Real Estate Information Archive


Displaying blog entries 1-9 of 9

Buhr Park of Ann Arbor

by Tom Stachler,ABR,CDPE - Group One Realty Team

Buhr Park is a relatively large, multi-purpose park located at 2751 Packard Street in southeast Ann Arbor in-between two other expansive city-area parks: County Farm Park and Mary Beth Doyle Park.

A sweeping, sprawling swath of emerald green grass, rolling gently over scenic hills and between various leafy deciduous trees, Buhr Park is 39 acres of family fun. Here you will also discover several attractive picnic areas containing barbecue grills, a play area specifically for the wee little ones, and a number of soccer fields, tennis courts and softball diamonds.

In addition to the pastoral grounds, Buhr Park houses some phenomenal sports and recreational facilities. Here are some details on the major ones:

Buhr Outdoor Ice Arena
This outdoor ice skating rink has a specialized sub-floor built into it, which allows the City of Ann Arbor to keep the ice open and maintained as long as the temperature outside stays above 50 degrees. Whether you are a figure skater or hockey player, the Buhr Park Ice Arena invites you to drop in sometime. Don't have skates? No problem; Rentals are available.

Drop-In Roller Hockey
The puck drops on roller hockey on May 25 and runs Saturdays from 1 p.m. to 3 p.m. and Sundays from 5 p.m. to 7 p.m. until Sept. 1. Skaters of all ages and skill levels are welcome to come on by and have some fun.

Buhr Outdoor Pool
The Buhr Outdoor Pool features six 25-yard lanes, a deep well, and a zero-depth entry wading pool for the kiddies that's separated from the big pool and contains interactive water toys.

Buhr Park Pool Day Camp
From June 17 through Aug. 30 the Buhr Outdoor Pool runs a day camp that provides theme-related games, snacks, and other activities, such as group games, arts and crafts, and various sports. Licensed by the State of Michigan, the day camp is supervised by staff members who hold current certifications in CPR and First Aid from the American Red Cross.

Cobblestone Farm and Museum
Cobblestone Farm and Museum is a volunteer-run weekly gathering of local farmers, craftspeople and musicians, who offer fresh vegetables, berries, eggs, honey and much more. It is located on the grounds of the Ticknor-Campbell Farmhouse Museum, a 19th century-era farm, featuring authentic items and artifacts in realistic setting.

Google Maps Street View

by Tom Stachler,ABR,CDPE - Group One Realty Team

Tips Using Google Mapping and Street View

Technology is great and mapping has come a long way with 3D and street view images.  I am now able to see the Home I am going to using street views on my GPS that uses Google Maps for instance.  (though I generally already have it on my listing sheet)

Anyway, sometimes folks don't want their house shown, or maybe their car was in the driveway showing their license plate etc.  Want your house, face or license plate blurred on Google Maps Street View? Google makes it easy to request blurring. Here’s how to make a request:

Let’s pretend you want to blur the white building above. You’d focus the street view on the appropriate image and then click ‘Report a problem’ in the lower right.

Upon clicking ‘Report a problem’, you’ll see the screen above. If you want the white building blurred, click ‘Privacy Concerns’ and you’ll advance to the next screen.

Now complete the form, fill out the CAPTCHA at the bottom of the page, and hit ‘Submit.’ According to its official documents, Google will review the request promptly.

Click here to view Real Estate for Sale in Saline Michigan and the surrounding areas.  Let us know if we can help with any or your realty needs or check out the handy Links found on this website.  




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Michigan Real Estate for Sale Monthly Report

by Tom Stachler,ABR,CDPE - Group One Realty Team

Michigan Monthly Market Report – April 2013

For the first quarter of 2013, Michigan is still a leader in the housing recovery but a number of states have caught up, extending the housing recovery across the nation. Throughout the state we are seeing inventory shortages and rising values. Southeast Michigan remains the most active with the lowest inventory and strongest buyer demand. A new term is being used in the industry: the Shadow Demand. Like the Shadow Inventory which represented the potential bank-owned homes that could go on the market, the Shadow Demand represents the pent-up Buyers who have been holding back for the past 5 years. While the release of the shadow bank inventory has been slow and steady, the Shadow Demand seems to be jumping in all at once. 

We expect a shortage of homes for sale throughout 2013 and 2014 with inventories rising and demand slowing down a bit in 2015 as interest rates increase and the Shadow Demand is dissipated. How quickly Home inventories will raise depends on two factors: the pace of appreciation, and more importantly, how quickly Sellers realize that home values are improving. For many Sellers, values have risen enough that it makes sense to sell now, particularly if you are also Buying

For anyone who has purchased a home in the past four years, particularly investors, it is a great time to test the market. You should be pleasantly surprised on the potential return on your investment. The same holds for those who leased their homes, waiting for the values to rise.

Historically, with low For Sale inventories, home builders fill the gap. So far, local home builders, which traditionally make up the majority of new construction, have had difficulty obtaining financing so they have not been able to supply any inventory relief.  

Following the market trends over the past three years, you can see values have been moving off the bottom since the spring of 2011 and gaining speed these last three quarters.

Charts: Average Cost per Square Feet

The next two charts show both the decline in the number of new home listings entering the market as well as the increase in the number of homes being placed under contract. It is interesting to note the declining bank-owned share of the market. 

Charts: Home Listings Entering the Market & Home Listings Placed Under Contract

The result is a big increase in Sales Absorption, which is the percent of the available homes being sold each quarter. Considering that about a third of homes for sale are not really saleable because of condition, motivation or price, a 44% rate this past quarter represents a true absorption of closer to 70%, which is the driving force behind the double digit appreciation rates.

Chart: Sales Absorption

As a company we continue to gain a bigger piece of the pie, and most importantly, we are gaining market share in the number of new listings taken. We are working hard to reach out to you, our clients, and show you the opportunities in this market. 

It is important to note in this improving market that a decline in the number of sales reflects the shortage of inventory, not a market slowdown.

If you would like more information on the market, like to list your property, or want information on any property with any broker, you may call or email at anytime. Click here to View Ann Arbor homes for Sale including the surrounding areas of Saline and Dexter.  

Thank You for your time and consideration.  





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Dexter Real Estate For Sale: 7054 Wilson, Dexter, Michigan

by Tom Stachler,ABR,CDPE - Group One Realty Team

Dexter Real Estate For Sale: 7054 Wilson, Dexter, Michigan

2250' Home in Dexter that backs to 2 Ponds in Huron Farms subdivision.  The home has a finished walk out basement and provides serene views from every room.  Featured inside are granite counters, stainless steel appliances and cherry stained cabinets.  Outside you will find new windows, siding and roof. Click this link for more information and photos.  

Please hit the chat button below or send us an email with any questions or requests.  



by Tom Stachler,ABR,CDPE - Group One Realty Team
A self-directed IRA is used for real estate investing.

A self-directed IRA is used for real estate investing.

If you have been frustrated over the performance of your IRA investments in stocks, bonds or mutual funds, investing your IRA funds in real estate may be a desirable alternative. 


IRAs can be used to purchase real estate of any type, such as a single-family Home, commercial building or even raw land. However, there are rules and limitations regarding how IRA-owned real estate can be purchased and used. Violating these rules can result in adverse tax consequences.


Self-Directed IRA

Although IRS rules permit IRA funds to be invested in real estate, IRS rules do not require an IRA trustee to offer real estate as an investment option. Most trustees who offer traditional IRA investments, such as depository banks, do not allow an IRA owner to invest in real estate because of the extra administrative burden of real estate management. As a result, if you want to invest your IRA funds in real estate, you will most likely have to convert your traditional IRA to a self-directed IRA—which is an IRA that requires you to decide what investments to make, such as real estate. In general, you can establish a self-directed IRA with a nondepository bank or trust company.

Prohibited Transactions

IRS rules require IRA-owned real estate to be for investment purposes only. This requirement places several prohibitions on how the real estate can be purchased and used. Key to understanding the prohibitions is the term “disqualified persons.” This term is used in the IRS rules regarding IRA-owned real estate to refer to the IRA owner and related persons--that is, the IRA owner and spouse, ancestors (mother, father, grandparents) and descendents (children, grandchildren and their spouses). The term disqualified person also includes the IRA-owner & investment advisers, including a trustee of the IRA funds, and any business in which a disqualified person has a 50 percent or greater interest. IRS rules prohibit the use of IRA funds to purchase real estate from a disqualified person. The rules also prohibit a disqualified person from using any real estate purchased with IRA funds, either as a home or business. These rules even preclude you from purchasing a vacation home that is only partly for personal use and otherwise rented to others.

Financing Issues: UDFI Tax

If you use all cash to purchase your IRA-investment real estate, the income produced by the property and the gain from a future sale of the property will remain in your IRA tax-deferred until you start taking distributions. However, if you acquire a mortgage as part of your purchase of the real estate, you will have to pay taxes on any income or gain attributable to the financed part of the transaction, called Unrelated Debt Financed Income, or UDFI. With regard to a mortgage, you must also keep in mind that you cannot guarantee repayment of the mortgage, as this would violate the disqualified person rule. This may require you to use another property as additional security for the lender or pay a higher interest rate and other costs.

Tax Consequences

If you violate the IRS rules regarding prohibited transactions, the IRS will consider the IRA funds used in the transaction as a distribution of your IRA. You will be taxed on the funds from the first year in which the transaction occurred, with penalties and interest included. Depending on your age, you may also incur an additional penalty for taking an early distribution.

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Check out the "ALL MLS LISTINGS"  link above to search for income and owner occupied real estate options.  


Contact our office with any questions.  













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Ann Arbor Real Estate - A Sellers Market

by Tom Stachler,ABR,CDPE - Group One Realty Team

Ann Arbor real estate Home For Sale signThe positive news about America's real estate market bouncing back from the infamous bubble bursting has reached the Ann Arbor real estate market, and reflections of this optimistic outlook have actually taken on a physical manifestation, at least in statistics form.

According to the “Monthly Housing Statistics” - a publication produced by the Ann Arbor Area Board of REALTORS®, which reports on the housing activity in Washtenaw County and is based on data from the Multiple Listing Service - the overall state of the residential real estate market in the county is strong so far in 2013.

Listed below are some of the numbers published by the Ann Arbor Area Board of REALTORS® that back up the positive rhetoric:

  • Residential sales up 6 percent - 183 units sold versus 173 in January 2012
  • Condo sales increased 32 percent over January 2012, with 41 units sold
  • Amount of residential listings fell by 20 percent compared to January 2012
  • Average sale price in January 2013: $232,751, 34 percent more than $173,865 in January 2012

Some of the factors involved in creating this real estate enthusiasm, according to the National Association of Realtors, include a pent-up or repressed housing demand, a general increase in employment opportunities, and the near-record low mortgage interest rates.

One nagging cloud in Ann Arbor real estate's otherwise clear blue sky is inventory. As the stats above show, the listings of residential real estate dropped by 20 percent in the last year. So, the fact that more and more people are wanting to buy a Home (demand), coupled with the fact that the number of homes being listed for sale is not keeping pace (supply), has caused the average price for a home to rise accordingly.

According to the latest (February) Multiple Listing Service information and figures from, homes in the U.S. continue to sell at a quick pace as demand from potential buyers increases, resulting in an extremely low inventory of homes for sale. The website goes on to report that homes sold faster last month than any other February since 2007, averaging a median of only 98 days on the market. This is 123 days less than February 2011.


If you are thinking about buying or selling a home, give us a call at (561) 880-2626 or send us an email to explore your options and to find out when is the best time for you to make a move.

6311 Oakhurst Dr. Ypsilanti, MI

by Tom Stachler,ABR,CDPE - Group One Realty Team

We have a new listing for Sale in Ypsilanti Township

Priced at 189,000 or Best offer.  4Bedroom/2.5Bath 1850 sq ft Home with Finished Basement and Updates.  Click this link Ypsilanti Real Estate for Sale for more information on this home.

Call us today for a showing appointment!





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Real Estate One First Quarter Real Estate Market Update 2013 including Ann Arbor Michigan

by Tom Stachler,ABR,CDPE - Group One Realty Team

Check out this market update on the Michigan Market, foreclosures, appreciation and new construction updates.   Let us know if you have any questions.  

Click the "All MLS Listings" up top to see inventory in your area.  Click the chat link below or send us an email if you have any questions.  Thanks for stopping by!



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Ann Arbor Hands-on Museum

by Tom Stachler,ABR,CDPE - Group One Realty Team

Ann Arbor Hands-on MuseumThe Ann Arbor Hands-on Museum stands as physical proof that the line, "if you build it, they will come" can become a reality.

After the City of Ann Arbor gave her their stamp of approval in 1978, Cynthia Yao gathered together a team of dedicated volunteers, who rolled up their sleeves and got to work on their own hands-on project. About four years later, in 1982, the group had transformed an old firehouse into a two-story wonder. Ann Arbor Hands-on Museum opened its doors, offering 25 exhibits, employing two staff people, and gaining support and help from 10 volunteers.

During its inaugural year of operation, the museum welcomed approximately 25,000 eager, curious, young and not-so-young minds. Since then, more than 4.5 million people have walked through the museum's doors, according to its website (

The museum was an unqualified success, and about 10 years after it opened (1993), it utilized a Kresge Foundation Grant to convert the firehouse's third and fourth floors into exhibit space, and kick-started another expansion via a $6.5 million Capital Campaign to purchase a number of adjacent buildings for forthcoming programs and experiences. The National Science Foundation also has contributed about $1.7 million over the museum's lifetime.

Permanent Exhibits

  • All About You - explorations inside and outside of the human body, featuring a physical fitness gauge, Huron City Ambulance and more
  • Light and Optics - spotlights the science involved in making light bend, creating shadows, and applying light to various aspects of life
  • Legacy Gallery - presents simple machines and shows how they can make complex systems work
  • Lyon's Country Store Exhibit - recreates a 1920s-era country store
  • Media Works - explores the science of telecommunication and television
  • Michigan Nature Discover Room - uses an interactive wall, soundscape and native freshwater fish and geology samples to teach visitors about Michigan's natural environment
  • Preschool Gallery - designed specifically to entertain and enthrall kids less than 4
  • World Around You - contains imagination stimulators like a climbing wall, bubble capsule and magnet exhibits
  • Concourse - offers myriad visitor favorites, such as Building in a Building, tornado, Google Liquid, a water table and whisper dishes

The Ann Arbor Hands-on Museum's visitor information is listed below, as well as on the web (


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Displaying blog entries 1-9 of 9