Frequently Asked Questions

What areas does State Wide of Houghton serve?

State Wide of Houghton serves four counties in Michigan’s Upper Peninsula: Houghton, Keweenaw, Baraga, and Ontonagon—the Copper Country region. Our primary focus is Houghton and Keweenaw counties, with coverage extending into Baraga and Ontonagon. We hold the official State Wide Real Estate franchise for these four Upper Peninsula counties.

What property types does State Wide of Houghton handle?

State Wide of Houghton handles residential, commercial, and vacant land throughout our Upper Peninsula four-county service area.

Residential: Single-family homes, townhouses, and condos.

Commercial: Retail spaces, office buildings, multi-family investment properties, and mixed-use commercial. Kevin Liimatta, Dick Walrath, and Jenny Deephouse each bring decades of experience to commercial real estate transactions.

Vacant Land: Land sales are a particular strength, from small building lots to large-acreage tracts. We understand how to evaluate and plan for the development of vacant land.

Will I work with the same agent throughout my transaction?

Yes, your agent works with you one-on-one from the very first conversation all the way through closing. No handoffs to administrative staff. No transaction coordinators. At larger brokerages, agents often hand paperwork to admin staff and may walk into a closing with documents they haven’t reviewed. At State Wide, your agent personally prepares closing worksheets, reviews all documents, and sits beside you at the closing table to answer any questions.

Does my agent attend closings?

Always. Your agent prepares the closing worksheet, reviews all documents, and sits beside you at closing to answer any questions about the settlement statement.

How do property taxes work in Michigan?

Michigan property taxes are calculated by multiplying your property’s taxable value by the local millage rate. Understanding three key values helps buyers navigate the system:

Assessed Value / State Equalized Value (SEV): The assessor sets this at 50% of the estimated market value. County and state review ensures uniformity. SEV moves up or down with real estate market conditions.

Taxable Value: This is the value your taxes are actually calculated on. Michigan’s Proposal A (1994) caps annual increases in taxable value at the inflation rate or 5%, whichever is lower, protecting long-term owners from sudden tax increases.

Uncapping: When property ownership transfers, the taxable value “uncaps” the following year and resets to equal the SEV. Meaning new buyers often pay higher taxes than the previous owner, who may have benefited from years of capped increases.

What this means for buyers: If you purchase a property, your first full year’s taxes will be based on the SEV, not what you paid or what the seller paid. In a rising market, this can work in your favor if SEV lags behind sale prices.

Principal Residence Exemption: If the property becomes your primary home (occupied 6+ months per year), you qualify for an 18-mill exemption—roughly $18 per $1,000 of taxable value. Your title company will prepare an Affidavit 2368 at closing, and the affidavit is then filed with your township assessor.

What utilities are available for Upper Peninsula properties?

Utility availability depends on whether you’re buying in a village or city versus a rural area.

Village or City Properties: You’ll typically connect to existing municipal water, sewer, and natural gas lines. Expect connection fees, but installation is straightforward.

Rural Properties: You’ll typically need to install:

• Private well for water
• Septic system for wastewater
• Propane or fuel oil tank (natural gas lines don’t extend to rural areas)
• Electric service from the utility company
• Internet/phone (availability varies significantly by location)

Electricity: Upper Peninsula Power Company (UPPCO) serves the Copper Country region.

Natural Gas: SEMCO Energy provides natural gas service where lines are available—primarily in villages and cities.

Internet: High-speed internet availability varies dramatically across the Keweenaw. Providers include Spectrum, Frontier, and UP.net (Baraga Telephone Company’s fiber network). We recommend verifying service at specific addresses before purchasing.

Do you help with remote/virtual property searches?

Yes, State Wide Real Estate of Houghton offers virtual property tours regularly. Many of our buyers live hours away, out of state, or in another country, so we provide detailed photos, videos, and virtual walk-throughs to help you explore properties from wherever you are. When you’re ready for an in-person visit, we coordinate everything to make the most of your time. In fact, many transactions are completed remotely, and buyers often close without being physically present, as all documents can be signed through the title company. In many cases, it’s as simple as sharing a FaceTime conversation on cell phones while we explore a property together.

How long does it typically take to find the right property?

Finding the right property varies significantly. Some buyers find their property on the first showing; others search for a year or more before finding the right fit. In extreme cases, we’ve worked with buyers for several years to find exactly what they wanted.

 Is Michigan’s Upper Peninsula safe?

Yes, the Copper Country has some of the lowest crime rates in Michigan. Houghton’s crime rate is 66% lower than the national average and safer than 83% of U.S. cities, according to 2023 FBI data. Violent crime is infrequent; Houghton recorded just six violent crimes total in 2023. The crime that does occur is typically between people who know each other. Random acts of violence are essentially unheard of. Many buyers cite safety as a primary reason for choosing the Upper Peninsula.

Is the Upper Peninsula right for everyone?

Honestly, no. The UP works best for people who embrace outdoor activities year-round, don’t mind “real” snowy winters, and value space over convenience. If you need urban amenities or quick access to specialists, it may not be a good fit. We’re happy to have an honest conversation about whether this lifestyle matches what you’re looking for in a home base.

Do you have a physical office I can visit?

Yes. Our office is 500 Shelden Ave, Houghton, Michigan 49931. Whether you’re buying, selling, or just exploring your options, we’re here to help. Give us a call at 906-482-6955 or visit our website.

Do you work with first-time homebuyers?

Yes—and first-time buyers get the same one-on-one attention as experienced investors. Our agents walk you through every step from pre-approval through closing, explain documents in plain language, and ensure you understand what you’re signing before you sign. No question is too basic. You are the customer, and we exist to help you.  

Can you help with inherited property?

Yes. We regularly help families who’ve inherited land or homes and want to sell them. We handle the valuation, explain your options, and manage the sale process. If the property is in probate, we can work with your attorney or court orders on timing.

Do you work with investors or people buying to flip?

Yes. We work with investors buying land or properties to improve and resell. We can provide market data on comparable sales and advise on realistic price expectations for the local market.  We periodically work with buyers who are looking to purchase multiple properties as part of their personal investment strategy.

How quickly do you respond to inquiries?

We typically respond to calls, texts, and emails within a few hours during business days. If you reach voicemail, leave a message, and we will return your call.

Do you provide referrals to lenders and other professionals?

Yes. We have worked with local mortgage lenders, title companies, inspectors, surveyors, contractors, and other professionals for years and know who delivers quality service.  We like to give a seller or buyer a few contacts and ask you to call each to see who “fits” you best.

What if I’m not ready to buy yet—just researching?

Many of our buyers research for months or even years before purchasing. We’re happy to answer questions, provide market information, and stay in touch until you’re ready. We are in this for the long haul and look forward to finding the right property for you.

Do you work evenings and weekends?

Yes. We schedule showings and meetings around your availability, including evenings and weekends when needed. We are available when a customer needs help.

Can you show me properties from other brokerages?

Yes. We can show you any property listed in the MLS, regardless of which brokerage has the listing.

How do I know what a property is really worth?

By comparing it to similar properties that recently sold nearby. Our agents prepare a comparative market analysis (CMA) that shows what buyers actually paid for comparable homes or land—giving you objective data, not guesswork, to inform your offer or listing price.

What areas have the best internet/cell service?

Coverage varies significantly across the Keweenaw. We can share what we know about specific areas, but we recommend verifying addresses with providers, UP.net, and for those you’re seriously considering. For specific services at a particular address, it is best to check with the local city or township office. The availability of internet service from providers like Starlink is a game-changer for some local areas.

Is waterfront property available?

Yes—Lake Superior shoreline, inland lakes, and river frontage. Waterfront properties command premium prices and sell quickly. If waterfront is a priority, please let us know early so we can alert you when properties come on the market.

Do you handle rental properties?

Our focus is sales, not property management. However, if you’re buying an investment property you plan to rent out, we can help with the purchase and advise on the rental rates the market supports.  Rents definitely vary by area, and we are here to help evaluate specific properties.

What’s the winter really like?

Plan on five to six months of winter and significant snow—typically  200+ inches annually in most parts of the Keweenaw. Our roads get plowed early and often; life goes on, and locals embrace it. If you’re considering the UP, we recommend visiting in January or February to experience it firsthand before committing.