How to Sell a House By Owner in Michigan (2026 Update)

17% of FSBO sellers struggle with pricing, while 10% are stuck on paperwork. But the biggest roadblock for FSBO sellers isn’t pricing or paperwork; it’s invisibility.

Homes on the MLS sell for 17.5% more than those not on the MLS. But FSBO listings aren’t on the MLS. Without MLS exposure, a successful sale is almost impossible. No wonder FSBO listings dropped to an all-time low of just 5% in 2025.

Houzeo, Michigan’s #1 FSBO website, solves all three issues without the 3% commission. With the Gold plan, you get maximum MLS exposure, pricing assistance, and contract review, all 100% online.

Points to Remember Before Selling a House in Michigan

Median Home Price in Michigan	$267,300 (Dec 2025)
Average Days on the Market	40 (Dec 2025)
Homes for Sale	32,535 Homes (Dec 2025)
Required Disclosures in Michigan	Radon gas, basement/crawl space dampness, property tax “uncapping,” roof leaks, mold, electrical defects, HOA information, code violations, methamphetamine labs, etc.
Required Essential Documents in Michigan	Warranty Deed, Property Transfer Affidavit, Principal Residence Exemption (PRE) Affidavit, Seller’s Disclosure Statement, Closing Disclosure, Title Commitment, Mortgage Payoff Statement, HOA/Condo Estoppel, Seller’s Affidavit, etc.

What Does Selling a House By Owner in Michigan Mean?

Selling a house by owner in Michigan means you manage the entire sale without a real estate agent. This approach, known as For Sale By Owner (FSBO), gives you full control and allows you to eliminate the listing agent’s fee.

But increased control comes with trade-offs: less exposure and more work. When you sell FSBO, your home won’t be on the MLS. It will be invisible to the 88% of buyers who use an agent to find their dream homes. You’ll also have to handle marketing, negotiations, and contracts all by yourself.

How to Sell a House Without a Realtor in Michigan?

In Michigan, the process to sell your home without a Realtor is divided into two main phases:

• Listing Prep: You must price your home accurately, complete crucial repairs, and handle all required Michigan disclosures.
• Marketing & Negotiations: After listing, your attention should be on execution. Market your property, manage showings, negotiate offers, and sell your home successfully.

Michigan’s housing market remains active year-round, whether it’s a lakefront in summer, fall color leaves, or retirees looking for peace, buyers are always looking. To successfully sell your home by owner in this dynamic environment, follow these 8 steps:

1: Price Your Home Competitively
2: Check Maintenance and Make Repairs
3: Fill the Disclosure Forms
4: Make Your Home Market-Ready
5: Increase Your Property’s Visibility
6: Organize Home Showings
7: Review, Compare, and Negotiate Offers
8: Finalize the Sale

Step 1: Price Your Home Competitively

Pricing your home correctly is the single most important decision you’ll make as a FSBO seller. There are 6.2% more homes for sale and 2.8% more homes sold in Michigan than last year, giving buyers more power.

Your goal is to set a price that attracts them without leaving money on the table. A CMA report is your shortcut to accurate pricing, and you can get it for free with Houzeo’s Gold plan!

Compare Your Home to Recent Sales

The best way to start is with real estate comps, i.e., recently sold homes in your immediate area that are similar to yours. Don’t just look at list prices; focus on final sale prices. Here’s how you can compare your home:

• Get Your Facts in Order: Identify your property type (single-family, condo, townhouse, etc.), heated living area, bed/bath count, lot size, and school zone.
• Find Similar Properties: Look for 3 to 6 homes that have sold within the last 6 months. They should be as similar to your property as possible and located within a 0.25 to 1.0-mile radius. Only expand this radius if local inventory is extremely low.
• Account for Key Features: Adjust the value of your comps based on factors like:
  • Finished Basements & Flex Spaces
  • Energy Efficiency & Insulation
  • Roof Age & Ice Dam Protection
  • Garage & Mudrooms
  • Updated kitchens and bathrooms

Understand Your Local Market

To price your home effectively, you must analyze your specific metro area and neighborhood. What works in Kalamazoo may not necessarily work in Flint. Here’s a snapshot of the Michigan housing market:

Location	Median Sale Price	Year-on-Year Change	Days on Market	Market Tempo
Detroit	$97,000	+2.1%	61	Somewhat competitive.
Grand Rapids	$280,000	-1.1%	20	Somewhat competitive.
Lapeer	$205,000	-3.5%	42	Very competitive.
Ferndale	$257,500	+14.6%	39	Very competitive.

Your pricing strategy must reflect the trends in your specific housing market:

• In “somewhat competitive” cities like Detroit and Grand Rapids, you can price near the middle of your CMA range to capture early buyer traffic.
• In “very competitive” areas like Lapeer and Ferndale, list slightly above your CMA midpoint to generate buyer activity.

Consider Unique Features and Upgrades

Adjust your price to reflect your home’s condition and appeal in the Michigan market. A move-in-ready home with a roof featuring a architectural shingle roof with ice-guard protection, a high-efficiency 96% furnace, and a fully waterproofed basement can justify a premium price.

On the other hand, homes with bowing basement walls, high radon levels, ice dam damage, carpenter ants, etc., or are located on unpaved dirt roads should be priced lower.

Other Factors to Account For

• Flood Zones and Insurance: A buyer will check your flood zone. If your home is in a high-risk area, federal flood insurance is mandatory for mortgages. In Michigan, buyers also scrutinize basement dryness. Hence, you must disclose any history of basement flooding. Check your property on the FEMA Flood Map Service Center and account for it in your asking price.
• Property Taxes: Your current tax bill is likely capped by Michigan’s Proposal A, which limits annual increases to the rate of inflation or 5%. However, when you sell, the value “Uncaps” and resets to the current market value for the new buyer. Hence, do not market your low tax bill as a selling point. Instead, be upfront about this so buyers can accurately calculate their total monthly payment.
• Condo/HOA Disclosures: Buyers usually get a negotiated due diligence period, which is typically around 7-10 days long. If the HOA has low financial reserves or an upcoming special assessment, it can scare buyers away. So, price your home accordingly.

👉 Tired of Reading? Watch how to sell your house by owner now

Step 2: Check Maintenance and Make Repairs

If you’re selling a home by owner, a pre-listing home inspection helps you catch issues early and keeps your sale on track. The goal is to identify and fix issues that could stop a buyer from getting an insurance policy or a loan.

Which Home Repairs Have the Highest ROI?

Repair	Average Cost	Average Resale Value	Costs Recouped
Garage Door Replacement	$4,357	$12,298	282%
Entry Door Replacement – Steel	$2,339	$5,494	235%
Manufactured Stone Veneer	$11,193	$21,337	191%
Siding Replacement – Fiber Cement	$23,515	$23,805	101%
Minor Kitchen Remodel – Midrange	$27,005	$27,318	101%
Backup Power Generator	$12,877	$11,651	90.5%

What Issues Should You Fix Before You Sell Your Home in Michigan?

• Moisture, Damage, and Basement Issues: Given Michigan’s clay soil and freeze-thaw cycle, a dry foundation is a a top concern for buyers. This is especially true for homes with finished basements. As hydrostatic pressure, bowing walls, and mold can scare off buyers, sellers must address and fix the issues before listing.
• Roofing, Storm, and Winter Wear: Since Michigan is prone to heavy snow, winter weather can cause ice dams that force water under shingles. Thus having a roofer check for attic insulation can help avoid leaks and inspection-related delays during escrow.
• Carpenter Ants and Wood-Destroying Organisms (WDO) Issues: Michigan is a moderate-risk termite state, but a high-risk state for Carpenter Ants. Hence, a Pest Infection is mandatory for VA transactions and often requested for FHA if evidence is found. Sellers should ensure that any active ant or beetle infestation is treated. Providing a recent “clear” pest report can boost buyer confidence.
• Septic and Well Systems: For rural properties, specific Michigan counties mandate a “Time of Transfer” inspection before a sale can close. This is because, unlike other states, a failed septic or well system can legally block the sale. Therefore, sellers in these areas must make sure to make the repairs well beforehand.

What are the Common Problems Found in Michigan Homes?

In Michigan, closings are most often blocked by these issues:

• Slope and Grading Issues: Michigan’s clay-rich soil expands and contracts with moisture. If the ground slopes towards the house, spring snowmelt can saturate the soil, causing hydrostatic pressure to crack the foundation walls. Hence, land grading is crucial in Michigan, making it the primary defense against basement flooding.
• Moisture and Ice Dam Damage: In winter, the heat escaping from homes causes the snow on the roofs to melt. When this water refreezes at colder eaves, it forms an ice dam. This forces the water back up the shingles, into the attic or exterior walls, leading to hidden rot or mold growth.
• Worn Roof Materials: Michigan’s extreme temperature swings are brutal on roofs. The heavy snow loads and expansion of ice cause the shingles to crack, curl, and lose granules prematurely.
• Old Plumbing and Electrical Systems: Older homes in Michigan might have galvanized steel pipes that rust from the inside out and outdated knob-and-tube or aluminum wiring. Since they don’t meet the safety codes, modern insurance carriers may refuse to write policies for those homes.
• Inadequate HVAC Systems: In Michigan, while AC is used in the summer, a failed heating system in the sub-zero winter is a life-safety issue. Furnaces typically last between 15 and 20 years, but a cracked heat exchanger is an instant deal-killer that requires a total unit replacement before closing.

Step 3: Fill the Disclosure Forms

In Michigan, there is a mandatory, state-prescribed document known as the Seller’s Disclosure Statement. Under the Michigan Seller Disclosure Act (MCL § 565.957), almost all residential sellers of 1-4 unit dwellings must provide a Michigan seller disclosure form to a buyer before a binding purchase agreement is signed. It requires you to disclose the property’s condition, including specific queries about basement water, roof leaks, and environmental hazards like radon.

Additionally, federal and Michigan disclosure laws require you to provide buyers with several specific notices, including a Lead-Based Paint Disclosure and a mandatory warning regarding the “Uncapping” of Property Taxes. If you fail to provide the signed SDS, the buyer has the legal right to cancel the contract. With Houzeo’s Gold plan, you get all disclosures automatically assigned based on your MLS.

• Property Tax Disclosure Summary: This warns the buyer that they should not assume their future bill will be the same as yours. Under Michigan law, a sale triggers an “Uncapping” of the property’s taxable value, which resets it to the current State Equalized Value (SEV) the year following the transfer, often resulting in a significant tax increase.
• Radon Gas Warning: Since 1 in 4 Michigan homes has high radon levels, state health officials and SDS recommend that buyers have their indoor air quality tested. If radon levels are high, it must be disclosed in the Michigan Seller’s Disclosure Statement
• HOA Disclosure: If the home is part of a Homeowners Association, you must disclose this on the SDS under the “Common Areas” section. In addition, you must disclose all HOA rules, including mandatory fees, pending litigation, or outstanding assessments that could affect the buyer’s ownership.
• Condominium & Cooperative Resales: Under the Michigan Condominium Act, you must provide a “handbook” of documents, including the master deed, bylaws, and the most recent financial audit. The buyer then has 9 business days to cancel the contract, if they wish to.
• Flood History Disclosure: Michigan’s SDS specifically asks if you are aware of any settling, flooding, or drainage problems, particularly in the basement. Failure to disclose can lead to “Silent Fraud” claims after the sale.

Step 4: Make Your Home Market-Ready

A well-staged home can help buyers see its full potential. In fact, 83% of buyers’ agents say home staging influences buyers’ decisions, so make your home pop before you list it.

Here’s what you can do to make your home market-ready:

• Declutter and Depersonalize: Clear out personal items and unnecessary furniture. A clean and neutral space helps buyers picture themselves living there.
• Improve Curb Appeal: Michigan’s volatile winters and muddy springs mean that buyers are going to notice the curb right away. Cleaning the lawn, trimming the shrubs, and planting eye-catching seasonal flowers should set a good tone for the rest of the home.
• Highlight Outdoor Living Spaces: Michigan homebuyers love fireplaces, sunrooms, energy-efficient windows, and a well-insulated garage. Hence, setting up stage patios or decks with furniture can go a long way. Showing off these spaces can help buyers imagine relaxing evenings and get-togethers.
• Opt for a Professional Home Stager: Bring in home staging companies to give your place a polished look. They place your furniture and decor strategically to create a more spacious appeal. This can boost your value by up to 10%.

What Safety Aspects Should You Focus on When Staging Your Home?

Along with the aesthetics of your home, you should also:

• Install Required Alarms: Michigan law, Michigan Residential Code (R314/R315), requires smoke alarms in every bedroom, outside sleeping areas, and on every level of the home. It is to be noted that every batter-operated smoke alarm must be updated to 10-year sealed lithium battery units. It is also mandatory for all homes with fuel-burning appliance or an attached garage to install carbon monoxide alarms in the immediate vicinity of all bedrooms.
• Secure Your Pool: While Michigan does not have a “Pool Safety Act,” it enforces strict requirements through the International Swimming Pool & Spa Code (ISPSC). According to the ISPSC, residential pools must have a 4-foot high fence with self-closing, self-latching gates to prevent child drownings. If the walls of your home serve as part of the barrier, all doors that provide direct access to the pool should be equipped with audible alarms that sounds for at least 30 seconds.
• Get a Flood Elevation Certificate: If your home is in a Special Flood Hazard Area (SFHA), you must provide the buyer with a FEMA Elevation Certificate. While Elevation Certificates are no longer compulsory for insurance quotes, Michigan lenders still frequently ask for them to approve mortgages.

Step 5: Increase Your Property’s Visibility

Selling a house in Michigan without proper marketing is like trying to sell a lakefront cottage without mentioning the view of the water. In a competitive market, you’ve got to showcase what makes your property stand out, or it’ll just get lost in the crowd:

• List on MLS: Get your property on the MLS for extra exposure. It will also be syndicated to major sites like Zillow, Trulia, Realtor.com, etc. You can list your home on the MLS in Michigan to attract more local agents and buyers searching for that perfect home.
• Hire a Pro Photographer: Listings with professional photos sell 50% faster on the MLS as they elevate the appeal of your property. 85% of buyers say that high-quality photos entice them as they browse properties online.
• Craft a Compelling Description: Highlight what makes your home unique, whether it’s a cozy fireplace, a spacious backyard, or proximity to a lake. Focus on what makes the Michigan lifestyle appealing and paint a picture of how buyers will enjoy living in your home.
• Put a “For Sale” Yard Sign: Whether you’re in a bustling Detroit neighborhood or a quiet community in Petoskey, a well-placed FSBO yard sign can attract potential buyers. And Houzeo’s Gold plan gives you a customizable sign with a QR code. Just one scan will send buyers directly to your list.

Step 6: Organize Home Showings

Listing your home on the MLS gets attention, but showings and open houses seal the deal. Buyers can’t picture life in the Wolverine State without without taking in the lake breeze or imagining cozy evenings by the fireplace. Here’s how to highlight your home’s best features:

• Host Open Houses: Almost 50% of all buyers attend open houses. In fact, open houses can double your home’s visibility! Plan them on pleasant weekends to highlight outdoor spaces, fire pits, or lake views. Create a relaxed atmosphere for buyers to explore, ask questions, and envision living there.
• Set up a Showings Calendar: Many buyers browsing homes for sale in Michigan prefer to schedule private showings online. Simplify this process with an online booking system like Houzeo Showings. Offer flexible times and virtual tours or live video showings for out-of-state buyers.

After a showing, reach out to the buyer within 24 to 48 hours. You can answer questions, gauge interest, and remind them about upcoming offer deadlines. You can also ask buyers for their honest opinions and make repairs or adjust the pricing as needed.

Step 7: Review, Compare, and Negotiate Offers

Michigan’s competitive real estate market means buyers may come with different types of offers. Since you are selling a house without a Realtor, you must keep these questions in mind during negotiations:

• Are cash offers worth it? Ensure the buyer is legitimate and verify their proof of funds. It’s also important to assess whether the offer reflects the fair market value of the property to avoid underselling.
• Can the buyer finance the purchase? Verify the buyer’s pre-approval status with their lender. Also, ensure the buyer’s loan type, whether it’s a VA or FHA loan, aligns with the conditions of the sale. Confirm the buyer’s ability to deposit the earnest money, typically 1% to 3% of the sale price in Michigan.
• How will contingencies impact the sale? In Michigan, lake front properties might include additional contingencies, like lake access easements and boathouse inspections. Assess how they affect your sale timeline and negotiate to streamline the process. Typically, offers with fewer or waived contingencies are stronger.
• Who will cover closing costs? Sellers usually cover their own closing costs in Michigan, like title fees, transfer taxes, etc. However, buyers may negotiate for them to contribute more. You must calculate your final proceeds and negotiate accordingly.

Step 8: Finalize the Sale

You now need professional legal help for this crucial step:

1. Select Your Closing Agent

In Michigan, a title company, closing attorney, or licensed escrow agent typically handles the closing. Most FSBO sellers opt for a title company to manage the paperwork, handle funds, and file documents with the relevant government agencies.

The title company will also perform a title search to ensure the house has a clear title. They will identify and work with you to clear any outstanding issues, such as open permits, contractor liens, HOA/condo association debts, etc.

2. Get All Documents Required for Selling a Home By Owner in Michigan

Gather all necessary paperwork for selling a house by owner ahead of time to prevent delays. You will need:

• The fully executed Purchase Agreement and any amendments.
• Completed Seller’s Disclosure forms (Michigan Seller’s Disclosure Statement).
• A valid photo ID (Driver’s License or Passport) for everyone on the title.
• Deed preparation details and a mortgage payoff statement if the property is financed.
• Home inspection report
• Home appraisal report
• Receipts for any agreed-upon repairs and warranty documents for appliances.
• Keys, garage door openers, and any access codes for the property.
• The Property Transfer Affidavit (Form 2766)
• Information to transfer or disconnect utilities after closing.

At the closing table, you will need to sign the following key documents:

• The Deed
• The Closing Disclosure
• A Seller’s Affidavit
• A Bill of Sale
• An HOA/Condo Status Letter

🖊️ Remember to double-check all names, figures, and terms for accuracy before signing. It is customary to sign legal documents with a blue ink pen.

3. Transfer Possession and Hand Over the Keys

At closing, you will hand over all keys, remotes, and access codes to the new owner. The title company will record the new deed with the county clerk. It will then disburse the funds, pay off any liens, and provide you with your net proceeds via wire transfer or a check.

Congratulations, you’ve sold your home by owner and saved thousands in commissions 🎉!

📌 Free FSBO Checklist for Selling Your Michigan Home

How Much Do You Save by Selling Your House By Owner?

Over $5,500!

When you sell your house with a Realtor, you may have to pay as much as $8,019 on a median home of $267,300, in agent commissions.

However, with Houzeo, you can list your home for just $249—that’s less than a day at a theme park. You can save around $5,769 on the listing agent fee and go for a weekend on Mackinac Island or build a lakefront fire pit for summer cookouts.

👉 Ready to Sell Your Home By Owner in Michigan? List on the MLS Now!

What Are the Legal Requirements for Selling Your Michigan Home By Owner?

When selling your home by owner, disclose all known issues and use state-approved contracts that meet legal standards. A pre-listing inspection and a real estate attorney can help ensure transparency, proper documentation, and a smooth closing with a valid deed transfer.

• Complete Required Seller Disclosures: Michigan law mandates sellers to disclose any known issues affecting the property. This includes past repairs, environmental hazards, structural problems, and lien information.
• Use State-Specific Contracts: Use Michigan-specific real estate contracts, such as those provided by the Michigan Realtors Association. The forms should comply with state law and outline essential terms and contingencies.
• Consider a Pre-Listing Home Inspection: Although optional, a pre-listing inspection reveals property conditions upfront, helping you disclose issues and negotiate with informed buyers.
• Engage a Real Estate Attorney: While not mandatory, a Michigan real estate attorney can help you review contracts, prepare closing documents, and ensure legal compliance throughout the selling process.
• Understand Deed Requirements: Michigan recognizes several deed types, including statutory warranty deeds and special warranty deeds, which transfer ownership. Deeds must be properly signed, notarized, and include a legal property description to be valid.

Effective Negotiation Strategies When Selling a Home By Owner

When reviewing and negotiating offers, verify buyers’ financial readiness through proof of funds or pre-approval letters. Evaluate contingencies, pricing flexibility, and closing terms carefully to choose the most reliable and favorable offer and not just the highest one.

• Verify Cash Offers: Always request recent proof of funds (bank or investment statements) to confirm that a cash buyer can actually finance the sale.
• Confirm Buyer Financing: Ask for pre-approval letters from lenders to ensure buyers are fully qualified. Understand how different loan types (conventional, VA, USDA, or FHA loan) may affect sale terms and closing timelines.
• Handle Contingencies Smartly: Buyers may request contingencies like home inspection or financing. Evaluate how these impact your timeline and negotiate which contingencies are reasonable versus those that could delay or derail the sale.
• Be Firm Yet Flexible: Stand your ground on pricing based on your market analysis but stay open to reasonable negotiation requests. Consider who will pay closing costs and the timing to make your offer more attractive.
• Look Beyond Price: Assess offers holistically, factoring in buyer qualifications, contingencies, and closing flexibility, not just the offer amount.

What Are Some Pros and Cons of Selling a House Without a Realtor?

The benefits of selling your home yourself include keeping the agent’s commission and controlling the whole process: pricing, showings, and negotiation. You move on your schedule, not an agent’s.

But you’re responsible for all marketing and legal work, and if you don’t use a trusted service for exposure, you risk attracting scammers or facing hidden fees.

✅ Pros

• Save Thousands in Agent Fees: You typically have to pay 2.5% to 3% to a listing agent. If you sell your home yourself, you get to keep a larger portion of the sale price.
• Sell Faster: You can list your house yourself whenever you are ready, no need to search for a Realtor or wait for their availability. You market and sell on your own schedule. Retain Control: You have complete control to price, market, and negotiate the sale. You can work at your own pace and decide what offers to accept based on your needs.

❌ Cons

• Limited Assistance: To sell a home by owner, you need to conduct showings, negotiate with buyers, and handle the legalities yourself. The time and effort required can often overwhelm first-time sellers.
• Potential Hidden Costs: If you list with a low-cost FSBO service, you may incur high hidden fees at closing.
• Increased Risk of Scams: Platforms like Craigslist and Facebook Marketplace attract fraudsters and scammers, which may bring unnecessary risks.

What Are Some Common Mistakes to Avoid While Selling a House By Owner in Michigan?

When you sell your home by owner, ensure that you don’t:

• Forget the MLS: If you try selling your home without the MLS, it’s like fishing in a lake without a rod. To get more visibility on 100+ major platforms like Zillow, Trulia, and Realtor.com, you must opt for a Flat Fee MLS listing in Michigan with Houzeo.
• Misprice Your Home: You need to know your property’s true value. Price it too high and buyers won’t bite. Price it low and you leave money on the table. Use a home worth calculator and a CMA report to find the right price.
• Ignore Marketing: A home on sale without strong marketing is like visiting Mackinac Island without trying the fudge — disappointing! In Michigan’s competitive market, high-quality photos and a well-written description are essential. You can add a free yard sign to reach drive-by traffic.
• Neglect Seller Disclosures: Skip any of the legal forms or the Michigan seller disclosure form, and you’ll be in a pickle soon. Ensure you complete all required disclosures and hire a Michigan real estate attorney to help with the process.
• Fail to Negotiate Smartly: When a buyer extends a low offer, don’t fold. Stand firm on your asking price and terms. Buyers will test you—respond with the resolve of a Detroit Red Wings player in overtime.

How to Sell a House By Owner in Neighboring States

Wisconsin	Sell a House By Owner in Wisconsin
Illinois	Sell a House By Owner in Illinois
Indiana	Sell a House By Owner in Indiana

Are There Any Alternatives to Selling Your Home By Owner in Michigan?

Yes. If selling your home on your own is too daunting, here are some alternatives:

• Flat Fee MLS Services: You pay a fixed fee to list your home on the MLS and gain increased exposure. You stay in control of the sale and avoid high commissions.
• Discount Real Estate Agents: They offer services such as contract review at a lower fee than traditional agents. Discount brokers in Michigan charge between 0.5% and 2.5% as commission.
• Full Service Agents: They provide various services from listing to closing but charge a hefty 5% to 6% commission.
• Cash Buyers: You can sell your house fast for cash in Michigan to cash buyers and iBuyers looking for homes to flip and sell for a profit.

Should I Sell My House By Owner in Michigan?

Yes, selling your house by owner in Michigan is a smart move if you want to save on commissions. The key is to choose the best FSBO website in Michigan that lists your home on the MLS and gets you in front of serious buyers.

» Houzeo Reviews: Find out what customers have to say about Houzeo – Michigan’s best home-selling website.