How do you determine what my home is worth?

I prepare a Comparative Market Analysis (CMA) using recently sold homes that are similar to yours in size, condition, location, and features. Active listings and expired listings factor in too. They show what buyers are and aren't willing to pay right now. The goal is a price that reflects current market conditions.

Should I make repairs before listing?

It depends on what needs work and what it costs to fix. Some repairs like leaking roofs, non-functioning HVAC, electrical issues, will show up in every buyer's inspection and give them grounds to renegotiate. Others are cosmetic and may not be worth the investment. I'll walk your home before we list and give you a prioritized list: what to fix, what to disclose, and what to leave alone. Every dollar you spend should come back to you at the closing table.

Do I have to disclose known defects?

Yes. Michigan law requires sellers to complete a Seller's Disclosure Statement disclosing known material defects: roof condition, water damage, mechanical systems, structural issues, environmental hazards, and more. Failing to disclose known defects can expose you to legal liability after closing. I'll walk you through the form and make sure it's completed correctly.

What are my closing costs as a seller?

Michigan seller closing costs typically include: Michigan state transfer tax ($3.75 per $500 of sale price), county transfer tax (varies by county; Washtenaw County is $2.10 per $500), title insurance for the buyer, any outstanding liens or prorated property taxes, and real estate agent commission. Total seller-side costs commonly run 6–9% of the sale price, depending on the transaction.

How does the appraisal affect my sale?

If the buyer is using financing, the lender will order an appraisal. If the home appraises below the contracted price, the buyer's lender won't finance the difference. Options include renegotiating the price down to the appraised value, asking the buyer to cover the gap in cash, or canceling the contract. A well-supported asking price backed by real comps reduces appraisal risk significantly.

What's the difference between contingent and pending?

Contingent means you have an accepted offer, but it's subject to conditions, typically inspection, financing, or the buyer selling their current home. Pending means those contingencies have been cleared and the transaction is moving toward closing. Both statuses mean the home is off the market for active showings, though contingent homes sometimes continue accepting backup offers.

Can I sell my home if I still have a mortgage?

Yes. At closing, your outstanding mortgage balance is paid off from the sale proceeds before you receive your net equity. As long as your sale price covers the payoff amount and closing costs, you're clear. I'll run your net proceeds before we list.

What should I do if I receive an offer below asking price?

Don't dismiss it outright. Asking price is where negotiation starts. I'll review every term: price, contingencies, closing timeline, what the buyer is asking for in concessions, and help you decide whether to counter, accept, or decline. Sometimes a lower offer with fewer contingencies or a faster close is worth more than a higher offer with complications.

How long does it take to sell a home in SE Michigan?

Across my 12 markets, listings spent a median of 28 to 53 days on market in September 2026, per Realtor.com. Dexter, Chelsea, and Canton moved fastest. The biggest variables are list price accuracy, condition, and season. Spring is the strongest selling window across the region.

What is the best time of year to sell a home in Michigan?

Late March through June is the strongest window for selling in Michigan. Buyer activity peaks in spring, school-year calendars drive family timelines, and homes photograph better with greenery and natural light. Fall can also be strong, but winter listings tend to see less competition from buyers. If you need to sell in winter, pricing and condition have to be sharp.

When should I reduce my listing price?

If a home has been on the market for 3-4 weeks with strong showings but no offers, the feedback is about price. If showings are low, the problem is price and marketing. A price reduction is most effective in the first 30 days. The longer a home sits, the more buyers assume something is wrong. I would rather price right from day one than chase the market down.

How do I sell my home fast in SE Michigan?

The fastest sales come from three things: accurate pricing from day one, strong professional photography and marketing, and a home that shows clean and well-maintained. Overpricing is the single biggest cause of a slow sale. I will tell you what the market actually supports, because that is what gets homes sold.

How is selling vacant land different from selling a house?

Land has a much smaller buyer pool and fewer direct comps, so pricing takes more judgment: soil quality, road access, utilities, and zoning all move value in ways square footage doesn't capture on a house. Marketing leans more on plat maps, survey details, and use cases (buildable, recreational, agricultural) than on staged photos. Land also tends to sit longer than a house, so realistic pricing from day one matters even more.

For Sellers

Screen Appeal Is the
New Curb Appeal

Noah Higa

Howard Hanna Real Estate · SE Michigan

Free Resource

Get the Seller's Guide

A 14-page walkthrough of the full selling process: pricing strategy, the marketing plan, how commission works, and an estimated net sheet at three price points.

✓ Pricing strategy & CMA explained
✓ Full marketing plan breakdown
✓ How commission works and what it pays for
✓ Estimated net sheet at 3 price points
✓ Inspection & negotiation from seller's side

Why Work With Me

How I work with sellers

Finance Background

I pull the comps, study the trend lines, and give you a number backed by data. I'll also walk you through your net proceeds at different price points before we list. If the market shifts while you're listed, I'll tell you what it means and what to do about it.

Construction Knowledge

Before we list, I can walk your home the way a buyer's inspector will. I'll tell you what's likely to come up on an inspection report, what's worth fixing, what to disclose, and what to leave alone. Not every issue needs to be addressed before you list, but the ones that can kill a deal or hand a buyer a negotiating lever need to be on your radar early.

Honest Advice

If your home needs work before it's ready to list, I'll say so. If the price you have in mind isn't supported by the market, I'll show you why. If an offer looks strong on the headline number but has terms that expose you to real risk, I'll walk you through it.

Your Side of the Table

When offers come in, I read every term: price, contingencies, financing type, closing timeline, what the buyer is asking for in concessions, and whether the earnest money signals real commitment. I'll tell you when to counter, when to hold, and when an offer that looks good on paper has risk underneath it.

From a recent seller

"Noah could not have been better. Other realtors showed us comparables and took notes. Noah had comparables as well, but he also had a biography, recommendations, checklists and time frames for moving, things we could do to help sell, sales he had done, a list of Howard Hanna team members who would be involved, various price points, etc. In other words, he came prepared to sell the house, so picking him was an easy (and excellent) decision. We would recommend him with no reservations."

Peggy

Home Seller

The Selling Process

What working with me looks like from first call to closing

Price It Right From Day One

Overpricing is the most expensive mistake a seller makes. I'll pull the data, analyze the comps, and give you a number designed to draw competing offers. A well-priced home sells faster and for more money.

Prepare for the Market

Before we list, I'll walk the property and tell you exactly what to fix, what to stage, and what to leave alone. I'm not going to recommend a $20,000 renovation that adds $15,000 in value.

Professional Photography & Digital Presentation

Most buyers decide whether to schedule a showing before they ever set foot in a neighborhood, based entirely on photos and how your listing looks on a screen. I invest in professional photography on every listing because it directly drives showing volume and final sale price.

Maximum Market Exposure

Your listing goes on the MLS, Zillow, Realtor.com, Redfin, and every major platform the moment it goes live. I use Howard Hanna's network, targeted digital ads, and my own channels to reach qualified buyers.

Negotiate from Strength

When offers come in, I'll walk you through every term: price, contingencies, closing timeline, concessions. I know how to read an offer and how to counter. Sometimes the best deal is not the highest price.

Close Without Surprises

Transactions fall apart between contract and closing more often than most people realize. I stay on top of every deadline, every condition, and every party in the deal to make sure it closes on time and on the terms we agreed to.

What's Your Home Worth?

Get an instant estimate based on recent sales in your neighborhood. A good starting point; then let's talk about what the market actually looks like right now.

Seller FAQ

Common questions before and during the selling process

Thinking about selling?

Let's start with a free consultation. I'll tell you what your home is worth and what it will take to sell it.

Screen Appeal Is theNew Curb Appeal