seeing an uptick in new construction.  The guys down at the lumber yard, my trade partners and vendors,  everyone is saying the same thing;  that builders have work.  This is a change from prior seasons when it seemed many builders were just doing odd jobs to stay busy.  We're still a long way down from the peak, but it's good to hear that other builders are finding work, too.  Here at Maplewood Homes, we sold 5 new homes in 2011.  Our best year, before the economic downturn, we sold 19 new homes, and you can see that we're well below that.  Still, this is a 66% increase over the 3 "build jobs" we had in 2010.  Slow, steady recovery in the housing market is probably all we could hope for and if it continues in 2012, we'll be doing good.  Happy New Year! ]]> </description>
            <pubDate>Sat, 31 Dec 2011 07:39:21 -0600</pubDate>
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