Do I need to be pre-approved before I start looking at homes?

You don't have to be, but it puts you in a much stronger position. Sellers in competitive markets often won't consider offers without a pre-approval letter. It also tells you exactly what you can afford before you get attached to something outside your budget.

How much do I need for a down payment?

It depends on the loan type. FHA loans require 3.5% down. Conventional loans can go as low as 3% for qualified buyers, though 20% down eliminates private mortgage insurance (PMI). VA loans require no down payment for eligible veterans and active-duty service members. MSHDA also offers down payment assistance programs for Michigan buyers who qualify.

What's the difference between pre-qualification and pre-approval?

Pre-qualification is an informal estimate based on self-reported income and assets, no documents verified. Pre-approval is a full review of your credit, income, and assets by a lender who then issues a conditional commitment to lend. Sellers treat these very differently. Pre-approval carries weight; pre-qualification generally doesn't.

What is earnest money and how much do I need?

Earnest money is a good-faith deposit made when your offer is accepted, typically 1–3% of the purchase price. It's held in escrow and applied toward your down payment or closing costs at closing. If the deal falls through due to a contingency (inspection, financing, appraisal) you generally get it back. If you walk away without a valid contingency, you may forfeit it.

What does a home inspection cover?

A licensed inspector evaluates the home's structure, roof, foundation, electrical, plumbing, HVAC, and other major systems. It doesn't cover everything. Hidden defects, environmental testing, and code compliance are typically outside the scope, but it gives you a clear picture of condition. Findings give you grounds to negotiate repairs or a price reduction before closing.

What are closing costs and what should I budget?

Closing costs for buyers typically run 2–5% of the purchase price and include lender fees, appraisal, title insurance, prepaid property taxes and homeowner's insurance, and other transaction costs. Your lender is required to provide a Loan Estimate within three business days of your application that itemizes these figures.

How long does it take to close on a home?

From accepted offer to closing, most financed transactions take 30–45 days. Cash purchases can close faster. Delays typically come from inspection negotiations, appraisal issues, or lender processing. I track every deadline and keep the transaction moving.

Do buyers pay agent commission?

Following NAR settlement changes effective August 2024, buyer agent compensation is negotiated separately from the listing rather than being automatically tied to it. Before touring homes, you'll sign a buyer representation agreement that outlines compensation terms. In many transactions, sellers still offer to cover buyer agent costs. This is negotiated deal by deal.

What credit score do I need to buy a house in Michigan?

Most conventional loans require a minimum 620 credit score, though higher scores (740+) get you better rates. FHA loans allow scores as low as 580 with 3.5% down, or 500 with 10% down. VA loans have no official minimum. Before assuming you do not qualify, talk to a lender. Scores can often be improved in 30 to 60 days with targeted steps.

Do I need a buyer's agent to buy a home in Michigan?

You're not required to use one, but going unrepresented means you're negotiating directly against a listing agent whose legal obligation is to the seller. Buyer agent compensation is negotiated in each deal and spelled out in a written buyer agreement before we tour, and sellers still cover it in many transactions. I work only for you, which is a different job than the listing agent's.

What is the home buying process in Michigan step by step?

The process in Michigan goes: get pre-approved, define your criteria, tour homes, make an offer, negotiate terms, sign a purchase agreement, complete inspections, clear contingencies, get a clear to close from your lender, do a final walkthrough, and close at a title company. From accepted offer to keys, most financed transactions take 30-45 days.

Is it a good time to buy a house in SE Michigan in 2026?

SE Michigan markets like Ann Arbor, Northville, and Canton remain seller-favoring in 2026, with tight inventory keeping prices steady. Buyers who wait for prices to drop significantly are typically disappointed. The better strategy is finding the right home at a fair price and building equity over time. Trying to time the market usually costs more than it saves.

Can I get a mortgage for raw land, or do I need to pay cash?

Financing is available for land purchases, but terms differ from a standard mortgage. Lenders typically want 20-50% down and offer shorter terms, since raw land is considered higher risk than a home. Local and regional banks and credit unions are often a better source for land loans than large national lenders. I can point you toward lenders who actually do this regularly.

Buying a Home in Southeast Michigan

Noah Higa

Howard Hanna Real Estate · SE Michigan

Free Resource

Get the Buyer's Guide

A 13-page walkthrough of the full buying process, from pre-approval to closing day, with Michigan closing costs and monthly payment estimates.

✓ Step-by-step buying process
✓ Michigan closing cost breakdown
✓ Monthly payment estimates
✓ Home inspection what to know
✓ Common questions answered

Free Guide

Looking at New Construction?

New construction is a different process than buying resale. The contract is written by the builder, the sales rep works for the builder, and the design center will cost you more than you plan. This guide covers builder profiles, upgrade strategy, contract terms, and the questions to ask before you sign.

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Land & Lots

Buying Land or a Buildable Lot?

A vacant lot doesn't work like a house purchase. Financing is different, usually a higher down payment and a shorter term since there's no structure backing the loan. Before you commit, you need a perc test and septic evaluation if there's no municipal sewer, a survey to confirm boundaries and easements, and a clear read on zoning and any deed restrictions on what you can build. Comps are harder to pull too: two lots a mile apart can carry very different value depending on soil, access, and utilities. I walk every land deal through these steps before you're under contract, not after.

Why Work With Me

How I work with buyers

Finance Background

I'll show you what a house will actually cost you: the mortgage structure, rate scenarios, total carrying cost over time, and what your equity picture looks like at 3, 5, and 10 years out. I studied finance at Western Michigan University before getting into real estate, and I carry that into every transaction. If a deal doesn't make financial sense, I'll tell you, even if we've toured six houses and you love this one.

Construction Knowledge

I worked in the skilled trades before getting into real estate. During showings, I'm reading the panel age, the plumbing condition, roof wear, HVAC end-of-life, and the early signs of water damage or foundation movement. Inspection reports are written to cover everything. I focus on what costs real money to fix, what's a dealbreaker, and what's normal for a home of that age.

Honest Advice

If a house is overpriced, I'll tell you. If an inspection finding should kill the deal, I'll say so. If you're emotionally attached to something I think is a mistake, I'll push back. I've walked buyers away from houses they loved because the numbers didn't work.

Your Side of the Table

I represent your interests. That means negotiating hard on price, knowing when to push for repairs versus a credit, reading whether a seller has flexibility or is holding firm, and telling you clearly when it's time to walk away. I've worked deals across the full range of the SE Michigan market: vacant land, starter homes, move-up purchases, and properties well into the luxury range.

What I check before you make an offer

I worked in the skilled trades before real estate. These are the seven things I look at on every house, and what each one can cost you.

Costs are approximate ranges for Southeast Michigan. Special cases, like a steep roof or a long sewer run, can come in higher.

Roof

Age, curling or missing shingles, soft spots in the decking, and the flashing around chimneys, vents, and skylights. Most asphalt roofs here last 20 to 25 years.

Approx. replacement cost: $8,000–$18,000

Air conditioner

Age from the data plate, the refrigerant it runs on (older R-22 units are expensive to service), and whether the condenser sits level and clear of plants and debris.

Approx. replacement cost: $4,000–$9,000

Furnace

Age from the data plate, rust or soot around the burners, signs of a cracked heat exchanger, and whether there is any service history.

Approx. replacement cost: $4,000–$8,000, or $9,000–$16,000 to replace the furnace and AC together

Water heater

Age, rust or moisture at the base, the pressure relief valve and its discharge pipe, and how it vents. Tank units usually last 8 to 12 years.

Approx. replacement cost: $1,200–$3,300 for a standard tank

Electrical panel

The brand first. Federal Pacific and Zinsco panels have known breaker problems, and some insurers will not cover them. Then the amperage, double-tapped breakers, and any aluminum branch wiring.

Approx. replacement cost: $2,000–$6,000 for the panel, or $3,500–$6,500+ for a 200-amp service upgrade

Foundation

Which way cracks run and how wide they are, stair-step cracks in block walls, bowing, water stains or white mineral deposits, and grading that sends water toward the house.

Sewer line

I recommend a camera scope of the line to the street on older homes. It can find Orangeburg pipe, a tar-paper pipe that collapses with age, and clay pipe that tree roots have broken into. Neither shows up in a standard inspection.

Approx. replacement cost: $4,000–$13,000 to replace the line

How It Works

What buying a home with me looks like, step by step

Get Pre-Approved

Before we look at a single house, you need a pre-approval letter from a lender. I'll connect you with trusted local lenders who close on time and don't waste your time. Pre-approval tells us what you can actually buy, and it tells sellers you're serious.

Define What You Want

We'll start with the questions that narrow the search: schools, commute, lot size, construction quality, resale potential. We'll build a real picture of what matters to you before we start touring. This saves time and avoids falling in love with the wrong house.

Tour With Purpose

I have a construction background, so during showings I'm looking at foundations, rooflines, mechanical systems, and red flags that show up in inspections. You'll leave every showing knowing what you'd be getting into.

Make a Smart Offer

I'll pull the comps, read the market, and tell you exactly what the house is worth and what offer makes sense. In competitive situations I know how to structure offers that win without overpaying. In slower markets I'll push for concessions.

Navigate the Inspection

Most deals die or get renegotiated here. My construction background means I understand what inspection findings actually cost to fix and which ones are deal-breakers. I'll help you negotiate repairs or price reductions with real numbers.

Close with Confidence

I stay on top of every deadline, every document, and every party in the transaction: lender, title, seller's agent. You'll know what's happening at every step.

Free Download

Under Contract Worksheet

Once your offer is accepted, things move fast. Print this one-page reference sheet and fill it in by hand. It keeps every date, contact, and deadline in one place.

Buyer FAQ

Common questions before and during the buying process

Start your search

Let's talk about what you're looking for and what the market looks like right now.