If you plan on listing a Michigan home — whether in Detroit, Grand Rapids, Lansing, or a smaller town — there are expenses at every stage:
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Before you list
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While it’s on the market
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After an offer is made
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At the closing table
These costs can eat away at your profits and add stress, especially if your goal is a fast sale. Let’s break them down so you can decide whether listing with an agent or accepting a direct as-is offer makes more sense for your situation.
1. Upfront Costs Before You List
Cleaning
A clean home sells faster. While you can DIY, most buyers can spot the difference when a professional deep-clean is done.
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Example: A seller in Livonia paid $300 for a professional crew to scrub bathrooms, shampoo carpets, and wash windows inside and out — the home looked brand new in photos and sold in 8 days.
Storage
Buyers need to see the space, not your stuff. Renting a short-term storage unit keeps your home uncluttered and “show-ready.”
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In Michigan, a small storage unit can run $60–$120/month.
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Example: A seller in Lansing rented a storage pod to store extra furniture and kids’ toys. Showings felt more spacious, and offers came in quickly.
Repairs & Upgrades
Fixing what’s broken and making small updates can pay off — but they’re out-of-pocket expenses.
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Patch holes, paint scuffed walls, replace broken fixtures.
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Minor upgrades like modern cabinet hardware or new light fixtures in kitchens and baths can boost appeal.
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Example: A Grand Rapids seller spent $1,200 on cosmetic fixes, which helped them sell for $10,000 over asking.
Landscaping
In Michigan, curb appeal changes with the season — and it’s the first thing buyers see.
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Spring/Summer: mow, edge, plant flowers.
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Fall: rake leaves, plant mums.
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Winter: shovel driveways and salt sidewalks for safety.
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Example: In Flint, fresh mulch, trimmed bushes, and a bright front door cost under $200 but made the listing photos pop.
2. Costs While the House Is Listed
Monthly Holding Costs
Until the home sells and closes, you’re still paying:
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Mortgage
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Utilities (water, electricity, gas)
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Property taxes
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Homeowners insurance
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Ongoing yard and cleaning upkeep
If your home sits on the market for 3–6 months (which can happen in slower Michigan areas), these costs can total thousands.
Marketing
Some agents include professional photos and online ads in their commission, others charge extra.
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Pro photography: $150–$500
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Drone footage: $200–$400
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Staging: $1,000–$3,000 (optional, but effective)
3. After an Offer Is Made
Ongoing Expenses Until Closing
Even after accepting an offer, you’re still responsible for utilities, insurance, and taxes until the day the deal closes — which can take 30–60 days or longer.
Inspection & Appraisal Negotiations
In most Michigan sales, the buyer’s offer is contingent on inspections and appraisal.
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If the inspector finds a roof leak, foundation crack, or outdated electrical, the buyer may demand repairs or a credit.
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Banks won’t finance certain homes until major repairs are made.
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Example: A Detroit seller had to pay $4,500 for a new furnace to satisfy the lender before closing.
4. At the Closing Table
Agent Commissions
Typically around 6% of the sale price — split between buyer’s and seller’s agents.
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Example: On a $200,000 Michigan home, that’s $12,000 in commission.
Closing Costs
Usually 1–3% of the sale price, covering:
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Title search fees
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Transfer taxes
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Recording fees
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Attorney fees (in some cases)
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Property tax prorations
On that same $200,000 home, closing costs could be another $4,000–$6,000.
📊 When a Direct Sale Might Be Better
If your Michigan home needs repairs, you’re in a time crunch, or you don’t want to deal with showings and holding costs, a direct as-is sale can:
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Eliminate repairs and cleaning
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Skip agent commissions
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Close in days instead of months
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Give you a guaranteed sale price
Example: A seller in Saginaw accepted a direct as-is cash offer from 3D Property Solutions, skipped $7,000 in repairs, and closed in 14 days.
💬 Bottom line: Listing can work if your home is in great shape and you have time to wait. But if speed, certainty, and saving on upfront costs are priorities, a direct sale may put more money in your pocket — faster.