Smart Moves and Big Mistakes for Home Buyers and Sellers

Local real estate experts share their advice

By Art Bukowski | April 4, 2026

It can be a jungle out there for those looking to buy or sell a home in northern Michigan. Even though the market has backed off those truly crazy days driven by very low interest rates a few years ago, it’s still a very competitive space where it’s best to have all of your ducks in a row if you’re planning to buy or sell.

Northern Express asked four local real estate agents to provide some big mistakes and smart moves for buyers and sellers alike. The panel includes Troy Daily of  REMAX Bayshore; Bart Ford of Coldwell Banker Schmidt; Mike Annelin of Century 21; and Hillary Voight of Found Realty.

Smart Moves for Buyers

Ford: Smart buyers do a lot of research on the area in which they are buying and ask tons of questions. Is there a glut of listings to choose from in the area, making it a buyer's market? Is there a shortage of inventory that has created a seller’s market? Will my agent be aware of any “off market” opportunities that have yet to hit the market? Are short term rentals allowed where I’m buying? How are the schools? What have similar properties sold for in my target market? Do I have reserves for large, unexpected expenses? The more questions, the better.

Voight: Get ahead of the competition. If a property feels right, this can be an opportune time to purchase. The buyer pool will only grow as interest rates drop and northern Michigan heads into the busy season. Buyers who act while the majority of other buyers wait on the sidelines will often benefit from better flexibility of showings, favorable inspection periods, and generous negotiation opportunities. Getting ahead of the competition also provides buyers with more time to make strategic and confident decisions.

Annelin: It seems obvious, but PLAN! If you are even remotely thinking of making a move, plan ahead. Visit a bank, have an idea of what you honestly feel comfortable spending. If you own a house currently, have your agent visit and give you a general sense of what you will actually net from the sale. I see it time and time again where a house comes available that a client wants to buy, but they are not prepared. It causes a ton of stress for everyone and does not put the buyer in a strong position when it comes to negotiations.

Daily: View a property as a long-term asset, not just a lifestyle purchase. In northern Michigan, two homes at the same price point can have very different long-term values depending on location, year-round usability, maintenance needs, and future resale appeal. Whether someone plans to relocate here or buy a place they can enjoy over time, the smartest buy usually keeps the most options open.

Big Mistakes for Buyers

Ford: The biggest mistake I see from buyers is trying to time the market. Your interest rate is never going to be zero. The house you buy will never be perfect, even if you build one. It is nearly impossible to sell in a seller’s market and turn around to buy in a buyer’s market. Don’t let a great opportunity pass you by based on perfect timing. 

Daily: One big mistake buyers make is focusing too much on the purchase price and not enough on the full cost of ownership. In this market, taxes, insurance, utilities, association fees, deferred maintenance, and future improvements can significantly change the math. That is true whether the property ends up being a primary residence, a second home, or part of a longer-term investment strategy. The buyers who win are the ones who know their numbers before they fall in love with the house.

Annelin: Don’t feel like you need to see more houses if you really like the first house you see. Buyers have more tools than ever to see houses before actually visiting in person. In reality, most buyers have already investigated and ruled out a lot of houses before they actually get in the car. Don’t regret not making a move on what you really know is the right house.

Voight: A common mistake buyers make is not thinking of the sellers’ needs. Both the buy side and sell side experience mixed emotions during a real estate transaction. Rather than being combative in the negotiation process, it’s a much better strategy to craft an addendum with a touch of hospitality while maintaining the mindset that the closing should feel collaborative.

Smart Moves for Sellers

Ford: Offer a healthy buyer’s side commission. This will entice a professional buyer’s agent to show your property and sell it to their qualified buyer. I’m a big fan of chasing the market up as opposed to chasing it down. If your agent believes your home is worth $500,000 do not list your home for $575,000. You will just end up reducing the price and probably sell it for less than $500,000. This process also takes a long time, wastes money, and causes pain and unwarranted stress. List the property for $499,900 and maybe you’ll get $525,000. Above all else, make sure your home is clean!

Daily: Positioning your property around both lifestyle and long-term value. Today’s buyers aren’t just shopping for a home, they’re thinking about flexibility. It might be a place they use now, relocate to later, or hold as an investment. The listings that stand out are those that clearly communicate year-round livability, updates, utility costs, and overall ease of ownership.

Annelin: Finish all of the little projects: the touch-up paint, the missing trim or baseboard, the closet doors that keep falling off the track. A house that is well kept is a house buyers want to buy. Also, make a detailed list of all the improvements you have made and the year in which they were done. The more robust and detailed the list the better. The cost of materials and labor continues to increase, and buyers are seeing more value in homes that have improvements made already. 

Voight: Decluttering isn’t just marketing—it builds buyer confidence. A home filled with personal items can make buyers question whether possession will actually happen on schedule. Preparing early not only reassures buyers, but it also reduces last-minute stress for sellers. Pack items knowing the home will sell. The “act as if” mentality truly works—whether you call it manifesting or being type-A prepared—and it’s going to serve a seller well. 

Big Mistakes for Sellers

Ford: Selling your home without a Realtor. A great listing agent is invaluable to a successful transaction. Exposing your home to as many buyers as possible is the best way to sell your home for the most amount of money in the shortest amount of time. This is my goal every time. Most “for sale by owners” are willing to pay a buyer’s agent but have a hard time justifying their agent’s fee. A great listing agent will provide a ton of guidance and will protect the seller leaving any money on the table. Listen to the professionals!

Daily: One big mistake for sellers is assuming desirability alone will carry the deal. Northern Michigan is absolutely a place people want to be, but buyers still pay close attention to value and monthly cost. When a property is priced based on emotion or peak market expectations instead of today’s reality, it can lose momentum quickly. The strongest sellers understand that buyers are still excited about the area, but they are also doing the math. Pricing a house correctly is super important right now.

Voight: A mistake sellers make is choosing an agent based on social media presence rather than authentic professionalism. I’ve never had a seller ask during a pitch while interviewing multiple agents: “If I called the last two agents you worked with, what would they say about you?” Yet this question is gold. Real estate is cooperative, and seamless transactions happen when agents maintain strong, respectful relationships with their peers. An agent’s reputation among other brokers often speaks louder than marketing. Choosing someone known for professionalism, work ethic, and positive relationships can make a real difference.

Annelin: This one seems obvious, but it’s important: Price the house competitively for the market. An overpriced house almost always ends up selling for less than it should have, compared to pricing it correctly from the beginning. Pricing a house is not the easiest task, and everyone misses from time to time, so if you have a house that has been listed for a little while without offers, adjust accordingly.