Common Pitfalls to Avoid When Selling in Metro Detroit

Selling a home in Metro Detroit can be a lucrative opportunity – but even in a strong market, certain missteps can cost you time and money. Metro Detroit’s real estate scene is diverse and dynamic, encompassing everything from classic bungalows in Ferndale and sleek downtown condos to luxury estates in Bloomfield Hills. Whether you own a suburban single-family house, an urban loft, or a high-end property, the goal is the same: achieve the best price in the shortest time. To do that, it’s critical to avoid the common pitfalls that often trip up sellers in our area. In this comprehensive guide, we’ll review the Metro Detroit housing market’s latest trends (2024–2025) and outline the most frequent mistakes sellers make – and how to avoid them. You’ll also see real-life insights from The Perna Team on how these mistakes can be corrected, ensuring you get top-dollar for your Metro Detroit home.

Metro Detroit Housing Market Trends (2024–2025) at a Glance

Metro Detroit’s housing market remains robust in 2024–2025, but it’s not without its quirks. Here are a few key trends defining the current market:

Rising Prices Amid Fewer Sales: Home prices have been climbing steadily even though the number of sales has dipped. In March 2025, the median sale price in Metro Detroit was about $323,950 – roughly 6% higher than a year prior. This outpaced the national average price growth (~3% in early 2025). Fewer buyers are transacting (sales volume was down ~14% year-over-year) but demand still exceeds supply, which is keeping prices strong.
Low Inventory is the New Normal: A major reason prices stay high is the limited inventory of homes for sale. The number of listings in Metro Detroit remains near historic lows. Many homeowners are reluctant to sell – for instance, those who locked in low mortgage rates are staying put, and baby boomers with significant equity have been holding off on selling. New listings this spring are down by double digits compared to last year. Bottom line: buyers are competing for a smaller pool of homes, which props up prices.
Quick Sales for Well-Priced Homes: Despite economic headwinds, homes are still selling fast if priced correctly. On average, listings spend around one month or less on the market. In late 2024, the average time on market was just 32 days (Oakland County homes averaged 28 days, Wayne County 26 days). Even Detroit city properties, which traditionally take longer, were selling in about 50 days on average. This speed underscores that buyer demand is high – serious buyers will snap up attractively priced, well-presented homes quickly.
Buyer Behavior in 2024–2025: Today’s buyers are active but cautious. Higher mortgage rates (hovering ~6.5% for a 30-year loan in early 2025) have priced some buyers out and made others more selective. Economic jitters (like inflation and other uncertainties) mean buyers are value-conscious – they won’t jump at an overpriced or poorly presented listing. That said, pent-up demand is evident: whenever a great listing hits the market, multiple buyers often vie for it. In fact, Metro Detroit’s price growth is outpacing the national average because local demand remains strong relative to supply. Neighborhoods undergoing revitalization (like parts of Detroit city) are seeing particularly sharp price gains (Detroit’s median price jumped 13% year-over-year), while outer suburbs like Livingston County lead in sales growth and high prices. The takeaway for sellers is that market conditions overall still favor well-prepared sellers – but to capitalize on this, you must avoid common mistakes that could turn this seller’s market advantage into a missed opportunity.

Why Avoiding Seller Pitfalls Matters in Metro Detroit

It’s often said that a rising tide lifts all boats, and indeed Metro Detroit’s tight market can lift your sale – if you navigate wisely. However, even in a strong market, sellers can sabotage their own success by making classic errors. In a region as varied as Metro Detroit, these pitfalls can have especially significant impacts:

Local Competition: Metro Detroit includes high-demand communities (Birmingham, Troy, Novi, etc.) where buyers are savvy about market values. If you misstep (like overpricing or neglecting appearance), buyers in these areas will move on to the next listing without hesitation. In more price-sensitive neighborhoods (such as many in Wayne County or downriver suburbs), a mistake like overpricing can completely alienate the limited pool of buyers searching in that price range.
Neighborhood Dynamics: Different cities and price points have different expectations. For example, a luxury home in Bloomfield Hills or Oakland Township draws buyers who expect professional staging and flawless presentation; skimping on those can make a high-end property linger unsold. On the other hand, an entry-level home in Madison Heights or Westland might attract first-time buyers who scrutinize affordability – overpricing or ignoring needed fixes could push them away in favor of better-prepared options. Understanding these nuances is key to avoiding mistakes that matter in your specific locale.
Maximizing Your Windfall: Many Metro Detroit homeowners have built substantial equity thanks to recent price increases. To cash out that equity fully, you can’t afford missteps that lead to price reductions or costly concessions. Even minor mistakes (like a poorly timed listing or refusing to negotiate reasonably) can mean leaving thousands of dollars on the table. Given that many sellers are receiving multiple offers in this market, the difference between a smooth, well-planned sale and a bungled one can be stark in final sale price and terms.

In short, avoiding these pitfalls is especially crucial in Metro Detroit because our market gives sellers a great opportunity – but only if approached correctly. Now, let’s dive into the most common home-selling mistakes in Metro Detroit and how you can steer clear of them.

Avoid These Common Home Selling Mistakes

Even in a hot Southeast Michigan market, Metro Detroit sellers can make missteps that cost them time, money, and stress. Below are the most common pitfalls to avoid when selling your home, with insight into why each mistake is problematic specifically in our local market and how to correct course. By sidestepping these, you’ll position yourself for a faster sale and a higher final price.

Overpricing the Home: Setting an unrealistically high listing price is the #1 mistake Metro Detroit sellers make. While it might be tempting to “test the market” with a higher price, overpricing drastically reduces buyer interest and usually leads to your home sitting on the market longer – often forcing price cuts that result in a lower sale price than you could have achieved with a proper price from the start. Remember, today’s buyers are well-informed; in a savvy market like Metro Detroit, many buyers will skip over a clearly overpriced home. Why it matters locally: In high-demand areas like Royal Oak or Troy, buyers often have multiple similar homes to choose from – price yours too high and they’ll pounce on a better-valued one. In more affordable cities like Dearborn or Roseville, buyers are extremely price-sensitive and may not even bother to tour an overpriced listing. How to avoid it: Work with an experienced local agent to analyze recent comps and set a data-driven price. The Perna Team, for example, provides a comprehensive market analysis for every listing to pinpoint the optimal price based on current Metro Detroit trends. We’ve often seen that pricing a home right at the sweet spot can spark a bidding war, whereas overpricing leads to crickets. Real-life insight: One Perna Team client in Novi initially thought their home could fetch far above neighborhood comps. We guided them to list at a strategic price in line with the market – and within one week, we generated multiple offers over asking, ultimately netting the sellers more than they originally hoped. The lesson? Price it right the first time to attract the maximum number of buyers and highest offers.
Poor Home Staging & Presentation: First impressions are everything. Failing to properly stage and present your home is a costly error, as today’s buyers have high expectations when they walk in (and when they scroll through photos online). A home with dated décor, cluttered rooms, or obvious needed updates can struggle to elicit strong offers. Why it matters locally: Metro Detroit buyers, especially at mid-range and higher price points, crave move-in ready homes. Many homes in our area are older (50+ years in many suburbs), so showcasing a clean, refreshed interior can set your listing apart from the competition. Whether it’s a charming Ferndale bungalow or a spacious Canton colonial, buyers pay more for a home that looks turnkey. In fact, home staging is one of the highest-ROI steps a seller can take – staged homes can sell for up to 5–15% more than non-staged homes on average. How to avoid it: Invest time in decluttering, deep cleaning, and staging your home before listing. Remove personal items and excess furniture to make spaces feel larger and neutral. Consider hiring a professional stager or at least consulting with your agent on light updates. Simple cosmetic fixes like fresh neutral paint, modern light fixtures, or new hardware can make a big difference. Don’t forget curb appeal (more on that next) – many buyers do a “drive-by” prior to scheduling a showing, so you want your home’s exterior to look inviting. Perna Team tip: We advise our clients on affordable fixes and even help coordinate professional staging or photography. For example, in a recent Perna Team sale in Birmingham, we suggested minor furniture rearrangements and brought in a few stylish décor pieces; the result was an offer $20,000 higher than a similar un-staged home down the street. Bottom line: A beautifully presented home engages buyers emotionally and often leads to higher offers.
Limiting Showings and Buyer Access: Making your home difficult to show is another pitfall that can seriously hurt your sale. We understand – keeping a house show-ready is inconvenient, and scheduling can disrupt your life. But if you restrict showing times, require excessive notice, or hover during tours, you risk driving away potential buyers. In those critical first few weeks on the market, you want as many qualified buyers through the door as possible. Why it matters locally: In Metro Detroit’s competitive market, buyers are often working around tight schedules (and even traveling from across the region to see homes). If your Farmington Hills home can only be seen on weekends, for example, you might miss weekday relocation buyers. If your Detroit condo requires 48-hour notice to show, a buyer with limited time may skip it. Some buyers are looking at 5–10 homes in a day – if yours isn’t easily available, it likely gets crossed off the list. How to avoid it: Be as accommodating as you safely can with showings, especially during the first two weeks when interest is highest. Aim to allow short-notice showings and wide time windows (including evenings and weekends). Consider temporarily adjusting your schedule or staying elsewhere for a few days if possible, to keep the home accessible. When showings happen, give buyers space – leave the premises or at least stay out of their way so they can freely explore and discuss. The more people who can comfortably tour your home, the higher the chance of attracting the right offer. Real-life insight: The Perna Team once took over a Northville listing that had expired with another agent – the previous seller insisted on 24-hour notice and was present at every showing, which made buyers uneasy. We convinced the seller to be more flexible; as a result, foot traffic doubled and the home went under contract within 10 days. Accessibility matters – make it easy for buyers to fall in love with your home.
Ignoring Curb Appeal and Minor Repairs: Focusing solely on the interior and neglecting the exterior (or failing to fix small issues) is a common mistake. Remember, the exterior is the first thing buyers see. Peeling paint, an unmowed lawn, or a sagging gutter can send a signal that the property isn’t well cared for. Many buyers will form an opinion before they even step inside. Additionally, obvious minor repairs left undone (leaky faucets, broken light fixtures, missing outlet covers, etc.) can make buyers wonder what bigger issues might be lurking. Why it matters locally: Michigan’s climate can be tough on houses – from snowy winters to humid summers – so signs of neglect stand out. In a neighborhood of well-kept homes (which is most Metro Detroit suburbs), a house with poor curb appeal will immediately put you at a disadvantage. Buyers in areas like Oakland and Macomb County often drive by a home before scheduling a tour; if the curb appeal disappoints, they may never schedule that tour at all. Moreover, many Metro Detroit buyers (especially first-timers) don’t have the time or skill for a bunch of repairs, so a house that appears move-in ready has a leg up. How to avoid it: Before listing, spruce up your home’s exterior and tackle easy fixes. Mow the lawn, trim overgrown shrubs, rake leaves, and add fresh mulch or seasonal flowers for a pop of color. Clean or repaint the front door, and make sure your house numbers are visible and attractive. Repair any minor eyesores – touch up peeling paint, fix that loose railing, caulk cracks, tighten dripping faucets, replace burnt-out bulbs, etc. These small investments of effort can yield big returns. Perna Team tip: We often walk around a client’s house with them, creating a checklist of simple pre-listing to-dos. We’ve seen transformations where a weekend of yard work and $500 in handyman repairs led to far more buyer interest and offers thousands higher. One seller in Livonia power-washed their dingy siding and patched a few shingles per our advice; buyers commented how “well-maintained” the home felt – proof that curb appeal sets the tone for your sale.
Skipping Pre-Listing Inspections or Ignoring Major Issues: Some sellers decide not to address potential repair issues or skip any kind of pre-inspection, thinking it saves them time or money. However, surprise problems uncovered during the buyer’s inspection can derail your sale or cost you later in negotiations. In Metro Detroit’s older housing stock, it’s common for inspections to turn up things like outdated electrical panels, basement seepage, or an aging furnace. If you haven’t anticipated these, you might be in for a rude awakening when a buyer either backs out or demands expensive repairs/credits. Why it matters locally: Deals falling through at inspection stage are not uncommon – nationwide, up to 20–25% of real estate transactions fall apart before closing, and home inspection issues are a top culprit. In our region, city inspection requirements or point-of-sale certificates (in some suburbs) can also surprise sellers who didn’t do their homework. A house in Ferndale or Westland, for example, might need a city inspection and certain fixes before closing. If you “skip” knowing about these, you could face last-minute stress or even losing the buyer. How to avoid it: Consider a pre-listing home inspection for older homes or if you suspect any major issues. This proactive step can identify red flags so you can fix them in advance or price the home accordingly. At minimum, discuss with your Realtor any known issues and decide whether to address them upfront. Fixing a problem (or disclosing it and adjusting price) is better than having it blow up the deal later. The Perna Team often helps our sellers coordinate repairs with trusted contractors before we hit the market – it can save a lot of headache. Also, prepare for the buyer’s inspection by ensuring easy access to attic, basement, mechanicals, etc., and providing documentation for any repairs or upgrades (e.g. warranties for a new roof). By being proactive, you maintain control and build buyer confidence. Real-life insight: We had a client in Farmington with a beautiful 1950s home. We suggested a pre-listing inspection, which revealed a minor foundation crack. The seller spent ~$1,200 to professionally seal it and provided the repair warranty to buyers. The first buyer’s inspector noted the fixed issue but had no other major findings – the deal sailed through. The seller avoided what could have been a deal-killing surprise, and the buyers felt reassured. Don’t let hidden issues bite you at the worst time – address them upfront.
Neglecting Digital Marketing and Quality Listing Media: In today’s tech-driven world, the first showing happens online. One of the biggest mistakes a seller can make is undermining their online presence – whether that’s poor quality photos, a sparse description, or not leveraging enough marketing channels. If your listing doesn’t shine on the internet, a huge chunk of buyers will pass it by without ever visiting in person. Why it matters locally: Metro Detroit buyers are no different from anywhere else – nearly 96% of home buyers use the internet to search for homes, and that includes virtually every buyer under age 60. Many of our area’s buyers are Millennials and Gen Z who live on their smartphones. If your listing photos are dark or taken on a cellphone, or if you have no virtual tour or floor plan, you’re likely losing out on interested buyers. Additionally, Metro Detroit often attracts out-of-state buyers (for work relocations to the auto industry, tech, etc.), and those folks rely heavily on online listings to decide what’s worth seeing. A lackluster online listing (or limited exposure only on the MLS but not on Zillow, social media, etc.) means fewer eyes on your home. How to avoid it: Invest in professional photography and marketing. Ensure your agent hires a good real estate photographer – images should be high-resolution, well-lit, and showcase each room’s best angles. Consider 360° virtual tours or video walkthroughs, which allow remote buyers to experience the home. Drone aerial shots can be great if you have a large property or beautiful surroundings. Your listing description should be compelling and highlight unique features and recent updates. And marketing shouldn’t stop at the MLS: your home should be syndicated across all major real estate sites, featured on social media, and possibly even targeted with email blasts or online ads to reach the right audience. Perna Team advantage: We invest in top-tier digital marketing for every listing – from VR tours to targeted Facebook advertising – to ensure no buyer misses your home. For instance, we once listed a home in Canton that got lukewarm local response. Through aggressive digital marketing, we reached a family relocating from Chicago; they ended up viewing the home via our 3D tour and making an offer sight-unseen (contingent on a later in-person visit), which ultimately closed. In short, don’t neglect the digital showroom for your home – it’s where most buyers will discover (and fall in love with) your property.
Going FSBO (For Sale By Owner) Without Experience: Some Metro Detroit homeowners consider selling their house themselves to save on commission. Unfortunately, FSBO often ends up being penny-wise, pound-foolish. DIY sellers usually lack access to marketing resources, pricing expertise, and negotiation experience that professional agents provide. The result? FSBO homes tend to sell for less money and take longer, even after accounting for commission savings. Why it matters locally: Our region’s market conditions – fast-moving listings, multiple-offer situations, legal complexities (e.g. city inspection compliance, well/septic rules in certain areas) – make real estate a full-time job. If you’re not deeply familiar with Metro Detroit market values, it’s easy to misprice your home (the hardest task for FSBO sellers is getting the price right). Additionally, FSBO listings often don’t get the same online exposure; many serious buyers work with agents who might skip FSBOs or negotiate hard knowing you’re unrepresented. According to the National Association of REALTORS®, the typical FSBO home sold for $380,000 versus $435,000 for agent-assisted sales – a $55,000 difference in 2023’s market. That’s a nationwide stat, but the principle holds: FSBOs typically sell for less than agent-listed homes. In Metro Detroit, where median prices are rising, that gap could be significant. How to avoid it: Simply put, consider hiring a professional real estate agent with a proven track record in your area. A great agent will price your home optimally, market it widely (avoiding the previous pitfall), and handle showings, buyers, and paperwork efficiently. They’ll also negotiate on your behalf to maximize your net. The Perna Team difference: Our team’s data shows that clients who initially try FSBO often come to us later – and we’re able to sell their homes faster and for more money than they could on their own. For example, a homeowner in Clawson struggled for months FSBO, getting only low-ball offers. They enlisted The Perna Team; we implemented a strategic marketing plan and re-listed at the right price. In two weeks, the home sold for 10% over the highest offer the owner had received on their own. Even after our commission, the seller profited more and had a far smoother experience. Statistics back this up, and as we like to remind sellers: you’re not saving money if you sell for less. In fact, The Perna Team’s clients often net more even after commission thanks to our pricing and negotiating expertise. Avoid the FSBO pitfall by partnering with professionals who do this every day.
Letting Emotions Sabotage the Sale: (Bonus Mistake) Selling a home is an emotional process – it’s where you’ve lived your life, after all. However, letting emotions dictate your decisions is a pitfall that can cost you dearly. This can take many forms: being insulted by a perfectly normal low offer and refusing to counter, holding out for an unrealistic price because of sentimental attachment, or getting angry at repair requests from a buyer. In the heat of the moment, sellers can make irrational choices that blow up a potential deal. Why it matters locally: Metro Detroit’s market might be seller-friendly, but it’s not immune to negotiation and compromise. If you take offense at a buyer’s request or you’re unwilling to negotiate, you could lose an otherwise qualified buyer. We’ve seen sellers in Oakland County reject the first offer as “too low” in indignation, only to end up selling months later for far less. Emotions can also cloud judgment when picking offers – for instance, favoring a personal letter over a higher bid or not objectively analyzing which offer is truly best. How to avoid it: Approach your home sale as a business transaction. Detach yourself from personal feelings about the house or the negotiation. Rely on your agent as a buffer – one of our key roles is to provide objective advice and keep negotiations professional. If an offer comes in low, don’t take it personally; view it as a starting point. If buyers ask for repairs or credits, remember they are trying to ensure they’re getting value – much as you would if roles were reversed. Keep your end goal in mind: a successful sale at a good price, and be willing to stay calm and work with the buyer to get there. Perna Team tip: When emotions run high, step back and let us handle the communications. We’ve negotiated hundreds of Metro Detroit home sales and can guide you on when to be firm and when to compromise. Having a seasoned agent handle the delicate back-and-forth can prevent pride or sentiment from derailing the deal. In one case, a seller in Rochester was livid about a buyer’s long list of inspection demands. We helped prioritize which were reasonable and negotiated a fair credit, keeping both parties happy enough to close. The seller later thanked us for “talking me off the ledge” – a prime example of how keeping emotions in check leads to a better outcome. Remember, stay focused on the finish line and lean on professional advice to avoid emotional mistakes.

By steering clear of these common pitfalls, you’ll greatly increase your chances of a smooth, profitable home sale. Each of these mistakes is 100% avoidable with the right strategy and guidance. Next, let’s look at how partnering with an experienced real estate team can ensure you avoid all of the above and achieve the best results in your Metro Detroit sale.

The Perna Team: Your Metro Detroit Real Estate Advantage

Choosing the right real estate representation is crucial to capitalize on Metro Detroit’s market and avoid costly missteps. The Perna Team offers unparalleled local expertise, a proven track record, and a hands-on approach to guide you from listing to closing. We’ve helped hundreds of sellers across Metro Detroit – from Downtown Detroit to Novi, from lakeside homes in Oakland County to condos in Canton – and we bring that wealth of experience to every new client. Here’s what sets The Perna Team apart when you’re selling in Metro Detroit:

Hyper-Local Market Mastery: We study Metro Detroit market trends daily, tracking inventory, pricing shifts, and buyer preferences neighborhood by neighborhood. Whether it’s knowing the premium that a Birmingham address commands or understanding what features Metro Detroit condo buyers are seeking, our finger is on the pulse. This means we price your home right and time your listing for maximum impact. Our data-driven approach has made us one of the top-selling teams in Michigan – success built on consistently achieving great outcomes for our clients.
Comprehensive Marketing & Presentation: We take marketing your home to the next level so you never fall victim to the “neglecting digital marketing” pitfall. Our team invests in professional staging consultations, HD photography, 360° virtual tours, and drone imagery to capture your home in the best light. We then blitz your listing across the web – it will appear on hundreds of websites (Zillow, Realtor.com, Trulia, etc.), featured on social media, and emailed to our extensive database of Metro Detroit buyers and agents. We essentially give your home maximum exposure to attract multiple offers. And we don’t just market; we also advise you on prepping your home (what improvements offer high ROI, what not to waste money on, etc.) so that once buyers arrive, they’re impressed. Simply put, we make sure no buyer misses your home and that when they see it, it’s love at first sight.
Skilled Negotiation & Transaction Management: When offers start coming in, The Perna Team’s seasoned negotiators go to work. Our goal is to get you the best price and terms, all while keeping the deal on track. We pride ourselves on negotiating in a firm but fair manner – leveraging the interest in your home to push buyers to their highest price, and structuring contingencies and timelines that protect you. If issues arise (inspection findings, appraisal questions, etc.), we draw on our experience to resolve them creatively and keep the sale moving forward. Our clients often net more at the end of the day because we know how to navigate bidding wars and negotiations strategically (for instance, knowing when to counter vs. when to accept a great offer). Meanwhile, our team handles the myriad of paperwork and processes behind the scenes, coordinating with inspectors, appraisers, title companies, and the buyer’s agent so you don’t have to worry about the fine print. Selling a home involves over 180 steps from start to finish – we’ve got all of them covered. Essentially, we act as your project manager, advisor, and advocate every step of the way. When you work with The Perna Team, you can relax knowing seasoned professionals are guiding you, which means avoiding the mistakes less experienced sellers (and agents) might make.
Track Record of Success in Metro Detroit: The numbers speak for themselves. The Perna Team has been the trusted realtors for sellers across Metro Detroit, year after year. We’re proud to have among the highest number of homes sold in Southeastern Michigan, which means we have firsthand knowledge of how to sell in any market condition. Our past clients’ success stories are our best endorsement. We’ve helped sellers who were previously frustrated (like expired listings or FSBO attempts) achieve quick sales at great prices. We’ve set neighborhood high sales in multiple communities by implementing the strategies we’ve outlined in this article. And our focus on customer service has earned us hundreds of five-star reviews and referrals. When you hire The Perna Team, you’re not just getting an agent – you’re getting an entire team of marketers, coordinators, and experts dedicated to your sale. We treat every listing like a luxury listing, regardless of price point, because every client deserves our full attention and effort.

our mission is to help you avoid every common pitfall and get you the maximum value for your home. We’ll price it right (avoiding overpricing), help you stage and fix it up (avoiding presentation issues), ensure wide exposure (avoiding marketing shortfalls), handle showings and buyers (so no opportunities are missed), and guide you through negotiations and closing (avoiding legal or emotional missteps). It’s a full-service approach tailored to Metro Detroit sellers.

Ready to Sell for Top Dollar? Get Your Free Consultation

Selling your Metro Detroit home can be one of the most rewarding financial moves you’ll make – with the right plan and team by your side. If you’re thinking about selling (now or in the near future), don’t leave it to chance. Contact The Perna Team for a free, no-obligation consultation to discuss your home sale goals. We’ll provide a personalized home valuation and a game plan to avoid all the common mistakes we’ve discussed.

Remember, you only get one chance to make a first impression on the market. Before you list your home, arm yourself with the best information and professional guidance. The Perna Team is here to ensure your Metro Detroit home sale is smooth, profitable, and stress-free.

Don’t let common seller pitfalls undermine your success. Reach out to us today for your free consultation and let our experts help you maximize your sale. With The Perna Team by your side, you can confidently avoid the mistakes, take advantage of the 2024–2025 market trends, and make your Metro Detroit home sale a complete success. We’re just a phone call or email away – and we’re excited to help you achieve the best results for your home sale!

Ready to get started? Contact The Perna Team now to schedule your free home-selling consultation and strategy session. Let’s work together to sell your Metro Detroit home for top dollar, fast.