What happens to a sales contract overall, if I (the seller) dont agree with the addendum of sale?

I think you are talking about an Amendment to the contract, not an Addendum. Addenda are usually included with the offer to purchase. Once the offer is accepted, the contract is changed via Amendment.

If a buyer submits to you an Amendment to the Offer to Purchase and you do not accept it, then the buyer has a couple choices. First, they can move on with the purchase as if the Amendment never existed. Second, they can submit to you another Amendment with terms you may find more favorable (you can also offer them a Counter-Amendment of your own). Lastly, they can send you a Cancellation and Mutual Release to back out of the deal.

As a Seller, you do not have to sign the Cancellation if you think that their reason for backing out is not provided for in the Offer. The discussion on this is a whole other blog post!

How often should our listing agent be in touch with us?

At MINIMUM an agent should contact you to set up showings (or let you know when one is scheduled if you have already moved out) and then to provide you feedback from the showings. If you are not getting many showings, the agent should at least touch base with you weekly, either a quick call or an email.

Your agent should also be watching your market and let you know about new listings, what other homes are getting offers and what homes have closed to help you price and market your home more effectively.

How do I know when my listing agent isn’t doing a good job for me?

There is no way to give a quantifiable answer to this question. My best answer is “you will know”. In fact, if you have to ask another agent this question, then you already know the answer!

When you first meet an agent, they should lay out what they do to market your home, to encourage buyers and their agents to bring an offer and also how they will stay in communication with you. This is also a good time to lay out your expectations of the agent.

How often should a listing agent follow up with showing agents?

Your listing agent should definitely follow up with every agent after every showing. If the showing agent doesn’t reply, your agent should hound them until they get feedback or a restraining order.

If a showing agent indicates their buyer has some interest, then your listing agent should keep in touch with that showing agent to try and prompt an offer. They shouldn’t hound them, but just stay in touch.

If you change your price or decide to offer incentives to either buyers, their agents or both then your listing agent should contact every agent who showed your property.

Lastly, if you decide to expire your listing with that agent and list with another, your old listing agent would be wise to stay in contact with the agents who showed your home while he had it listed. More on that in another blog post in the future.

Can a seller back out of a purchase agreement if the appraisal higher then selling price?

Buyers and sellers can do whatever they want in a transaction. It is just a matter of your return on the decision.

As a seller, it can be very frustrating to find out that your home appraised for more than the agreed upon selling price and I sure couldn’t blame you for wanting to back out of the offer. However, the contract is on the buyer’s side on this one.

Assuming that all other contingencies have cleared and the buyer has performed as expected per the contract, if the seller tries to back out because of a high appraisal, the buyer does not have to let you out of the deal and can sue you for what is called “Specific Performance” which is the legal way of saying they can force you, in court, to follow through with the offer and close. If the seller manages to prevail in the suit, they will definitely be out the attorney fees.

My question back would be if you do manage to break the contract, what next? Will you re-list at a higher price to reflect the appraisal? Know that the higher price will cause you to be on the market longer and could possibly wind up with you right back where you started – or even lower!

My advice to you is to be happy you sold your home in a tough market and enjoy your new home.

Our agent told us to not counter and accept the offer…why?

Because your agent is overstepping his or her bounds and likely putting their interests ahead of yours.

An agent’s job is not to tell you whether or not to accept an offer. An agents job is to give information and advice so that you, as the seller, can make the best decision possible for you and your family.

As a seller, do you think a home inspection done prior to the listing is a good idea?

Absolutely!

Doing an inspection prior to listing can give you a heads up to potential sticking points you may not find out about until you have a Notice of Defects in your hands and see your buyers off to the next house. Having a pre-listing inspection also shows you care about providing a good home to your buyers.

The downside of having the pre-listing inspection is that it may bring up defects that require disclosure on the condition report. If you choose to fix these issues, then you should have no problems.

Do incentives offered by sellers such as closing costs or gift certificates actual attract buyers?

As far as I know, no real estate sites offer an option to search by incentives offered, but they all do offer an option to search by price.

Buyers generally search for homes by location, number of bedrooms and baths and by price – some will get more specific, but the majority will use at least these criteria. When they input their range it is usually by multiples of $10,000 or $25,000. If your home is listed over their search range, you may never get on their radar, even if your incentives net your price within their parameters.

A home priced at $274,900 with no incentives will get more views and a quicker offer than a home priced at even $276,000 with $5,000 in incentives.

My advice to a seller would be to first get to or even under your markets closest $25,000 mark then think about incentives.

I have two CMA’s from different agent that are drastically different prices. Which agent is right?

“CMA’s” go by a couple different names, one being a “BPO” or “Broker’s Price Opinion”. The prices you get from different brokers are going to be as different as the brokers themselves.

You can pretty much separate brokers into two camps – listing buyers and listing sellers.

A listing buyer may give you a very inflated estimated listing price in hopes that you will think that he is a wonder agent and will get you a ton of money for your house. Sometimes they do while other times they will start campaigning for price reductions almost immediately.

A listing seller, on the other hand, will give you a lower price because his focus is to get your home sold quickly and the best way to do that is price it low. Your house will likely sell quicker than if you had listed with the listing buyer, but you may wind up selling your house for less than you could have otherwise.

Neither one is better than the other (however, I would argue that the guy giving you the low number is more brave than the guy giving you the high number). Both have the same motivation – to sell your house and get paid – they just have different ways of going about it.

Both agents should have provided you market data and should have also walked you through that data to justify their listing price. As the seller, your job is to look carefully at this data with the agent and ask questions. Look at the listings the agents present you and compare them objectively with yours – put yourself in a buyer’s shoes. Would you pay more or less for these other homes than you would for yours? A good agent will have shown you enough data that you can also come to an opinion.

My advice to you is to choose your agent based on everything BUT their list price since the list price is not their decision, it is yours. Some agents will walk away if your desired list price is too high, some will further counsel you as to why a lower price is better and may then either sign you up or pass on your listing and others will just sign you up and start campaigning for price reductions afterwards. It is up to you to make the decision on which scenario is best for you.

Can I cancel a residential purchase agreement if buyers do not remove the contingencies in a certain time frame?

The answer depends on which contingencies the buyers aren’t removing. When some contingencies aren’t met by the buyer, they just expire and things move on as if they never existed. Others require action and can cause a seller to cancel the purchase.

Contingencies that expire without consequence to the seller are the Home Inspection, Testing and Appraisal. They are worded to say that if the buyer does not act upon these contingencies by the given end date then things just move forward.

Contingencies whose expiration without action by the buyer can cause problems include the Deposit of Earnest Money, Loan Commitment and the Closing. If any of these pass unfulfilled by the buyer, the seller can cancel the offer at their discretion.

Other contingencies that may be added by the buyer and their agent are usually the second type. For example: “Buyer to provide loan commitment within 3 days of acceptance”. While this isn’t really the proper form for this contingency, it is assumed that if the buyer does not provide you the loan commitment you can cancel the deal.

Whether to cancel the deal or to try to keep moving forward with a buyer who missed their contingencies depends on the situation in your local market. If you have other buyers lining up for the house (or at least a bunch of good showings) then it may be wise to let the current buyer go. But, if the action on your house has not been so hot, then your best bet is to try and continue working with the bird in your hand.

Posted in: Sell Your Home
Tags: addenda, addendum, advice, amendment, cancellation, contingencies, follow up, home selling, listing agent, pre-listing home inspection, purchase agreement, Real estate, realtor, sales contract

Open Sunday, February 14th from 12:00 to 1:30pm

2140 Springbrook South, Waukesha

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Interactive Tour

MLS# 1164792

4 bedrooms, 2.5 baths

$289,900

Very well maintained 4BR/2.5BA Colonial boasts neutral decor and plenty of updating. Beautiful new HWFs and carpeting. Eat-in KIT with new elegant granite counters and lighting. New siding, windows, gutters and more. Spacious Master Bedroom w/private BA. Great floor plan with three additional BRs and full BA on upper. Huge Rec Rm in lower, w/bar and plenty of storage space. Nice flat lot with deck and mature landscaping in one of Waukesha’s most desirable subdivisions.

Jeff Gramins

Cell: (262)206-7290

Direct: (262)754-6680

View My Website

Equal Housing Opportunity

Entrance Foyer and Stairway	Family Room w/Gas Fireplace
Dinette and Family Room	Kitchen
Kitchen	Kitchen Area

Open From 2:00pm to 3:30pm

W277 S8905 Hilltop Ln, Vernon

More Photos and Additional Info

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MLS# 1170887

4 bedrooms, 2.0 baths

$239,900

Beautifully updated 4BR/2BA Ranch with finished lower level boasts great floor plan with plenty of open space. New Baths, Kitchen, carpet, plus roof, windows and septic! Living Room w/natural fireplace and a separate Dining Room. Kitchen has new solid surface counters and flooring. New baths w/ceramic tile and vanities. Lower offers extra bedroom w/egress window, rec room and den/office. Hilltop views, almost an acre and close to Interstate and downtown Mukwonago. A move-in condition home!

Jeff Gramins

Cell: (262)206-7290

Direct: (262)754-6680

View My Website

Equal Housing Opportunity

Exterior View of Home	Entrance Foyer
Living Room	Natural Fireplace
Kitchen	Kitchen

Posted in: Open House
Tags: First Weber, Home Buying, home selling, open house, vernon, waukesha

Q: Our house has been on the market for 4 months with mild interest from buyers. However, there has been on couple that have been through the house SEVEN times (4 open houses and 3 private showings). What little feedback we get from them indicates they like the house but calls to the agent asking if there is a way we can make things work usually go unanswered. At this point we are almost ready to not let them see the house again. We’re sick of getting everyone loaded up in the car and driving around for an hour.

I bet these folks aren’t alone. There is an old adage in sales – “The hardest word in the English language is “YES”". Volumes have been written on getting people to say it. Each year sales professionals spend time and money going to seminars to learn how to coax it out of people. In a typical setting, like a store or car dealership, getting to “yes” is much easier than in real estate. In real estate there isn’t always direct contact between the seller (or seller’s agent) and the actual buyer. Usually there is another agent guarding the buyer’s door and you have to go through them. Some of these buyer agents can be easy to work with – they’ll relay everything the seller offers or asks to their clients. Some – too many – don’t. They’re busy with other things or, dare I say, lazy. Some view relaying this info to their buyers as hounding them, so they keep it to themselves.

The question here is, how do you get through the gatekeeper to the buyer? And, how do you know for sure that the buyers is getting all the information you are sending?

In a normal sales setting you could employ a method I call “Wouldya couldya.” It’s pretty easy and requires no salesmanship whatsoever. Someone expresses interest in an item and the “salesman” says something like “Wouldya buy it if…?” Insert a price, color, model etc after the if. Most common would be “Wouldya buy it if the price were right?” The two problems with this in a real estate transaction are the buyers agent and the fact that things discussed verbally aren’t worth the paper on which they’re written.

In the case where a buyer has been through multiple times and/or has expressed decent interest in the property, I would suggest to my sellers that they write an offer to the buyer.

At first the sellers usually object saying they don’t want to waste the time putting it in writing if the buyers are non-responsive verbally. Let me ask you this – what is an hour writing an offer compared to another month (or more!) on the market? Putting anything in writing makes it real – the buyer can look at it, hold it in their hands, it details every little item and contingency and gives them a lot of reasons to say yes. While it is easy to say “no” with their mouths, it is much harder to affix their initials on the line of the offer where it says “this offer is rejected.” To their minds, they aren’t just rejecting the offer, they are rejecting the house.

WRITING THE OFFER

Writing an offer to a buyer requires some thought on your bottom line price. What is the least amount you will accept for your home? The next step after this is deciding whether you want to put that price to the buyer or inflate it a little to leave room to negotiate. You can go either way here. Some sellers might be concerned that their offer gets countered by the buyer for a lower price. First, it is highly likely that they will and second, it is OK to repeatedly counter-offer at your original offer price. There are a variety of things in an offer on which you can negotiate.

After you have decided your terms, it is time to put them on paper. Your agent writes the offer the same as he or she would write any offer. There may be some terms you may not know – such as down payment amount, if they are taking conventional financing or FHA, a 15 year or a 30 year mortgage. Don’t worry about that, just put in some normal terms for your market (for instance, if your home falls into the first time buyer market, a 30 year FHA loan with 3.5% down is pretty typical). Once done, just sign the offer where it says “Seller” and send it over. Your buyers WILL see the offer. Agents are obligated to present every offer submitted to them, even if its something as unconventional as an offer written by a seller. If their agent refuses, your agent has the right to present it to the buyers himself. You are guaranteed the buyers will see it.

The reason why you can “fudge” a little on some of the terms of the offer is that the true goal of this is to start a conversation (or to stop the endless showings by buyers not willing to move forward). While a signed contract would be nice, a counter-offer back from the buyer is a definite win for you. If you’re a fisherman, you just set the hook. From here on out you negotiate the deal just like you would any other.

There is a lot of uncertainty in the market today and because of that, buyers are finding it harder and harder to say “yes” to a home they would otherwise jump at. Some of these truly can’t buy the house but the vast majority, in my opinion, can. By writing an offer to your buyers you are reaching out to them as if to say “we want you to own our house. Let us help you do that” and that can go a long way to some buyers. Seller’s in todays market have to be pro-active in every way possible. Marketing and pricing aggressively, repainting and staging the home are great ways to help get your home sold, but they are passive. Writing an offer to a buyer is a great way for a home seller to actively get their home sold.

Posted in: Sell Your Home
Tags: buyer's agent, First Weber, Home Buying, home selling, open houses, private showings, Real estate, real estate transaction, realtor, sales professionals, salesmanship

Open 12:00pm to 1:30pm

Open Sunday, January 30   12-1:30

W277 S8905 Hilltop Ln, Vernon

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Interactive Tour

MLS# 1170887

4 bedrooms, 2.0 baths

$239,900

Beautifully updated 4BR/2BA Ranch with finished lower level boasts great floor plan with plenty of open space. New Baths, Kitchen, carpet, plus roof, windows and septic! Living Room w/natural fireplace and a separate Dining Room. Kitchen has new solid surface counters and flooring. New baths w/ceramic tile and vanities. Lower offers extra bedroom w/egress window, rec room and den/office. Hilltop views, almost an acre and close to Interstate and downtown Mukwonago. A move-in condition home!

Jeff Gramins

Cell: (262)206-7290

Direct: (262)754-6680

View My Website

Equal Housing Opportunity

Exterior View of Home	Entrance Foyer
Living Room	Natural Fireplace
Kitchen	Kitchen

Open 2:00pm to 3:30pm

Open Sunday, January 30   12-1:30

W277 S8905 Hilltop Ln, Vernon

More Photos and Additional Info

Interactive Tour

MLS# 1170887

4 bedrooms, 2.0 baths

$239,900

Beautifully updated 4BR/2BA Ranch with finished lower level boasts great floor plan with plenty of open space. New Baths, Kitchen, carpet, plus roof, windows and septic! Living Room w/natural fireplace and a separate Dining Room. Kitchen has new solid surface counters and flooring. New baths w/ceramic tile and vanities. Lower offers extra bedroom w/egress window, rec room and den/office. Hilltop views, almost an acre and close to Interstate and downtown Mukwonago. A move-in condition home!

Jeff Gramins

Cell: (262)206-7290

Direct: (262)754-6680

View My Website

Equal Housing Opportunity

Exterior View of Home	Entrance Foyer
Living Room	Natural Fireplace
Kitchen	Kitchen

Posted in: Open House
Tags: ceramic tile, egress window, entrance foyer, First Weber, Home Buying, home selling, mukwonago, natural fireplace, open house, rec room, solid surface counters, vernon

S91 W35181 Prairie Ct, Eagle

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MLS# 1177813

4 bedrooms, 2.5 baths

$289,900

Stop looking! This is the meticulously maintained home that you have been searching for. The large kitchen with dinette and bay window is crisp and clean. The desirable main floor master suite offers a large bedroom, bath with separate vanities, whirlpool tub, extra-large shower and huge walk-in closet. Upstairs you will find three large bedrooms and a loft-common area, great for crafts or doing homework. The spacious lower level features a rec room, powder room and plenty of storage space. The extra detached three car garage tops off this great home. Don’t miss out!

Jeff Gramins

Cell: (262)206-7290

Direct: (262)754-6680

View My Website

Equal Housing Opportunity

Kitchen	Living Room
Main Floor Master Bedroom	Loft
Rec Room	Kitchen

Posted in: Listing
Tags: eagle, Home Buying, home for sale, home selling

Million dollar home sales in Southeastern Wisconsin in January. There were 3 sales total.

Mequon, WI

9621 N Columbia Dr

Selling Price: $1,200,000

• 5 Bedrooms, 4+2 Bath
• 4,746 Square Feet
• 3.5 car attached garage
• Built in 1990
• 2.0 acres
• 2008 Taxes: $17,935
• Original Asking Price: $1,265,000
• Final Asking Price: $1,265,000
• Closing Date: 1/19/2010
• Total Days on Market: 25
• Finally…a house to fit a gracious, busy lifestyle with no needed remodeling! Sophisticated, yet warm and inviting, this 5 bedroom home is located on 2 acres of mature gardens and is in a prestigious, sought after subdivision. In close proximity to great schools, shopping and recreational opportunities, this property is 15 minutes from downtown Milwaukee. Great taste and superb workmanship throughout.

Linn, WI

N1917

Selling Price: $1,392,500

• 6 Bedrooms, 3 Bath
• 2 car attached garage
• 2008 Taxes: $15,754
• Original Asking Price: $1,595,000
• Final Asking Price: $1,595,000
• Closing Date: 1/8/2010
• Total Days on Market: 58
• Geneva Lake – Priced to Sell! Panoramic views and great frontage make this magnificent home with 6 bedrooms, 3 baths, 2 fireplaces, 2 car attached garage an affordable dream come true!

Linn, WI

N2013 South Lake Shore Dr Dr

Selling Price: $2,200,000

• 4 Bedrooms, 8 Bath
• No garage
• 0.580 acre
• 2008 Taxes: $30,892
• Original Asking Price: $2,495,000
• Final Asking Price: $1,495,000
• Closing Date: 1/19/2010
• Total Days on Market: 25
• The sale of this lakefront property offers an opportunity for residential or business usage. The property is zoned R-4 and B-3 & it is approx. .58 acres with 161 +/- ft of frontage. Presently there is 1 rental unit at N2013 & a 6 units at N2017 plus multiple rentable boat moorings. Neighboring properties include a very well respected Inn & a new construction family home..

Posted in: Housing Market
Tags: done deals, Home Buying, home selling, jefferson, kenosha, linn, market analysis, mequon, milwaukee, ozaukee, racine, walworth, Washington, waukesha

Home sales in Southeastern Wisconsin in January. $600,000 to $1,000,000. There were 8 sales total.

Whitefish Bay, WI

5471 N Lake Dr

Selling Price: $630,000

• 4 Bedrooms, 2.5 Bath
• 2,513 Square Feet
• 2 car attached garage
• Built in 1966
• 0.140 acre
• 2008 Taxes: $8,674
• Original Asking Price: $667,500
• Final Asking Price: $667,500
• Closing Date: 1/7/2010
• Total Days on Market: 114
• Refurbished including roofline, gorgeous HWF throughout both floors-Sundrenched kitchen w/fabulous granite counters & island. 4 bedrooms are spacious w/great closets-Master Suite w/awesome bath w/extensive use of marble and subway tile. Every inch of this home is lovingly restored and will truly delight your senses! LL REC room is finished to perfection-deck overlooks lush & private backyard.

Cedarburg, WI

5825 Cedar Creek Rd

Selling Price: $700,000

• 3 Bedrooms, 3 Bath
• 5,000 Square Feet
• 3 car attached garage
• Built in 1869
• 4.70 acre
• 2008 Taxes: $6,170
• Original Asking Price: $774,900
• Final Asking Price: $774,900
• Closing Date: 1/8/2010
• Total Days on Market: 210
• Magical country estate set on 4.7 acres (+/-). Restored stone farmhouse. KIT w/cherry cabinets, granite & copper cntrs, 2 pantries, copper cook hood & brkfst bar. Adjoining DR w/built-ins. New MBR suite w/cath ceil, French drs to crtyrd & spa BA. Open 3-story gallery & foyer. Cath ceil & copula in GR. Courtyard w/stone patio. WF’S thruout. Att. 3-car GA. Barn & heated pole barn/studio w/skylights

Watertown, WI

8952 N County Road A

Selling Price: $709,000

• 5 Bedrooms, 1 Bath
• No garage
• 120 acres
• 2008 Taxes: $2,702
• Original Asking Price: $815,000
• Final Asking Price: $815,000
• Closing Date: 1/15/2010
• Total Days on Market: 69
• This 120+- acre farm with brick home is located in a desirable rural setting adjacent to Watertown city limits. It has 5-6 bedrooms, kitchen, dining room, living room and full bath. There is LP gas heat, central air and full basement. Also includes barn, metal pole building and other out buildings.

Milwaukee, WI

2604 N Terrace Ave

Selling Price: $925,000

• 5 Bedrooms, 5.5 Bath
• 4,899 Square Feet
• 2.5 car attached garage
• Built in 1901
• 0.161 acre
• 2008 Taxes: $24,617
• Original Asking Price: $1,195,000
• Final Asking Price: $995,000
• Closing Date: 1/25/2010
• Total Days on Market: 245
• Elegant, Classic Resurgence Style home in Water Tower Historic District. Experience the utmost in turn-of-the-century architectural detail and craftsmanship.10 ft. ceilings, grande foyer, leaded glass, quartersawn oak floors, marble. No detail has been overlooked. Fully updated to fit today’s lifestyle incl media room on 3rd floor. An absolutely exquisite home, unsurpassed in quality and elegance.

East Troy, WI

N9271 East Shore Rd

Selling Price: $850,000

• 5 Bedrooms, 3.5 Bath
• 3,882 Square Feet
• 2.5 car detached garage
• Built in 1965
• 0.414 acre
• 2008 Taxes: $15,219
• Original Asking Price: $1,225,000
• Final Asking Price: $997,500
• Closing Date: 1/4/2010
• Total Days on Market: 667
• Contemporary 5BR, 3.5BA home on 170ft of level frontage-sand bottom. Kitchen has fireplace & hardwood floors with a panoramic view of the sparkling lake. There is a in-law suite in lower walkout- separate entrance. Large boat house for all your toys. Professionally landscaped. Truly a great home for all your needs.

Kenosha, WI

7220 1st Ave

Selling Price: $892,000

• 3 Bedrooms, 3 Bath
• 3,617 Square Feet
• 2.5 car attached garage
• Built in 1991
• Between 0.50 and 1.0 acre
• 2008 Taxes: $14,722
• Original Asking Price: $1,099,000
• Final Asking Price: $1,099,000
• Closing Date: 1/11/2010
• Total Days on Market: 62
• Exceptional offering on a picturesque half-acre offering panoramic views of Lake Michigan. Unsurpassed quality & workmanship have created an architecturally stunning showplace. Incredible appointments & exquisite décor make this home unforgettable. Distinctive kitchen, custom built-ins, innovative lighting & security system, captivating setting & unrivalled views define this magnificent creation.

Posted in: Housing Market
Tags: cedarburg, done deals, East Troy, Home Buying, home selling, jefferson, kenosha, market analysis, milwaukee, ozaukee, walworth, Washington, watertown, waukesha, whitefish bay

Home sales in Waukesha and Milwaukee Counties in January. $400,000 to $600,000. There were 13 sales total.

Lisbon, WI

N84W27677 Twin Pine Cir

Selling Price: $400,000

• 3 Bedrooms, 2 Bath
• 2,101 Square Feet
• 3.5 car attached garage
• Built in 2009
• 1.0 acre
• 2008 Taxes: $1,328
• Original Asking Price: $415,900
• Final Asking Price: $413,000
• Closing Date: 1/4/2010
• Total Days on Market: 285
• Built by Aspen Homes. Energy star and Green Built Certified, this 2119 sqft ranch showcases casual elegance. Two covered porches, great open floor plan, gourmet kitchen with granite and walk in pantry, large dinette, alder/cherry cabinets and floors, painted wood trim, master with custom tile shower, southern exposure, partial exposure in basement with windows, three car garage, arrowhead schools

Menomonee Falls, WI

W133N6205 Hummingbird Way

Selling Price: $451,000

• 5 Bedrooms, 4 Bath
• 3.5 car attached garage
• Built in 2009
• Between 0.25 and 0.50 acre
• 2008 Taxes: $0
• Original Asking Price: $464,750
• Final Asking Price: $464,750
• Closing Date: 1/6/2010
• Total Days on Market: 31
• Rare opportunity to own a”PERTHEL BROTHERS”walk-out & finished exposed 5BR,4 full bath 2-sty on a beautiful oversized Harmony Hills lot overlooking the 4 acre private preserve.Amazing Kitchen with Tile floors,granite snack bar opens to GR,elegant&unique FP.HUGE whirlpl”suite”wrapped in tile,his & hers WI closet.Gorgeous wrought iron cat walk stair.Incld.DRIVEWAY,DECK,patio and Landscaping

Oconomowoc, WI

N66W38360 Deer Creek Ct

Selling Price: $457,500

• 4 Bedrooms, 3.5 Bath
• 3,146 Square Feet
• 3 car attached garage
• Built in 2002
• 1.187 acre
• 2008 Taxes: $6,648
• Original Asking Price: $509,900
• Final Asking Price: $488,900
• Closing Date: 1/15/2010
• Total Days on Market: 314
• Stunning 2002 Contemporary on very private lot backs to forest preserve with awesome views from every window! Three fireplaces, Open Foyer, & oak hardwood floors. Kitchen has maple cabinets, double ovens, pantry & wet bar–open to great room. First floor office/bedroom with full bath. Relax in Master suite with whirlpool, granite, shower & fireplace. Exposed lower level plumbed for 4th bath.

Muskego, WI

S83W13035 Hawks Trail

Selling Price: $474,000

• 4 Bedrooms, 3.5 Bath
• 2,939 Square Feet
• 3.5 car attached garage
• Built in 2005
• 0.56 acre
• 2008 Taxes: $7,382
• Original Asking Price: $499,000
• Final Asking Price: $489,000
• Closing Date: 1/20/2010
• Total Days on Market: 65
• On Cul de sac, architectural details appealing & welcoming from moment you enter front door.Kit/din SS appliances w/dblovens,HWF’s,granite w/breakfast bar. Open concept KIT/GR w/18′ceiling & floor/ceiling windows flank NFP, ideal for entertaining. Main Mstr Ste w/tray ceilings,spa-like BA w/ceramic tile, whirlpool,frameless shower, dualsink/cabinets. LL family living area w/wet bar, 3rd BA, & Den

Genesee, WI

S40W30402 Hamilton Dr

Selling Price: $428,000

• 3 Bedrooms, 3.5 Bath
• 3,634 Square Feet
• 3.5 car attached garage
• Built in 2006
• 1.13 acre
• 2008 Taxes: $6,365
• Original Asking Price: $579,900
• Final Asking Price: $499,900
• Closing Date: 1/7/2010
• Total Days on Market: 1039
• Incredible open concept ranch-style 3 bedroom, 3.5 bath home on a cul-de-sac. Quality & luxury is built throughout this home. A gourmet KT, great room with GFP, formal dining room, main floor laundry room, finished lower level, rec room & family room are some of the features. A gorgeous MSTR Suite with two walk-in closets, dressing area, walkout to a deck, whirlpool, double vanity & shower stall.

Elm Grove, WI

14655 Hillside

Selling Price: $475,000

• 3 Bedrooms, 2 Bath
• 2,749 Square Feet
• 2.5 car attached garage
• Built in 1955
• 1.135 acre
• 2008 Taxes: $8,619
• Original Asking Price: $560,000
• Final Asking Price: $560,000
• Closing Date: 1/15/2010
• Total Days on Market: 163
• Incredible opportunity – 1.135 acres in INDIAN HILLS. Stone ranch with great lines on a gently sloping lot,Elm Grove’s premier address. Open floor plan, family rm w/3 sides of floor to ceiling windows & NFP, formal dining rm, rec rm w/NFP, bright,spacious LR w/NFP, pool, remodel to create your dream home.

Brookfield, WI

3270 Dartmouth Dr

Selling Price: $540,000

• 5 Bedrooms, 4 Bath
• 3,331 Square Feet
• 3 car attached garage
• Built in 1994
• 0.520 acre
• 2008 Taxes: $10,044
• Original Asking Price: $572,900
• Final Asking Price: $572,900
• Closing Date: 1/21/2010
• Total Days on Market: 92
• Super clean, spacious home in lovely Stanford Place. Begin w/ the gorgeous lot, then step inside & enjoy the space & amenities this home affords. HWFs, open floor plan, great flow for living. Main floor BR w/ adjacent BA is great for guests. Master suite incl large attached personal space to use as you wish. Finished, exposed LL includes 4th full BA. Many wonderful updates to this fine home!

Hartland, WI

355 N Sunshine

Selling Price: $525,000

• 4 Bedrooms, 2.5 Bath
• 3.5 car attached garage
• Built in 2008
• Between 0.50 and 1.0 acre
• 2008 Taxes: $2,289
• Original Asking Price: $609,900
• Final Asking Price: $599,900
• Closing Date: 1/19/2010
• Total Days on Market: 121
• ”PRICE DRASTICALLY REDUCED”, New Construction – Walking distance to Swallow Elementary School. First Floor Master bedroom and office. Brazilian Cherry hardwood flooring. Marble countertops. Marvin Wood Windows and 13 course basement. ”DON’T MISS THIS GREAT BUY”!

Milwaukee, WI

3124 Summit Ave

Selling Price: $440,000

• 5 Bedrooms, 2.5 Bath
• 2,698 Square Feet
• 2.5 car detached garage
• Built in 1898
• 0.110 acre
• 2008 Taxes: $9,091
• Original Asking Price: $489,900
• Final Asking Price: $479,900
• Closing Date: 1/4/2010
• Total Days on Market: 266
• Beautifully updated home w/loads of charm! Main level boasts grand, open staircase, detailed woodwork, 10 ft ceilings, HWFs, updated KIT w/butler’s pantry & spacious LR w/NFP. 2nd floor features 4 BRs w/HWFs & remodeled bath. Luxurious MBR suite w/updated bath featuring marble shower, whirlpool tub & dual vanity complete the 3rd level. Professionally landscaped fenced-in yard & new 2.5-car GA.

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Tags: brookfield, elm grove, genesee, hartland, Home Buying, home selling, lisbon, market analysis, menomonee falls, milwaukee, muskego, oconomowoc