Real Estate Information Archive


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Coming Soon! Updated Condo on South Side of Ann Arbor

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

Wow - Stainless, Beautiful Wood floors and Stairs, Crown Molding and More !


Located on Ann Arbors South side near Ellsworth Road.  Watch the HD Video for better view of this spectacular condo with updates galore !  See the feature list below that includes African Magnolia Wood Flooring, Hardwood Stairs, ceramic floors in foyer, kitchen and baths, built in Big Screen Projector with screen that drops automatically from the ceiling.  This unit has a room on the third floor that could serve as a guest room, media or study space.  

  • African Magnolia Flooring
  • Crown molding throughout
  • Sconce lights
  • Big Screen projector with remote control Screen and built in speakers
  • Hardwood Stairs
  • Ceramic Kitchen, Foyer and Bath floors
  • Stainless appliances
  • Detached Garage
  • Close to Shopping and easy access to US-23 - I-94 commutes
  • Washer and Dryer, Stove and Refrigerator Included

​Watch this HD Video for a virtual walk through (Hit the 4 arrows bottom right corner for larger image)





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House or Condo - Which is right for you?

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

Ann Arbor, Home to more than 116,000 residents, has a wonderful selection of both condos and single-family homes. The city (ranked among the top 100 places to live in America in 2012 by CNN Money magazine) is noted for both its many job opportunities, and as the home of the University of Michigan, with all the sports, health care and education associated at this institution.

Should you buy an Ann Arbor house or a condo? Deciding whether to buy a house or a condo in Ann Arbor can be a tricky decision. There are advantages - and disadvantages - to both.

Advantages to Buying a condo
There are several advantages to buying a condo over a single-family home, and just a few of these are:

  • Little Exterior MaintenanceWith a condo most of the exterior and lawn maintenance, as well as the landscaping, is taken care by the homeowner's association. You don't have to worry about the grass getting mowed if you're out of town for a week or two, and in the winter the snow will get shoveled without having to break your back or risk frost bite.
  • Extra Amenities:  Condos frequently have amenities in their complexes that single family homes often don't have, such as fitness facilities, swimming pools and party rooms.
  • Security:  Depending on the type of condo you purchase, some will offer round the clock security against break-ins and vandalism. For instance, many high-rise buildings have door attendants and/or guards in the parking garage.

Advantages to buying a home
While owning a condo has some distinct advantages, there are also several advantages to buying a single-family home, such as:

  • No Common Walls:  With a single-family home, you don't have to worry about disturbing the people in the unit next to yours or below yours. Equally, you won't be awakened in the middle of the night if you neighbor decides to vacuum or practice their dance steps.
  • No Association Fee:  With a condo, the homeowner's association fee can be almost as much as your mortgage payment. Granted, this covers amenities like the swimming pool, maintenance on the exterior of the condo and sometimes even utilities. However, with a house, you only have to make one payment each month.
  • You Can Make Your Own Remodeling Decisions:  With a home, you can paint the exterior of your any color that suits your fancy, You can add shutters, plant a cactus and generally modify whatever you like. With a condo, you usually need to get permission to make any changes that affect the outside look of the building.

How to decide which type of property is best for you
Should you buy an Ann Arbor house or a condo? In addition to the advantages and disadvantages inherent in the type of property, there are other factors to consider when deciding between an Ann Arbor home or condo. One of these is location - some areas of Ann Arbor, such as the revitalized downtown area have more condos than other parts of the city. Conversely, some of the newer developments, such as Fleming Lake Estates and Woodland Ridge, consist mostly of single family homes.

3744 Vicksburg, Howell, MI

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


Wonderful upgraded Ranch Style Condo with 2 Car Attached Garage.  This unit is a Bayport II plus model located in the Villas of Oceola and build by Pulte Homes.  It is located on one of the most expensive premium lots that provides an elevated view of the scenic Golf course Fairways in the distance.  

  • Finished Walk Out Basement Upgrade
  • Over 3000 sq ft of total finished living space including lower level
  • Custom Book cases and full bath in Basement
  • High Efficient Water Heater and Furnace
  • Custom Blinds
  • Corian Counters
  • Stainless Steel Appliances
  • Study with French Doors
  • 3 Bedrooms
  • 3 Baths
  • Cedar Deck with steps
  • Commanding elevated View of Golf Course in the Distance
  • 2 Car Attached Garage
  • Cathedral Ceilings
  • Gas Fireplace with Wall Switch
  • Oversize Maple Cabinets

Call for a Showing Appointment Today!

Click this link to view Howell Condo for sale.  You will find additional photos, mapping directions and more.  


3744 Vicksburg Way, Howell, Mi  condo, howell, tom,Stachler,real estate, one, for sale, property, michigan, golf,course, chemung, hills, country, club, pulte, homes, property

Downtown Ann Arbor Real Estate: Condos, High Rises, Lofts

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

Search our Ann Arbor condo listings now.

City Living

Ann Arbor has a diverse selection of homes for sale all over the city, but downtown Ann Arbor is where many want to be and there’s no better way to get close to all the city’s biggest and best events than purchasing a condominium, high rise or loft in the heart of downtown. These modern homes tend to be sleek and sophisticated, and are literally footsteps away from some of the most in-demand downtown areas and restaurants. There are many styles to choose from, most of which have terraces and balconies that offer amazing views of the cityscape.

What You Get

City dwellers not only get the perk of being walking distance from everything they need, but loft and condo owners often enjoy the added amenities that the spaces provide themselves. Stainless steel appliances, cork or bamboo floors and granite countertops are often standard in these urban homes. It’s also common to find state of the art security systems, fitness centers and other amenities in lofts and condo buildings.

Luxury Meets Affordability

Luxury usually comes with a hefty price tag but that is not necessarily the case in downtown Ann Arbor.  Prices start at about $150,000 and often include plenty of amenities to accompany all the other standard perks that come with living downtown. Lofts and condos in downtown Ann Arbor are the perfect blend of comfort and convenience. Check one out today!

If you are thinking about buying or selling a Home or condo, give us a call at (734) 996-0000 or send us an email to explore your options and to find out when is the best time for you to make a move.

Buying a Condo? Financing maybe an issue

by Group One Realty Team - Real Estate One

I wanted to give everyone an update on Condo's, both for Conventional loans and FHA loans.  For Conventional loans, nothing has changed much since spring time.  Below is a refresher of what lenders look for to determine if the condo is considered Warrantable or Non Warrantable.  A Warrantable condo allows lenders to go through our "normal channels" of financing.  A Non-Warrantable condo means that certain items are lacking with the complex.  When a condo is Non Warrantable, they do have an outlet for financing, as long as the borrower qualifies.  These are called "portfolio loans" and require higher mean credit scores, greater down payment and higher interest rate.  Basically the lender is holding the paper and not spinning it off to an investor.  I have forms or questionsaires available to help us determine what the condo community qualifies for.  Just ask me if you would like a copy. 


Warrantable Condo ALL MUST BE MET - An established project is one in which (a) at least 90 percent of the total units have been conveyed to purchasers; (b) the project is 100% complete (including ALL units and common elements); (c) the project is not subject to additional phasing or annexation AND (d) control of the homeowners association (HOA) has been turned over to the unit owners.


1. Less than 15% of the total units are delinquent in paying HOA fees

2. No litigation pending
3. Project does not permit rental - either short term or long term - of the individual units -- i.e. nightly, weekly, monthly or time shares.    There can be non owner occupied units - not to exceed 30% of the total units  
4. No commercial use

5. No hotel/condo-tel reference in the name, legal, etc.
Condo Questionnaire is required on all attached condos regardless of the LTV.
This is directly from FNMA frequently asked questions 12/08 and is in conjunction with the FNMA 08-34 Announcement.


FHA Condo's:


There has been a lot of discussion about FHA changing their guidelines on condo's.  They have now pushed back there decision until December 7th.  They have yet to decide on their guidelines and I wouldn't be surprised if it were pushed back even longer.  As a reminder, however, Site Condo's are treated as single family residences (SFR) and lenders still allow for Spot Approval's.  Ask me for an FHA Spot Approval Checklist.  All answers must be "yes" for it to qualify for an FHA loan.  Also, other conditions may apply after getting this filled out.


Basically a completed community has a much better chance of meeting the quidelines.

June Ann Arbor Area Realty Statistics

by Group One Realty Team - Real Estate One

Statistics can give us a decent picture of what happened in the real estate market. They can also act as a guide in what to expect in today’s market.

While June 2007 residential sales are down about 10% over June of last year, there is strong activity in the summer market. 364 residentila properties were sold in June this year, compared to 404 in June 2006.  Reflecting an increase of 5% in the number of units sold in June 2006, 93 condos were sold in June of this  year.

Current market conditions have created a great time to buy.  The average residential sale price in Washtenaw County was $267,571 in June.  buyers have a rare opportunity to obtain maximum value for their investment dollar.  Inventory is plentiful, interest rates are stable and sellers are ready to move.  The following statistics were provided by the Ann Arbor Area Board of Realtors. 

June 2007

June Report

Displaying blog entries 1-6 of 6




Contact Information

Photo of Tom Stachler Real Estate
Tom Stachler
Real Estate One, Group One Realty Team
555 Briarwood Circle
Ann Arbor MI 48108
Direct: (734) 996-0000
Fax: (734) 661-0102