Home Seller's Guide

Staging tips. You don't need to renovate your home to sell it, but you do need to present it well. Declutter every room, remove personal photos and collections, and clean thoroughly. The goal is to let buyers see the home's space, light, and layout without distraction. In higher price points, professional staging can meaningfully increase offer prices; Nathan will tell you when it's worth the investment and when a deep clean and fresh paint are enough.

Repairs that matter. Not every repair is worth doing before listing. Focus on items that show up on every inspection report and spook buyers: a leaking faucet, a non-functioning GFCI outlet, a water stain on the ceiling, a furnace past its expected lifespan. Cosmetic upgrades (new hardware, fresh caulk, a clean coat of neutral paint) return well relative to cost. Major renovations rarely pay for themselves at resale. Nathan will steer you toward the improvements that actually move the needle.

Photography. Professional photos are non-negotiable. The MLS listing is the first showing, and the majority of buyers decide whether to schedule an in-person tour based on the photos alone. Nathan works with photographers who know how to light, frame, and edit residential interiors to showcase the home accurately while making it look its best.

Price vs. terms. The highest offer is not always the best offer. Nathan lays out the full comparison: purchase price, financing type and strength (cash, conventional, FHA, VA), earnest money amount, contingencies, requested seller concessions, and closing timeline. A slightly lower offer with strong financing, fewer contingencies, and a flexible close date may net you more than a higher price with uncertain financing and multiple escape clauses.

Contingencies. The most common buyer contingencies are financing, inspection, and appraisal. Each one gives the buyer an opportunity to renegotiate or withdraw. Nathan helps you weigh the risk of each contingency in the context of the specific offer and the current market.

Escalation clauses. In competitive situations, buyers may include an escalation clause that automatically increases their offer up to a specified cap if competing bids come in higher. Nathan will explain what these clauses mean for you as a seller, how to verify them, and when to counter instead of accepting the escalated price.

Seller Disclosure Statement (MCL 565.951-966). Michigan law requires sellers to complete a written Seller Disclosure Statement before or at the time the purchase agreement is signed. The disclosure covers known defects in the home's structure, roof, basement, plumbing, electrical, HVAC, well/septic (if applicable), environmental hazards (mold, radon, underground storage tanks), and any other material conditions that could affect the property's value or desirability. Failure to disclose known defects can result in legal liability after closing.

Lead-based paint disclosure. For homes built before 1978, federal law (42 U.S.C. 4852d) requires sellers to disclose any known lead-based paint hazards, provide buyers with the EPA pamphlet "Protect Your Family From Lead in Your Home," and give buyers ten days to conduct a lead-based paint inspection. This applies regardless of whether you believe lead paint is present.

Transfer tax. The seller customarily pays the Michigan real estate transfer tax at closing: $1.10 per $1,000 (county) plus $3.75 per $1,000 (state). On a $350,000 sale, that's $385 county plus $1,312.50 state, totaling $1,697.50. Nathan includes this in your net proceeds estimate so there are no surprises on the settlement statement.

Property tax proration. Michigan property taxes are paid in arrears. At closing, taxes are prorated between buyer and seller based on the closing date. If you close mid-year, you'll receive a credit or debit on the settlement statement reflecting your share of the annual tax bill.