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Home Value Estimator: What Your Home Could Sell For

Posted on by Hanna Cena

Whether you’re thinking about selling, refinancing, or just curious, knowing your home’s value is a powerful tool. That’s where a home value estimator comes in—it gives you a ballpark figure of what your property is worth in today’s market.

But how accurate are these estimators? And what should you do with that number once you have it?

Let’s break it down for Michigan homeowners in plain, helpful terms.

What Is a Home Value Estimator?

A home value estimator is an online tool that gives you a quick estimate of what your house might sell for in the current market. It’s designed to help homeowners get a general idea of their property’s worth—without needing to talk to a realtor or appraiser right away.

These tools pull data from public records, recent sales in your neighborhood, local property trends, and information about your home’s features, such as:

  • Total square footage
  • Number of bedrooms and bathrooms
  • Lot size and ZIP code
  • Recent comparable home sales (also known as “comps”)

Many popular websites like Zillow, Redfin, and Realtor.com offer these estimators for free. All you need to do is enter your address.

They’re helpful for:

  • Planning to sell your house
  • Considering a refinance
  • Tracking your equity growth over time
  • Making smart financial decisions about home improvements

However, it’s important to remember that these are just estimates—they don’t walk through your home or consider things like renovations, needed repairs, or unique location factors. That’s where local expertise still matters.

a couple having a conversation with a realtor

How Accurate Are Online Home Value Tools?

Online home value estimators are a helpful starting point—but they aren’t always spot-on. In fact, their accuracy can vary widely depending on where you live, how updated your home is, and what kind of data is available for your area.

Most online estimators use algorithms that pull public records, recent sales, tax assessments, and general neighborhood trends. They’re great for giving a ballpark figure, but they don’t consider the details that make your home unique.

For example:

  • They can’t see if you’ve updated your kitchen or replaced the roof last year.
  • They don’t know if the house next door sold in a divorce and went for below market value.
  • They won’t factor in whether your home is spotless and staged—or needs major repairs.

In places like West Michigan, where homes vary in age and condition—especially in cities like Grand Rapids, Kentwood, or Holland—these tools can easily be off by $10,000 to $30,000 or more.

Some tools will even show different values for the same home, depending on where you check.

So while a home value estimator is a great first step, don’t rely on it alone—especially if you’re seriously considering selling. A local professional who understands the real estate market in Kent, Ottawa, or Ionia County can give you a far more accurate picture of what your home is worth right now.

Local Insight: Why Home Values in West Michigan Are on the Rise

If you’re a homeowner in Kent, Ottawa, or Ionia County, you’ve likely seen prices rise over the past few years. Homes in East Grand Rapids, Zeeland, and Hudsonville are in high demand, and even smaller towns like Sparta and Belding have seen property values increase.

Low inventory, growing demand, and steady interest in Michigan living have pushed prices upward—even for older homes or those needing updates.

That means your property might be worth more than you think.

What to Do After Using a Home Value Estimator

So, you plugged your address into an online estimator and got a number—now what? A home value estimator gives you a helpful starting point, but it’s what you do next that really matters, especially if you’re thinking about selling in the near future.

Here’s how to move forward with confidence:

1. Compare Estimates From Multiple Sources

Don’t rely on just one site. Tools like Zillow, Redfin, and Realtor.com all use different algorithms, so it’s smart to gather 2–3 estimates and look for patterns in the numbers. This will give you a broader sense of your home’s value range.

If one estimate is dramatically higher or lower than the rest, it might be outdated or based on inaccurate public records.

2. Walk Through Your Home With a Buyer’s Eye

Now that you’ve got a ballpark figure, take a look at your home from an outsider’s perspective:

  • Are there repairs or updates you’ve been putting off?
  • Are there standout features like a finished basement or large backyard?
  • Would you buy this home today at the estimated price?

Online tools don’t know what shape your home is actually in—so this step helps you bridge the gap between the estimate and reality.

You can also learn more by visiting this blog Can I Sell A House that Needs Repairs? 

3. Check the Local Market

Research what other homes are selling for in your neighborhood. If you’re in Grand Rapids, Lowell, or Holland, check recent listings or talk to neighbors. Are homes selling quickly? Are prices going up or holding steady?

Even a hot estimate can mean little if there’s no buyer activity in your zip code. This is where local market knowledge makes a big difference.

4. Talk to a Local Expert

Once you’ve done your homework, it’s time to get a professional opinion. Reach out to someone who understands West Michigan’s housing market—not just national averages. This could be a real estate agent, appraiser, or a local buyer like Hometown Development.

We know the neighborhoods, trends, and buyer preferences in places like Kentwood, Zeeland, and Comstock Park—so we can give you a fair, accurate evaluation based on today’s local conditions.

5. Decide on Your Selling Strategy

Now that you have a clearer idea of your home’s value, you can explore your options:

  • List on the open market if your home is in great shape and you have time to wait for top dollar.
  • Sell as-is if you want to skip the hassle of repairs and showings.
  • Request a cash offer if you’re looking for speed, convenience, and no hidden fees.

Thinking About Selling? We Can Help.

At Hometown Development, we offer free, no-pressure home evaluations that go beyond online estimators. We’re local to West Michigan and understand the true value of homes—especially ones that need work.

No repairs, no agent fees, no guesswork. Just real answers.

Why Homeowners Trust Hometown Development

Whether you’re just curious about your home’s value or ready to sell, we’re here to help you make an informed decision.

Final Thoughts: Use a Home Value Estimator, But Don’t Stop There

Online estimators are a great place to start—but they’re just a piece of the puzzle. To get a full picture of what your home is really worth in today’s Michigan market, talk to someone who understands your neighborhood, your home’s condition, and your goals.

Get Your Home’s True Value—Without the Guessing

Curious what your West Michigan home is worth?
Contact Hometown Development today for a free, no-obligation home evaluation—and let us give you the real numbers that matter.

How to Sell Inherited Property in Michigan (Without the Overwhelm)

Posted on by Hanna Cena

Inheriting a house can feel like a blessing—and a burden. Whether it’s your childhood home or a property you’ve never seen, figuring out how to sell inherited property can be emotionally draining and legally confusing.

But don’t worry. You’re not alone, and the process doesn’t have to be overwhelming. Let’s walk through the steps in plain English—plus give you local insights if you’re selling in West Michigan.

Step 1: Understand the Legal Process (Probate or Nonprobate?)

Before you can sell an inherited house, you need to know if it must go through probate. Probate is the legal process of transferring ownership of a deceased person’s assets. If you’re unfamiliar with how probate works in Michigan, the Michigan Courts’ guide to probate offers a helpful overview.

There are two main scenarios:

  • If the property was in a trust or had a joint owner: You may be able to skip probate and transfer ownership more quickly.
  • If the property was solely in the deceased person’s name: Probate will likely be required before the home can be sold.

🔍 Tip: In Michigan, simplified probate may apply if the estate is small. A probate attorney or your local court can help determine what’s required.

Step 2: Transfer Ownership Into Your Name

Before you list or sell the house, ownership must be legally transferred to you or the rightful heirs.

This means:

  • Filing the will with probate court (if required)
  • Getting legal documentation that proves you have the authority to sell
  • Updating the deed with your name or your name as executor

Until that paperwork is done, no one can legally sell the property—even if the keys are in your hand.

Step 3: Decide What to Do With the Property

Once you legally own the house, you have options:

✅ Keep It

You can move in, rent it out, or fix it up later.

✅ Sell It As-Is

No need to make repairs. Selling the property as-is can save time and stress—especially if you’re juggling grief, legal steps, or long-distance logistics.

✅ Fix It Up and List It

Some heirs choose to repair and stage the home for the traditional market. This can lead to a higher sale price, but also costs time, energy, and money.

If the home is in Grand Rapids, Kentwood, or Holland, and in decent condition, fixing it might bring you a better offer—but it’s not always necessary.

a couple signing papers with a realtor

Step 4: Understand the Tax Implications

Good news: In most cases, you won’t owe taxes on the full value of the home.

When you inherit property, the IRS gives it a stepped-up basis, which means the value of the home is adjusted to its fair market value at the time of the original owner’s death.

So, if you sell the home shortly after inheriting it, you likely won’t owe much in capital gains tax.

✅ Still, it’s smart to talk to a local tax advisor to be sure—especially if the home is sold months or years later.

Step 5: Prepare the Property for Sale (Without Overdoing It)

If you’re selling inherited property as-is, here’s how to make it marketable without stress:

  • Remove personal belongings or valuables
  • Clean up any trash or clutter
  • Fix anything that poses safety risks (optional)
  • Take photos or ask for a walkthrough if you’re not local

💡 If you’re overwhelmed, working with a local cash buyer like Hometown Development means you can skip this step altogether—we handle cleanouts, repairs, and paperwork.

Step 6: Choose How You Want to Sell

Traditional Listing

This route takes longer but may bring in top dollar. Be ready for showings, inspections, and buyer negotiations.

Cash Buyer or Real Estate Investor

Want to sell fast and skip repairs, fees, and commissions? A cash buyer will make you a fair offer and close on your timeline.

Step 7: Communicate with Co-Heirs (If Applicable)

If you inherited the property with siblings or other family members, open and honest communication is key.
Discuss these questions early:

  • Will everyone agree to sell?
  • How will the profits be divided?
  • Who will handle the paperwork or contact buyers?

Disagreements can delay the sale or create tension. If things get complicated, you may want to bring in a probate attorney or mediator to help reach a fair resolution.
Selling to a local, professional buyer can also simplify things—especially when multiple heirs are involved.

Step 8: Avoid Common Mistakes That Cost Time and Money

Inherited property sales come with emotional and legal pressure. To avoid unnecessary stress, try not to:

  • Delay paperwork or probate steps
  • Overspend on repairs that won’t increase the sale price
  • Wait too long to act (vacant homes can create insurance or code issues)

Instead, focus on clarity and momentum. The sooner you understand your options and make a plan, the sooner you can move forward.

If you’re unsure what to fix—or whether to fix anything at all—Hometown Development can evaluate the home and make a no-obligation offer, helping you skip the guesswork entirely.
Also visit our blog Top Things You Should not Fix Before Selling Your House

Local Insight: Inherited Homes in West Michigan

If you’ve inherited a home in West Michigan, you’re not alone. Many properties passed down in this region were built decades ago—often by parents or grandparents who lived in the same home for generations. 

While these homes hold sentimental value, they also come with challenges, especially when it comes to maintenance and market readiness.

In cities like Grand Rapids, Wyoming, Kentwood, and Holland, older homes are commonly inherited and often need repairs, updates, or full cleanouts. 

Some still have the original furnace or outdated electrical systems. Others may be sitting vacant, which can raise concerns about insurance, security, or property taxes.

But here’s the good news—these homes are still valuable. West Michigan’s real estate market has remained strong, with steady demand and rising home values. 

Even if a property is outdated or hasn’t been touched in years, there’s a growing number of buyers (especially investors and first-time homeowners) looking for affordable options with character and potential.

If the thought of managing repairs, inspections, or agent commissions feels overwhelming, you can skip all of that by selling the property as-is. Companies like Hometown Development specialize in buying inherited homes quickly and respectfully—no updates or showings required. 

Whether the home is in Comstock Park, Zeeland, Lowell, or a rural area of Ionia County, you still have options to sell fast and move forward with peace of mind.

Final Thoughts: Selling an Inherited Property Doesn’t Have to Be Complicated

Grieving a loved one and dealing with legal steps is hard enough. Selling the property shouldn’t add more stress to your life.

Whether you want to sell fast, sell as-is, or just need guidance on your options, Hometown Development is here to help. We’ll walk you through every step with compassion and clarity—no pressure, no commissions, no surprises.

Ready to Sell an Inherited Property in Michigan?

Let’s make it simple. Contact Hometown Development for a fair, fast offer—backed by local experts who care.

When Is the Best Time to Sell a House in Michigan?

Posted on by Hanna Cena

Timing is everything—especially when it comes to selling your home. Whether you’re upgrading, downsizing, or moving out of state, knowing the best time to sell a house can help you get top dollar and close quickly.

Let’s break it down in a way that’s easy to understand, especially for Michigan homeowners.

Why Timing Matters When Selling a Home

Real estate markets go through natural ups and downs. Listing your home at the right time can:

  • Attract more buyers
  • Increase your chances of multiple offers
  • Help you sell faster
  • Net you more profit

But what works in one state or city might not apply everywhere. That’s why Michigan homeowners—especially those in Grand Rapids, Kentwood, Wyoming, and Holland—need to understand local market patterns.

The Best Time to Sell a House (National Trends)

If you’ve ever searched “When should I sell my home?” you’ve probably seen a common answer: spring and summer. And there’s a good reason for that.

Why Spring and Summer Are Hot Selling Seasons

Across the United States, March through June are considered the best months to list your home. Here’s why:

Spring (March–May):

This season kicks off the real estate year. Buyers are motivated, and homes start flying off the market. Spring weather makes it easier for people to attend open houses, and homes naturally look more appealing—lawns are green, flowers are blooming, and sunlight boosts curb appeal.

  • Increased Buyer Demand: More buyers start house-hunting as winter ends.
  • Better Listing Photos: Natural light and fresh landscapes make for standout images.
  • Emotional Buying: Buyers are excited for change after winter—leading to quicker decisions.

Summer (June–August):

Summer remains strong, especially in early months like June. Families try to move before the new school year begins, and buyers have more flexibility with vacation time.

  • More Buyer Flexibility: People can attend showings during long daylight hours.
  • School Year Deadline: Many families want to settle before classes start.
  • Quick Closings: With vacation time available, buyers and sellers can close quickly.

However, competition may increase as more homes hit the market, especially in July and August. By the end of summer, buyer urgency sometimes slows.

National Data at a Glance:

According to multiple national real estate studies (including Zillow and Realtor.com), homes listed in mid to late spring:

  • Sell faster
  • Receive more offers
  • Sell for more money

For example, homes listed in May can sell for as much as 10% more than those listed in December or January, depending on the region.

Important Reminder:

These trends are based on national averages. What works in California or Florida may not apply to Michigan, where seasonal shifts and weather patterns play a major role.

That’s why it’s critical to consider local market conditions, especially if you’re in areas like Kent County, Ottawa County, or Ionia County.

sale pending signage in front of a house

Best Time to Sell a House in Michigan

While national trends are helpful, Michigan’s unique weather and buyer behavior also play a role.

🧤 Winter (December–February):

Not ideal. Snow, ice, and freezing temperatures can discourage buyers from scheduling showings or attending open houses. If you sell in winter, you may need to accept a lower price or wait longer for the right buyer.

Spring (March–May):

Excellent time to sell. The snow has melted, curb appeal improves, and buyer activity rises. This is when the market picks up steam in places like East Grand Rapids, Lowell, and Hudsonville.

Summer (June–August):

Still strong. Many buyers are actively searching and moving before fall. However, by late summer, competition increases as more homes hit the market.

Fall (September–November):

A decent time to sell, especially early fall. The weather is still pleasant, but urgency begins to drop as the holidays approach.

What If You Need to Sell Anytime?

Let’s be real—not everyone can wait for spring flowers or sunny summer weekends to list their home.

Life happens. And sometimes, you need to sell your house fast, no matter the season.

Whether it’s a personal emergency, a financial shift, or simply the right moment for your family, waiting for the “ideal” time may not be realistic—or necessary.

Common Reasons Homeowners Sell Outside Peak Seasons:

Job Relocation
 Got a new opportunity in a different city or state? You might have just weeks to move, which means waiting for spring isn’t an option.

Divorce or Separation
 Sometimes, the end of a relationship means it’s time to sell and move on. Selling during winter or fall may be emotionally tough, but it can be part of a fresh start.

Financial Stress
 Behind on mortgage payments or facing foreclosure? Selling your home quickly can help you avoid deeper debt or credit damage.

Inheritance or Downsizing
 If you’ve inherited a house you don’t plan to keep—or your family has outgrown the space—it may be the right time to sell, regardless of what the market says.

Why the “Right Time” Is Also the Time That Works for You

While timing can influence your sale price, your personal goals and situation should come first. A home sitting on the market for months while you wait for the “perfect month” can be more stressful—and expensive—than selling now and moving forward.

At the end of the day, the best time to sell a house is when:

  • You’re ready
  • The home is marketable (even “as-is”)
  • You’ve got a solid strategy—or a reliable buyer

Hometown Development Buys Homes Year-Round

If you’re worried about timing, repairs, or waiting for the right buyer, Hometown Development can step in.

We buy homes in any condition, during any season, across Kent, Ottawa, and Ionia counties—as well as nearby areas like Barry, Muskegon, and Allegan.

You won’t have to:

  • Clean or stage your home
  • Wait for buyer financing
  • Deal with inspections or agent fees

Instead, you get a fair cash offer, on your schedule, with a quick closing that gives you peace of mind.

Tips to Maximize Your Sale Anytime of Year

Here’s how you can get the best results no matter when you list:

✅ Boost curb appeal — even in winter, a clean driveway and fresh lights help
✅ Price your home competitively for the current market
✅ Highlight key upgrades or updates in your listing
✅ Work with professionals who understand your local market

market trends chart

Local Insight: Market Trends in West Michigan

Understanding the local real estate landscape is crucial when determining the best time to sell your house. Here’s a snapshot of the current market trends in West Michigan:

📈 Increased Inventory and Buyer Activity

From Q2 2023 to Q2 2024, West Michigan experienced a 17% increase in home inventory and a 13% rise in new homes on the market within the last 30 days. This uptick provides sellers with more opportunities to showcase their properties to a growing pool of buyers.

Source: Greenridge Realty Market Update

🏡 Steady Home Prices and Quick Sales

As of April 2024, the median home price in West Michigan stood at $339,000, with homes typically selling after just 25 days on the market, compared to 29 days the previous year. This indicates a robust market where well-priced homes are moving swiftly.

Source: Greenridge Realty Market Update

🔍 Grand Rapids: A Seller’s Market

In Grand Rapids, the housing market remains competitive. As of April 2025, the median home price was $310,440, marking a 3.4% increase from the previous year. Homes are selling quickly, often within 21 days, and many receive multiple offers.

Source: Rocket Homes Grand Rapids Market Report

🏘️ Opportunities in Surrounding Areas

Cities like Wyoming, Kentwood, and Holland are also experiencing active markets, with steady demand and favorable conditions for sellers. These areas offer diverse opportunities for homeowners looking to capitalize on the current market dynamics.

Considering Selling Your Home?

If you’re contemplating selling your house in West Michigan, now is an opportune time. The combination of increased inventory, steady home prices, and quick sales creates a favorable environment for sellers.

Final Thoughts: So, When Is the Best Time to Sell a House?

While spring and summer offer the best odds for a quick and profitable sale, your personal situation matters most. The right time to sell is when you’re ready—and when you have the right partner to guide you.

🚪 Ready to Sell Without the Stress?

At Hometown Development, we make it simple.
We buy homes across West Michigan in any condition—no agents, no repairs, and no waiting.

👉 Contact us today for a no-obligation offer and expert advice tailored to your timeline.

What Are the Tax Implications of Selling a House?

Posted on by Hanna Cena

Selling your home is a big step—and the profit you make can feel like a fresh start. But before you celebrate, it’s important to understand the tax implications of selling a house. While many sellers in Michigan walk away without a tax bill, others may be surprised by capital gains taxes or other reporting requirements. So how do you know what applies to you?

Let’s break it down into simple terms.

Do You Always Have to Pay Taxes When You Sell a House?

Not always—and that’s good news for most homeowners in Michigan.

The IRS offers what’s called the “primary residence exclusion”, which allows you to exclude a large portion of the profit (called capital gains) when you sell your main home. To qualify, you must meet two main criteria:

✅ Ownership Test:

You must have owned the home for at least two years out of the last five years before the sale.

✅ Use Test:

You must have lived in the home as your primary residence for at least two of the last five years.

The two years don’t have to be consecutive. So if you lived in the home for one year, rented it out for two, then lived in it again for another year—you may still qualify.

Exclusion Amounts:

  • Single filers can exclude up to $250,000 in profit.
  • Married couples filing jointly can exclude up to $500,000.

These exclusions apply per sale, not lifetime. That means if you meet the qualifications again in the future, you could claim the exclusion again.

Real-Life Example:

Imagine you bought a home in Wyoming, MI for $180,000 five years ago. Now, you’re selling it for $400,000. That’s a $220,000 profit. If you’re married and meet the 2-out-of-5-year rule, you won’t pay a cent in federal capital gains tax on that profit.

hand of a woman writing in a desk with papers and a laptop

When Do You Have to Pay Taxes?

Even though many homeowners qualify for the exclusion, not everyone does. Here are the most common reasons why you might have to pay capital gains tax when selling your home:

❌ You Didn’t Meet the Residency or Ownership Rules

If you’ve only lived in the home for one year and then decided to sell, you won’t qualify for the full exclusion. In this case, you may have to pay taxes on the entire profit from the sale—or at least a portion of it.

🔍 Partial Exclusion Tip:
 If you sold the home early due to job relocation, health issues, or unforeseen circumstances, the IRS might allow a partial exclusion. For example, you could exclude $125,000 of gains instead of the full $250,000.

🏠 The Home Was an Investment or Rental Property

Selling a rental property, vacation home, or house-flip is treated differently. These are not considered primary residences, so the IRS does not allow you to use the exclusion.

In these cases, the profit is considered a capital gain, and it’s taxed at either:

  • Short-term capital gains rates (if held for less than 1 year — taxed as regular income), or
  • Long-term capital gains rates (usually 0%, 15%, or 20%, depending on your income)

This is important for homeowners in cities like Grand Rapids or Holland, where investment properties are common.

💰 Your Profit Exceeds the Exclusion Limit

Let’s say you bought a home in East Grand Rapids for $300,000 and recently sold it for $900,000. That’s a $600,000 gain. If you’re married filing jointly, you can exclude $500,000, but the remaining $100,000 may be subject to capital gains tax.

While this scenario may seem rare, it’s becoming more common in fast-growing West Michigan markets where property values have skyrocketed.

What About State Taxes in Michigan?

You might breathe a sigh of relief knowing that Michigan doesn’t have a separate capital gains tax. But that doesn’t mean you’re completely off the hook.

Here’s How It Works:

While Michigan doesn’t charge capital gains tax the way some states do, any profit you make from selling your house is considered part of your income for the year. That means it gets taxed under the state’s flat income tax rate, which is currently around 4.25% (as of 2025).

So, even if you manage to avoid paying federal capital gains tax thanks to the IRS exclusion, you might still owe something to the State of Michigan—especially if:

  • You didn’t live in the home long enough to qualify for the federal exclusion
  • You sold an investment or rental property
  • Your gain exceeds the $250,000/$500,000 exemption threshold

📌 For reference, you can view Michigan’s income tax guidelines directly from the Michigan Department of Treasury website.

Example Scenario:

Let’s say you sold a home in Kentwood, MI, and made a $100,000 profit.

  • If this home wasn’t your primary residence—or you didn’t meet the 2-out-of-5-year rule—you may owe federal capital gains tax on that amount.
  • On top of that, Michigan will also treat that $100,000 as ordinary income, and you’ll pay 4.25%, which comes out to $4,250 in state taxes.

This applies to residents across the state, whether you’re in Hudsonville, Sparta, or Comstock Park.

The Good News for Michigan Sellers:

If you do qualify for the federal exclusion, that gain is excluded from both federal and state tax calculations. So, in many cases, you won’t owe anything on the sale of your home—if you meet all the criteria.

Still, tax laws can be tricky, and it’s always a good idea to consult a tax professional, especially if you’ve:

  • Sold a home after a divorce
  • Inherited a property
  • Used the home for both personal and rental purposes

Are There Tax Deductions You Can Take?

Yes! Here are some things you may be able to deduct to reduce your taxable gain:

  • Home improvement costs (with proper documentation)
  • Real estate agent commissions
  • Title fees and legal costs
  • Closing costs

Just keep detailed records and consult a tax advisor.

Special Situations to Consider

Selling After a Divorce

If you owned the home jointly before the divorce, you may still be able to claim the $500,000 exclusion—if you meet the ownership and residency rules.

Inheriting a House

If you inherited a home in Michigan and sold it, your tax bill is based on the home’s value at the time of inheritance, not what the original owner paid.

Selling a Home During a Job Relocation

You might qualify for a partial exclusion if you had to move for work and didn’t meet the full 2-year rule.

Local Insight: How This Affects Sellers in West Michigan

In Kent County, Ottawa County, and surrounding areas, the real estate market has been on the rise. If you’ve owned your home for several years in cities like Wyoming, Holland, or Lowell, you could be sitting on significant equity.

While that’s great news, it also increases the chances of hitting the capital gains exclusion limit—especially for couples selling higher-priced homes in East Grand Rapids or Grand Haven.

At Hometown Development, we understand how local tax laws and rising home values can impact your selling process. Whether you’re in Comstock Park, Zeeland, or Hudsonville, we’re here to walk you through your options.

Final Thoughts: Don’t Let Taxes Catch You Off Guard

The tax implications of selling a house don’t have to be scary—especially when you understand the basics. The key is knowing your eligibility, keeping good records, and asking the right questions ahead of time.

If you’re planning to sell your home and want to avoid the hassle of figuring it all out alone, Hometown Development is here to help. We buy homes in Kent, Ottawa, and Ionia Counties, as well as nearby cities throughout West Michigan. We’ll make a fair cash offer, help you skip the repairs, and walk you through the process—including any tax concerns.

📞 Ready to Sell? Let’s Talk.

Reach out to Hometown Development today for a no-pressure consultation. We’ll help you sell your home fast—without hidden fees or surprises at tax time.

Should I Sell or Rent My House? A Realistic Guide for Homeowners

Posted on by Hanna Cena

If you’re asking yourself, “Should I sell or rent my house?”—you’re not alone. Many homeowners face this exact decision when relocating, upgrading, or navigating a life change like divorce or inheritance. And let’s be honest, it’s not always a simple yes or no.

In this guide, we’ll walk you through the key questions to ask, financial comparisons, and real-world pros and cons of both options so you can make the best decision based on your goals, timing, and local market.

1. What’s Your Immediate Financial Need?

Your financial situation plays a huge role in deciding whether to sell or rent your house. Start by asking yourself: do I need money now, or can I wait to build long-term equity?

If you’re moving and need quick access to cash—whether it’s to buy a new home, pay off debt, or cover a family emergency—selling is likely your best option. A home sale can give you a large lump sum that’s available right away. This is especially helpful if you’ve built up equity over the years and the home is in a high-demand area.

On the other hand, if you’re financially stable and don’t need to cash out immediately, renting could give you passive income month after month. For homeowners with low mortgage rates or paid-off properties, renting can be a smart long-term wealth-building strategy.

Keep in mind, becoming a landlord comes with responsibilities. Even if renting looks profitable on paper, unexpected maintenance or vacancy issues can eat into your income quickly.

If you’re unsure, try running a side-by-side comparison. Tools like NerdWallet’s rent vs. sell calculator can help you visualize which option brings the most value based on your goals.

2. Can You Be a Landlord?

Renting a home is a business. That means dealing with:

  • Tenants and lease agreements
  • Property maintenance and emergency repairs
  • Rent collection and possible late payments
  • Insurance and taxes

If you’re moving out of town or simply don’t have the bandwidth to manage the property—or pay a property manager—selling might save you stress and time.

3. Is the Market Right for Selling?

Timing matters when it comes to selling your house. If you’re in a strong seller’s market—where demand outweighs supply—you could walk away with a great return. In places like Grand Rapids, Holland, Muskegon, and Wyoming, we’ve seen consistent price growth and multiple-offer situations, which can work in your favor as a seller.

Pay attention to:

  • Current inventory levels in your area
  • Average days on market
  • Recent sales of similar homes (comparables)
  • Mortgage interest rates

If homes are selling quickly and for top dollar, it may be smart to take advantage of the momentum and cash out. This is especially true if you need the proceeds to purchase your next home or pay off debt.

However, if the market is shifting or slowing down, holding on and renting might be a better option. Rental demand often remains steady—even when home sales cool—so leasing your property could help cover your mortgage until the market improves.

Local real estate professionals or websites like Realtor.com Market Trends can help you assess how hot (or cool) your area is right now.

a man talking on his cellphone and a woman looking at her laptop

4. Will the Home Cash Flow as a Rental?

Before renting out your house, it’s crucial to determine whether the rental income will actually cover your costs—and ideally, generate profit. This is where calculating your cash flow comes into play.

Here’s what you’ll need to consider:

  • Average rent in your neighborhood for similar properties
  • Monthly mortgage payment (including principal and interest)
  • Property taxes and homeowner’s insurance
  • Routine maintenance and repairs
  • Vacancy allowance (periods when the property may sit empty)
  • Property management fees (if you plan to hire help)

Once you’ve added up those expenses, subtract them from the potential rental income. If the result is positive, the property will cash flow. If not, you may end up paying out of pocket to keep it afloat.

In areas like Kent County, Ottawa County, and nearby cities such as Jenison and Hudsonville, rental rates can vary depending on demand, neighborhood appeal, and the condition of the home. Newer or well-maintained properties in high-demand school districts typically rent for more.

If you’re unsure how your numbers stack up, you can use free tools like the BiggerPockets Rental Property Calculator to run scenarios and project long-term profit or loss.

Renting can be a solid wealth-building move—but only if the math works in your favor.

5. What Are the Tax Implications?

Before making a decision to sell or rent your house, it’s important to consider the tax consequences that come with each option.

Selling:

If the home has been your primary residence for at least two of the past five years, you may qualify for a capital gains tax exclusion. This allows you to exclude up to $250,000 of the profit from taxes (or $500,000 if you’re married and filing jointly).

That means if you sell your home and make a profit, you might not owe any capital gains tax—as long as you meet the ownership and residency requirements. This can be a major financial advantage.

Renting:

If you convert your home into a rental property and hold it for several years, you could lose the capital gains exclusion. Rental income will also be taxable, although you may be able to deduct certain expenses like maintenance, property taxes, and depreciation.

While renting can create long-term financial gain, it’s important to understand that the longer you wait to sell, the more complex your tax situation may become.

Before making a final decision, it’s wise to consult a qualified tax professional. You can also read more in the IRS guidelines on real estate taxes, which outline both capital gains exclusions and rental income rules.

Understanding the tax implications now can help you avoid surprises later.

6. Emotional Considerations Matter Too

Some homeowners have deep emotional ties to a property. Maybe it’s the home you grew up in, or where you raised your kids.

If parting with the house feels too soon, renting it for a few years could help ease the transition.

Just be mindful: tenants won’t treat the property like you did. You’ll need to emotionally prepare for wear and tear.

7. What’s the Long-Term Plan?

Ask yourself:

  • Do you plan to return to the area in a few years?
  • Do you want to build a rental portfolio?
  • Do you need the proceeds from this home to buy your next one?

If you’re unsure or your goals lean toward simplicity, selling may give you the clean slate you’re looking for.

If your financial and life plan supports holding onto real estate, renting could be a great wealth-building tool.

Final Thoughts: Should You Sell or Rent Your House?

There’s no one-size-fits-all answer to this question. The best decision depends on your financial goals, emotional readiness, local housing market, and ability to manage a rental.

Here in West Michigan, markets like Grand Rapids, Kentwood, Muskegon, Belding, and Jenison all offer unique opportunities—and we’ve worked with homeowners in every one of them.

If you’re leaning toward selling and want a fast, no-hassle option, Hometown Development can help. We offer fair cash offers and local market insight to help you move forward with confidence.

👉 Request your free cash offer today

Should You Short Sell Your House? Here’s How

Posted on by Hanna Cena

If you’re facing financial hardship or behind on mortgage payments, you might be wondering whether a short sale is an option. The idea to short sell a house can sound complicated, but it’s simply a way to avoid foreclosure and move forward with less damage to your credit.

In this guide, we’ll break it down in plain terms—no jargon, just helpful steps and honest pros and cons.

1. What Does It Mean to Short Sell a House?

To short sell a house means selling it for less than the amount you still owe on the mortgage. The lender agrees to accept the lower sale price to avoid the costly process of foreclosure.

For example, if you owe $200,000 on your mortgage but can only sell your home for $170,000, the lender may approve that sale to recover as much as possible. The remaining balance is either forgiven or collected later—depending on state laws and the lender’s policies.

2. When Is a Short Sale a Good Option?

A short sale is often the best path forward when you’re stuck in a financial bind and can no longer keep up with mortgage payments. Here are some common situations where it makes sense to short sell a house:

  • You’re behind on your mortgage payments. If you’ve missed multiple payments and can’t catch up, a short sale can prevent foreclosure.
  • Your home is worth less than you owe. This is often called being “underwater” on your mortgage, and it makes selling through traditional means difficult.
  • You’re facing foreclosure. A short sale allows you to avoid the lengthy and damaging foreclosure process, which stays on your credit report for up to seven years.
  • You’ve experienced a major life hardship. Events like job loss, divorce, death in the family, or unexpected medical bills can all qualify as valid reasons to request a short sale from your lender.

Short sales are not for everyone, but they are often viewed as a last-resort solution that helps homeowners exit a tough situation with less long-term damage. Unlike foreclosure, you maintain more control over the process and can start rebuilding your financial health sooner.

an image of a couple talking to a realtor

3. How the Short Sale Process Works

Here’s what the process generally looks like:

Step 1: Prove Financial Hardship

Your lender will require documentation showing why you can’t continue making payments—such as job loss, divorce, or medical emergencies.

Step 2: Get a Real Estate Agent or Cash Buyer

You’ll want someone experienced in short sales. Some sellers go through agents; others choose a cash buyer for faster results.

Step 3: List the Property or Secure a Buyer

Depending on your approach, you’ll either list the property or find a buyer who can make an offer your lender might accept.

Step 4: Submit Offer to the Lender

You’ll submit the purchase offer to the bank, along with a hardship letter and other documentation.

Step 5: Wait for Lender Approval

This part can take weeks or even months. The lender may counteroffer, approve the deal, or reject it.

Step 6: Close the Sale

Once approved, the sale goes through, and the home is transferred to the new buyer. Your credit will take a hit—but it’s often less severe than a foreclosure.

4. Pros and Cons of a Short Sale

✅ Pros:

  • Avoids foreclosure and the emotional/legal weight that comes with it
  • Less damage to credit than foreclosure
  • May be able to buy again sooner than if you had gone through foreclosure
  • You control the sale, not the bank

❌ Cons:

  • Takes time—bank approval isn’t fast
  • Not guaranteed—your lender can say no
  • Your credit score will still drop
  • Possible tax implications if the forgiven debt is treated as taxable income. The IRS provides guidelines on canceled debt and short sales, which can help you understand how this may affect your situation.

5. Short Sell House vs. Foreclosure: What’s the Difference?

When you’re behind on your mortgage and facing pressure, it’s easy to feel overwhelmed by your options. Two of the most common paths are foreclosure and short sale, but they are not the same—and they lead to very different outcomes.

Foreclosure:

Foreclosure is the legal process where your lender takes back the home after missed payments. It’s initiated by the bank, not the homeowner. Once the process begins, you may have little control. The property is typically auctioned off, and you may be evicted. A foreclosure stays on your credit report for up to seven years and significantly impacts your ability to borrow again in the near future.

Short Sale:

A short sale, by contrast, puts you in the driver’s seat. You work with your lender to sell the home for less than what you owe, but you have the opportunity to participate in the sale and potentially negotiate terms. The impact on your credit is still negative, but it’s usually less damaging than a foreclosure, and you may be eligible to buy another home sooner.

In states like Michigan, lenders may even prefer a short sale over foreclosure. It saves them time, legal fees, and the risk of ending up with an unsold property on their books.

By choosing to short sell, you also gain peace of mind knowing you took proactive steps to resolve the situation rather than letting it escalate.

6. Local Insight: Short Sales in West Michigan

In areas like Grand Rapids, Kentwood, Muskegon, Belding, Holland, and Wyoming, housing prices have seen ups and downs over the past few years. If you currently owe more than your home is worth, a short sale might be a practical solution to avoid foreclosure.

West Michigan has a mix of older homes, inherited properties, and homes with deferred maintenance that may not sell easily on the traditional market. Homeowners in these situations often find that a short sale or a direct cash offer helps them exit their mortgage faster with less financial damage.

At Hometown Development, we specialize in helping Michigan homeowners navigate tough real estate decisions. Our team understands the unique challenges of short sales and works directly with lenders to streamline the process.

Whether you’re based in Grand Rapids, Kentwood, Holland, Belding, or Muskegon, we’re familiar with your local market and can offer guidance tailored to your situation. We’ve seen firsthand how a short sale can provide relief and help homeowners regain control over their financial future.

If you’re exploring a short sale and want to understand your options, contact our team today.

7. Alternatives to a Short Sale

Before committing to a short sale, consider:

  • Loan modification – renegotiate the terms of your mortgage
  • Refinancing – may not be available if you’re already behind
  • Renting the home out – only works if you can cover the mortgage
  • Selling to a cash buyer – can sometimes offer a solution faster than a short sale process

Final Thoughts: Is a Short Sale Right for You?

If you’re underwater on your mortgage and need a way out, a short sale can offer relief—without the long-lasting impact of foreclosure.

It’s not always easy, but it is possible with the right help.

💬 Need Help Navigating a Short Sale?

If you’re in Grand Rapids, Kentwood, Holland, Belding, or Muskegon and considering a short sale, contact Hometown Development. We’ve helped dozens of West Michigan families sell with dignity—and without delay.

👉 Request your free consultation or cash offer today.

Selling a House With a Mortgage: What You Need to Know

Posted on by Hanna Cena

If you’re wondering about selling a house with a mortgage, you’re not alone. In fact, most homeowners still owe money on their homes when they decide to sell. Whether you’re moving for work, upgrading to a new home, or dealing with life changes, it’s completely possible to sell—even if you haven’t paid off your mortgage.

The key is knowing what to expect, what steps to take, and how to make the process as smooth as possible. This guide walks you through everything in a clear, simple way.

1. Can You Sell a House Before It’s Paid Off?

Yes, you can sell your house before it’s fully paid off—even if you’re still making mortgage payments.

Yes—you absolutely can. Selling a house with an outstanding mortgage is very common. You don’t need to wait until your loan is fully paid before putting your home on the market.

Here’s how it works:

  • When you sell the home, part of the sale proceeds are used to pay off your remaining loan balance.
  • After that, any money left over is yours to keep (minus other selling costs).

Your mortgage company will usually provide a payoff amount—this is the exact total needed to pay off your loan in full, including any interest up to your closing date.

2. What Happens to Your Mortgage When You Sell?

If you have more than one loan, like a second mortgage or HELOC, this article explains what you need to know when selling.

At closing, your home’s buyer will pay the agreed purchase price. The title company or attorney handling the sale will then:

  • Use those funds to pay off your mortgage
  • Pay any remaining closing costs (agent fees, taxes, etc.)
  • Send you the remaining balance—your profit!

If your home sells for more than what you owe, you walk away with equity. If your home sells for less than what you owe, that’s called being “underwater” or “upside-down,” and you’ll need to consider a short sale or pay the difference at closing.

how to calculate mortgage

3. How to Calculate What You’ll Walk Away With

Before you list your home or accept an offer, it’s essential to understand what you’ll actually earn from the sale. Selling a house with a mortgage doesn’t mean you’ll walk away empty-handed—but your profit depends on a few key numbers.

Here’s how to calculate your net proceeds, also known as what you’ll walk away with after everything is paid:

Basic Formula:

Estimated Sale Price
− Mortgage Payoff Balance
− Selling Costs (typically 8%–10%)
= Net Proceeds (Your Profit)

You can get a more accurate estimate using online tools like NerdWallet’s Home Sale Calculator.

What to Include in Selling Costs:

  • Real estate agent commission: 5%–6% of the sale price (if you’re using an agent)
  • Title and escrow fees: Often shared between buyer and seller
  • Transfer taxes or recording fees: These vary by county in Michigan
  • Repairs or improvements: Optional, but factor them in if you’re making any updates
  • Staging or cleaning costs: If you’re prepping the home for traditional buyers

Request a Payoff Statement From Your Lender

Your lender can give you a “mortgage payoff statement,” which includes:

  • Your principal balance
  • Any unpaid interest
  • Fees or penalties (if applicable)
  • The total amount owed up to a specific date

Having this figure ahead of time gives you more control when negotiating offers.

Knowing your numbers upfront helps you make smarter decisions—and avoid surprises at closing.

4. Can You Sell a House With a Mortgage in West Michigan?

Absolutely—you can sell a house with a mortgage anywhere in Michigan, and West Michigan is no exception. In fact, it’s one of the most common situations we see in cities like Grand Rapids, Kentwood, Rockford, Holland, Jenison, and Belding. Whether you’re selling due to a job relocation, family needs, or financial reasons, you don’t have to wait until your mortgage is paid off.

In many cases, local buyers are especially helpful. Why?

Because they understand the market and can move quickly. If you’re working with a traditional agent, the process may involve some back-and-forth with your mortgage lender. But if you’re selling to a local cash buyer, it often goes smoother.

Here’s why homeowners in West Michigan often sell before their mortgage is paid off:

  • They’re relocating for work or to be closer to family
  • They’re upsizing or downsizing based on life changes
  • They want to avoid foreclosure or catch up on missed payments
  • They’ve inherited a home and need to resolve the mortgage balance

Working with someone local—like Hometown Development—can help you close faster, skip repairs, and handle all the coordination with your lender.

5. What If You’re Behind on Payments?

If you’ve already fallen behind on payments, this guide offers more in-depth help for understanding your options.

If you’re behind on mortgage payments, don’t panic—you may still have time to sell. The sooner you act, the more options you’ll have.

Here are a few things to keep in mind:

  • You may qualify for a short sale, where your lender agrees to let you sell for less than you owe.
  • You could use your home’s equity to pay off the missed payments at closing.
  • Selling to a cash buyer may help you avoid foreclosure entirely and preserve your credit.

If you’ve received a notice of default or are at risk of foreclosure, talk to your lender and explore selling immediately.

6. Why Working With a Local Buyer Makes It Easier

If the idea of selling while juggling a mortgage feels stressful, a local buyer can make it much easier.

Why?

  • They know the closing process and can work with your lender
  • They don’t need bank financing, which speeds things up
  • They often cover closing costs and skip inspections or repairs

At Hometown Development, our process is simple:

  1. You tell us about your home (even if you’re behind on payments)
  2. We give you a cash offer within 24–48 hours
  3. You choose when to close

We work with homeowners in Kent, Ottawa, Ionia, Muskegon, and nearby counties who want to move on without the usual selling stress.

7. Final Thoughts: Don’t Let Your Mortgage Hold You Back

Selling a house with a mortgage may sound tricky, but it’s totally doable. The key is understanding your numbers, acting early, and working with the right partner.

Whether you owe a little or a lot, you have options—and there’s no reason to wait if you’re ready to move.

💬 Ready to Sell? Even With a Mortgage, We Can Help

If you’re in Grand Rapids, Kentwood, Wyoming, Rockford, Holland, Grand Haven, Jenison, Hudsonville, Belding, Saranac, Muskegon, or Fruitport, reach out to Hometown Development for a fast, transparent home-selling experience.

We’ll help you handle your mortgage and close when you’re ready.

👉 Click here to request your free cash offer

How to Sell Your House Quicker: Smart Moves That Actually Work

Posted on by Hanna Cena

Selling your home doesn’t need to take months. If you’re wondering how to sell house quicker, you’re in the right place. Whether you’re relocating, dealing with a life change, or simply ready to move on, the process can move much faster than you think—if you approach it strategically.

In this guide, you’ll learn practical, cost-effective tips to sell your house faster—without sacrificing your peace of mind or profit. Let’s dive in.

1. Price It Right the First Time

One of the top reasons homes sit on the market is overpricing. While it’s tempting to aim high and “leave room for negotiation,” buyers today are savvy. If your home is priced too high from the start, you may end up with fewer showings and even lower offers later.

Instead, research local home sales and use online tools like Zillow’s Pricing Calculator or speak with a local real estate expert or cash buyer. In West Michigan, homes that are priced competitively tend to attract offers within the first few weeks—sometimes even within days.

Pro tip: Homes that are priced right from day one sell faster and closer to asking price.

2. Boost Your Curb Appeal Fast

Buyers start forming impressions the second they see your home from the street. But improving curb appeal doesn’t have to mean major landscaping work. Just a few quick updates can make your home more inviting:

  • Mow the lawn and trim hedges
  • Sweep the porch and pressure-wash sidewalks
  • Add potted plants or seasonal flowers
  • Repaint your front door if it’s chipped or faded
  • Replace or clean house numbers and mailbox

If you’re trying to sell fast, you don’t need a full outdoor makeover—just a clean, fresh appearance that builds trust right away.

3. Keep the Inside Clean and Clutter-Free

You don’t have to hire a professional stager to make your house look good. Simply removing clutter, personal photos, and unnecessary furniture can make a huge difference. Buyers want to imagine their life in your space—not feel like they’re intruding in someone else’s.

Here’s what helps:

  • Keep surfaces (kitchen counters, bathroom sinks) clean and clear
  • Open curtains and blinds to let in natural light
  • Use lamps to brighten dark corners
  • Eliminate odors with air purifiers or natural scents

A clean, tidy house photographs better and shows better—which directly impacts how quickly it sells.

a photo showing a hand of a person listing his house online, facing a laptop

4. Use High-Quality Photos and a Clear Description

Most buyers start their search online. That means photos matter—a lot. Low-quality pictures can make even the nicest home look dull. If you’re working with an agent, make sure they use a professional photographer. If you’re selling yourself or to a buyer like Hometown Development, ask if photos are part of the process.

In your listing description:

  • Mention the home’s best features: “new roof,” “quiet street,” “finished basement”
  • Highlight your timeline: “available for fast closing” or “move-in ready”
  • Be honest about condition—this builds trust

Clear, well-lit images and an honest description will get you more clicks, more views, and ultimately, faster offers.

5. Be Flexible With Showings (or Skip Them Altogether)

The more available your home is for showings, the faster it’s likely to sell. But showings can be stressful—especially if you have kids, pets, or a busy schedule.

If flexibility is hard, here are two options:

  1. Schedule open blocks of time for multiple showings at once
  2. Skip showings entirely by working with a local cash buyer

A buyer like Hometown Development will purchase your home as-is, with no showings, no open houses, and no last-minute scrambles.

6. Work With a Local Cash Buyer

If you truly want to sell fast without delays, working with a local cash buyer may be your best option. There’s no agent, no listings, no showings, and no long waits for mortgage approvals.

Here’s how it works with Hometown Development:

  • You tell us about your property
  • We give you a fair cash offer within 24–48 hours
  • You choose your closing date—we move on your timeline

This option is ideal for people dealing with foreclosure, inheritance, job relocation, or home repairs they don’t want to fix.

7. How to Sell House Quicker in West Michigan

Selling a house quickly in West Michigan is possible when you understand the local market and adjust your approach accordingly. Each county and city has its own housing trends, buyer expectations, and pricing dynamics. The key is to tailor your strategy based on where your home is located.

Local Areas Where Homes Sell Fast

If you’re in one of the following areas, you’re already in a strong position:

Homes in these markets tend to sell quicker when they are priced right and presented in clean, livable condition—even if they’re not fully updated.

Why Local Buyers Act Fast

Buyers in West Michigan are often looking for homes that are:

  • Move-in ready (not necessarily remodeled)
  • Priced according to current comps
  • Located in quiet neighborhoods with good schools

Many are relocating within the region, which means they’re pre-approved and motivated to close quickly.

How to Stand Out

To increase your chances of selling quickly:

  • Keep your home clean and clutter-free
  • Be responsive and flexible with communication
  • Mention your timeline and motivation in the listing
  • Highlight features that matter locally, such as basement space, garages, or proximity to parks and schools

And if you want to bypass the listing process altogether, working with a local cash buyer like Hometown Development can help you close in as little as 7–10 days—without making any repairs or staging the home.

how to sell house quicker

8. Use a Pre-Inspection to Speed Up Closing

Getting a pre-listing home inspection can eliminate surprises during the buyer’s due diligence. If you’re selling traditionally, this gives you time to fix urgent issues—or disclose them transparently. Buyers may feel more confident making an offer quickly when they know what they’re getting.

9. Offer Buyer Incentives

If your goal is to sell your house quicker, offering buyer incentives can be a smart way to make your listing stand out—especially in a competitive market. Incentives give buyers an extra reason to choose your home over others and can help speed up decision-making.

Here are a few effective incentives to consider:

🎯 Cover a Portion of Closing Costs

Many buyers—especially first-time buyers—are stretching their budgets to cover the down payment, moving costs, and other expenses. Offering to pay part or all of their closing costs (usually 2%–5% of the home price) can remove a huge financial burden and make your home more appealing.

🏠 Offer a Home Warranty

A home warranty covers the repair or replacement of major systems and appliances for the first year after closing. This gives buyers peace of mind, especially if your home has older systems. It’s a small investment (typically $400–$700) that can tip the scales in your favor.

🗓 Be Flexible With Move-In Dates

If you’re not in a rush to move out, giving buyers flexibility with move-in timing can be a huge advantage. Some buyers need to move quickly—others want a little more time. Offering to work with their schedule makes the entire process smoother and less stressful.

🛠 Include Small Repairs or Upgrades

Instead of major renovations, offer credits or cover minor fixes like replacing a worn carpet or repainting a wall. These gestures show you’re cooperative and willing to negotiate in good faith.

Incentives don’t have to cost you much—but they can dramatically increase your chances of selling fast and securing a solid offer.

10. Partner With a Local Real Estate Expert

If you’re not going the cash buyer route, choosing a real estate agent with local experience can be a game-changer. They know what sells in your area and can help price, market, and negotiate effectively—saving you time and boosting your sale speed.

Final Tips to Sell Faster Without Losing Value

Want to move quickly without giving your house away? Here are your key takeaways:

  • Price your home based on real market data—not emotion
  • Focus on first impressions: clean, decluttered, and bright
  • Skip the renovations unless they’re urgent
  • Consider working with a buyer who can close fast and pay cash

Selling faster doesn’t mean settling for less—it means being smart and strategic.

💬 Ready to Sell Fast in West Michigan?

If you need to sell your home quickly in Kent, Ottawa, or Ionia County, Hometown Development is ready to help. We buy homes as-is, offer cash within 48 hours, and close in as little as 7 days.

👉 Click here to request your free, no-obligation cash offer

Top Things You Should not Fix Before Selling Your House

Posted on by Hanna Cena

Selling your home can come with a lot of pressure—especially when it comes to repairs. Many homeowners find themselves asking, what not to fix when selling a house? It’s a valid question. The truth is, not everything needs updating before you list. Some repairs won’t boost your home’s value enough to justify the time, money, or effort.

In this blog, we’ll guide you through the smart decisions: what to skip, what buyers really care about, and how to make your home market-ready without overspending.

1. Why Not Everything Needs Fixing Before You Sell

It’s easy to feel overwhelmed when preparing to sell your home. Friends, family, or even your agent might suggest repairs or upgrades—some necessary, many not. But the truth is, you don’t need to fix everything before selling.

First, understand this: most buyers aren’t looking for a “perfect” home—they’re looking for a livable, well-maintained space they can eventually make their own. In fact, trying to make too many changes right before selling can:

  • Eat into your budget and lower your profit margin
  • Delay your timeline and cause you to miss the best time to sell
  • Result in choices that don’t match buyer preferences

Also, many buyers today are looking for homes they can customize to fit their style. So that outdated backsplash or slightly worn carpet? It’s often not a dealbreaker—it’s an opportunity for the buyer to add their personal touch.

Instead of trying to update everything, focus on the essentials:

  • Clean the home thoroughly
  • Declutter every room
  • Take care of any safety or structural issues

You’ll be surprised how far a clean, functional home will take you—without the added stress or expense of unnecessary renovations.

2. Cosmetic Fixes You Can Skip

It’s easy to get caught up in small details—especially when you’re trying to impress potential buyers. But the truth is, many minor cosmetic issues don’t make or break a sale. Buyers aren’t expecting a magazine-perfect home. They’re looking for a clean, well-kept space they can move into and personalize over time.

Here are a few common cosmetic flaws that most buyers will overlook:

  • Small nail holes or wall scuffs from picture frames or everyday use
  • Worn cabinet hardware that still functions fine
  • Outdated paint colors in good condition—especially neutrals
  • Minor carpet stains or wear in low-traffic areas
  • Old light switch plates or slightly mismatched fixtures

Rather than pouring money into replacing every outdated detail, focus on creating a clean, bright, and uncluttered environment. Natural light, fresh air, and spaciousness do far more to win over buyers than a perfectly repainted wall.

A good deep cleaning, tidying up furniture arrangements, and removing personal items will make your home feel bigger and more appealing—without the need for costly cosmetic upgrades.

See our article about Can I Sell A House that Needs Repairs?

3. Outdated Features That Don’t Need Changing

It’s tempting to think that every outdated detail in your home will turn off potential buyers—but that’s rarely the case. In reality, many buyers walk into a home already planning to make cosmetic updates to fit their own style. That means they may not mind the older appliances or vintage tiles as much as you think.

Here are several outdated (but completely acceptable) features you likely don’t need to change before selling:

  • Older appliances that are clean and in good working condition—even if they aren’t stainless steel
  • Dated light fixtures that still function well and match the rest of the home’s look
  • Wood cabinetry or original cabinets that are sturdy and presentable
  • Simple bathroom vanities with some age but no major flaws
  • Popcorn ceilings in secondary rooms or areas that are otherwise in good condition

Rather than replacing these features, your goal should be to ensure they are clean and well-maintained. A clean older appliance is much more appealing than a broken one, and vintage cabinets can add charm when presented properly.

Unless you’re selling in a luxury market, most buyers would prefer a lower price with the option to renovate later than pay extra for upgrades they may not even like.

What Not to Fix When Selling a House

4. Costly Repairs That Might Not Add Value

Not all expensive fixes will get you a better sale price. In fact, some of the most costly repairs can actually lower your return on investment because buyers may not value those updates as much as they cost you. So, before you commit to a major project, it’s important to understand what’s actually worth it—and what’s not.

Here are common big-ticket items that homeowners often feel pressured to replace, but usually don’t increase the home’s market value enough to make it worthwhile:

  • New windows – Unless your windows are broken, leaking, or severely drafty, buyers are unlikely to expect new ones.
  • Roof replacements – If the roof is leaking or nearing the end of its life, you may need to negotiate. But many buyers are fine with a roof that has a few years left.
  • Complete kitchen or bathroom remodels – While flashy renovations look nice, most buyers prefer to make updates themselves. These projects are costly and often offer only partial ROI.
  • New HVAC systems – If your heating or cooling works fine, there’s rarely a need to upgrade. Buyers are more concerned with function than brand-new equipment.
  • Energy-efficiency upgrades – Unless you’re targeting a very eco-conscious market, updates like new insulation, solar panels, or energy-efficient siding might not deliver immediate payback.

Instead of investing tens of thousands of dollars, sellers can often get better results by pricing the home slightly lower and letting the buyer decide how they want to improve it.

In fact, according to Remodeling Magazine’s Cost vs. Value Report, the national average ROI for most home remodeling projects hovers between 50%–70%. That means you’ll likely lose money trying to “fix everything.”

If you’re uncertain about a particular fix, ask your agent or cash buyer whether it’s a dealbreaker or just cosmetic. Often, leaving things as-is and adjusting the price is the smarter move.

5. What Buyers Actually Care About

Buyers often focus on the overall condition of the home rather than specific finishes. What truly matters to most buyers is:

  • A safe, structurally sound property
  • Functioning electrical and plumbing
  • Working heating and cooling
  • A clean, well-maintained appearance
  • A layout that meets their needs

Clean and functional beats stylish but stressful.

6. When to Sell As-Is and Skip All the Fixes

Selling “as-is” means you skip all repairs—and buyers know they’re purchasing the home in its current condition. This works best if:

  • You inherited a home and don’t want to renovate
  • You need to relocate quickly
  • You’re dealing with financial stress or foreclosure
  • You don’t want to deal with agents or showings

Working with a local cash buyer like Hometown Development LLC allows you to sell as-is without spending money upfront.

7. What Not to Fix When Selling a House 

If you’re selling a home in West Michigan—whether you’re in Kent, Ottawa, or Ionia County—there’s good news: buyers in this area often prioritize affordability and long-term potential over perfection. That means you don’t need to do a full renovation to sell your home quickly and at a fair price.

In fact, over-improving can work against you. Spending thousands on upgrades that don’t match local buyer expectations may leave you with a smaller return on investment. The key is to understand what’s normal—and acceptable—for your local market.

What You Can Usually Skip in West Michigan:

  • Replacing wood siding with vinyl: Unless it’s damaged or rotting, most buyers don’t expect new siding.
  • Installing granite or quartz countertops: In entry-level or mid-range homes, buyers will often choose to upgrade countertops themselves later.
  • New flooring throughout: If your floors are clean and intact—even if a little dated—buyers may prefer to budget for their own choice down the road.
  • Whole-house repainting: Unless your walls are stained, scuffed, or painted in bold, hard-to-sell colors, you don’t need to repaint everything.

Instead of sinking money into upgrades that may not matter, many sellers in places like Grand Rapids, Kentwood, Wyoming, Rockford, Holland, Jenison, Grand Haven, Belding, Saranac, Fruitport, Muskegon, and Norton Shores choose to price their homes more competitively.

You can also emphasize the home’s structure, functionality, and potential, rather than trying to meet unrealistic visual standards. In this region, a good price and a solid home go much further than cosmetic perfection.

If you’re looking for a simple, cost-effective way to sell in West Michigan, consider selling your house as-is to a local buyer like Hometown Development. You’ll avoid unnecessary expenses and still attract serious, ready-to-act buyers.

8. Final Thoughts: Focus on What Matters Most

When selling your house, your goal isn’t to make it perfect—it’s to make it welcoming and move-in ready. Don’t waste time or money on repairs that won’t deliver a return.

Stick to the essentials:

  • Clean thoroughly
  • Fix safety hazards
  • Price it right

Want to skip all repairs entirely? You can.

💬 Skip the Fixes. Sell Your House As-Is With Hometown Development

If you’re in Grand Rapids, Kentwood, Wyoming, Rockford, Holland, Jenison, Hudsonville, Belding, Saranac, Muskegon, Fruitport, or Norton Shores, Hometown Development is here to help you sell your home fast—without spending a dime on repairs.

We buy houses as-is and close on your timeline.

👉 Request your no-obligation cash offer today

How Much Does It Cost to Sell a House? You Might Be Shocked

Posted on by Hanna Cena

When you’re ready to move on from your home, one of the first questions that might come to mind is: How much does it cost to sell a house? It seems like selling should be simple—put up a sign, find a buyer, and move on. But the truth is, there are many expenses that pop up along the way. From agent commissions to small repairs, these costs can add up quickly.

In this guide, we’ll break down all the common (and hidden) costs you should expect, plus show you ways to save money—especially if you’re in West Michigan.

1. Understanding the Common Costs of Selling a Home

Let’s start with the basics. When you sell a house, you’re not just walking away with the buyer’s payment. Sellers usually cover multiple costs, such as:

  • Real estate agent commission: Typically 5–6% of the home’s final sale price (split between your agent and the buyer’s agent).
  • Home preparation: Think cleaning, staging, landscaping, and painting to get the house showing-ready.
  • Repairs: These could be minor (patching walls) or major (roof leaks, plumbing).
  • Closing costs: These vary by state but usually include taxes, legal fees, and more.

Source: Bankrate – Seller Closing Costs

These are just the basics—but the actual cost depends on how you sell.

2. Real Estate Agent Fees vs. Selling Without One

Agent Fees Can Be Steep

Most traditional home sales involve a real estate agent. While they offer expertise, they also take a cut—usually around 6% of the total sale. For a $250,000 house, that’s $15,000 right off the top.

Selling on Your Own (FSBO)

If you go the For Sale By Owner (FSBO) route, you can skip the listing agent’s fee, saving you 2.5–3%. However, you’ll still need to pay a buyer’s agent (unless the buyer is also unrepresented), and you’ll take on all the responsibilities yourself—pricing, marketing, negotiating, paperwork.

More on FSBO pros and cons from The Balance

In summary, FSBO can save you money, but only if you’re confident and have time to manage the sale.

3. What Are Seller Closing Costs?

Seller closing costs are the additional charges you’ll need to pay to officially transfer ownership of the property. These can include:

  • Transfer taxes (varies by state and local municipality)
  • Title insurance fees
  • Escrow service fees
  • Attorney fees (if required in your state)
  • Prorated property taxes

These fees are often between 1–3% of your home’s sale price. For example, on a $250,000 sale, you could be paying another $2,500–$7,500 in closing costs.

Tip: Make sure to ask for a settlement statement before closing to see where every dollar goes.

4. Repairs and Improvements: When Is It Worth It?

Another major question many sellers ask is whether they should fix things before listing. While fresh paint and curb appeal upgrades can go a long way, big renovations may not offer a great return.

Minor Repairs That Pay Off:

  • Patching holes in walls
  • Replacing outdated light fixtures
  • Cleaning grout or carpets
  • Replacing broken hardware

Big Renovations to Think Twice About:

  • Kitchen overhauls
  • Roof replacement (unless damaged)
  • Full bathroom remodels

Buyers often expect a lived-in home—not perfection. Spending thousands on big updates doesn’t guarantee a higher sale price. Sometimes, it’s better to price the home slightly lower and skip the stress.

5. Hidden Costs That Sellers Often Forget

Even if you’ve planned for the big expenses, don’t forget the “little” ones that sneak in:

  • Ongoing utility bills until the house closes
  • Homeowners association (HOA) fees
  • Professional cleaning or junk removal
  • Pre-inspections (optional but useful)
  • Time on the market—each month it doesn’t sell, you’re paying taxes, insurance, and upkeep

These add up quickly. Depending on your location and how long the house sits, hidden costs could total $1,000–$3,000 or more.

a photo of a house in west Michigan

6. How Much Does It Cost to Sell a House? (Let’s Crunch the Numbers)

So, how much does it cost to sell a house? The truth is that every property, market, and sales method is a little different. Even so, sellers in the U.S. (and West Michigan) pay 8 %–10 % of the final sale price once commissions, closing fees, repairs, and holding costs are tallied.

Below is a side‑by‑side look at three common price points so you can see exactly where the money goes. Use this as a starting point, then plug in your own numbers for a more precise estimate.

Entry‑Level HomeMid‑Range HomeHigher‑End Home
Likely Sale Price$175 000$300 000$450 000
Listing Agent (3 %)$5 250$9 000$13 500
Buyer Agent (3 %)$5 250$9 000$13 500
Closing Costs (2 %)$3 500$6 000$9 000
Typical Repairs/Staging$2 000$4 000$6 000
Holding Costs (2 months)$1 000$1 800$2 800
Total Out‑of‑Pocket$17 000$29 800$44 800

Note: Numbers are illustrative averages. Actual costs vary by condition, location, and market speed.

Why These Costs Add Up Quickly

  1. Commissions compound. Even a modest price increase adds thousands in agent fees.
  2. Closing fees scale with price (transfer tax, title insurance, and escrow charges are percentages).
  3. Carrying costs (mortgage, taxes, utilities) keep ticking until the deed transfers, which in Michigan is often 60–90 days after listing.
  4. Repair budgets expand when inspections uncover hidden issues.

If you’d like an online calculator, try NerdWallet’s home‑sale cost estimator for a quick estimate. citeturn0news3

When a Cash Offer Saves You Money

Because a direct cash buyer like Hometown Development eliminates commissions, covers most closing fees, and buys as‑is, the effective cost to sell often shrinks to 1 %–2 % (mostly state transfer tax). As a result, many sellers keep nearly the same net proceeds—without months of uncertainty.

In the next section we’ll compare real‑world totals so you can see the difference first‑hand.

Want to see a live calculator? Try NerdWallet’s Cost to Sell a House Estimator

7. How to Save Money When Selling Your Home

If you’ve just realized how expensive selling a house can be—don’t panic. You actually have more control than you might think. Many sellers are surprised to learn how much they can save simply by avoiding the traditional path or rethinking their strategy.

Here are proven, practical ways to save money when selling your home:

🏡 1. Skip the Agent and Sell Directly

Real estate agents can add value, but they also charge thousands in commissions. If your goal is to walk away with more of your equity, consider selling For Sale By Owner (FSBO) or working with a local cash buyer like Hometown Development. This alone can save you 5–6% of your home’s value.

🔨 2. Avoid Costly Repairs by Selling As-Is

Don’t have time—or money—for home improvements? No problem. A traditional buyer might request upgrades, but a cash buyer will purchase your home exactly the way it is. That means no contractor quotes, no last-minute fixes, and no renovation headaches.

📸 3. Cut Unnecessary Listing Costs

Things like professional photography, home staging, and premium online listings all add up. While these can be helpful in a slow market, they aren’t always necessary—especially if you sell off-market. If your home is priced right or going to a cash buyer, you can skip these extras and save.

💡 4. Sell Faster to Reduce Carrying Costs

The longer your house sits on the market, the more you pay in monthly expenses like:

  • Mortgage interest
  • Property taxes
  • Utilities
  • Home insurance

A quick close, especially through a cash offer, can save you hundreds—or even thousands—of dollars just by cutting your timeline down from months to days.

💼 5. Compare All of Your Selling Options

It’s easy to assume that the highest offer is the best offer. But that’s not always true. A higher offer from a traditional buyer might require:

  • Repairs after inspection
  • Appraisal negotiations
  • Long closing timelines
  • Contingencies that could fall through

By contrast, a cash buyer offers certainty, no delays, and no surprise deductions. So even if the offer is slightly lower, your net proceeds could be the same—or even higher.

🧾 6. Ask for a Seller Net Sheet

Whether you work with a Realtor, a cash buyer, or a title company, always ask for a Seller Net Sheet. This document will give you a breakdown of:

  • Estimated agent fees
  • Closing costs
  • Repair concessions
  • Mortgage payoff
  • Expected cash to you at closing

It’s one of the best tools to help you understand where you’re saving—or overspending.

💸 7. Work With a Local Cash Buyer Who Covers the Costs

Companies like Hometown Development buy homes across West Michigan and cover most of the costs for you. That includes:

  • No commissions
  • Most or all of your closing costs
  • Buying your home as-is
  • Flexible move-out dates

This means you can walk away with more of your home’s value—and less stress.

Learn more about how selling to a cash buyer works

8. How Much Does It Cost to Sell a House in West Michigan?

If you’re selling in Kent, Ottawa, or Ionia County, your costs may vary slightly—but the basics still apply. Taxes, title fees, and commission structures are all very similar across the state. However, one thing that makes a difference is whether you sell traditionally or to a local cash buyer.

At Hometown Development, we’re based in West Michigan and offer:

  • No repair requests
  • No agent commissions
  • We cover most closing costs
  • A fair cash offer within 48 hours
  • Closings in as little as 7 days

We’ve helped homeowners in:

Final Thoughts: Selling a House Isn’t Free—But It Doesn’t Have to Be Stressful

If you’re asking, “how much does it cost to sell a house,” the honest answer is: it depends. But with the right plan and the right buyer, you can keep more money in your pocket.

Whether you want to go the traditional route or skip the hassle and sell to a local buyer like Hometown Development, understanding your costs is the first step to making the best choice for your situation.

👉 Click here to request your free, no-obligation cash offer

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We Buy Houses Throughout West Michigan Including:

Grand Rapids, Kentwood, Wyoming, Rockford, Sparta,  Comstock Park , Holland, Grand Haven, Byron Center, Ada, Caledonia, Cedar Springs, Middleville, Lowell, Grandville,  Jenison,  Hudsonville, Belding, Saranac, and other parts of Ionia County, Muskegon, Norton Shores, Fruitport, and nearby areas

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