Michigan guide
Cash Offer vs. Listing in Michigan: The Real Numbers
“Cash offers are low” and “listings cost you a fortune” are both oversimplifications. The useful question is what each path nets you, after costs and time.
What a Michigan listing actually costs
- Agent commission: commonly around 5–6% of the sale price, split between the listing and buyer agents.
- Transfer tax: Michigan charges state and county transfer taxes, typically totaling roughly 0.86% of the price.
- Repairs and prep: whatever an inspection flags, plus paint, cleaning, and landscaping.
- Carrying costs: taxes, insurance, utilities, and maintenance for the months the house sits.
- Buyer concessions: closing-cost help or repair credits are common in slower markets.
An illustrative comparison
Take a house that would list at $120,000 and needs about $8,000 of work.
- Listing: $120,000 price, minus roughly $7,200 commission, about $1,030 transfer tax, $8,000 in repairs, and say $3,000 of carrying costs and concessions. Net: roughly $100,700 — after several months and a lot of coordination.
- Cash offer at $95,000: no repairs, no showings, no commission. If closing costs are negotiated, net could land near $93,000.
The gap is roughly $7,000–8,000, not $25,000. Whether that gap is worth months of work depends on your situation.
When listing wins
- The house is in good condition and can pass an inspection without major surprises.
- You have time and can handle showings, repairs, and a buyer’s financing.
- The property has a feature retail buyers pay a premium for.
When a cash sale wins
- The house needs a roof, a kitchen, or systems work you don’t want to fund.
- It’s vacant, or you live out of state.
- There’s an estate, a divorce, or a deadline involved.
- You need a closing date you can plan around.
Michigan specifics
Most Michigan closings run through a title company, which handles the title search, payoff letters, and settlement statement. Transfer tax is based on the sale price. The seller’s disclosure still applies to most residential sales, even when the buyer is paying cash — the exemptions are narrow and specific.
Selling a house in Michigan? Tell us the address and what you know about the condition. We’ll follow up with questions and a written offer if it’s a fit.
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