Monday, May 11, 2009

Grosse Pointe Homes for Sale Michigan Real Estate




Sunday, May 10, 2009

"The rich get richer and the poor get poorer?" - Detroit!

BETTER DAYS Mrs. Roy Chapin and her family at their Grosse Pointe, Michigan home around 1968, from the Slim aarons book, "A Wonderful Time." CHANGING TIMES The movers commeth, far left, and the ailing Tennis House, near left.

LUCKY ONES Danielle Karmanos top, in Orchard Lake, and Richard Klimisch and Prudence Cole, bottom in Grosse Pointe Shores. (Photographs by Fabrzo Costantini for the New York Times)Grosse Pointe BluesBy ERIC KONIGSBERGPublished: May 8, 2009GROSSE POINTE, Michigan


WITH an address in this town, where the e’s are silent but still do all the work, a club doesn’t need an elaborate name, nor even much of a physical plant. The Tennis House tells you everything you need to know. You either get it or you don’t.

One indoor Har-Tru court. An intermittently staffed wet bar with some dilapidated steel chairs covered in tartan vinyl. And upon entering, a doormat who says only “Since 1936.”
The club is so low profile that some people here aren’t even aware of it. It was built, said Richard Klimisch, a longtime member, by Edsel Ford and is still owned by members of the Ford family who live nearby.

“You used to have to wait years to get in, but now we can’t even find enough members,” said Mr. Klimisch, a former engineer and lobbyist for General Motors who considers himself very fortunate to have taken an early buyout several years ago. “We need 100 just to cover the costs, and we’re down to about 75. It used to be the most exclusive club in Grosse Pointe. Now, we’re probably going to have to close it down.”

Detroit is used to playing through pain — having endured, over the years, the 1967 race riots, the advent of fuel-efficient Japanese cars, and Kid Rock’s marriage to Pamela Anderson. But this is Grosse Pointe, one of its grandest suburbs, a community along Lake St. Clair, where — if some generalization can be permitted — the mansions have porte-cocheres and loggias; and the Fords, Chryslers and Dodges on the block might be last names.

The automotive industry’s current woes are so severe, members of the local ruling class say, that they feel threatened to an extent they haven’t before. With Chrysler in bankruptcy and G.M. — even after receiving $15.4 billion in federal loans — at the brink of it, too, gloom and fear are hardly abstract quantities.

Auto executives have been as ridiculed as any high-flying group in recent years, with their private jets, falling sales and spectacularly huge losses. Grosse Pointe’s clubby culture always seemed solid. But now, as the industry lays off its white-collar workers in greater numbers, the suburb is suffering and residents seem surprised — and maybe even a little angry. The troubles go much deeper than the fate of one threadbare tennis court.

"There are so many houses for sale along Lake Shore Drive,” said Joe Warner, editor of The Grosse Pointe News (one of the last papers in the country to advertise “butlers” in its classifieds). “Even through all Detroit’s ups and downs, those houses just never came on the market. They stayed in families for generations.”

Mr. Klimisch’s wife, Prudence Cole, a career counselor, described a “level of fear” even among her executive-level friends. One manager at G.M., she said, asked her advice recently about preparing to re-enter the job market.

“Now a few years ago, an executive from G.M. would never have asked me that,” Ms. Cole said. “People came to equate the company with stability. You had a job for life. It had 100 years of prosperity and suddenly that’s all gone.”

At University Liggett School, a K-12 private school in Grosse Pointe Woods where tuition runs as high as $20,000, that fear of the unknown has needed to be addressed just as much as lost income. “We’ve identified 20 to 25 young children out of an enrollment of 540 whose families have expressed concern about the future of Chrysler and whether or not they’ll remain full-paying or will need a lot of financial aid,” said Kevin Breen, the associate head of the school.

These are not Chrysler employees but families with businesses that supply the Big Three with parts. “They don’t know until they get the news from Washington about forgiving Chrysler’s loans whether the company will be able to make good on their accounts payable,” he said.
Mr. Breen was quick to note that the school has dipped into its shrinking endowment and, over the last three years, tripled the financial aid it disperses. “And we have some families who we are relying on more heavily than ever to partner with us,” he said.

Over the last year, the Big Three have cut more than 15,000 white-collar jobs, and G.M. has said it plans to cut more. In Michigan, the white-collar unemployment rate was 5.4 percent in the fourth quarter of 2008, a full percentage point higher than the national average.Photographs by Fabrizio Costantini for The New York TimesThe Recession’s ImpactFaces, numbers and stories from behind the downturn.

A real estate agent in Grosse Pointe, said foreclosures had resulted in depreciations of some properties on the order of 35 percent or more — “say, a $1.2 million house going for $700,000 or $800,000,” she said.
http://www.homesforsalegrossepointe.com/


It isn’t just Grosse Pointe. Bloomfield Hills, Orchard Lake and Birmingham — the newer-money suburbs to the west of Detroit that are near Chrysler and that grew in stature when G.M. moved some operations to the nearby city of Pontiac — are struggling, too, making the entire group of towns feel like a very small campus these days.

Automotive executives really are household names, such that when a woman at the bar of the Townsend Hotel in Birmingham describes herself as an “aesthetician, which means I do hair removal,” and says that Dieter Zetsche, the former head of Daimler-Chrysler, was a client, it’s understood that she’s talking about sculpturing his famous mustache.

(Bloomfield Hills — where nearly half the houses were valued at $1,000,000 or more in 2000 — and Birmingham are a bit like a Midwestern and suburban version of the Hamptons. There are modern houses on out-of-sight estates. Grosse Pointe would be more like Nantucket but without scrimshaw.)

All around the rich Detroit suburbs you hear familiar stories about the impact, though many believe their woes to be beyond the familiar, “because I would argue that we’ve been hit harder than other parts of the country,” said Denise Ilitch, a regent of the University of Michigan and the publisher of Ambassador, a local party-pages magazine. Her father, Mike Ilitch, started Little Caesar’s pizza and owns both the Detroit Tigers and the Red Wings.

So the charitable boards on which Ms. Ilitch and her cohort sit and the luxury retailers they keep in business, are all faced with the unfortunate plague that in the restaurant business is called a bad location. Except the location, in this case, is the entire community. Her cohort includes Debbie Dingell, the G.M. executive who is married to Representative John Dingell; Danielle Karmanos, the wife of the Compuware founder Pete Karmanos Jr.; and Julie Taubman, who married into the family of A. Alfred Taubman, the mall mogul.

Linda Dresner, who owns a clothing boutique in Birmingham, said her store was “speaking to fewer people” these days, though recently she still held a J. Mendel Trunk sale and last week was donating clothes for the Museum of Contemporary Art Detroit’s spring auction.
Luigi Bruni, the hairstylist up the road, said that he was making more house calls to blow out clients’ hair, and willing to give discounts.

“If, for example, I have a lady who’s an executive secretary at whatever-whatever car manufacturer, and she just got laid off, I’ll figure out a price she can work with,” Mr. Bruni said, adding: “That’s just a hypothetical customer.”

And then there are the clubs. Even grande dames like the Grosse Pointe Yacht Club have been forced to genuflect to hold onto members.

“They’ve become more family-friendly, more casual,” said Mr. Warner of The Grosse Pointe News. “You’re seeing a little less resilience to host a corporate golf outing than there used to be.”
While Mr. Warner dropped one of his memberships this year, he also added one. “They lowered the golf initiation fee from $35,000 to $2,500 and said I could finance it with no payment for a year,” he said, smiling sheepishly.

The Detroit News reported that other clubs had been sending gift certificates to residents of entire neighborhoods in hopes of finding new members and likened it to “borrowing the sales tactics of Wal-Mart.”

These people feel compelled to identify with the city’s laborers — their hard work and hard luck the very essence, after all, of Detroit. “What’s really odd is when you hear some people in Congress saying ‘Well, just let the auto industry go down,’ ” said Douglas Hess, a Grosse Pointe lawyer who retired from G.M. seven years ago. “It’s inconceivable to me to be cavalier about the auto industry at the same time that they’re worrying about saving these New York bankers.”

“I don’t think the rest of the country can appreciate the strength of character and the toughness that goes on here in Detroit,” said Ms. Karmanos, a glamorous local figure with a billionaire husband and foundation involvement galore. She was sitting in the conservatory of their mansion in Orchard Lake — near a fireplace of striated marble.

She feels fortunate. Her husband’s company is not directly affected; the N.H.L. team he owns — the Carolina Hurricanes — is in the playoffs; and she is home expecting twins.
“I wake up every day and ask God, ‘How can I help my community?’ ” she said, adding that her father had worked on the line at a Ford plant and that she would “rather die than drive a foreign car.” She added: “Detroit will come together and survive.”

Bob Brabb "The Foreclsoure King", serving Grosse Pointe, Grosse Pointe Park, Grosse Pointe Farms, Grosse Pointe Woods, Grosse Pointe Shores, 48230, 48236, Detroit, St. Clair Shores, MI, Michigan, Lexington, Sanilac, Ft. Gratiot, Wellington, 33414


313-884-4646


Wednesday, February 25, 2009

New Program Makes Home Ownership Possible For More Oakland County Families

– Feb 26, 2009 – Royal Oak, Michigan - Bob Brabb "The Foreclosures King" is pleased to share what Oakland County is doing to clear up the foreclosure inventory of homes for sale in Oakland County.

More families in Oakland County may be able to find homeownership within their means thanks to a new program administered by the Oakland County Community & Home Improvement Division.

Bob@MichREOs.com http://www.MichREOs.com

The 2009 Oakland County Home Ownership Drive is aimed at helping low and moderate income families take ownership of vacant, foreclosed single family homes and condominiums as their primary residence.

An informational workshop for prospective homebuyers will be held Saturday, February 28, from 9 a.m. to noon at the Oakland County Executive Office Building Conference Center, 2100 Pontiac Lake Rd., just west of Telegraph Rd., in Waterford.

Pre-registration is not required.

“Families who thought they could never afford their own home now have the best opportunity to become homeowners through this unprecedented program,” Oakland County Executive L. Brooks Patterson said.

Oakland County can provide no-interest loans for down payment assistance, closing costs, home improvements or other financing. The homebuyer must prequalify for a fixed rate mortgage loan from a lending institution.

This loan represents 51% of the purchase price. Oakland County will finance the remaining 49% of the purchase and rehabilitation costs up to $100,000. The homebuyer must also provide $2,000 to initiate the purchase. The homebuyer only pays on the conventional mortgage obtained from their lender. Payment on the down payment and home improvement loans is deferred until the property changes ownership. Homebuyers with incomes at or below 120% of Area Median Income (AMI) are eligible for assistance.

For example, a family of four earning up to $83,900 per year is eligible under this program. Funding for the 2009 Oakland County Home Ownership Drive is provided by the U.S. Department of Housing and Urban Development’s (HUD) Neighborhood Stabilization Program (NSP). This one-time $17.4 million emergency funding supplements the Community Development Block Grant (CDBG) program to purchase foreclosed homes at a discount, and rehabilitate or redevelop the homes to stabilize neighborhoods impacted by foreclosure and abandonment, and reverse the decline of neighborhood housing values.

The 2009 Oakland County Home Ownership Drive covers properties in 50 Oakland County communities. Contact Farmington Hills, Pontiac, Royal Oak, Southfield, or Waterford directly to inquire about home buying assistance programs in their communities.

For more information, visit the Oakland County Community & Home Improvement website at http://www.oakgov.com/chi or call 248-858-1529.

The program will help famlies desiring to purchase in the following communities in Oakland County: Addison Township, Auburn Hills, Berkley, Beverly Hills, Bingham Farms, Birmingham, Bloomfield Township, Clawson, Commerce Township, Farmington, Farmington Hills, Ferndale, Franklin, Hazel Park, Highland Township, Holly, Holly Township, Huntington Woods, Independence Township, Keego Harbor, Lathrup Village, Lyon Township, Madison Heights, Milford, Milford Township, Northville, Novi, Oak Park, Oakland Township, Orchard Lake, Orion Township, Oxford Township, Pleasant Ridge, Pontiac, Rochester, Rochester Hills, Royal Oak, Southfield, South Lyon, Troy, Walled Lake, Waterford Township, West Bloomfield Township, White Lake Township, Wixom

Bob Brabb "The Foreclosures King" and his team works with investors and home buyers to find the best opportunities available. Bob is with Sine & Monaghan and has offices in Grosse Pointe, Royal Oak and St. Clair Michigan to service the Metro Detroit area for all of you real estate needs. Bob has been highly experienced as an investor, businessman and Real Estate Consultant. Bob has been asked to Speak at many events.

Oakland County, Addison Township, Auburn Hills, Berkley, Beverly Hills, Bingham Farms, Birmingham, Bloomfield Township, Clawson, Commerce Township, Farmington, Farmington Hills, Ferndale, Franklin, Hazel Park, Highland Township, Holly, Holly Township, Huntington Woods, Independence Township, Keego Harbor, Lathrup Village, Lyon Township, Madison Heights, Milford, Milford Township, Northville, Novi, Oak Park, Oakland Township, Orchard Lake, Orion Township, Oxford Township, Pleasant Ridge, Pontiac, Rochester, Rochester Hills, Royal Oak, Southfield, South Lyon, Troy, Walled Lake, Waterford Township, West Bloomfield Township, White Lake Township, Wixom

Monday, February 23, 2009

Grosse Pointe Homes for Sale and the Housing Plan

Bob Brabb, “The Foreclosure King”, shares an analysis of the Housing Plan, How it affects “Grosse Pointe Homes”, Grosse Pointe Home Prices and “Grosse Pointe” Foreclosures.

“Perfect Storm” of Opportunities for the Grosse Pointe Real Estate Buyers, Homes for Sale Grosse Pointe Realtor shares tips on real estate investing in a down economy Grosse Pointe, Michigan— Brabb, known as one of the Best Grosse Pointe Realtors.

Bob@BrabbTeam.com (313)449-8570
http://www.HomesForSaleGrossePointe.com

And here's an analysis of the Housing Plan:
It is much ado about nothing ... unfortunately our friends in the media know little about the housing crisis that we're living through, but let's start talking about this new "Homeowner Affordability and Stability Plan" that was announced by the President.

They are saying that the plan will enable "up to 5 to 6 million responsible homeowners to refinance." That's true ... and a great for loan officers and title companies, but let's look a little more at these claims that they will stop foreclosures. It helps folks who right now aren't the ones really struggling ... and ignores the folks under water on their mortgage beyond 5%.

Let's read directly from the White Houses' summary:

"Consider a Grosse Pointe family that took out a 30-year fixed rate mortgage of $207,000 with an interest rate of 6.50% on a house worth $260,000 at the time. Today, that family has about $200,000 remaining on their mortgage, but the value of that home has fallen 15 percent to $221,000 - making them ineligible for today's low interest rates that now generally require the borrower to have 20 percent home equity. Under this refinancing plan, that family could refinance to a rate near 5.16% - reducing their annual payments by over $2,300."

Yep, they sure can do that ... but guess what? Most of the folks who will take advantage of this are not the folks that are in foreclosure or currently facing foreclosure! If they have a conventional mortgage with Fannie and Freddie, they aren't the issue right now ... for the most part, the subprime garbage is.

But there's a magic number out there ... 105%. Yes, that's what we're talking about. If the loan is less than 105% of its current market value, they might be eligible for refinance. But come on! Most of the people in foreclosure purchased with 100% financing ... you know, the 80/20 loan. Most homes lost at least 15% of value last year, and in California, Nevada, Arizona and Florida, just double that to at least 30%. This plan does nothing for these homeowners.

Now let's think about this further. In order to refinance with Fannie and Freddie, you have to not only have equity in your home (or in this case you can't be under water more than 5%), but you also have the meet the guidelines for a loan refinance. That means you have be employed. You must have a job. NINJA (no income, no job, no assets) loans aren't around anymore. So everyone who just lost their job doesn't qualify for this help.

But is this a good idea, regardless of whether it won't help people facing foreclosure? Yes. If we can reduce mortgage rates that will allow more Americans to have more money in their pockets, which translates to more consumer spending. Frankly I like this idea a lot more than the $400 a year tax credit that will do little to actually help our economy.

Unfortunately, with 80% of distressed properties having a first and second mortgage, modifications for those who were over leveraged is going to be next to impossible unless they've been paying extra payments to bring down their loan balance. So what did Obama signal that he supports?

Cram downs.

What is that?

That's when a bankruptcy court judge steps in and basically modifies loans and cuts its principal. But here's the rub: if you violate the sanctity of contracts, you will add uncertainty to the end investor, which means he's not willing to pay as much for the loan portfolio, which drives up interest rates.

Will cram downs slow short sales?

NO! Come on folks, the reason people do short sales is to save their credit and stop a foreclosure. Do you think those doing short sales want a bankruptcy on their record? No, those are the individuals that don't want to a short sale anyhow ... those are the ones that really want to stay in the home and believe with a modification they can afford it.

What cram downs may do is create an incentive for lenders to approve more short sales and modify more loans. Why? Because they don't necessarily want to roll the dice with a bankruptcy court judge.

But I read that these banks are putting moratoriums on foreclosures? Won't that mean fewer REOs and short sales?

Who owns the majority of loans in trouble? It isn't the banks! It is the investors that purchased these loans. They then hired a servicing company to service that loan on behalf of Collateralized Debt Obligation A23GE63 in Singapore. This is critically important: the majority of homes in foreclosure are not owned by banks, they are owned by investors who bought mortgaged backed securities.

An article in the Wall Street Journal today noted that these investors are now threatening to sue the servicer if they screw up a modification or mishandle a foreclosure. "The securitization has split the interest in the home loan among so many different parties that it is difficult for servicers to make a modification without fear that some significant party may sue or do something else that hurts the servicers," Kurt Eggert, a professor at Chapman University, told the Journal.

So, we've talked about loan refinance and cram downs. What about the modification for those who are in foreclosure? What is that all about?

First, the lender reduces the interest rate on the mortgage to no more than 38% of the borrower's income. (Note: what if they don't have a job...kinda hard to do, huh?)

Second, the government will match dollar for dollar the reduction from 38% to 31% debt to income ratio (government is buying down interest rates, not a bad idea, but the investor has to take the hit getting to 38% which many of them won't do).

Third, lenders must keep the modification in place for 5 years.

In order to incentivize lenders, the government will pay the $1,000 for the initial modification and then will give a $1,000 payment for the next three years if the loan is current.

Then the government will give a carrot to the homeowner of a $1,000 principal reduction for up to $1,000 each year for the next 5 years.

So does this do anything to really stem the foreclosure tide? Unfortunately not really ... because lenders know the nasty statistics that most folks don't want to talk about.

But the New York Times told it to everyone on its front page. Guess what? Read it for yourself: "The nation's 14 largest banks reported that more than half of the loans they modified last year were delinquent again after just six months, according to the federal bank regulator, the comptroller of the currency."

Yes, after just six months over half of the modifications that were done went back into foreclosure. Why? First of all, a lot of people that never should have been homeowners became homeowners with 100% financing. They aren't ready for the responsibility of owning a home and aren't able to manage their finances accordingly. Second, the economy has a lot of folks wiped out and they've lost their job. And third, after paying for a property that they know is $75,000+ underwater, at some point they just walk from it because it frankly doesn't make economic sense to keep it, especially since their credit is shot already because they've missed so many payments. They can bail out now, rebuild their credit, and buy something again in a few more years (with a short sale they only have to wait 2 years).

So what really happened this week? A big mess just got messier. False hope was given to millions of people facing foreclosure that own homes that are never going to get refinance or modified in a meaningful manner. Analysis by Chris McLaughlin


Grosse Pointe Realtor Bob Brabb
Sine and Monaghan GMAC RE Grosse Pointe
Bob@BrabbTeam.com
http://www.HomesForSaleGrossePointe.com
18412 Mack Ave
Grosse Pointe Farms, Michigan 48236
(31)449-8570