August 2015

The biggest overall trend for 2015 has been the awakening of the listing inventory. Even in Washtenaw, where inventories have been tighter than anywhere else in the state, there has been some relief for buyers, but mainly in the upper price ranges. So far this year has had more Home sales than 2014 and we expect that trend to continue this fall as well. The slow-down in under $250,000 segment this past month is a result of too few homes to buy, not a reduction in buyer demand. You can see that values jumped and “Days on Market” fell as a result of the inventory drop. The rest of the market followed a pattern seen across the rest of Southeast Michigan, with both rising sales and inventories. The bigger than anticipated jump in sales in June and July seems to be a result of buyers jumping in, anticipating a future interest rate increase, as well as reacting to a larger For Sale inventory. August activity, although still strong, has slowed a bit, possibly as a result of what would have been August business being pulled into June and July.

 

We track the number of visitors to our web sites as a way of anticipating future buyer demand. As the chart below shows, activity is equal to last year with a continuing upward trend, confirming that there is still strong buyer interest.

Home values continue to rise, but slowing from the crazy levels of 2013/14. Although not as geographically targeted, Case-Shiller tends to have the best data on true appreciation rates. The chart below shows the year over year value changes for SE Michigan, demonstrating that appreciation still healthy in the 5% range and also reflecting what we are seeing in Washtenaw as well.

Going into the fall, sellers will need to be aware that with inventories rising, home values will not move as much, and in those markets where inventories jumped quite a bit (mainly in the higher priced segments) values may decline for a short period of time until supply and demand balance again. A recent survey of home sellers showed that they have become more optimistic about the value of their home.  The graphic below compares the seller’s opinion of value to their actual appraisal. Up until March of this year, the seller’s guess was less than their appraised value, but since March they have become more optimistic, with that optimism increasing each month. That combination of increasing value optimism by the sellers and an increasing For-Sale inventory is likely to cause many properties to be overpriced this fall and winter.

 Please contact me regarding any of your real estate needs. I am happy to assist you.

 

 

 

 

real estate, one, tom, thomas, stachler, trends, market, update, inventory, appreciation, supply, demand, washtenaw, michigan, ann arbor, homes, houses, new, construction, milan, saline, dexter, chelsea, sales, listings, sold, purchase, buy, purchaser, sellers, saline, mi, school, area, results

 

 

 

 

 

 

 

 

Ready for your Transfer Tax Refund?

Usually, tax info in NOT good news, but hold on, I have some great information for you.  

As a Seller, Have you had a closing since 2011?  If so you maybe eligible for a refund of the state transfer tax you paid at closing.  The amount you would have paid would have been equal to roughly about $8 / per thousand of your sales price.  (Sale price / 1000 x 8.00)

The Michigan Supreme Court recently interpreted one of the exemptions to the State Real Estate Transfer Tax, greatly increasing the number of sales that qualify for the exemption. If the State Equalized Value (SEV) of the Home at the time you bought it is more than the SEV at the time you sell/sold it (it decreased in assessed value), and the sale was an “arm’s-length” or fair market transaction, the sale is exempt from the State Transfer Tax.  

Previously, you also had to show you sold the home for less than twice the SEV. You no longer have to meet that second requirement, meaning many are entitled to a refund of the State Transfer Tax.

Call or email me if you have any questions.  I have an attorney I can refer you too if you want to check to see if you are eligible and want to petition the state for a refund.  Their fee is quite reasonable and well work the extra money you will be left with after the refund.  

 

transfer, tax, refund, supreme, court, ruling, tom, stachler, real, estate, one, information, ruling, ann arbor, saline, milan, michigan, dexter, credit, taxes

 

Do Septic System Additives Work?

If your Home has a septic system, you are one of a growing number of homeowners in the United States that rely on private sewage disposal. Twenty-five percent of total housing, and 33 percent of new homes in the US use onsite wastewater treatment, also known as septic systems. In addition, Professor Mike Hoover of the Department of Soil Science at North Carolina State University maintains that "forces such as urban and suburban sprawl and the high costs of central sewage systems for builders and governments" increase the number of septic system users each year. 

For septic system owners, proper maintenance can mean the difference between a long-lasting, trouble-free system and one that ultimately racks up tens of thousands of dollars in problems. Yet, many people receive conflicting and confusing advice about what maintenance is necessary.

Most professionals recommend that septic tanks be pumped every 3 - 4 years to remove collected solids, but many private companies have another solution -- using low-cost septic additives on a regular basis to reduce the need for the more costly pumping. Additionally, when a septic system is in trouble and costly repairs or replacement looms, many additives offer a quick fix.

So what's the truth? Are septic system additives (there are about 1200 on the market today) the next best thing to indoor plumbing, or are they "money down the drain" so to speak?

Some experts say additives do more harm than good, and some believe that they are not harmful, but they don't do much of anything at all, except cost money. Other than the septic additive manufacturers themselves, we could find no scientist, engineer, academic, or government source that recommends the use of septic system additives.

Septic Additives Intro

In houses with septic systems, when the toilet flushes or the washing machine runs, wastewater leaves the home and collects in a septic tank. There, the natural bacteria in waste break down most of the solid material into a liquid or gas. Heavy solids or bits of plastic or other material that can't break down, drop to the bottom of the tank and form the sludge layer. Lighter substances such as grease or oil float to the top, which is called the scum. From there, the relatively clear liquid in the middle of the tank, called effluent, flows out and is absorbed into the drainfield that surrounds the tank. It's a relatively simple, natural process.

Septic tank additives, also called septic tank treatments, cleaners, restorers, rejuvenators, and enhancers, fall into two categories: chemical and biological. Chemical additives are marketed to open up clogged drains and to break up grease and oil. They include active ingredients such as sulfuric acid, which can be highly corrosive and cause structural damage to a septic tank. Additionally, it is generally recognized that exposing soil and groundwater to harsh chemicals can harm the environment; therefore, according to an article in the Journal of Environmental Health, chemical additives "have limited use today." 

Biological additives are made from bacteria, yeast, and/or enzymes. They are said to work as starter agents in new systems and to increase the efficiency of breaking down the solids in existing systems. Biological additives are often sold as routine maintenance, flushed down the toilet on a monthly or weekly basis to assure the septic system's "balance." In terms of the environmental impact from biological additives, The Journal of Environmental Health reports that most "wastewater experts" are not concerned.

What's the Hype?

Septic tank additives are readily available for purchase in home improvement or building stores, hardware stores, and supermarkets. They are advertised on TV and on the internet. Lastly, sometimes additives are promoted through telephone solicitation or door-to-door sales. In the face of extensive marketing, homeowners need to be educated consumers about what they are getting. 

Jennifer Hause, a scientist at the National Environmental Services Center at West Virginia University, believes that "people do not understand what happens in a septic tank. The process is a natural biological process that does not need anything to help it do its job." 

Of particular concern is the claim that some products reduce or eliminate the need to pump the septic system on a regular basis. Pumping solids out of the tank is considered a vital and basic practice in most guides to septic system maintenance. Encouraging homeowners not to pump their tanks can have disastrous long-term effects.  Use of bacteria based products should not be an an excuse to NOT pump your tank(s). 

Hause explains, "As long as wastewater is entering a septic tank, solids will be present. The job of the septic tank is to keep as many of the solids in the tank (retention and settling) - not let them pass on to the next treatment process which in many cases is a drain field. If a product claims reduction or elimination of the need to pump, I would have to ask where then do the solids go if they are no longer in the tank? Not all solids present in wastewater can be turned to liquids and gases as some claims have been made." 

What the Government Says

Because the design on any septic system depends, in part, on its specific surrounding environment, local health departments are often the best source of guidance and information for the homeowner.

"Homeowner/users should check with local permitting authorities, in most cases local health departments, to make sure there are no provisions in place that disallows the use of additives," Hause says. 

In the states of Washington and Massachusetts, their ordinances enforce only approved additives for use, sale, or distribution. In both cases, the state government is screening for harmful ingredients and not providing "an endorsement or approval with respect to the benefit, effectiveness, or performance of the system additive." 

The Washington State Legislature stated in 1993 that "most additives do not have a positive effect on the operation of on-site systems, and can contaminate groundwater aquifers, render septic drain fields dysfunctional, and result in costly repairs to homeowners." In 1994, the legislature added, "Chemical additives do, and other types may, contribute to septic system failure and groundwater contamination. In order to determine which ingredients on non-chemically based additive products have adverse effects on public health or the environment, it is necessary to submit products to a review procedure."

The state of Washington does not allow additive manufacturers to use the word approved for marketing purposes, but product materials may say "complying with Washington laws regarding harm to public health and water quality." 

What the Research Says

"Much needed research," Dr. Hoover wrote in an email, "is of interest not just to practicing professionals in the on-site wastewater field, but is also of significant interest for many homeowners, too, who desire to protect their home investment and the environment at the same time." And yet, solid independent research has been scarce over the last forty years. Two studies conducted in the late 1990s are notable. 

In 1997, Hoover directed what has been suggested as a "landmark" study by then-graduate student Gregory H. Clark. Using 48 septic systems in two mobile home parks, Clark set up three groups of tanks to receive additives and one to act as a control. The tanks were divided into groups that had been well maintained (recently pumped), poorly maintained (rarely or never pumped in 15 -20 years of use), and those that fell into the middle of the group. The primary researcher collecting and analyzing the samples from the tanks did not know which tanks had been treated, and the study received no funding and had no involvement from septic additive companies. The three products tested were from Drano, Liquid Plumr, and Rid-X. 

Various measurements, such as the depth of the sludge (solids), the thickness of the scum, the number of floating solids, and the total amount of bacteria present in the tank were collected over the period of a year. The study concluded that "the additives tested did not provide any substantial or long-term statistically significant benefits compared to the control" for the items that they measured and in the conditions of this study. The authors also called for continued research under broader circumstances before" definitive conclusions" could be drawn. This study is published in the January 2008 Journal of Environmental Health.

A second, un-published field study of bacterial additives done by the National Association of Wastewater Transporters, Inc (NAWT) followed 12 septic tanks for two years. They similarly concluded there was no change in sludge accumulation at the bottom of the tank or in the number of floating solids. They did find a 30 percent reduction in the floating scum layer, a statistically significant finding, but also found an increase in fats, oils and grease in the septic system outflow to the drain field, which could cause other problems. The NAWT concluded that the additive seemed to have no detrimental effect on the septic systems, but does not hold an "opinion, positive or negative, as to the use of bacterial additives in the septic tanks."

Conclusion

Most chemical additives, which clearly harm septic systems and the environment, are no longer being marketed. Biological additives are seemingly mostly benign, and perhaps unnecessary, "re-branded potions sold under private labels," according to septic system engineer Sanford Mersky.

Some homeowners worry that medicines they take or cleaning solutions used in the house can kill or harm the necessary bacteria in their tanks. Hause recommends that whenever there is a perceived problem in a septic system, homeowners should have it evaluated by a septic professional, and she says, the local health department is the best place to start looking for resources. 

More Resources

Both Massachusetts and Washington maintain lists of septic additives that they believe do not harm the environment. You can find these lists here:

• Massachusetts' List
• Washington's List

Thinking about selling?  Looking for the market value of your current home?  Try this online database that tracks area trends, appreciation and look up your home value.  www.MyPrice.guru

 

ann arbor, real estate, for, sale, homes, houses, septic, systems, bacteria, helpful, harmful, biotic, solutions, care, maintenance, recommended, pumping, vendors, contractors, resources,  health, department, recommendations, study, results, tom, stachler, one, broker, inventory, biologival, additives, systems, 

In just a couple weeks downtown Ann Arbor will be transformed into one of the largest displays of art work in Michigan. The streets will be lined with artists and merchants from various platforms and different genres of expression. You will be engulfed in colors, sights, sounds and the display of imagination from all over the world.

The Ann Arbor Art Fair will take place July 15th-18th. Over 500,000 people attend annually and have been for over 50 years. Each year brings new artists and fresh work to enjoy.  

Ann Arbor Art Fair, Ann Arbor, Art, Fair, summer festival, artwork, street fair, things to do in ann arbor

Check out this Video showing Tesla announcement of their latest product for your Home.  What do you think of this?  

Powerwall Tesla Motors 

How about this green energy solution for your home.  Give us your comments, we want to hear from you.  

tesla, power, wall, powerwall, ann arbor, how to order, tom stachler, real estate, electric, battery, homes, green, energy, solutions, for your home

 

3 Michigan cities rank among nation's hottest housing markets

STATE OF THE REAL ESTATE MARKET MARCH 2015

Both January and February moved as expected, jumping up in most categories compared to last year. Buyer demand going into 2015 is stronger than last year, however, the large jump in newly written contracts (Pending Sales) is a bit deceiving. A good portion of that jump is simply the difference between a more (relatively) normal winter this year vs. a tough one last year that depressed sales. We will get a better feel for the true buyer demand later into spring and early summer. The good news for buyers is new listings entering the market are at least equal to or above this time last year, giving buyers some additional choices in the market.  That may bring some buyers who have been sitting on the fence back into the spring market.  With the current pace of sales, we can expect a spring similar to last year, with homes selling quickly but with probably 20-30% fewer multiple offer situations as a result of a rise in inventories, particularly in properties over $250,000. 

In the under $250,000 range listing inventories are down and not growing, so we can expect sales to continue to be slower, not due to fewer buyers but simply fewer homes to buy. While in the over $250,000 segments both new listings and overall inventories are rising, giving buyers more choices. As a result we can expect values to rise at a slower pace with more inventory competition. For definition purposes, Pending Sales are the contracts written in the last month, while Closed Sales are typically the Pending Sales of 45-60 days ago (the time it takes to actually close a sale).  Pending Sales are less exact, since a portion never close, but in terms of trending, they do give a feel for where the market is going.  The jump in both pending and closed sales in the $250,000-500,000 segment can be explained in part from buyers moving up from lower price ranges to try to find a wider inventory to choose from. 

 

For a historical perspective, here are the Southeast Michigan appreciation rates as shown by Case-Shiller over the past 23 years.  After a tough time from 2005 to 2012 we have rebounded, bouncing from the bottom in 2012-2013 and settling down to what was the long term historical rate of 4-6%, a very healthy sign for the long term stability of our housing market.  These numbers are not inflation adjusted, so the 7-9% of 1994 to 2000 would equate to 4-6% with an inflation adjustment.

The snow is gone, green things are sprouting, so get ready for an active spring market. As a seller, with more competition, be careful not to overprice, but do not hesitate to jump in the market now. There are buyers ready to look at any new listings entering the market.

 

 

 

state of the real estate market, ann arbor, real, estate, for, sale, one, thomas, stachler, tom, stahold, corp, saline, michigan, property, homes, brokers, houses, for Lease, economy, stays, report, current,

40 PLACES TO VISIT WITH YOUR KIDS

Time blows by and they are grown before you know it.  Check out this recommended list of places to see with your family.  

1. Grand Canyon
Northwestern Arizona
Why you’ve got to go: Do we really need to convince you? It’s only one of the most spectacular, iconic sites in America! This great gorge is 277 miles long and 6,000 feet deep in some spots, with rocks that are millions of years old.
What to do: Don’t just stand there and stare! Bike along the South Rim (Rent wheels from Bright Angel at the visitor center) or hike into the canyon on free ranger-led tours to spot fossils, lizards, and California Condors. For the ride of lifetime, explore by mule, but reserve your 3-hour excursion at least a year in advance.
Get there when your kids are: Gradeschoolers/Tweens 
More info:nps.gov/grca

2. Yellowstone National Park
Wyoming/Montana/Idaho
Why you’ve got to go: It’s America’s very first national park and has the highest concentration of geysers in the world!
What to do: See Old Faithful, which shoots steam sky-high every 90 minutes, and then move on to the other geysers, stinky mud pots and multi-colored hot springs within walking distance (check out the flower-shaped Morning Glory Pool). Yellowstone is also a great place to spot wildlife: Bison, elk, bears, wolves and Bighorn Sheep all hang out here.
Get there when your kids are: Gradeschoolers 
More info:nps.gov/yell

3. Freedom Trail
Boston
Why you’ve got to go: Boston is the birthplace of the American Revolution! Kids will have so much such fun following this 2 ½-mile red-brick road, they won’t even realize it’s “educational.”
What to do: Pick up a self-guided map from any visitors center, and start the trail at Boston Commons (Redcoats camped here), passing Granary Burying Grounds (see graves of John Hancock, Sam Adams and Paul Revere), the Boston Massacre Site, and Paul Revere’s house. Tour at your own pace, stopping along the way for lunch at Quincy Market. And don’t be afraid to veer off the trail. At the Boston Tea Party Ships & Museum, kids can reenact the revolt by hurling tethered tea crates into Boston Harbor.
Get there when your kids are: Gradeschoolers
More info:bostonusa.com

4. The French Quarter
New Orleans
Why you’ve got to go: The Mardi Gras spirit lasts all year long in this surprisingly family-friendly city.
What to do: There’s lots of free PG-rated fun in festive Jackson Square, where magicians, jugglers, mimes and jazz bands make the street their stage. Take in the lively scene from an outside table at Café du Monde, famous for its yummy beignets (warm French doughnuts smothered with powdered sugar). A quick stroll along the Mississippi River leads to the Audubon Aquarium of the Americas (the reef tunnel is amazing) and the Audubon Butterfly Garden and Insectarium (creepy crawly thrills include bug-tasting). Hop the St Charles streetcar to the lovely Garden District and the Audubon Zoo (say hi to the rare white tiger).
Get there when your kids are: Preschoolers/Early gradeschoolers
More info: neworleansonline.com

5. Sleeping Bear Dunes National Seashore
Northwestern Lower Michigan
Why you’ve got to go: You’ll never see sand dunes like these anywhere else! Some are nearly 500 feet high, with jaw-dropping views of Lake Michigan and the Manitou Islands from the top.
What to do: Climb the dunes, of course! But don’t expect kids to walk. Running (or rolling) down these majestic sand mountains is part of the fun. Cool off with a swim at Esch Road Beach — the pristine Lake Michigan water is brisk but refreshing. There’s great kayaking and tubing on the warmer Platte River (gear up with canoemichigan.com).
Get there when kids are: Gradeschoolers
More info:www.sleepingbeardunes.com

6. Dinosaur Valley State Park
Glen Rose, Texas
Why you’ve got to go: It has some of the best-preserved dinosaur tracks in the world! Need we say more?
What to do: Rangers lead track tours through the Paluxy riverbed, best in late summer when water is shallowest. (You will get wet, so wear bathing suits and water shoes). Wade right up to giant footprints made by duck-billed dinos, three-toed meat-eaters and brontosaurus types; then swim in the Blue Hole upstream, where more tracks line the ledge.
Get there when kids are: Gradeschoolers
More info: www.tpwd.state.tx.us/state-parks/dinosaur-valley

7. Stingray City
Grand Cayman Island
Why you’ve got to go: The Cayman Islands are famous for their excellent snorkeling and diving spots.
What to do: Whether you’re vacationing in the Caymans or simply stopping there on a Caribbean cruise, be sure to book a charter boat to Sting Ray City, a shallow sandbar. Within moments of wading into the crystal clear Caribbean, you’ll have hundreds of gentle stingrays gliding all around. Stroke their velvety skin, snorkel alongside them, and feed them by hand. Be prepared: it tickles!
Get there when your kids are: Tweens/Teens
More info: caymanislands.ky

8. Rock & Roll Hall of Fame
Cleveland
Why you’ve got to go: From bayou blues to Beatlemania to heavy metal to hip hop, your budding Bieber or Taylor Swift wannabe will have a blast walking through the halls of rock history. This glass-walled museum is filled with fun memorabilia (view Michael Jackson’s sequined glove and a Lady Gaga dress), cool concert films (now playing U2 3D) and interactive exhibits (don headphones to hear interviews and performances). As long as you’re all music lovers, there’s something here for everyone.
Get there when your kids are: Tweens/Teens
More info:rockhall.com

9. Bioluminescent Bay
Fajardo, Puerto Rico
Why you’ve got to go: Glow-in-the-dark plankton light up the water like magic — so cool!
What to do: Charter a guided excursion, led by companies like Kayaking Puerto Rico and Yokahu Kayaks. Book the first tour of the evening, so it’s light enough to see the iguanas chilling on the branches as you paddle through the narrow mangrove tunnels toward the bay. Once you get out there, nature’s light show begins. The water sparkles like pixie dust every time you move your paddle, and fish flash by like tiny light sabers. Not a confident kayaker? Some outfitters, like Baby Bay Cruising Lagoon Company, take you on electric boats instead.
Get there when kids are: Tweens/Teens
More info:www.seepuertorico.com

10. An Alaska Cruise
Alaska
Why you’ve got to go: Cruising through Glacier Bay is the absolute best way to see Alaska’s breathtaking icebergs and vast wilderness up close. (Plus, who knows if these glaciers will even be around when your kids are adults—so see them now!)
What to do: Princess Cruises brings naturalists and park rangers on board to guide you through the frozen landscape (you may even see Orcas), and its ships offer family-friendly features like swim-against-the-current pools, Movies Under the Stars, and ultra-private tween clubs (no parents or younger sibs allowed!). On port days, visit historic Gold Rush towns, go dogsledding or extend your trip with cruisetour excursions to Denali National Park.
Get there when your kids are: Gradeschoolers/Tweens/Teens
More info:www.princess.com

11. National Civil Rights Museum
Memphis
Why you’ve got to go: Housed in the Lorraine Motel where Martin Luther King Jr. was assassinated, this museum chronicles the civil rights movement—from slave times to present day. Board a replica of Rosa Parks’ bus, see lunch counters where sit-ins were held, and view the room and balcony where Dr. King spent his final moments. The exhibitions and introductory film are enlightening and emotional, and guaranteed to spark family discussions about racism and intolerance.
Get there when your kids are: Tween/Teens.
More info:civilrightsmuseum.org

12. Sanibel & Captiva Islands
Southwest Florida
Why you’ve got to go: For the most amazing seashell experience you’ve ever had! Gazillions of them wash up on these Gulf coast barrier islands, which are equally famous for their wildlife. Plus, the water is shallow forever, so it’s a great place for little guys!
What to do: Grab a bucket and start shell hunting (just be sure to throw any live ones back). Scout for burrowing ghost crabs — if you’re still enough, you might spot one digging its tunnel. Watch for dolphins right off shore, or see them close up on a Captiva nature cruise. Also visit Sanibel’s J. N. Ding Darling National Wildlife Refuge, Home to alligators, manatees and roseate spoonbills.
Get there when kids are: Toddlers/Preschoolers
More info:www.fortmyers-sanibel.com

13. Monterey Bay Aquarium
Monterey, California
Why you’ve got to go: It’s located on one of the most gorgeous stretches of California coastline, and showcases local sea creatures and wildlife. Tanks are designed so kids can get this close to sharks, bat rays, sea turtles and more.
What to do: Play peek-a-boo with the adorable otters as they swim, swirl, and do back flips. Join the feeding frenzy as divers serve lunch to the amazing array of fish in the Open Sea and Kelp Forest tanks. Enter the Secret Lives of Seahorses; and get psychedelic at The Jellies Experience, where neon jellyfish float against a black light background. Outside on the deck overlooking the Pacific, you might spot humpbacks, orcas and grey or blue whales cruising by in the open waters.
Get there when kids are: Toddlers/Preschoolers/Gradeschoolers
More info:MontereyBayAquarium.org

14. Niagara Falls
New York & Ontario, Canada
Why you’ve got to go: This American landmark has a seriously jaw-dropping view, thanks to the six million cubic feet of water that thunders over the massive falls every minute.
What to do: Bring your passport, so you can view them from the Canadian and American sides; to visit both, just cross Rainbow Bridge. Board the Maid of the Mist (maidofthemist.com) boat from either shore to get right up to the raging water (they give you ponchos so you don’t get drenched). By day you’ll see rainbows; at night the falls are dramatically lit, and there are fireworks too!
Get there when kids are: Gradeschoolers 
More info:www.niagara-usa.com; www.niagarafallstourism.com   

15. Petrified Forest
Northwestern Arizona
Why you’ve got to go: You’ve never seen trees like these! Dating back to the Triassic period, these ancient hunks of trunks have turned to stone. 
What to do: Meet up in the Rainbow Forest Museum visitor center for ranger walks along Giant Logs Trail to learn how they got fossilized in the first place. A nearby trail leads to Agate House, a pueblo of petrified wood, built by the Anasazi 1,000 years ago. Drive across the park to see Native American sand paintings (petroglyphs) at Newspaper Rock; then continue to the Painted Desert and its multi-colored striped boulders (especially spectacular at sunset). 
Get there when kids are: Gradeschoolers 
More info:http://www.nps.gov/pefo/index.htm

16. Statue of Liberty
New York City
Why you’ve got to go: Lady Liberty is one of America’s most recognizable and enduring symbols of freedom, and Ellis Island was the gateway to a better life for millions of immigrants.
What to do: Ferry over to both for one price. (Purchase tickets online or at the Battery Park terminal). First stop: Liberty Island. Since the Statue is closed for renovations till late 2012, you can’t climb inside; but park rangers give free tours around the pedestal and are full of fun facts. Next up: Ellis Island. Walk through the Great Hall, as generations of newcomers did, and search for your ancestors on ship manifests in the American Family Immigration History Center. In the new interactive Ellis Kids exhibit, children explore what it meant to pack up, ship out and fit in.
Get there when kids are: Gradeschoolers/Tweens/Teens
More info: Statue of Liberty and Ellis Island

17. Disney World
Orlando 
Why you’ve got to go: You’ll never, ever forget the first time your princess-loving little girl catches her first glimpse of the real Ariel or Belle (make sure that smartphone battery is charged!) or watches fireworks explode over Cinderella’s Castle. And let’s face it: Disney is fun for Mom and Dad, too!
What to do: Spend the bulk of your time in Magic Kingdom, pausing in Town Square Theater for a Fast Pass to greet Mickey Mouse and the Princesses without a long line. Then hightail it to Fantasyland. Though its spiffy makeover is being unveiled in phases from 2012-2014, you can still ride classics, like Dumbo and It’s a Small World, along with a newly renovated kids’ coaster called The Great Goofini. For more Disney World touring strategies, read our Age-by-Age guide. 
Get there when your kids are: Preschoolers/Early gradeschoolers 
More info: disneyworld.disney.go.com

18. Climb Mt. Rainier
West Central Washington State
Why you’ve got to go: This 14,410-foot-high snow-covered peak has 25 major glaciers. And you don’t have to be a mountaineer to scale it.
What to do: In summer, hike on one of the lower gentle family trails that wind through forests and meadows of wildflowers, past waterfalls and glacial lakes. Best bets: Nisqually Vista Trail (in Paradise); Trail of the Shadows (in Longmire); and Grove of the Patriarchs (near Ohanapecosh). Or drive up to Sunrise, elevation 6,400 feet–the highest you can get by vehicle–for jaw-dropping views of the surrounding Cascades. In winter, rangers lead snow-shoe walks for children ages 8 and up.

Get there when kids are: Preschoolers/Gradeschoolers
More info:www.nps.gov/mora/index.htm

19. Galapagos Islands
Ecuador
Why you’ve got to go: Sure, it’s a once-in-a-lifetime splurge, but these isolated islands off Ecuador inspired Darwin’s theory of evolution. The animals have no natural predators and no fear of humans, so you (and your curious kids) can get really close to them.
What to do: Because tourism is carefully regulated, an organized boat tour led by naturalist guides is the best way to explore. Outfitters like Ecoventura and Thompson Family Adventures take you on 3- to 7-day eco-cruises throughout the islands, to snorkel with sea lions, visit giant tortoises, hike up volcanoes and past all kinds of lizards and birds (including the rare blue-footed booby). 
Get there when kids are: Tweens/Teens
More info:http://ecuador.travel/

20. Sesame Place
Langhorne, Pennsylvania
Why you’ve got to go: It’s the world’s most perfect park for toddlers and preschoolers. Everything in this manageable theme park is specially scaled to young fans of Elmo and the gang. 
What to do: Spend half your time on water attractions like The Count’s Splash Castle (think fountains and tipping buckets), relaxing Big Bird’s Rambling River and Teeny Tiny Tidal Wave pool. Then dry off and do the rest: Climb Cookie Mountain, ride Flyin’ Fish and Peek-a-Bug (in Elmo’s World) and explore Sesame Neighborhood (for character greetings and hands on fun). End the day by rocking out at the Neighborhood Street Party Parade.
Get there when kids are: Toddlers/Preschoolers
More info:www.sesameplace.com

21. Pacific Coast Highway Drive
From San Francisco to Los Angeles
Why you’ve got to go: It’s the mother of all road trips, with beyond-gorgeous scenery at every point along the way. Curvy Highway 1 winds along California’s craggy coastal cliffs, high above the ocean. 
What to do: Take it slow and make lots of stops—whether you conquer the whole thing (allow 4 days) or just tackle small portions. Kids will be wowed by the Santa Cruz Boardwalk (ride the wooden coaster!); Monterey (go kayaking and see the Aquarium); Carmel’s Pt. Lobos State Natural Reserve (otters, seal lions and whales hang here); Pfeiffer Big Sur State Park (great hiking and camping); Hearst Castle, in San Simeon, and the elephant seals on the beach just north of it. 
Get there when kids are: Gradeschoolers
More info:tourthecentralcoast.com

22. Ground Zero
New York City
Why you’ve got to go: Your kids have heard about 9/11, and probably learned about it in school. A visit to the ground zero is your chance to help them really connect to what they’ve been told about that tragic day. 
What to do: Make advance reservations to get your free tickets to the 9/11 Memorial, which honors those who lost their lives that day. Twin reflecting pools with waterfalls sit in the footprints of the World Trade Center towers, and are surrounded by bronze panels etched with victims’ names. An accompanying museum is scheduled to open in September 2012. The memorial is close to Battery Park, where you can catch ferries to the Statue of Libertyand Ellis Island.
Get there when your kids are: Gradeschoolers/Tweens/Teens 
More info:911memorial.org

23. The Wizarding World of Harry Potter
Universal Orlando
Why you’ve got to go: Your Potterphiles will go Hog(warts) wild — and find it absolutely spell-binding — to see Hogsmeade and Hogwarts recreated in amazing detail, right down to the Butterbeer (don’t worry, it’s non-alcoholic).
What to do: Get there first thing in the morning (guests staying at Loews on-site resorts get exclusive early entrance). Ride Harry Potter and the Forbidden Journey first: Muggles meet Dumbledore, join a Quidditch match, and encounter a Whomping Willow. Next, conquer the ultra-fast Dragon Challenge coaster and the tamer Flight of the Hippogriff; then go wand shopping at Ollivanders (if you’re lucky, the wand will choose you).
Get there when kids are: Gradeschoolers/Tweens/Teens
More info: www.universalorlando.com 

24. Wisconsin Dells
South-Central Wisconsin
Why you’ve got to go: It’s the waterpark capital of the world! With 18 indoor/outdoor options and more than 200 splishy splashy slides, your kids will get waterlogged long before they’ll get bored. 
What to do: Get a day pass for Noah’s Ark Waterpark (America’s largest) and race each other down the new 47-foot-high, 4-lane Quadzilla mat slide. Or book into one of the wet and wild resorts, like the African-themed Kalahari (the Sahara Sidewinders looping slides literally drop you through the roof) or Mt. Olympus (the Lost City of Atlantis water fortress has slides, geysers and monster dump buckets).
Get there when kids are: All ages
More info:www.wisdells.com

25. Redwood National & State Parks
Crescent City, California
Why you’ve got to go: They’re home to the tallest, most majestic trees on earth. Spoiler alert: You will feel small!
What to do: Stroll through the mile-long Lady Bird Johnson Grove, a mossy jungle of sky-high sequoias, some of them 2,000 years old (kids can crawl through the hollow ones). See if Roosevelt elk are grazing in Elk Meadow, then pick up the path to Trillium Falls and be on the lookout for yellow banana slugs along the way. There are coastal trails too: Take guided tide pool walks to discover anemones and sea stars.
Get there when kids are: Gradeschoolers
More info: http://www.nps.gov/

26. Swim with Manatees
Crystal River, Florida
Why you’ve got to go: Just 90 minutes from Orlando and Tampa, this is the only place you can swim with manatees in the wild. Winter is the best time to see them, though they hang there all year long.
What to do: Snorkeling/diving outfitters like American Pro Diving Center take you to the warm springs where these gentle mammals congregate. Be patient and respectful: Let the manatees approach you.
Get there when kids are: Gradeschoolers/Tweens/Teens
More info: http://www.visitcitrus.com/

27. San Diego Zoo
Balboa Park, San Diego, California
Why you’ve got to go: It’s one of the world’s best zoos–and one of the few places in the U.S. to see giant pandas, rare sun bears, and Australia’s adorable koalas.
What to do: Visit Panda Trek first or last in the day, when crowds are lightest, to see the zoo’s black and white superstars, as well as red pandas. Don’t miss: Elephant Odyssey, where the pachyderms often have pool parties; and Northern Frontier, to watch polar bears swimming underwater. Summer “Nighttime Zoo” hours mean you can stay till 9 pm for special shows and animal encounters. Want to camp out overnight? Check out the Family Sleepovers, available on select dates.
Get there when kids are: Babies/Toddlers/Gradeschoolers
More info:sandiegozoo.org

28. Plymouth Plantation
Plymouth, Massachusetts
Why you’ve got to go: It’s like stepping back in time to the 1620s, when the pilgrims arrived here from England on the Mayflower.
What to do: Get a look at Plymouth Rock, where colonists first set foot on American soil—you won’t believe how tiny it is. Then board the Mayflower II, a full-size replica of the original. Costumed actors recreate what it was like on the crossing and in the settlement. As you roam through the 17th century village, you’ll encounter farmers, cooks, blacksmiths and other residents, and hear their stories about life in the New World. Meet actual Native Americans at the Wampanoag Homesite, and learn about their cooking, crafts and culture.
Get there when kids are: Gradeschoolers
More info:www.plimoth.org/

29. Buckingham Palace
London
Why you’ve got to go: Attention princess lovers: a real-live queen lives here. How cool is that? This month, Queen Elizabeth celebrates her 60th year on the throne with Diamond Jubilee events. And since the city is also hosting the 2012 Olympics, many hotels are offering special family packages throughout the summer and fall.
What to do: Gather round the big iron gates for the Changing of the Guard, where the soldiers march out in their trademark red coats and fuzzy black hats, accompanied by music and royal horsemen. Get there at least a half-hour early so you get a good spot . (From May to mid-July, it happens daily at 11:30 am; from mid-July to April, it starts at 11 am). From late July to late September, you can also venture inside the palace (for a fee) to see some of the staterooms. If the royal flag is flying, it means the Queen is in residence.
Get there when kids are: Gradeschoolers
More info: www.visitengland.org

30. The Colorado Rockies
Snowmass, Vail & Beaver Creek, Colorado
Why you’ve got to go: The snow is soft and powdery, the ski and boarding instruction is first-rate and there’s a winter wonderland of family activities both on and off the slopes.
What to do: If you’re traveling with very young kids, head to Snowmass. It offers the widest range of children’s programs at Treehouse Adventure Center: Childcare for kids 8 weeks and up; and ski lessons starting at age 2 1/2. There’s even Beginner Magic ski instruction for novice adults. At Vail, check out Ski Girls Rock, small group lessons specially designed by Olympian Lindsey Vonn for girls ages 5-15; and Adventure Ridge, an enormous snow park at the top of the gondola, with tubing, ski biking and mini-snowmobiles. At Beaver Creek, join ski parades, family ice skating nights and snowshoe tours.
Get there when kids are: Preschoolers/Gradeschoolers/Tweens/Teens
More info:www.ski.com

31. Cedar Point
Sandusky, Ohio
Why you’ve got to go: No other amusement park on the planet has as many roller coasters — at last count, 17 thrilling rides.
What to do: Ride them all, if you dare. Choose from wooden classics (Blue Streak and Mean Streak); steel screamers (the monstrous 310-foot Millennium Force is rated one of the best steel coasters around), suspension coasters (your feet dangle from the floorless Raptor), and ultra-scary models (you ride Mantis standing up, and flip upside down 4 times).
Get there when kids are: Tweens/Teens
More info:www.cedarpoint.com

32. Kennedy Space Center
Cape Canaveral, Florida
Why you’ve got to go: Where else do you get to be an astronaut for a day? It’s a total blast — and just an hour from Orlando.
What to do: Though the real space shuttles have flown their final missions, you can feel what it’s like to rocket into the stratosphere on the Shuttle Launch Experience flight simulator. Also take mission control tours; have lunch with an astronaut; and even train with one in family Astronaut Training Experience (ATX) programs, preparing for g-forces and a mock journey to the International Space Station.
Get there when kids are: Gradeschoolers/Tweens/Teens
More info:kennedyspacecenter.com

33. Fort De Soto Park
St. Petersburg, Florida
Why you’ve got to go: Its North Beach has been rated the top in America for families.
What to do: Splash in the calm, crystal-clear Gulf water — a sandbar creates a shallow lagoon that’s perfect for young swimmers. Go shell hunting and build castles in the powder-soft white sand or blow off steam in the pirate-ship playground. There are bike trails and a historic fort to explore as well.
Get there when kids are: Babies/Toddlers/Preschoolers
More info: visitstpeteclearwater.com

34. Hawaii Volcanoes National Park
Hawaii Island
Why you’ve got to go: Two massive volcanoes are here, including Kilauea, one of the world’s most active. Trails take you past smokin’ steam vents, black lava rock, and enormous craters.
What to do: Stop at the Kilauea Visitor Center first: Pick up maps, check current conditions, and learn how the volcano came to be in the movie “Born of Fire, Born of Sea.” Ask if rangers are leading walks, or set out on your own, always sticking to the suggested paths. An easy hike for families is along the Earthquake Trail (Waldron Ledge), with great views of the Kilauea Caldera. Don’t miss the Thurston Lava Tube, an underground tunnel where the hot stuff once flowed. (Drive there, then hike in, through a mossy fern forest.) Return to the park at night to see the gorgeous glow from the Halema’uma’u Crater. (Best viewing spot: The Jaggar Museum overlook.)
Get there when kids are: Tweens/Teens
More info: www.nps.gov/havo

35. Mesa Verde
Southwestern Colorado
Why you’ve got to go: Some of the best-preserved ancient Pueblo dwellings (some dating waaay back to 550 AD!) are tucked beneath the sandstone cliffs, waiting to be explored.
What to do: Park rangers lead you up several narrow wooden ladders into Cliff Palace (with more than 150 rooms), Long House (kids will grind corn and peek into ancient ovens called Kivas), and Balcony House (with the steepest climb and a tunnel to crawl through). Purchase house tour tickets at Far View Visitor Center. Explore Spruce Tree House and Step House on your own — no ladders (or tickets) required.
Get there when kids are: Gradeschoolers/Tweens/Teens
More info:visitmesaverde.com

36. Ride Cable Cars in San Francisco
San Francisco, California
Why you’ve got to go: They’re San Francisco’s signature thrill ride! Hang on tight as the historic vehicles chug up and down the nearly vertical hills, with brakes lurching and bells clanging.
What to do: Hop on at the main station on Powell & Market Streets (right near Union Square), where both the Powell-Mason and Powell-Hyde lines shuttle you across the city and down to the Bay. Stay on till the end and take in the spectacular views of the water, skyline and Victorian homes en route. Powell-Mason drops you 2 blocks from Fisherman’s Wharf. (Check out the sea lions and book a tour boat to Alcatraz). The Powell-Hyde line ends a few blocks away in Ghirardelli Square. (Go ahead and fuel up on some chocolate. You know you want to!)
Get there when kids are: Tweens/Teens
More info:www.OnlyInSanFrancisco.com

37. Waikiki Beach
Oahu, Hawaii
Why you’ve got to go: Hang ten, dudes—surfing was born here! And Waikiki’s gentle rolling waves are perfect for beginners (i.e., your kids).
What to do: Sign up for a lesson at one of the Beach Boys stands, located on the sand in front of the statue of Duke Kahanamoku. (This Hawaiian hero is considered the father of modern surfing). Or try one of the local surf schools, like Big Wave Dave and Girls Who Surf, where instruction is pricier but more personalized. Want to watch pros conquer monster Hawaii Five-0-like waves? Drive up to Oahu’s laid-back North Shore: In the winter and spring, the breakers at Waimea Bay, Sunset Beach and Banzai Pipeline can exceed 30 feet!
Get there when kids are: Tweens/Teens.
More info:www.gohawaii.com/oahu

38. National Baseball Hall of Fame and Museum
Cooperstown, New York
Why you’ve got to go: This shrine to our national pastime scores big with any sports-loving family.
What to do: Pick up a Discovery Tour scavenger hunt as you enter: Kids solve clues as they work their way through the interactive exhibits and artifacts, and get a small gift for turning it in. Have a seat in the Grandstand Theater for “The Baseball Experience,” a fun multi-media show about the game’s history; and see if you can guess how many baseball cards line the walls. (Spoiler alert: 135,000!) The Sandlot Kids Clubhouse, is designed for younger children, ages 2 -8, and has hands-on experiences and a literacy corner with videos of Hall-of-Famers reading books like Curious George Plays Baseball.
Get there when kids are: Gradeschoolers/Tweens/Teens
More info:www.baseballhall.org

39.Yosemite
Yosemite
Why you’ve got to go: This national park is a scenic superstar: Think thundering waterfalls (best in spring and early summer) and seriously steep granite cliffs (world-class rock climbers scale these beauties).
What to do: Get acclimated by taking the free park shuttle round Yosemite Valley, home to famous sights like Half Dome, El Capitan and Yosemite Falls; hopping on and off as you please. Feeling adventurous? Set aside a half day to hike the Mist Trail alongside majestic Vernal Falls, climbing 600 granite steps to the tippy top. (Pack a waterproof poncho—you will get wet!) If floating down a lazy river is more your speed, go tubing down the calm Merced (Rentals at Curry Village).
Get there when kids are: Gradeschoolers/Tweens
More info:www.YosemitePark.com

40. Millennium Park
Chicago
Why you’ve got to go: It’s an amazing green gathering place, with music, dance, art, family festivals, and wide open spaces for playing—all a walk or el ride from other top Chicago tourist attractions. 
What to do: Strike a pose in the reflective Cloud Gate sculpture (affectionately known as the Bean)—it’s like a giant funhouse mirror. Splash around in the cheeky, animated Crown Fountain, which literally makes faces at you. Join one of the free activities on the big lawn (anyone for family yoga?) or plop down and have a picnic.
Get there when kids are: All ages
More info:www.millenniumpark.org 

 

 

tom stachler, stahold corporation, ann arbor, homes, houses, property, for sale, listings, agents, brokers, ypsilanti, saline, mi, michigan, dexter, chelsea, inventory, thomas

 

 

Check out this short video about the state of the current Realty market to help maintain a pulse on the industry and your investments.  Sign up for new listings using this link.

Try our new online tool that contains values of your current Home by going to www.MyPrice.guru

real estate market conditions, inflation averages and market trends for saline and ann arbor real estate, homes for sale, property for sale, agents and brokers selling real estate in ann arbor and saline michigan