“
Date the rate, marry the property because ‘location, location, location’ is the age-old saying that will always ring true. —KIMBERLY BORK, BROKER/OWNER OF VENTURE PROPERTIES
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Smart NoMi Real Estate Moves in 2025 Insider strategies from local pros. by KIRSETIN K. MORELLO
I
f you’re thinking about buying or selling up north in 2025, you already know the market can be full of surprises. To help you navigate it with confidence, we talked to three Northern Michigan real estate experts. Whether you’re eyeing a lakefront cottage or a year-round family home, these 11 insider tips will help set you up for success.
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> edwardjones.com | Member SIPC
We’re in this together. As your needs evolve throughout your life, we’ll strive to provide the products, solutions and experiences to help you achieve what’s important to you. We’re ready when you are. Contact us today. Traverse City Financial Advisors
Heather Boivin
Jamie Keillor
3285 South Airport Road West Traverse City, MI 49684 231-933-5263
4110 Copper Ridge Dr Bldg D, Suite 202 Traverse City, MI 49684 231-252-3561
edwardjones.com/heather-boivin
edwardjones.com/jamie-keillor
Jon Lamb 12935 S West Bay Shore Dr Suite 355 Traverse City, MI 49686 231-947-1123
12935 S West Bay Shore Dr Suite 355 Traverse City, MI 49686 231-947-1123
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edwardjones.com/jon-lamb
Yancy Boivin
Justin Liptak
Andrew Weaver
3285 South Airport Road West Traverse City, MI 49684 231-933-5263
513 S Union Street Traverse City, MI 49684 231-933-0881
125 Park Street, Suite 250 Traverse City, MI 49684 231-947-3032
John W Elwell
Jim Mellinger
Joel Leipprandt
3588 Veterans Dr Traverse City, MI 49684 231-947-0079
12935 S West Bay Shore Dr Suite 355 Traverse City, MI 49686 231-947-1123
806 S Garfield Ave, Suite B Traverse City, MI 49686 231-932-1290
edwardjones.com/yancy-boivin
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Alysia Boynton-Fisher
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Bill Collin 9672 US Highway 31 Suite 400 Interlochen, MI 49643 231-276-1355
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,
1
Look Past the Laminate
2
Don’t Let Rates Rattle You
In a tight inventory market, buyers with vision have the edge. “There are major opportunities in highly desirable locations,” says Kimberly Bork, broker/owner of Venture Properties. So don’t get hung up on paint colors or outdated kitchens.
r
Yes, rates are higher—but that can work in your favor. “With some buyers feeling hesitant, those ready to buy may face less competition,” explains Jennifer Edson-Rife, Realtor®, Star* Real Estate. “This can mean better negotiating power and favorable terms— like seller-paid closing costs or price cuts.” The smart strategy? “Date the rate, marry the property,” adds Bork, who reminds buyers they can refinance or buy down points later. “Because ‘location, location, location’ is the age-old saying that will always ring true!”
E-A
3
You Don’t Need 20 Percent Down
4
More Inventory, Less Hurry
If you still think you need a massive downpayment, think again. “There are options—FHA, USDA (Rural Development), VA and conventional loans starting at zero to three percent down,” Edson-Rife explains. “It’s also possible to ask for closing costs from the sellers, which can help buyers with limited cash up front.”
Economic jitters—think fluctuating tariffs and stock market swings—are making buyers more cautious in 2025. “Buyers are really thinking twice about their timing,” says Ann Porter, Realtor®/Associate Broker, Real Estate One. At the same time, sellers are listing earlier, boosting inventory and giving buyers more choices. “Homes are still selling,” assures Porter, “but they’re sitting on the market a little longer. This gives buyers more breathing room to make smart long-term decisions.” J U LY 2 0 2 5
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Still Hot: Waterfront & Starter Homes
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Get Creative
In multiple-offer scenarios, it’s not always about offering the highest price. “Ask the seller’s agent what matters most,” Edson-Rife suggests. “It could be a flexible closing date, a month of free rent back, an escalation clause or an appraisal gap guarantee—any of which might make your offer stand out.” Waiving inspections is also becoming more common, though agents advise caution. “They can be risky,” says Bork, “but if you're planning a major remodel or teardown anyway, it can work.”
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photo by Taylor Brown
“All waterfront properties, and anything under $400,000 near downtown Traverse City, are still competitive,” says Porter. Hidden gems are popping up just outside hot zones like Glen Arbor and Leland. “You can still find a deal on homes and land in places like Maple City, Cedar and Empire,” she adds. To stretch your budget, Bork recommends focusing on properties with solid infrastructure—like natural gas, electric, conventional septic and highspeed internet—even if the house itself isn’t your dream home. “You might not get everything on your wish list right away, but you can improve the house over time,” she says. “Investing in the right area can pay off—sometimes faster than you’d expect.”
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7
Construction is Picking Up Steam
New construction Up North hasn’t always been an easy option, but that’s changing. “Condo developments and homes are on the rise in Grand Traverse County,” Bork says. “Many new developments—both affordable and luxury—are being built to satisfy the demand.” Builder wait times are easing, too. “A combination of more builders in the area, additional quality subcontractors and steady growth are making new construction as popular as ever,” Porter explains. “Lots that have been sitting vacant are finally seeing bulldozers.”
8
Sellers: Simple Upgrades, Big Returns
First impressions matter—starting at the curb. “Manicured landscaping, a freshly painted front door, clean windows and a welcoming touch like a café table or rocking chair can make or break a buyer’s first impression,” says Porter. Inside, a fresh coat of neutral paint can make a big impact. “Fresh, neutral tones—like soft gray, warm beige or light white—make a space feel cleaner, more spacious and more inviting,” says Edson-Rife. For sellers ready to invest a bit more, Bork suggests kitchen and bath updates like quartz countertops, fresh backsplashes and modern hardware. “Those rooms sell homes,” she says.
9
Changes to the Short-Term Rental Game
From Old Mission Peninsula to other touristheavy areas, short-term rental (STR) regulations are tightening. Don’t make the mistake of assuming you’ll be able to rent short-term—do your homework first. “If you want to purchase a home you can use as a STR, buy in commercial or hotel zones,” advises Bork. “Their clear, established rules are less likely to change.”
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New Rules for Buyer-Agent Agreements
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Staging is Essential
Thanks to the 2024 NAR settlement, real estate agents must now sign a written agreement with buyers before showing homes, clarifying who they represent and how they’re compensated. “It’s not a pressure tactic,” Porter explains, “it’s a national requirement. Buyers should take time to read the paperwork, ask questions and only move forward when they feel comfortable and confident doing so.”
Whether done physically or virtually, staging helps buyers see a home’s potential—and the payoff is real. “An NAR report shows that staged homes sell for five to ten percent more,” says Bork. “Many of my staged properties have sold for even more!” Whether it’s editing furniture, decluttering, freshening up décor or virtually furnishing vacant spaces, staging helps buyers envision the possibilities.
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ollow these trending ways—and the many Northern Michigan homeowners embracing sustainability, natural aesthetics and functionality—and find yourself living easy in feel-good outdoor spaces this summer.
OUT: SINGLE-SEASON FLOWER BEDS IN: VERTICAL GARDENS
Karlskin recommends calling on native species like prairie dropseed, dogwood and switch grasses to add texture to the landscape, while the usage of native wildflower plugs offers season-long interest and supports local pollinators. Homeowners are also turning to low-maintenance, drought-tolerant micro-clover lawns and are hydroseeding slower-growing low-mow fescue grasses.
Planting beds that peak in summer and fade quickly are becoming a thing of the past. Monochromatic ground gardens are finding new dimension and color schemes in vertical garden walls. To create them, freestanding double sided LiveScreen wall planter boxes are customized to make a grid system of columns and rows, weaving in specific color patterns. Charlevoix-based Landscape Logic began consulting with the pros at LiveWall earlier this year, helping to integrate these concepts into Northern Michigan clients’ designs and install tiered herb boxes and vertical mobile deck gardens. “Garden walls are aesthetically pleasing, improve air quality and noise reduction and create habitats for birds and pollinators,” says Landscape Logic design estimator Jeff Wisinski. “If you have a small backyard or an area where you don’t have a lot of color, going vertical gives you that potential.” LiveWall systems can be installed as a permanent fixture on fencing, deck railings, homes or buildings. For more flexible use, LiveScreen is a micro-sized mobile wall on wheels that can easily move from poolside to outdoor kitchen to deck. LiveWall and LiveScreen both offer integrated drip irrigation systems to simulate natural rain. The UV-resistant molded planters and anodized aluminum rails stand up to summer storms and sunlight.
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The Landscape Logic design team has been busy laying custom flagstone walking paths, adding in noise-blocking upright shrubbery for a natural screening around reading nooks, placing waterfall features and bird baths, and helping homeowners install hobby gardens and fruit orchards to help cultivate joy and mindfulness. “People are adding artistic purpose into their landscape design,” Wisinski says. “It’s all about creating these little moments within the landscape, discovering new features of the landscape piece by piece rather than all at once with a wideopen landscape. There’s an art to it all.”
Cringy water bills and concerns regarding environmental water management have folks looking beyond sprawling green high-maintenance lawns. There are alternative design concepts that help to reduce water usage and promote biodiversity, says Landscape Logic designer Trista Karlskin. “We work with a lot of waterfront and wetland properties that fall under shoreline regulations,” she says. “Working with the native and natural landscape already in play is easy and smart here.”
Outdoor living spaces are still a thing, but paralleling these comforts is a big movement toward making room for serene outdoor retreat spaces. Landscapers are weaving in meditation corners, yoga decks and trickling water elements such as fountains or koi ponds to add a sense of sanctuary.
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