Understanding Closing Costs for Home Sellers in Ann Arbor

Selling a home can be an exciting process, but it also comes with expenses that can catch you off guard. Picture this: you're at the closing table, expecting to pocket a solid profit, only to watch thousands of dollars get deducted from your proceeds. That’s the reality of closing costs, and without proper preparation, they can significantly impact your earnings.

In this post, we'll break down the costs sellers in Ann Arbor typically pay, why they exist, and how to keep more of your money when selling your home.

What Are Closing Costs?

Closing costs are the final expenses you pay to complete the sale of your home. They cover a variety of fees including transfer taxes, title insurance, and legal costs. In Ann Arbor, sellers typically pay between 6% to 10% of the home’s sale price in closing costs.

Understanding these costs in advance can help you budget properly and avoid any last-minute surprises.

Common Closing Costs for Home Sellers in Ann Arbor

1. Transfer Taxes and Recording Fees

Transfer taxes are state and local fees for legally transferring ownership of your home. In Michigan, the state transfer tax is $3.75 for every $500 of the property's value, and the county transfer tax is $0.55 for every $500.

• Cost: These taxes add up to approximately 0.86% of the sale price.
• Who pays these taxes? In Michigan, the seller typically covers the cost, although the buyer may agree to share these fees depending on negotiations.

2. Title Insurance (Owner’s Policy)

Title insurance protects buyers from ownership disputes or legal claims on the property. While buyers generally purchase their own policy, many sellers in Ann Arbor cover the cost of an owner’s title policy to facilitate the sale.

• Is title insurance mandatory? No, but it’s a common expectation in Ann Arbor home sales.
• Cost: Usually ranges between 0.5% and 1% of the sale price.

3. Escrow and Closing Fees

Escrow services manage funds and documents to ensure the transaction proceeds smoothly. These fees also cover the paperwork involved in transferring ownership.

• What do escrow companies do?
• Securely hold funds in escrow accounts.
• Ensure all terms of the contract are satisfied before money changes hands.
• Cost: Fees typically range between $500 and $2,000, depending on the specific provider and services required.

4. Prorated Property Taxes

Property taxes in Ann Arbor are paid annually, so you’ll need to cover your share up until the closing date.

• Calculation method: The total property tax bill is divided based on the number of days you owned the home during the year.
• Example: If the annual property taxes are $6,000 and you sell halfway through the year, you would owe $3,000 in prorated taxes.

5. Homeowners Association (HOA) Fees

If your property is part of an HOA, expect additional fees at closing.

• Unpaid dues: Any outstanding HOA fees need to be settled before closing.
• Transfer fees: Some HOAs charge $200 to $1,000 for processing the change of ownership.

6. Attorney Fees (If Required)

In Michigan, hiring a real estate attorney is optional but can be beneficial for reviewing and finalizing the sale.

• Cost: Typically ranges from $500 to $1,500, based on the complexity of the transaction.
• Attorney’s role:
• Reviewing contracts and closing documents.
• Ensuring all legal aspects are sound.

How to Reduce Your Closing Costs

Closing costs can take a sizable chunk out of your home sale profits, but the good news is that there are ways to cut back on these expenses. Whether through negotiation, strategic choices, or finding cost-effective service providers, you have options to keep more money in your pocket. Here are some practical ways to lower your closing costs as a seller.

Sell Without an Agent (FSBO) — this means no listing agent commission. However, you’ll still need to:

• Pay the buyer’s agent commission (usually 2.5% to 3%).
• Handle marketing, negotiations, and paperwork yourself.

FSBO works best if you have experience in real estate or a buyer already lined up.

Ask the Buyer to Cover Some Costs

• In some deals, buyers agree to cover certain closing costs instead of negotiating a lower sale price.
• This works best in a seller’s market, where buyers compete for homes.

Shop Around for Service Providers

• Get multiple quotes for title insurance, escrow services, and attorneys.
• Some companies offer discounts for bundled services.

Preparing for Closing

As you approach the finish line of your home sale, there are still a few final steps to take before closing day. Proper preparation can help avoid last-minute surprises and ensure everything goes smoothly. Here’s what you need to do before handing over the keys.

1. Review the Closing Disclosure Early

• You’ll get a Closing Disclosure a few days before closing that lists all costs.
• Review it carefully to catch any unexpected charges.

2. Finalize Repairs and Paperwork

• Complete any agreed-upon repairs before closing.

Make sure liens, HOA fees, and taxes are paid to avoid delays.

Final Thoughts

Selling a home is more than just finding a buyer. Closing costs can add up, but by knowing what to expect and planning ahead, you can keep more of your profit. Understanding the specific fees and practices in Ann Arbor will better prepare you and help you achieve a smoother, more profitable sale.