Cozy, Smart and Climate-ready: What to Look For When Buying a Home This Fall in Ann Arbor

If you’re on the hunt for a home in Ann Arbor this fall, you’re probably considering more than just the price or square footage. The homes that catch buyers' eyes today are those that feel right—not just in appearance, but in how they function day to day.

This includes how the layout supports your daily routine, how efficient the systems are, and how well the home is prepared for long-term comfort and stability. According to Zillow’s analysis of Fall 2025 listing data, buyers are increasingly focused on features that blend calm design with practical resilience. Search terms like “cozy,” “solar,” and “whole-house battery” are becoming more common, indicating a shift in priorities for those searching for homes.

If you’re actively touring homes or gearing up to do so, here are some key aspects to notice as you walk through each space, along with a few questions worth considering before you schedule your next showing.

Before you tour, ask yourself:

• What matters most in your daily routine?
• Are there features that make life easier, not harder?
• How much work are you willing to take on after closing?
• Do you want something already efficient, or are you open to upgrading?

Layouts that feel calm and easy to live in

This season, some of the most sought-after listings in Ann Arbor feature layouts that feel natural to move through. Buyers are leaning towards homes that are not oversized or overly styled but rather grounded and flexible. Instead of completely open spaces, many are looking for homes with clearly defined areas. Den spaces, built-in benches, and smaller living areas that allow for privacy or retreat are gaining traction.

Zillow notes that the term “cozy” is appearing in listings more frequently this year than in the past two. This trend is reflected in design choices as well. Matte finishes, natural wood, stone accents, and earth-toned color palettes are all becoming more prevalent.

As you walk through a home, pay attention to how the layout feels. Can you envision winding down here at the end of the day? Are there spaces to retreat, or does everything feel like one large room?

Older charm with updated systems

If you’re touring a home with original woodwork, vintage tile, or arched doorways, take a closer look behind the walls. Many of this fall’s most competitive listings in Ann Arbor pair classic features with updated plumbing, electrical, HVAC, or roofing.

The ideal balance is a home that looks like it has history but functions as if it has already been through inspection. This includes basics like working outlets and functional ductwork, along with newer insulation and modern water heaters.

If you're checking out an older property, ask when the last major system updates were completed. Aesthetic character can be a plus, but it’s easier to enjoy when it doesn’t come with a long repair list.

Energy efficiency and smart systems that actually work

Features that help reduce monthly costs or improve comfort are climbing higher on buyer checklists. This includes smart thermostats, heat pump water heaters, zoned HVAC, and high-efficiency appliances.

Listings are also highlighting automated lighting, whole-home monitoring, or smart window treatments. If you're viewing a home with any of these features, inquire whether the systems are connected to a central hub or managed independently. Some setups are straightforward and useful, while others may involve ongoing subscriptions or complicated apps.

Focus less on the number of gadgets and more on how they support livability. Are the systems easy to control? Have they been maintained? Are they compatible with what you already use?

Climate-resilient upgrades

Zillow has observed a clear increase in listings that mention solar panels or whole-house battery storage. These features are particularly appealing in areas like Ann Arbor, where weather disruptions, power outages, or extreme temperatures are becoming more common.

You may also come across listings that mention drainage improvements, rainwater collection, sump pumps, or drought-tolerant landscaping. These upgrades are not just about sustainability; they help reduce surprise maintenance and enhance the home’s longevity.

If you’re touring properties in regions affected by storms, heatwaves, or fire risk, ask whether the home includes any climate-adaptive features. They may not be flashy, but they can make a significant difference in the years ahead.

Bathrooms, storage, and daily ease

One area where trends and practicality are meeting is in the bathroom. Spa-style layouts, particularly wet rooms that combine the tub and shower into one open waterproof space, are becoming more common. These spaces are easier to clean and more flexible for various household needs.

Buyers are also paying attention to how laundry rooms, entryways, and kitchen storage are organized. Look for layouts that reduce friction. This could mean clean drop zones near the door, natural lighting in work areas, or well-organized utility spaces that don’t feel like an afterthought.

During your tour, consider how your daily routine would play out in the space. Will you need to reconfigure things just to function, or is it already set up for how you live?

What to watch out for

While some homes are standing out for the right reasons, others are starting to show signs of over-personalization or deferred maintenance. Highly specific paint choices, lawns that require constant upkeep, or appliances nearing the end of their life cycle are becoming easier for buyers to overlook.

Even some smart systems can become a downside if they aren’t well-integrated or come with hidden costs. If a home seems overloaded with automation but nothing is connected, or the seller can’t explain how it works, that may indicate more hassle than value.

Outdated wiring, patchy insulation, and older HVAC units are also top of mind. Many buyers are asking about energy bills upfront. If a listing can’t demonstrate how the home performs, it may not be worth pursuing further.

A practical lens for your home search

Buying a home this fall means thinking beyond the list of features. It’s about recognizing how a space will support you not just at closing, but in the seasons and years to come.

This might involve asking questions about energy performance, understanding what certain upgrades actually do, or spotting the difference between cosmetic staging and a home that is truly easy to live in.

We help buyers look at homes with both lifestyle and logistics in mind. That means identifying which elements are worth investing in and which ones could create challenges later. It also means helping you stay focused on what matters most for your goals, not just what photographs well.

What are you looking for in a new home? We can help you find it.