FAQs

Property Taxes & NEZ

  • You can only appeal during the February window (Feb 1–22). Start by reviewing your assessment notice. Look for errors like the wrong square footage, a missed basement, or a neighborhood multiplier (ECF) that doesn’t match reality. Gather recent sales (comps) from your area and highlight differences. File with the Assessor’s Review first; if denied, escalate to the Board of Review or Michigan Tax Tribunal. The more organized your evidence, the stronger your case.

    Watch my “How to Appeal Your Detroit Property Taxes” video

  • Detroit property taxes come in two installments:

    1. Winter bill: due January 15

    2. Summer bill: due August 15

      Late payments start accruing interest immediately, so it’s best to plan ahead. Many owners set reminders or enroll in autopay to avoid missed deadlines.

      Watch my “How to Read Your Winter Tax Bill” video

      Watch my “How to Read Your Summer Tax Bill” video

  • The Neighborhood Enterprise Zone (NEZ) is a tax incentive program that reduces property taxes for 12–15 years. If it’s your primary residence, you may qualify for:

    1. NEZ Homestead (for existing homes)

    2. NEZ New/Rehab (for new builds or recently renovated properties)

      The home must be within a designated NEZ zone, and you must apply by the deadline.

      Watch my “How to Apply for the NEZ Tax Abatement” video

  • On average, NEZ reduces property taxes by 15–20%. For many buyers, that’s hundreds of dollars a month saved on their mortgage payment. I always show buyers a side-by-side example before purchase so they see the difference in their monthly budget.

    Watch my “Detroit NEZ Savings Explained” video

    1. NEZ Homestead: For existing homes in NEZ districts. The home must be your primary residence.

    2. NEZ New/Rehab: For new builds or properties that have gone through significant renovation. Investors and developers often use this one.

      Both programs reduce taxable value, but qualifications and application forms differ.

      Watch my “NEZ Types Explained” video

  • Yes, but not through Homestead (that’s only for owner-occupants). Investors often benefit from NEZ New/Rehab on newly renovated or newly built properties. Larger projects may qualify for PILOT (Payment in Lieu of Taxes) agreements for affordable housing.

    Watch my “Detroit Investor Tax Savings Tips” video

  • If you’re behind on taxes, the Wayne County Treasurer offers payment plans. These can freeze foreclosure if you qualify. You’ll need to apply on their website and may need to show income documentation. The plan allows you to pay off back taxes over time without losing your home.

    Watch my “Detroit Property Tax Payment Plan” video

  • Interest and penalties start adding up right after the due date. If you go three years without paying, your home can be foreclosed and auctioned by the Wayne County Treasurer. It’s one of the leading causes of property loss in Detroit—staying on top of taxes is critical.

    Watch my “Avoid Detroit Tax Foreclosure” video

  • Your bill includes:

    1. Taxable value (based on SEV, not the market value)

    2. Millage rate (the rate multiplied by taxable value)

    3. Special assessments (garbage, lighting, etc.)

      Look at year-over-year changes to catch increases or errors.

      Watch my “How to Read Your Tax Bill” video

  • Yes. NEZ savings can transfer to a new buyer, but the buyer must apply within the deadline and occupy the property as their primary residence. This makes homes with NEZ extra attractive on the market.

    Watch my “Selling a Home with NEZ” video

Buying a Home in Detroit

  • Yes. While prices have risen in some areas, many neighborhoods still offer homes under $200K—a rare find in major U.S. cities. That affordability is a big reason first-time buyers are looking here.

    Watch my “Buying in Detroit 2025”video

  • Programs like MSHDA down payment assistance, city grants, and special bank products reduce upfront costs. Some offer forgivable loans if you stay in the home for a set number of years. I’ll help you match the right program to your situation.

    Watch my “Detroit First-Time Buyer Programs” video

  • With conventional loans, as low as 3%. FHA is 3.5%. Some programs reduce it even further with grants or forgivable loans. I walk buyers through the math so you know exactly how much cash you need to close.

    Watch my “Down Payments for Detroit Buyers” video

  • Areas like Rosedale Park, University District, Woodbridge, and East English Village balance affordability, community feel, and strong value growth. Each has unique charm—tree-lined streets, historic homes, or easy access to downtown.

    Watch my “Best Detroit Neighborhoods for Buyers” video

    1. In Detroit, property taxes can vary widely. An NEZ property might save you hundreds of dollars per month compared to a non-NEZ home. That’s why we calculate taxes carefully before making an offer.

      Watch my “Detroit Property Taxes & Monthly Payments” video

  • Detroit’s older homes often have original systems—plumbing, wiring, foundations—that need updating. A Detroit-savvy inspector will flag what’s urgent versus cosmetic. Expect surprises, but also remember: these homes are built to last.

    Watch my “Inspections on Detroit Homes” video

  • Hot neighborhoods like Corktown, Midtown, and historic districts see bidding wars. Other areas still give buyers room to negotiate. Knowing where to push and where to move fast makes a big difference.

    Watch my “Winning Offers in Detroit”video

  • It depends on your goals. If the right house comes along, waiting could cost more in missed opportunity than you’d save with a lower rate later. We’ll look at your timeline, the market, and financing options together.

    Watch my “Buy Now or Wait?”video

  • Not all listings are labeled clearly. I filter for NEZ homes and flag them for you, so you see tax savings upfront. This can expand your buying power significantly.

    Watch my “Finding NEZ Homes”video

  • It starts with a consultation to map your needs, budget, and ideal neighborhoods. I’ll set up custom searches, tour homes with you, and guide you through financing, offers, and closing. Think of me as your advisor from start to finish.

    Watch my “Working with a Detroit Buyer’s Agent”video

Historic Districts & Neighborhoods

  • Neighborhoods like Woodbridge, University District, Indian Village, Boston-Edison, and Palmer Woods are top choices for their architecture, tree-lined streets, and strong communities. These areas attract buyers who want character and long-term value.

    Watch my “Tour of Detroit’s Historic Neighborhoods” video

  • Homes here sell quickly. Have financing ready and be prepared for the historic district guidelines—exterior changes often require approval. Knowing the process ahead of time makes you more competitive.

    Watch my “Buying in Woodbridge” video

  • You’ll find large brick colonials, wide streets, and an active neighborhood association. It’s community-focused and family-friendly while still being close to downtown and the suburbs.

    Watch my “University District Homes” video

  • Yes, especially for exterior features visible from the street (windows, roofs, porches). Interiors are usually more flexible. These guidelines preserve neighborhood character and protect your home’s value.

    Watch my “Renovating Historic Detroit Homes” video

  • Several, including parts of Midtown and Corktown. This adds huge value—buyers get both a historic home and lower property taxes.

    1. Watch my “Historic District NEZ Savings” video

  • Home prices range from the high $200s to $700K+, depending on condition and size. Restored mansions command higher prices, while fixer-uppers can offer entry points for buyers with vision.

    Watch my “Detroit Historic Home Prices” video

  • Very. You’ll find restaurants, parks, and shops just blocks away. Corktown has a lively bar and dining scene, while Midtown is rich with cultural landmarks.

    Watch my “Walkability in Detroit Neighborhoods” video

  • On my website and YouTube playlists. I cover lifestyle, housing options, and market trends so you can compare neighborhoods easily.

    Watch my “Detroit Neighborhood Guides” playlist

  • They can. Slate roofs, original wood windows, and plaster walls may need specialized care. But the craftsmanship holds value, and well-maintained homes appreciate strongly over time.

    Watch my “Maintaining Detroit Historic Homes” video

  • Yes. Kitchens, baths, and interiors can be updated freely. For exteriors, you’ll need approval—but blending old and new creates stunning results.

    Watch my “Modernizing a Historic Detroit Home” video

Investing & House Hacking

  • I track MLS listings, off-market deals, and investor networks. Multi-family homes move quickly, so having a pipeline and quick response is key.

    Watch my “Finding Detroit Investment Properties” video

  • Buy a duplex, triplex, or fourplex. Live in one unit, rent the others, and use tenant rent to cover your mortgage. Many buyers live for little—or free—this way.

    Watch my “House Hacking in Detroit” video

  • Areas near major employers (like hospitals and universities) and transit hubs are top picks. They attract steady renters and strong cash flow.

    Watch my “Best Detroit Neighborhoods for ROI” video

  • It depends on zoning and licensing. Some areas allow them, others are restricted. Always confirm before purchasing with Airbnb in mind.

    Watch my “Short-Term Rentals in Detroit” video

  • You’ll need to register it with the city, complete inspections, and meet rental compliance standards. Once approved, you can legally collect rent.

    1. Watch my “Converting Detroit Properties to Rentals” video

  • All rentals must be registered with the city, inspected, and brought up to code. This ensures tenant safety and protects you as an owner.

    Watch my “Detroit Rental Compliance” video

  • Taxes are one of your largest expenses. An NEZ can improve net income significantly. Without it, make sure the property still cash flows after full tax rates are applied.

    Watch my “Detroit Investment Property Taxes” video

  • Options include local banks, credit unions, portfolio lenders, FHA 203(k) renovation loans, and private lenders. Each has pros and cons depending on property type and condition.

    Watch my “Financing Detroit Investments” video

  • If you live in one unit, you may be able to short-term rent the other—but zoning and licensing rules still apply. Always check before launching.

    Watch my “Airbnb Rules for Owner-Occupied Properties” video

  • Work with experienced local firms who know Detroit’s compliance rules and tenant landscape. A strong property manager protects your investment.

    Watch my “Choosing a Detroit Property Manager” video

Sellers & Homeowners

  • Spring and early summer typically bring the most buyers, but serious buyers are active year-round. Timing also depends on your personal goals.

    Watch my “Best Time to Sell in Detroit” video

  • Focus on fresh paint, updated lighting, landscaping, and decluttering. These low-cost improvements create a big impact in photos and showings.

    Watch my “Preparing Your Detroit Home to Sell” video

  • Not always. Sometimes it’s smarter to sell as-is, especially if the buyer pool includes investors. Safety updates and curb appeal often matter more than expensive upgrades.

    Watch my “Renovate or Sell As-Is?” video

  • Highlight NEZ savings if your home qualifies—it makes your listing stand out and increases buyer affordability.

    Watch my “Selling a Home with NEZ Savings” video

  • Yes. Staged homes sell faster and for more money. Even simple staging, like rearranging furniture and neutral décor, makes a difference.

    Watch my “Staging Historic Detroit Homes” video

  • It varies. In hot neighborhoods, days. In others, weeks to months depending on price and condition. I track market stats closely so you know what to expect.

    Watch my “How Long Does It Take to Sell in Detroit?” video

  • The process moves to inspection, appraisal, and closing. I coordinate all steps so you know exactly what’s happening and when.

    Watch my “What Happens After Accepting an Offer” video

  • Look for local expertise, a strong marketing plan, and proven results. Ask how they’ll market your home beyond the MLS.

    Watch my “Choosing a Detroit Listing Agent” video

  • Overpricing, skipping easy repairs, and poor presentation. These mistakes cause homes to sit on the market.

    Watch my “Detroit Seller Mistakes to Avoid” video

  • Fix obvious issues like leaky faucets, service major systems (furnace, AC), and make sure the inspector can easily access all areas. A little prep prevents deal delays.

    Watch my “Preparing for a Home Inspection” video