Recent Articles

Aug. 31, 2016

Can I Ask You For A Favor?

My success is largely built on the kind support I receive from current and past customers. Zillow or Trulia users are allowed to post customer references to their Agent's profile page and I would be very grateful if you’d take a few minutes to post one for me using the link below.
 
 
If you are not a Zillow or Trulia user, here are a few other places where you can post recommendations.
 
Users of REALTOR.com can post recommendations here:
 
 
Members of LinkedIn can write a Recommendation here: 
 
 
You are allowed to post a comment or recommendation even if you didn't buy a home recently, but you would like to recommend me as a result of any past interaction or possibly just because you like my website.
 
I know you're busy and I'm really uncomfortable troubling you with this, but it's become necessary to stay ahead in today's competitive market.
 
Sincerely
Paul
Posted in Misc
Aug. 17, 2016

Sold Sawyer Michigan Beach House

 
Sawyer, MI Beach House
 
Just closed on this very private Sawyer Michigan Beach House listed at $1,290,000. Like many recent sales this year, this home was under contract within a week of it hitting the market. Its all about the beach. And this one has a great beach at a time when many lakefront homes in previously desirable locations completely lost theirs.
 
The buyer was a client I've worked with for many years and recetnly have been working with for many months trying to locate a suitable beach house on Lake Michigan. I setup real time listing alerts so that he, and I, would be notified when property matching his criteria was listed. His quick and decisive action allowed him to take control of this property before anyone else. The commitment to purchase the property only occured after being satisfied the property was suitable for his intended use by conducting a dune evaluation, home and septic inspection, and review of survey and title work.
 
I'm confident he made a wise decision and now owns a really rare beach property that he will enjoy for many years and should also be a very good investment.
 
From the MLS: BEACH . BEACH . BEACH! Amazing. Low dune Lake Michigan Lakefront on 100 feet of private beach! Very quiet and pristine, nature abounds. Year round cottage style home, redone in 2014. New plumbing, electrical, dry wall, kitchen, baths and flooring. Open floor plan with spacious kitchen and fantastic lake views. Great screened porch off kitchen and numerous decks. Year round fun in private serene location. Dig your feet in the sand!
 
Tell me about the type of property you want to find and I'll work night and day to find it. Whether it's a FSBO, bank owned, an exclusive pocket listing with another broker... or not even for sale. But, I NEED TO KNOW WHAT YOU WANT. So, don't be afraid to contact me and let me know. I don't bite. And, I understand your time is valuable and I respect your privacy. I will not call you without being requested in advance. And, I promise to not hound you or otherwise be a pain in the a**. There is never any pressure. Buying a home is a process that can take years.   Paul Zubrys
Posted in New Sales
Aug. 17, 2016

VIP Marketing

Coming Soon.  Watch my newsletter in the coming weeks for news about a one of a kind marketing solution for one of a kind homes. 

Posted in Sell
Aug. 13, 2016

Sold Affordable New Buffalo MI Cottage

 
Recently closed on the sale of this charming New Buffalo cottage. This was a rare transaction for us as we were on the listing side of the deal. I say we, because Rocky was indispensable in getting this to closing. I couldn't have done it without her! The property is really nice. It's unique location is close to Whittaker Street shoppes & restaurants and is located a very short walk-able distance to the New Buffalo City Beach and Amtrak. However, it's quiet setting, at the end of a dead-end street is away from noise and crowds.
 
The 3 bedroom, 2 full bath cottage has hardwood floors and an open floorplan. Decks expand the living space to the outdoors while a stone walk way off back deck leads to a large screened gazebo. There is also a cozy, secluded fire pit for those chilly nights. The entire property exudes pride of ownership inside and out.
 
Posted in New Sales
Aug. 12, 2016

Sold $1.35M Cedar Shake Cottage In Harbert MI

 
Harbert, MI Cottage
 
Just closed on this really nice cedar shake cottage in Harbert, MI. This one was under contract within a week of it hitting the market. And, its a good thing the buyers acted quickly because this home has all the features that are in demand today. Its a large and newer home on a large lot that happens to be very close to one of the better Harbor Country beaches. This is not a weekend cottage. This could easily be a primary residence for so many of the people leaving IL, making their home in Harbor Country Michigan.
 
From the MLS: Fantastic Harbor Country compound in Harbert - quality, classy & fun newer construction - loved and further embellished by current owner. Oversize pool & double screened porch - 3/4 bedrooms plus guest apartment - secreted away in the woods but only a block or two to an awesome Lake Michigan beach - All within 75 minutes of Chicago. Guesthouse square footage & bedroom is included in details of this listing. $1,495,000.
 
Tell me about the type of property you want to find and I'll work night and day to find it. Whether it's a FSBO, bank owned, an exclusive pocket listing with another broker... or not even for sale. I don't mind knocking on doors if I know the property is something you would love. BUT I NEED TO KNOW WHAT YOU WANT. So, don't be afraid to contact me and let me know. I don't bite. And, I understand your time is valuable and I respect your privacy. I will not call you without being requested in advance. And, I promise to not hound you or otherwise be a pain in the a**. There is never any pressure. Buying a home is a process that can take years.   Paul Zubrys
Posted in New Sales
July 22, 2016

What Are The Property Taxes?

Michigan Property Taxes

Always disregard the current taxes! Taxable value of property in MI is reassessed at time of purchase and then capped for as long as the new owner owns the property. Therefore, the current taxes will be very low compared to what you will pay, if the current owner acquired the property many years ago. Also, if the current owner has a homestead exemption, the current property tax bill for the current owner will be about 40% less than even the same owner will pay without the exemption.

For a quick estimate, I recommend using 2%  of the purchase price to estimate your annual property tax bill. The amount estimated should be considered  a worst case scenario. You will pay an annual amount that is as much as 2% of the value of your home. If it is located in the township, outside of city or village limits, it may go down to about 1.75%. Both numbers are without the homestead exemption which would lower it by more than 40%. One homestead exemption is available to residents of Michigan if the property is your primary residence. There are several ways to qualify, but claiming a homestead exemption on more than one property, in any state, is a sure way to be disqualified. 

If you need professional guidance about the pros and cons of claiming a homestead exemption on your Michigan property, please ask me. I will connect you with experts who can help you make the best decisions.

Here is the link to the MI state tax calculator.  Use 50% of purchase price for the SEV.

Read more about Michigan real estate taxes.

July 22, 2016

Waterfront Development Opportunities in Southwest Michigan

Attention builders and investors. We have been working with a shortage of new homes in this market. Demand continues to rise as Illinois residents prepare for retirement by purchasing new homes in Southwest Michigan. These affluent buyers are looking for new homes to use as their primary residence.

Many of these buyers are familiar with Michigan because they have vacationed here or have owned second homes here. They are moving here for the resort lifestyle but a cottage will no longer do. They want new homes with all the convenience and reliability only a new home can provide. 

 

I've selected a few parcels for your consideration. All have waterfront, either on Lake Michigan or on inland lakes. At least one has it's own private lake. All are large enough to allow many homes to be built. Most are within 2 hours of Chicago. 

Are you looking for land to develop. Check out my suggestions here.

 

July 1, 2016

Another Beach House Under Contract Sawyer Michigan

 
South Haven, MI Beach House
 

Under Contract Within 7 Days On The Market

My third sale this month that was listed for over $1m! The offer was submitted by my client, who I first worked with in 2006, as soon as property hit the market. Today, the buy sell agreement has been fully executed, all within the first 7 days on market. Today, its extremely rare to a Lake Michigan lakefront home in Harbor Country, with a great beach. It's especially rare to acquire one for less than 2 or 3 million dollars as the land value is usually well over $1m. You need to be prepared to act quickly and be the first to learn about new listings. 
 
From the MLS: BEACH . BEACH . BEACH! Amazing. Low dune Lake Michigan Lakefront on 100 feet of private beach! Very quiet and pristine, nature abounds. Year round cottage style home, redone in 2014. New plumbing, electrical, dry wall, kitchen, baths and flooring. Open floor plan with spacious kitchen and fantastic lake views. Great screened porch off kitchen and numerous decks. Year round fun in private serene location. Dig your feet in the sand!
 
Would you like the same advantage this buyers had? Tell me about the type of property you want to find and I'll work night and day to find it. Whether it's a FSBO, bank owned, an exclusive pocket listing with another broker... or not even for sale. I don't mind knocking on doors if I know the property is something you would love. BUT I NEED TO KNOW WHAT YOU WANT. So, don't be afraid to contact me and let me know. I don't bite. And, I will not call you without being requested in advance. And, I promise to not hound you or be a pain in the a**.  Paul Zubrys
Posted in New Sales
June 30, 2016

Not All Of My Clients Are Billionaires

New Buffalo Condo

Not all of my clients are billionaires and millionaires, but they are all VIPs to me. I just closed on this great little condo on the outskirts of New Buffalo. It's in a quiet location yet the shops on Whittaker St and the city beach are just a few blocks away.

From the MLS:  Location is everything. This charming condo is located in the heart of New Buffalo, just a short distance to the beach as well as the Galien River Preserve, the Marina, and the Amtrak train. This unit is a 2 Bedroom 1.5 Bath with a detached garage and front & rear facing decks. With so much to offer and a park like setting, this is the perfect opportunity to own a home in New Buffalo, only 90 min to downtown Chicago and 45 minutes to Notre Dame.

Are you ready to make your next investment? Let's talk. I bet you'll be glad you did. 

Posted in New Sales
June 1, 2016

$1.3M New Buffalo MI Riverfront Masterpiece in The Preserve

 
 
I recently wrapped up the inspections on this beautiful home for a globetrotting couple who recently relocated from Switzerland to Chicago to continue their professional work at the University of Chicago. The home is located on the banks of the Galien River in a little known, exclusive part of New Buffalo called The Preserve. It is a gated community with extraordinary amounts of peace, privacy, and community shared amenities.
 
This is how the seller's agent described the property:
 
Life is but a dream in your very private, light-filled, 5000 sf house with 216 feet of Galien River footage at the exact bend in the river where there are the most magnificent year round views of the water, the surrounding acres of land, exquisite landscaping and the abundant natural vegetation and wildlife. The house's thoughtful design with a flexible floor plan and attention to custom details allows for supreme comfort and a variety of lifestyles for second home use or full time residency. Expansive windows, wood floors, use of marble, stone and tile, 3 fireplaces, built-ins, charming nooks and crannies, and extra storage enhance the ease of everyday life as well as the warm, welcoming atmosphere of the home. The first floor has a heart of the household kitchen opening to the family room and bayed window porch, MBR suite, a study (or 6th bedroom), DR, and a sweeping deck also riverside.

The lower level opens to a large terrace on the river and has 2 bedrooms, a rec. room, and exercise room. Two additional bedrooms are on the second floor.A winding path from the house leads to the nautical style boat house built for sports and boating equipment and with a studio/lookout tower at treetop height. For further recreation, there is the association tennis court, swimming pool and boat launch.Enjoy the sounds of silence broken only by the sounds of nature: the leaves rustling, the river rippling, a fishing line being cast, the birds chirping, and your kayak paddle slapping the water. Welcome to The Preserve, a gated community in the heart of New Buffalo, where you can be at home with nature inside and outside in a unique sanctuary providing a private, restorative, nurturing environment only 70 miles from downtown Chicago.
 
It doesn't matter if your work takes you around the globe, or you just retired and want to escape from Illinois like everyone else, please contact me for a fresh approach to buying real estate. You will have an agent without the conflict of interest you will find with most other brokers. Why?  The chances are very good that your agent will have a list of homes they have been hired to sell, regardless if any of those homes are right for you. That will not happen when you work with me. I will provide all the info you need to make a smart investment, whithout trying to sell you anything. Contact me and see why so many of my clients say the nicest things. Paul Zubrys
Posted in New Sales