The Home Buying Process In Genesee County

Thinking about buying a home in Swartz Creek but not sure where to start? You are not alone. The process has a lot of moving parts, and local steps can feel confusing if you have not bought in Genesee County before. This guide walks you through each stage with realistic timelines, common costs, and local checks so you can move forward with confidence. Let’s dive in.

Step 1: Get pre‑approved

Your first move is mortgage pre‑approval. Lenders verify your credit, income, and assets, then issue a letter showing what you can afford. In Genesee County, sellers expect a pre‑approval or proof of funds with your offer, especially on well‑priced homes in Swartz Creek that may draw multiple offers.

Timing varies. Same‑day pre‑qualification is possible, while full pre‑approval often takes 1 to 7 business days depending on how quickly documents are provided. Have pay stubs, W‑2s, tax returns, bank statements, and ID ready to speed things up.

A strong pre‑approval helps you set a clear budget, narrow your search, and signal to sellers that you are serious and ready.

Step 2: Start your home search

With your budget set, you can tour homes in Swartz Creek and nearby communities. Work with a local agent to review comparable sales, disclosures, and neighborhood trends so you can identify good value and potential red flags.

The search period can take a few weeks to several months. It depends on inventory and your flexibility on location, style, and condition. Be ready to move quickly on homes that fit your needs and budget.

Create a quick checklist:

• Define must‑haves, nice‑to‑haves, and deal breakers.
• Confirm whether the property is on public sewer and water or private well and septic.
• Check flood zone status using FEMA resources, especially for creekside or low‑lying properties.
• Verify school district boundaries if they are part of your decision.

Step 3: Write a strong offer

When you find the right home, your offer should be clear and complete. Typical components include price, earnest money, proposed closing date, buyer contingencies, and any requests such as repair credits or help with closing costs.

• Earnest money: Often 1 to 3 percent of the purchase price. It shows good faith and is held in escrow per the contract.
• Closing timeline: Propose a date that aligns with financing and title work. Flexibility can help in negotiations.
• Contingencies: Inspection, financing, appraisal, title, and any property‑specific tests like well and septic.

In competitive situations, a clean, well‑documented offer supported by a current pre‑approval can make the difference.

Step 4: From accepted offer to close

Most financed purchases in Genesee County close in about 30 to 45 days. Cash deals can close faster, often in 7 to 21 days. Your contract will include deadlines that keep everyone on track.

Key deadlines after acceptance

• Earnest money deposit: Usually due within 48 to 72 hours.
• Inspection period: Commonly 7 to 14 days. Schedule inspections as soon as your offer is accepted.
• Appraisal: Typically 7 to 21 days after the lender orders it and once the file is complete.
• Loan underwriting and approval: Often 2 to 4 weeks, depending on your file’s complexity.
• Title search and closing prep: Handled by the title company alongside underwriting.
• Final walkthrough: Usually 24 to 48 hours before closing to confirm condition.

Common contingencies in Genesee County

• Home inspection contingency to evaluate condition and negotiate repairs or credits.
• Financing contingency to protect you if your loan cannot be funded.
• Appraisal contingency to confirm value supports the contract price.
• Title contingency to review liens, easements, and required cures.
• Well and septic contingencies for properties on private systems.
• Wood‑destroying insect inspection, often required by lenders in Michigan or requested by buyers.
• Radon testing, since parts of Michigan show regional radon potential.

Smart inspections and tests

Consider a full due‑diligence plan. Your inspector can advise on scope based on the home’s age and condition.

• General home inspection: Structure, roof, HVAC, electrical, and plumbing.
• Sewer scope: Useful in older areas or where backup risk is a concern.
• Well flow and water quality testing if on a private well.
• Septic system inspection if not on municipal sewer.
• Radon test: Short‑term or continuous monitors are common.
• Lead‑based paint disclosure and risk awareness for homes built before 1978.
• Specialty tests for asbestos, PCBs, or mold when age or visible signs suggest risk.

Interpreting results and negotiating

Older Genesee County homes can show wear such as aging roofs, older furnaces or water heaters, electrical updates, and moisture or water intrusion in basements. You can negotiate repairs, seller credits, or a price reduction, or request seller remedies before closing. Lean on your agent to balance cost, timing, and risk.

Step 5: Verify local records and requirements

A few targeted checks can save time and stress later. Use local offices and documents to confirm facts and costs.

• Register of Deeds: Confirms deed recording and legal description after closing.
• Treasurer/Tax Office: Verify current tax bills, prorations, and any delinquencies or special assessments.
• City of Swartz Creek building and zoning: Check permit history for major work, code compliance, and utility connections.
• Land Bank Authority: If you are exploring rehab or lower‑cost options, review available properties and program terms.
• MSHDA: Explore first‑time buyer and down‑payment assistance programs if you qualify.
• Michigan Seller’s Disclosure: Read it closely. Compare to your inspection findings and ask questions on any gaps.
• FEMA and county hazard maps: Review flood status for properties near waterways or low‑lying areas.

Also confirm any HOA rules, dues, and transfer fees, plus local zoning if you plan outbuildings, an accessory unit, or business use.

Step 6: Know your closing costs

Your total buyer closing costs typically range from 2 to 5 percent of the purchase price, depending on loan type and any negotiated credits. Here is what you might see on your settlement statement.

• Buyer costs: Lender fees, appraisal, lender’s title insurance, recording fees, closing or escrow fee, prepaid homeowner’s insurance, property tax prorations, and HOA transfer fees if applicable.
• Seller costs: Real estate commissions, owner’s title policy, payoff of mortgages and liens, plus some recording or transfer items if negotiated.

Title insurance and title work protect ownership. Most lenders require a lender’s title policy. An owner’s policy is optional but recommended to protect your interest. In Michigan, sellers often pay for the owner’s policy, but this is negotiable in your purchase agreement.

Step 7: Closing day and after

On closing day you will sign loan and title documents, pay your cash to close, and receive keys either at the table or when recording is confirmed. Ask your agent and title company how key release will work for your specific transaction.

After closing, the deed and mortgage are recorded with the Genesee County Register of Deeds to make the transfer public. Keep your closing package in a safe place and set reminders for utility transfers, homestead exemption filings if applicable, and routine maintenance.

Local tips to avoid delays

A few proactive steps can keep your purchase on track.

• Schedule inspections immediately to meet the 7 to 14 day window.
• Respond to lender document requests within 24 hours.
• Ask the title company early about any liens or prior mortgages to avoid last‑minute surprises.
• Check permit history for major work before the inspection period ends.
• Order well and septic tests promptly for private systems.
• Discuss options if the appraisal comes in low. You may renegotiate price or terms, seek reconsideration of value, or adjust your loan plan.

First‑time buyer help

If you are a first‑time buyer, explore statewide programs through the Michigan State Housing Development Authority, and check for any local opportunities. These can include down‑payment assistance or special mortgage products if you qualify.

If you are open to renovation or value‑add opportunities, review Genesee County Land Bank properties and terms. Understand eligibility, required repairs, and timelines before you make an offer.

Ready to get started?

Buying a home in Swartz Creek does not have to feel overwhelming. With a clear plan, the right contingencies, and strong local guidance, you can move from pre‑approval to keys in hand with confidence. If you want a step‑by‑step partner from search to signing, reach out to Jackie Stratton for local insight and responsive support.

FAQs

What is the typical home buying timeline in Swartz Creek?

• Most financed purchases close in 30 to 45 days after an accepted offer, while cash deals can close faster, often within 7 to 21 days.

How much earnest money should I expect to deposit in Genesee County?

• A common range is 1 to 3 percent of the purchase price, paid into escrow within 48 to 72 hours unless otherwise negotiated.

Do I need radon or termite inspections in Michigan?

• Radon testing is often added due to regional potential, and wood‑destroying insect inspections are commonly required by lenders or requested by buyers.

Who typically pays for title insurance in Michigan?

• Lenders require a lender’s title policy; an owner’s policy is optional but recommended. Sellers often pay for the owner’s policy, though this is negotiable.

How do I verify school district boundaries for a Swartz Creek address?

• Confirm directly with the local school district before or during your inspection period, since boundary lines can be irregular near city edges.

What closing costs should a Genesee County buyer expect?

• Plan for 2 to 5 percent of the purchase price, including lender fees, appraisal, title charges, recording, prepaids, prorated taxes, and any HOA transfer fees if applicable.