The Michigan
Home Selling Process
A comprehensive, step-by-step walkthrough to help you sell your home confidently — and for top dollar — in Grand Rapids & West Michigan.
Decide to Sell
Selling a home is one of the biggest financial and emotional decisions you'll make. Before anything else, it's important to get clear on your motivations, your timeline, and your financial position — so you can move forward with confidence.
- Upsizing for a growing family
- Downsizing as kids leave the nest
- Relocating for work or family
- Cashing in on equity appreciation
- Life changes: marriage, divorce, inheritance
- Investment or rental property liquidation
- Equity — what's your home worth minus what you owe?
- Mortgage payoff — contact your lender for a payoff statement
- Capital gains — you can exclude up to $250K ($500K married) in gains on your primary residence
- Seller closing costs — typically 7–10% of sale price in Michigan
- Factor in cost of your next move
In Michigan, spring and early summer (April–June) traditionally bring the most buyer activity and highest sale prices. That said, motivated buyers exist year-round, and a well-priced, well-marketed home can sell in any season. An H. Homes agent can show you current market data specific to your neighborhood.
From listing to closed, the Michigan home selling process typically takes 30–90 days, depending on market conditions, price, and how quickly you find a buyer. If you're buying a new home simultaneously, coordinating the two timelines is critical — this is where having an experienced agent like Devon at H. Homes makes an enormous difference.
The median equity for Michigan homeowners who purchased in the past 5–10 years has grown substantially. Before deciding NOT to sell because you think it's "not the right time," talk to an agent about your specific numbers. You might be in a better position than you think.
Choose Your Listing Agent
Your listing agent is your most important partner in this process. The right agent doesn't just put a sign in your yard — they bring a full marketing strategy, expert pricing knowledge, and sharp negotiation skills to your table.
Why Sellers Choose H. Homes
Devon Higgins brings a unique combination of market expertise, professional marketing, and a genuine commitment to getting you the best possible outcome. H. Homes isn't just about selling your house — it's about guiding your family through a major life transition.
Learn About Selling with H. Homes →- How many homes have you sold in my neighborhood in the past year?
- What is your average list-to-sale price ratio?
- How do you determine the right listing price?
- What is your full marketing strategy?
- How will you communicate with me throughout the process?
- What makes your approach different from other agents?
When you hire a listing agent, you'll sign a Listing Agreement — a contract that gives the agent the right to market and sell your home.
- Typical term: 90–180 days
- Sets the commission rate and terms
- Specifies marketing obligations
- Outlines seller and agent responsibilities
- Review carefully before signing — ask questions!
Don't automatically list with whoever gives you the highest suggested price. This is a common tactic called "buying the listing" — the agent inflates the value to win your business, then pushes you to reduce the price later. Look for an agent who backs up their price recommendation with solid data.
H. Homes is a family-focused brokerage in Grand Rapids that combines local expertise with exceptional marketing services — professional photography, digital advertising, social media, and more. Sellers who work with H. Homes aren't just another listing — they're a priority.
Price It Right
Pricing your home correctly from day one is one of the most critical decisions in the entire selling process. Too high and buyers ignore you. Too low and you leave money on the table. The goal is to find the sweet spot — and your agent's data will get you there.
Your agent will prepare a CMA — a detailed analysis comparing your home to similar homes that have recently sold, are currently on the market, or failed to sell in your area.
- Sold comps — the most important indicator of true market value
- Active listings — your competition right now
- Expired listings — homes that were overpriced and didn't sell
- Adjustments for size, age, condition, upgrades, lot size
- Homes that sit on the market too long become "stale"
- Buyers wonder if something is wrong with the house
- Price reductions signal desperation and invite lower offers
- Appraisals may come in low, causing financing issues
- More time on market = more carrying costs for you
- Ultimately, overpriced homes often sell for less than if priced right initially
| Strategy | How It Works | Best When... |
|---|---|---|
| Market Value Pricing | Price at the estimated market value | Balanced market conditions |
| Slightly Under Market | Price 1–3% below market to generate multiple offers | Hot seller's market, competitive area |
| Premium Pricing | Price above market for exceptional or unique properties | Rare property, no true comps |
| Aspirational Pricing | Price well above market hoping for a unicorn buyer | Almost never recommended |
The first two weeks a home is on the market are by far the most powerful. That's when buyer excitement is highest and showings peak. A well-priced home listed on a Thursday or Friday in spring can easily receive multiple offers by the following weekend.
Prepare Your Home to Sell
The difference between a home that sits on the market and one that sells quickly — and for top dollar — often comes down to preparation. You don't need to renovate, but strategic improvements and great presentation make a huge impact.
Buyers need to be able to picture themselves living there. That means clean, decluttered, depersonalized, and well-lit. You're not just selling a house — you're selling a lifestyle and a feeling.
- Deep clean everything — floors, windows, grout, appliances, bathrooms
- Remove at least 30–50% of your belongings from each room
- Clear countertops of all small appliances and personal items
- Organize closets and storage spaces (buyers WILL open them)
- Remove family photos to help buyers visualize themselves there
- Consider a storage unit for excess furniture to make rooms feel larger
- Mow, edge, and fertilize the lawn
- Trim overgrown shrubs and trees
- Plant seasonal flowers or fresh mulch in beds
- Power wash the driveway, sidewalk, and exterior
- Clean gutters and downspouts
- Fresh paint on the front door is one of the highest-ROI improvements you can make
- New house numbers, a doormat, and exterior lighting
- Fix dripping faucets and running toilets
- Replace burned-out light bulbs (and maximize wattage for brighter rooms)
- Patch nail holes and touch up paint — fresh neutral paint is one of the best investments
- Re-caulk tubs, showers, and sinks if discolored
- Fix squeaky doors and sticky drawers
- Service the HVAC system so it passes inspection
- Address any known roof issues — buyers will find them in inspections
- Open all blinds and curtains for showings — natural light sells homes
- Remove excessive furniture so rooms feel larger and flow better
- Create a welcoming entry: clean, bright, with a simple focal point
- Add fresh white towels in bathrooms and a bowl of fresh fruit in the kitchen
- Make all beds with fresh, neutral bedding
- Use mirrors to make smaller rooms feel larger
- Consider a professional stager for vacant homes or unique layouts
Staging typically costs $500–$3,000 for a furnished home in the Grand Rapids area, but studies consistently show that staged homes sell faster and for 1–5% more than non-staged homes. For a $350,000 home, that's up to $17,500 in additional proceeds — a remarkable return.
Professional Marketing
In today's market, 97% of buyers search for homes online first. How your home looks on a screen determines whether buyers even schedule a showing — and that's why professional marketing isn't optional, it's essential.
H. Homes Marketing Services
H. Homes provides a comprehensive, professional marketing package designed to showcase your home to the widest possible audience — and attract serious, qualified buyers.
View Marketing Services →Listings with professional photos receive 61% more online views and sell faster at higher prices. Before the photographer arrives, make sure all prep work and staging is complete — you get one chance to make a first impression, and photos are it.
A well-written listing description does more than list features — it tells a story. Your agent should highlight unique selling points, lifestyle benefits (proximity to parks, schools, restaurants), recent upgrades, and neighborhood highlights. Keywords that attract buyers searching online are also critical. At H. Homes, every listing description is written with care and strategy.
- GRAR MLS (Grand Rapids Association of Realtors)
- Zillow, Realtor.com, Trulia, Homes.com
- H. Homes website and social media channels
- Email blast to local buyer's agents with active buyers
- Targeted Facebook and Instagram advertising
- Google search results through property syndication
The first weekend a home hits the market is typically when it gets the most showings. Your agent should have photos ready, descriptions written, and the MLS entry timed to go live on a Thursday or Friday to capture maximum weekend buyer traffic.
Managing Showings
Your home is live on the market — now it's time to let buyers fall in love with it. Showings are your golden opportunity, and how you prepare and respond to them can make all the difference.
- An electronic lockbox will be installed — only licensed agents can access it
- Your agent will set up a showing service (like ShowingTime) for scheduling
- Decide on "24-hour notice" vs. "1-hour notice" — more flexibility = more showings
- Be prepared to leave the home during showings
- Take pets with you or secure them away from all areas
- Turn on ALL the lights — every single lamp and overhead light
- Open blinds and curtains for maximum natural light
- Take out the trash and make sure it doesn't smell
- Put away all personal items (wallets, mail, medications)
- Fresh flowers or a subtle, pleasant scent (not overpowering)
- Leave a property info sheet or brochure for buyers
- Make sure the home is at a comfortable temperature
After each showing, your agent will gather feedback from the buyer's agent. This feedback — even if critical — is incredibly valuable. It tells you what buyers are thinking, and can help you address objections (pricing, condition, staging) before they kill more potential deals.
Open houses can be a useful tool, especially in the first 1–2 weeks on market. They attract buyers who are in the early browsing stage, generate neighbor word-of-mouth, and create a sense of activity and urgency. Your agent at H. Homes will advise whether an open house makes sense for your specific home and market conditions, and will manage it professionally if you decide to do one.
- Never be present during showings — buyers feel uncomfortable and can't speak freely
- Don't leave valuables, prescription medications, or sensitive documents out
- Avoid strong cooking smells right before a showing
- Don't leave pets unattended — this is a safety concern and a distraction
- Never ask your agent what buyers said about specific features — let the feedback process work
Selling in winter? Michigan buyers are out there — especially motivated ones. In the winter, make your home feel warm and inviting: keep the driveway and walkway clear of snow and ice, add warm accent lighting, and run the fireplace if you have one. Cozy beats curb appeal in February.
Review & Negotiate Offers
Receiving an offer is exciting — but it's important to evaluate it carefully. Price is just one piece. Contingencies, financing type, closing timeline, and earnest money all affect what an offer is truly worth to you.
| Offer Element | Why It Matters |
|---|---|
| Purchase Price | The headline number — but not the only number |
| Financing Type | Cash closes fastest; conventional is stronger than FHA/VA in some situations |
| Earnest Money | Higher = more serious buyer (typical: 1–3% in Michigan) |
| Inspection Contingency | Gives buyer right to negotiate repairs or cancel |
| Appraisal Contingency | Protects buyer if home doesn't appraise; can affect your net |
| Closing Date | Does it align with your move-out timeline? |
| Seller Concessions | Requests for closing cost help reduce your net proceeds |
| Personal Property | Requests for appliances, fixtures, etc. |
In a competitive market, you may receive multiple offers at once. Your agent can:
- Notify all buyers that multiple offers exist (without revealing specifics)
- Request "highest and best" offers by a deadline
- Advise you on which offer has the strongest overall terms
- Help you counter multiple offers simultaneously
It's rare to accept an offer exactly as written. Your agent will guide counter offers on:
- Purchase price adjustment
- Changing the closing date
- Removing or modifying contingencies
- Adjusting seller concessions
- Including or excluding personal property
Before accepting any offer, your agent should prepare a seller's net sheet — a calculation that subtracts your mortgage payoff, agent commissions, closing costs, and any concessions from the sale price. This tells you exactly how much money you'll walk away with. Never accept an offer based on price alone.
In Michigan, you are not legally required to accept the highest offer. You can choose any offer — or reject all offers — based on terms, timing, or even your personal preference for the buyers. Your home, your choice. Your agent will advise you on all of it.
Under Contract
You've accepted an offer — congratulations! But the deal isn't done yet. The "under contract" period is when buyers do their due diligence, and it requires your attention and cooperation to keep things moving toward closing.
Typical Michigan purchase agreements include: Inspection contingency: 7–10 business days · Appraisal: 2–3 weeks · Financing contingency: 21–30 days · Closing: 30–60 days from acceptance. Your agent will track every deadline closely.
The buyer will hire a licensed inspector. Expect them to find issues — every home has them. Your options when you receive the inspection repair request:
- Complete the repairs before closing (using qualified contractors)
- Offer a credit to the buyer at closing so they can handle it themselves
- Reduce the purchase price to reflect the issue
- Decline the request and negotiate — buyer can accept or cancel
- The buyer's lender will order an independent appraisal
- If it comes in at or above your sale price — great!
- If it comes in low, you'll need to negotiate: reduce price, or buyer pays the gap
- Underwriting is happening in the background — stay cooperative with document requests
- Keep the home available for the appraiser's visit
Even while under contract, keep your home reasonably tidy. There will be an appraiser visit, and the buyers will do a final walkthrough 24–48 hours before closing. The home should be in the same or better condition as when they made the offer — nothing removed, nothing damaged.
- Buyer loses their job or has a major financial change before closing
- Appraisal comes in too low and both parties can't agree on a solution
- A major issue is discovered in inspection (foundation, roof, etc.) and negotiations break down
- Seller fails to make agreed-upon repairs properly
- Seller removes items that were included in the sale
- Title issues discovered during the title search (liens, boundary disputes)
Don't panic — your H. Homes agent has navigated these situations before and will work hard to keep the deal together.
In Michigan, sellers are required to complete a Seller's Disclosure Statement disclosing known defects and material facts about the property. This is filed early in the process. Complete it honestly — failing to disclose known issues can create significant legal liability after closing.
Closing Day!
All of your hard work has led to this moment. Closing day is when you sign the final documents, hand over the keys, and receive your proceeds. Let's make sure you're fully prepared for a smooth, celebration-worthy finish.
- Complete all agreed-upon repairs (with receipts)
- Fully move out of the home before the final walkthrough
- Leave all keys, garage door openers, mailbox keys, and access codes
- Leave all appliances and items included in the sale
- Cancel your homeowner's insurance AFTER closing (not before)
- Notify your utility companies of the transfer date
- Leave the home broom-clean — remove ALL personal belongings and garbage
- You'll sign documents at a title company or real estate attorney's office
- Sign the deed transferring ownership to the buyer
- Review the seller's settlement statement — your final net sheet
- Title company disburses funds to your lender and then to you
- Deed is recorded with Kent (or applicable) County
- You receive your proceeds — by check or wire transfer
Michigan sellers typically pay 7–10% of the sale price in closing costs, which includes: real estate commissions (typically 5–6%), transfer taxes (Michigan state + county), title insurance, prorated property taxes, and any seller concessions. Your net sheet will show you exactly what to expect before you get to the table.
Ready to Sell Your Home?
H. Homes is ready to walk alongside you through every step — from pricing strategy to closing day. Devon Higgins brings experience, marketing expertise, and a genuine commitment to your best interests.
Contact H. Homes Today →The sale is complete and the proceeds are on their way. Whether you're onto your next chapter — a new home, a new city, or a fresh start — the H. Homes team is proud to have been part of your journey. It's been an honor to represent you.
You've Completed the Seller Walkthrough!
You now have a thorough understanding of the Michigan home selling process from start to finish. When you're ready to list, H. Homes is here to make it happen — beautifully and profitably.