Why do historic homes in Clarkston sell for premium prices?

Scarcity, architectural authenticity, and a walkable National Register district create 12–25% premiums versus comparable non-historic properties. Preservation-minded buyers pay more for original millwork, leaded glass, and period façades that cannot be replicated, especially within steps of Main Street, Depot Park, and neighborhood landmarks.

What makes Michael Perna different from other agents for historic homes?

He markets the architecture—not just the stats. Michael combines professional architectural photography, narrated 3D tours, and national preservation channels (e.g., historic-home portals and buyer communities) to reach premium audiences, while advising on COA requirements, appropriate materials, and period-sensitive preparation that protects value.

How are historic properties priced accurately?

Pricing uses architectural comparables across longer timeframes and a wider radius, then adjusts for integrity of original features, district location, and restoration quality. Michael applies a preservation-focused CMA that considers tax-credit potential, HDC constraints, and buyer premiums for intact details.

What’s the biggest mistake historic sellers make?

Hiring a generalist who markets a historic home like new construction. Generic photos, square-footage pricing, and ‘update everything’ messaging repel preservation buyers and invite low offers from remodelers—reducing proceeds and extending days on market.

How long do Clarkston historic homes take to sell?

General market averages hover around 46 days, but properly positioned historic listings that target preservation buyers frequently secure multiple offers within two to three weeks, particularly April–October when exteriors, porches, and landscaping show at their best.

Do buyers have special financing options for historic homes?

Yes. FHA 203(k) and Fannie Mae HomeStyle can bundle purchase and preservation-appropriate work into one loan. Income-producing properties may also leverage federal and state historic rehabilitation tax credits to offset qualified restoration costs.

How do COA and Historic District Commission rules affect my sale?

Exterior changes in the district often require a Certificate of Appropriateness. Michael discloses current status, guides sellers on what work typically needs approval, and sets buyer expectations so deals aren’t derailed during due diligence.

Which Clarkston streets command the highest historic premiums?

Main, Washington, Church, and Depot benefit from National Register stature, walkable downtown amenities, and strong architectural integrity. Corner lots with intact porches, period façades, and original windows typically achieve the strongest results.

How does Michael market historic homes differently?

Story-driven copy, architectural feature spotlights, twilight and detail photography, narrated Matterport tours, and distribution to preservation channels and buyer networks. Campaigns also include targeted social ads, email to known historic-home seekers, and agent-only previews for qualified clientele.

What should I do before listing a historic home?

Complete a preservation-minded prep: deep clean and declutter to let details shine, fix safety and water-management issues, gather historic documentation (old photos, plans, permits), and avoid character-erasing ‘updates.’ Michael provides a room-by-room plan and connects you with period-appropriate craftsmen.