Thinking about selling your Ann Arbor or Saline home this year? You know timing and presentation matter, but the steps can feel overwhelming. You want a plan that protects your equity and fits local demand from University of Michigan, hospital, and area employer buyers. In this guide, you’ll get a simple, step-by-step process tailored to Washtenaw County so you can move from idea to closing with confidence. Let’s dive in.

Your 6–12 month plan

Start with a local valuation

• Meet with 2–3 local listing agents for a comparative market analysis (CMA).
• Review recent sales, active listings, and pending sales near your home.
• Ask about days on market, price per square foot, and months of supply to set expectations.
• Align your target move date with local seasonality and your personal timeline.

Audit systems and plan repairs

• Order a pre-listing inspection if you want fewer surprises later. It can reveal issues early and reduce renegotiation risk.
• Common local items: older wiring, galvanized plumbing, basement moisture, roof age, and furnace or AC nearing end of life.
• Consider a radon test. Levels vary across Michigan, and buyers often ask about it.
• Get bids for repairs and decide what you will fix versus what you may credit.

Map your timing and move

• If you need to buy and sell, discuss options like rent-backs or flexible closings.
• Set a budget for prep: repairs, paint, landscaping, staging, and photography.
• Gather records: warranties, permits, appliance manuals, recent utility bills, and tax bills.

2–8 weeks before listing

Complete focused updates

• Prioritize safety and core systems that affect financing or value: roof leaks, active water intrusion, HVAC issues, and code problems.
• Refresh high-impact areas: paint, curb appeal, lighting, and minor bath or kitchen fixes.
• Document all work with receipts and contractor info.

Prepare disclosures and documents

• Complete Michigan’s seller’s disclosure statement to the best of your knowledge.
• If your home was built before 1978, provide the federal lead-based paint disclosure.
• Confirm any local requirements for wells, septic systems, or municipal certificates.
• Ask your agent or title company what additional forms may apply.

Stage and schedule photography

• Declutter, deep clean, and stage to show space and light.
• Book professional photos, a floor plan, and a virtual tour after staging.
• Highlight what matters to local buyers: proximity to UM campuses and hospitals, commute options, and neighborhood amenities.

Pricing strategy for Ann Arbor/Saline

How pricing is set

• Your agent will build a CMA from recent comparable sales within 30–90 days when possible.
• Adjust for square footage, beds and baths, lot size, updates, and exact location.
• Track absorption rate to see if you should price more aggressively or competitively.

Seasonality and timing

• Spring is traditionally strong in college towns, with mid-summer also active.
• University and hospital hiring cycles can shift demand windows, especially for faculty and staff.
• Ask for current MLS trends to choose the best launch week.

List price and launch plan

• Set a price that attracts the right buyers without leaving money on the table.
• Use a strong first impression: polished media, compelling remarks, and a clear showing plan.
• Consider a strategy for review dates or rolling offer review, depending on demand.

On the market: showings to offers

Manage showings efficiently

• Increase access: longer showing windows and good communication boost traffic.
• Keep the home show-ready with a quick daily checklist.
• Track feedback and adjust pricing or presentation if needed.

Read the offers: price and terms

• Look at the full package: price, earnest money, timelines, appraisal terms, inspection contingencies, and financing type.
• A slightly lower price with stronger terms can be the better net outcome.
• Confirm buyer proof of funds for cash offers and pre-approval details for financing.

Multiple offers and appraisal gaps

• Weigh trade-offs: highest price, strongest financing, waived or shortened contingencies, and flexible possession.
• Discuss appraisal gap language and higher earnest money to reduce valuation risk.
• Choose the offer that balances price with certainty and timing.

Under contract to closing

Inspections and negotiations

• Expect buyer inspections within the agreed window.
• You can offer repairs, credits, or a mix, depending on scope and lender rules.
• Keep documentation for any completed repairs.

Appraisal and financing

• Lenders order the appraisal to confirm value for financed deals.
• If the appraisal is short, you may renegotiate price, credits, or gap coverage.
• Respond quickly to lender requests to keep timelines on track.

Title, taxes, and closing day

• A title company or closing attorney will run the title search and prepare closing documents.
• Plan for prorations of property taxes and utilities according to local practice.
• Standard financed closings often take about 30–45 days. Cash deals can move faster.

Move-out and possession

• Confirm the exact possession date, time, and what transfers: keys, codes, remotes, and manuals.
• If you need to stay after closing, set a rent-back with clear terms and insurance details.
• Schedule the buyer’s final walk-through to verify property condition.

What it costs to sell

Typical seller expenses

• Real estate commissions are common and negotiable. Confirm the structure up front.
• Pre-listing costs: inspection, repairs, paint, staging, photos, and cleaning.
• Closing costs: title and settlement fees, transfer taxes, recording fees, and prorations.
• Talk with a title company or closing attorney about local customs and exact figures.

Estimate your net

• Ask your agent for a draft net sheet that includes price scenarios and expenses.
• Review different offer types to see how terms affect your bottom line.
• Consult a tax professional about capital gains and primary residence exclusions.

Local factors to keep in mind

Demand drivers in Washtenaw

• University of Michigan and major health systems support steady buyer interest.
• Employment in research, tech, and medical fields creates year-round demand.
• New construction and infill can shift inventory and pricing in certain pockets.

Schools and neighborhoods

• Many buyers consider Ann Arbor Public Schools and Saline Area Schools when choosing where to live.
• Share neutral, factual information and point buyers to official sources for details.
• Keep descriptions focused on location, commute, amenities, and home features.

Older homes and environmental items

• Historic and mid-century homes may have older wiring or plumbing to evaluate.
• Basement moisture management and sump pumps are common discussion points.
• Radon testing is common in Michigan and can be addressed with mitigation if needed.

Your next step

You do not need to plan this alone. With the right team, you can price with confidence, present beautifully, and negotiate strong terms that protect your equity. If you want a local, end-to-end listing partner for Ann Arbor or Saline, connect with Christine Faeth, The Faeth Team for a consultation. Get your free home valuation and a custom prep plan.

FAQs

When is the best time to sell in Ann Arbor or Saline?

• Spring is traditionally strong, with mid-summer also active in college markets; ask for current MLS data to choose the best launch week.

Do I need a pre-listing inspection in Washtenaw County?

• It is optional but helpful for finding issues early, planning repairs or credits, and reducing renegotiation risk during buyer inspections.

What disclosures are required for Michigan sellers?

• Michigan sellers complete a written disclosure statement and, for homes built before 1978, a federal lead-based paint disclosure; check any local well, septic, or municipal requirements.

How long does closing usually take after accepting an offer?

• Many mortgage-financed sales close in about 30–45 days, while cash transactions can close faster depending on title and agreed timelines.

How should I handle appraisal gaps as a seller?

• Consider appraisal gap language, higher earnest money, or balancing price with stronger terms to address valuation risk in a shifting market.

What are the typical costs to sell a home locally?

• Plan for commissions, prep work, title and settlement fees, transfer taxes, recording fees, tax and utility prorations, and any agreed repairs or credits; ask for a net sheet to see your estimated proceeds.