Arthur Shufflebarger

June 11, 2012

The Village of Milford lost a good man early today with the sudden passing of Arthur Shufflebarger, the Village Manager.

I didn’t know Arthur that well but when I had to deal with him on matters concerning the Village he was always a calm voice of reason in what occasionally can be an emotional and sometimes contentious environment.

Arthur was a good fit for the small town environment of the Village – likeable & pleasant: someone you’d want as a neighbor or friend. He will be missed.

A Funeral Service will be held at Milford United Methodist Church, 1200 Atlantic, Milford, Friday 10 AM with Pastor Doug McMunn officiating. Friends may visit at Lynch & Sons Funeral Home, 404 E. Liberty, Milford, Thursday 2-9 PM. Memorials in Arthur’s name are encouraged to Milford or Atchison United Methodist Churches. For further information please phone 248-684-6645.


Don’t want to hear it…

June 10, 2012

There’s no reason to listen to the lament “I’m bored, there’s nothign to do around here” this summer. I’ve just finished updating the Upcoming Community Events section of my Web site www.movetomilford.com for June and also updating the section on summer activities for kids and families.

There are just so many activities and day camps planned by organizations like the library, the YMCA and Kensington Metropark that there is something new to do almost every day.

I’ll continue to search out and post the planned activities and events going on in ther Huron Valley area for the summer, so check the Move To Milford web site often. If you can’t find something to do or something for the kids to do this summer, you’re just not trying.


Summer Party Guidelines

June 5, 2012

Summer Parties

It’s summer party time, whether they are graduation parties or just neighborhood cookouts there are some guidlelines about alcohol that may keep you out of big trouble and contain your liability.With graduation parties in particular it is important not monitor thigns and make sure that no alcohol is involved.

Check on my Web site MoveToMilford.com for some advice and guidelines by Annette White of Insurance One.

We all do stupid things in life and most of them can be avoided with just a pause to think about the consequences.  Maybe these guidelines will help.


Real Estate Statistics you can use…

June 4, 2012

Are things getting better in real estate? We see articles in the papers every day about the real estate market. One day it’s up the next it’s down. What are we to think? Well, many, if not most, of those articles are picked up by the local papers from national news services; so, at best, they reflect a national look at the market. In many cases they are actually stories about other parts of the country and in most cases they are stories based upon old data. It takes time to gather and analyze home sales data, so it isn’t unusual to see articles that are excitedly tell you about home sales one of two months ago. I saw one today (June 4, 2012) that was reporting the “News” about home sales in April.

What’s really important is what is happening in your market and what is happening now. I focus upon the little patch that I tend to list and sell homes in within Southeastern Michigan – Milford, Commerce, Highland, White Lake, Lyon and West Bloomfield Townships in Oakland County and Green Oak, Brighton and Hartland Townships in Livingston County. I track sales of all of the homes sold above $20,000 in those Townships every week.  I realize that the $20K number is somewhat arbitrary, but I figure homes sold below that cut-off are probably tear-downs being sold for the land value.

Anyway, I gather data from the local MLS and then do some calculations of my own to allow me to report the data in a way that at least I think is meaningful for buyers and sellers.  I show the home addresses, the asking and sold prices, whether the sale was a distressed sale (marked as S for a Short Sale and F for Foreclosures). I also calculate and show the sold price as a percentage of the asking price and then show the State Equalized Value (SEV), which is a number unique to Michigan that indicates ½ of the assessed value of the property, and calculate the ratio of sold price to SEV. I include the number of days that the home was on the market, the square footage of the home and then show the asking cost per Sq Ft and the sold cost per Sq Ft.

Those statistics when analyzed will give a either a buyer or a would-be seller lots to go on to understand the market that they are in right now. I also show the Y-T-D data for each market and have accumulated about 4 years of month-by-month history that is also accessible. Using this data, you can look at the market in a historical perspective, comparing a month’s sales over multiple years, like below. Or you can go look at a specific market Y-T-D to see how it is tracking this year.

Milford market year-over-year comparison for May 2012 thru May 2012 –

Sold in May 2012 – 22 homes at an average price of $200,487 and an average cost per Sq Ft of $94, with 45% of the sales being either foreclosures or short sales.

In 2011 the same stats were – 15 homes sold for an average price of $185,417 at an average cost per Sq Ft of $79, with 60% of the sales being distressed

In 2010 the stats for Milford were – 18 homes sold (56% of which were distressed sales) at an average price of $188,000 and an average cost per Sq Ft of $96.

Of course this is still all historical data, no matter how recent the history; and it is always difficult to spot trends when looking at very small amounts of data and when things are changing rapidly. One major mission ingredient of the market that I have no way of obtaining the data for is how the appraisals are trending. I can see what has happened to assessments over time in the data and I can now see that the assessors have, in fact, overshot the mark in this area with assessed values that are now too low, compared to the market prices. Since homes are selling for values that are higher than the assessed values, I assume that the appraisers have adjusted faster and better than the once a year assessments would indicate.

I started tracking and reporting sales in some of these markets as far back as 2007; however, the format of what I tracked and how I reported it has changed over time, so it takes a bit of work to do comparisons that far back.

Anyway, go to my Web site www.movetomilford.com to see all of the data and reports for the markets that I track. At a gross level they all appear to be doing better and the statistics that I keep about distressed sales show that there are less and less of them this year in most of the markets; however, the cost per square foot is still relatively low in all of the markets that I track, compared to where they were a few years back.


Goin’ to the motorcycle show…

June 2, 2012

I’ll be in booth 9 at the Motorcycle Mecca show at The Suburban Collection Showplace in Novi this morning from 10 am until 2 pm.

No, I’m not a biker. I don’t ride (yet). I’ll be there selling raffle tickets on behalf of the Milford Historical Society (MHS). MHS in conjunction with the Milford Civil War group is raffling off a 2012 FLHX103 Harley-Davidson Street Glide motorcycle as a fund-raiser. The bike will have a special Civil War paint theme and will be awarded in time for the winner to ride it in the 4th of July parade in Milford.

Tickets for the raffle are $20 and only 3,000 tickets will be sold; so, the odds of wining are much better than your odds of winning anything playing the Lottery. Net proceeds from the raffle (after paying for the motorcycle) will go to fund the activities of the Milford Historical Society, which include putting on the 4th of July parade. The drawing for the motorcycle will be held on June 30 at 2 PM at the Milford Historical Museum. The winner need not be present to win.

So, stop by booth 9 and get your ticket to win a brand new Harley.  I have my tickets already. Maybe I’ll have to learn how to ride before the parade.