Jen Edson Rife Traverse City Realtor

05/27/2026

Check out my listing in Traverse City. Short term rentable!!

Introducing a pristine one-bedroom, one-bathroom retreat on five secluded acres near Lake Anne, conveniently accessible to Traverse City. This property is perfect for first-time homebuyers, someone seeking a northern getaway, or as a fully-equipped short-term rental. The charming pole barn construct...

05/27/2026

Check out my new listing in Benzie County!

BlueLaVaMedia has several photos, a virtual tour, listing details, and additional property information about 7488 Traverse Rd, Thompsonville, MI 49683

05/25/2026

05/21/2026

Looking for a Realtor 🏠? 👀 no further! 231-883-2648! I ❤️ Referrals!

05/07/2026

May 2026
THE MARKET HAS MOMENTUM. HERE'S HOW TO USE IT.
After a rocky March and April, the data heading into May tells a more encouraging story. Rates are at their lowest point in three spring seasons, inventory is rising in markets that have been tight for years, and buyers are responding.

Buying a home? Here are eight tips for tidying up your finances before househunting or applying for a mortgage.

04/27/2026

Why Short‑Term Rentals Cannot Be Appraised as Income Properties on a URAR with a 1007 Rent Schedule
As short‑term rentals (STRs) continue to expand across the housing market, many investors and lenders look for ways to treat them like traditional income properties. However, under current appraisal standards and form definitions, STRs cannot be appraised as income‑producing properties on a URAR using the 1007 Single‑Family Comparable Rent Schedule. The reason is simple: the 1007 was never designed to measure or support STR income, and using it for that purpose produces misleading and non‑compliant results.

1. The 1007 Measures Long‑Term Residential Rent — Not STR Income
Form 1007 exists to estimate monthly market rent for properties operating under typical long‑term residential leases. These rents are driven by real‑property characteristics such as bedroom count, location, and utility—factors that reflect how housing competes in the long‑term rental market.
Short‑term rentals, by contrast, operate on nightly or weekly pricing, with income driven by:
• Seasonal demand
• Occupancy management
• Hospitality‑style services
• Personal property (furniture, linens, amenities)
• Dynamic pricing strategies
These are business‑operation variables, not real‑property characteristics. Because the 1007 is limited to real‑property‑driven rent, it cannot capture STR income without misrepresenting the asset.

2. STR Income Is Business Income, Not Residential Rent
STR revenue behaves more like hotel income than residential rent. It includes personal property, fluctuates with tourism cycles, and depends heavily on management quality. Fannie Mae’s rent schedule does not contemplate these factors, and applying the 1007 to STRs conflicts with the form’s intended purpose.

3. Using a 1007 for STRs Creates Compliance Risk
Class Valuation and other industry sources emphasize that using the 1007 to support STR income can produce a misleading appraisal, even in non‑agency lending. The form’s structure forces the appraiser to report monthly market rent, which has no relationship to STR performance. This misalignment exposes both lenders and appraisers to underwriting and USPAP compliance issues.

4. The URAR Still Applies — But Without STR Income
A URAR (1004) remains appropriate when the property’s highest and best use is residential, but the income approach must be limited to long‑term market rent, not STR revenue. If a client wants STR income analysis, it must be provided outside the 1007, typically as a narrative addendum or separate exhibit.

Robert J. Reamer
Real Estate Expert Since 1978
Certified General Appraiser
Licensed Real Estate Broker
Licensed Builder

Phone: 231.649.0877
Email: [email protected]
Website:

Robert J Reamer specializing in residential MI Real Estate Property Appraisals.

04/20/2026

Year over Year Comparison for Grand Traverse County on & off water homes

Off Water Homes All Values
Current Listings 229
Sales 05/25 to 04/26 944 05/24 to 04/25 887
Average DOM 73 or 2.4 Months
Value Direction Year over Year Down 2.3%
Market Activity Up 6.4%
Inventory Supply 3.1 Month

Direct Water Homes All Values
Current Listings 26
Sales 05/25 to 04/26 128 05/24 to 04/25 98
Average DOM 72 or 2.4 Months
Value Direction Year over Year Down -8.8%
Market Activity Up 30.6%
Inventory Supply 2.5 Months

The value direction and activity indicated above are taken from sales in Grand Traverse County using a 24 month comparison of the last year vs the 12 months prior. Value directions are for the entire county all value ranges and should only be used to identify trends and never used to apply an increase or decrease in market value for a specific property. The trend can be significantly influenced by more sales at the upper end of the value range or REO sales at the lower end of the value spectrum. To determine price changes for a specific property a much more detailed data search specific to that market segment should be completed.

Future Construction Methods Are About to Reshape Costs, Timelines, and Market Expectations
The next decade of residential construction is poised for its most significant transformation since the adoption of the nail gun. Emerging technologies—especially 3D‑printed homes, robotic automation, and AI‑driven project management—are beginning to shift how homes are built, how long they take to complete, and ultimately how they are valued in the marketplace.
3D Home Printing: From Concept to Scalable Production
Large‑format concrete printers are moving from experimental projects to early-stage commercial deployment. These systems can print the structural shell of a home in 24–72 hours, dramatically reducing labor hours and weather‑related delays.
Key impacts:
Lower labor dependency in a market with persistent skilled‑trade shortages
More predictable timelines, reducing construction risk
Potential cost compression in the structural phase, though savings vary by region and material availability
While full cost parity with stick‑built homes isn’t universal yet, the trajectory is clear: printed shells reduce variability, and builders are beginning to scale.
Robotics and Automation in Traditional Construction
Even outside of printing, robotics are entering the jobsite. Automated layout robots, framing robots, and drywall finishing systems are already in pilot use with major builders.
These tools:
Improve precision and consistency
Reduce rework and waste
Shorten critical-path tasks that often delay projects
As adoption increases, the industry may see more stable construction timelines—something appraisers and lenders have struggled with during the past decade of labor volatility.
AI-Driven Scheduling and Material Optimization
AI is quietly becoming the “invisible subcontractor.” Builders are using predictive software to:
Forecast delays before they occur
Optimize material orders to reduce waste
Sequence trades more efficiently
The result is fewer idle days, tighter schedules, and more reliable delivery dates—factors that directly influence carrying costs and builder margins.
What This Means for Future Home Values
For buyers and appraisers, the shift is twofold:
New homes may become faster and cheaper to produce, especially at the entry and mid‑market levels.
Existing homes will increasingly compete with highly efficient, low‑maintenance new builds, potentially widening the value gap between updated and outdated housing stock.
Homes with modern systems, energy efficiency, and low deferred maintenance will remain strong performers. Older homes lacking updates may face more downward pressure as technologically advanced new construction becomes more common.
Bottom Line
Construction technology is moving from novelty to inevitability. As these methods scale, the industry should expect shorter build times, more predictable costs, and a new baseline for what “modern construction” means. For market participants—builders, buyers, and appraisers alike—the next wave of innovation will reshape expectations around both price and timeline.

Robert J. Reamer
Real Estate Expert Since 1978
Certified General Appraiser
Licensed Real Estate Broker
Licensed Builder

Phone: 231.649.0877
Email: [email protected]
Website:

Robert J Reamer specializing in residential MI Real Estate Property Appraisals.

04/06/2026

What’s the “Best Value” Home to Buy in Today’s Market?

In every market cycle, buyers ask the same question: Which type of home offers the best value? A brand‑new build, a 30‑year‑old home, or a fully remodeled older property? The answer isn’t one‑size‑fits‑all—but the market consistently rewards certain characteristics that translate into long‑term value, lower ownership costs, and stronger resale performance.
Below is a clear, data‑driven breakdown of how each category performs and why one option often rises to the top.

🏡 1. Brand‑New Construction
Pros
• Modern floorplans and energy efficiency
• Minimal immediate maintenance
• Builder warranties reduce early‑ownership risk
Cons
• Highest price per square foot
• Premiums for newness often exceed contributory value
• Smaller lots and tighter subdivisions in many markets
Value Verdict
New construction offers convenience, not necessarily value. Buyers pay a premium for “never lived in,” and that premium typically depreciates in the first few years. Long‑term appreciation is solid, but the entry price is steep.

🏠 2. A 25–35 Year‑Old Home (Lightly Updated)
Pros
• Larger lots and mature neighborhoods
• Solid construction eras (late 80s to early 2000s)
• Lower price per square foot than new builds
Cons
• Deferred maintenance risk
• Outdated mechanicals or floorplans
• Kitchens/baths may need modernization
Value Verdict
This category often delivers good value, especially when the home has been well‑maintained. But the buyer must budget for updates, and the market tends to discount homes with obvious functional obsolescence.

🛠️ 3. A Fully Renovated 35–60 Year‑Old Home
Pros
• “Like‑new” interior with modern finishes
• Larger lots, established neighborhoods, and better locations
• Renovation premium is often less than new‑construction premium
• Mechanical systems, roofs, and kitchens/baths already updated
Cons
• Quality varies widely—renovations can be cosmetic or truly comprehensive
• Older foundations and framing may still limit layout changes
Value Verdict
This is where the market often finds the sweet spot. A well‑executed renovation blends the charm and location advantages of older homes with the functionality and efficiency of newer ones. Buyers get the “new home feel” without paying the new‑construction premium.

🧭 So Which Is the Best Value?
Across most markets—and especially in higher‑value locations—the best value is typically:
A professionally renovated older home in a desirable, established neighborhood.
Here’s why this category consistently outperforms:
1. Land drives value, and older neighborhoods have better land.
Larger lots, mature trees, and central locations command stronger long‑term appreciation than new subdivisions on the fringe.
2. Renovation premiums are more efficient than new‑construction premiums.
A $150,000 renovation often adds more contributory value than a $150,000 new‑construction premium.
3. Functional obsolescence is removed.
When a renovation updates kitchens, baths, mechanicals, and layout, the home competes directly with new builds—but at a lower price point.
4. Buyers avoid the “first‑owner depreciation curve.”
New homes lose their “brand‑new” premium quickly. Renovated homes do not.
5. The market rewards character + modern utility.
Historic charm with modern systems is a combination new construction can’t replicate.

📌 Bottom Line for Buyers
If your goal is maximum value per dollar, the strongest long‑term performer is usually:
A well‑renovated older home in a high‑demand location.
It offers:
• Better land
• Better neighborhoods
• Modern finishes
• Lower long‑term maintenance
• Stronger resale value
New construction is ideal for buyers who prioritize convenience and warranties. Older, unrenovated homes are ideal for buyers who want sweat equity. But the renovated older home often delivers the best blend of price, performance, and appreciation.

Robert J. Reamer
Real Estate Expert Since 1978
Certified General Appraiser
Licensed Real Estate Broker
Licensed Builder

Phone: 231.649.0877
Email: [email protected]
Website:

Robert J Reamer specializing in residential MI Real Estate Property Appraisals.