The Flint market, by the numbers
From our own transaction records and HUD data for Flint ZIP codes.
Updated 2026-09-18.
Flint · MI
3 bed / 2 bathTypical home we buy
1,565 sq ftMedian size
26 daysMedian days on market
4ZIP codes we buy in
Across the Flint properties in our records, the median time on market is 26 days. A cash sale skips that window entirely — there is no listing period, no showings, and no financing contingency that can collapse at day 30.
Open code citations and the inspection cycle
Open citations follow the property and several municipalities escrow funds at closing until they are corrected. We treat that as a normal line item rather than a surprise at the table.
Delinquent taxes and the county land bank
Delinquent taxes get paid from the proceeds. If the county has already started forfeiture there is a hard deadline involved, so tell us early and we will check where it actually stands.
ZIP codes we buy in around Flint
48503485064850748532
That is 4 ZIP codes across Flint — including 48503, 48506, 48507 and 48532. Not listed? We still look at it — Michigan deals outside these ZIPs come through regularly.
What homes are actually selling for in Flint
We pulled 622 recorded sales across the Flint ZIP codes we work in. Publishing it is the point: you cannot tell whether an offer is fair without knowing what the finished product sells for.
Recorded sales · Flint
$155,000Median sale price
$94Median per sq ft
622Sales analysed
1957Median year built
Between $90,000 and $201,625 covers half of all Flint sales in our data. Anyone quoting you a firm number before seeing the property is guessing inside that range.
Recorded sales in our own comparable-sales database for these ZIP
codes. Sale prices reflect what buyers paid for homes in their condition at the time —
they are not an appraisal of your property and not an offer.
Flint by ZIP code
We underwrite by ZIP, not by city. Here is what each one looks like in our data:
Look at the gap between 48532 ($199,900) and 48503 ($120,000). Same city, roughly 67% apart. Anyone quoting you a citywide price per square foot is not looking at your block.
Sale figures are medians of recorded sales in our comparable-sales
database; rent is HUD Fair Market Rent for that ZIP. A dash means we do not hold enough data
for that ZIP to publish a number we would stand behind.
What the Flint market is doing right now
Whole-market figures for every Flint ZIP code we buy in, from the Restar
housing database · August 2026. These are not our numbers — they cover every sale in the ZIP, not
just ours.
Flint · MI · live market
$123,196Median sale price · +9.0% yr/yr
26 daysDays on market · +3.5 days yr/yr
$96Price per sq ft
84Homes listed for sale · +9.3% yr/yr
$1,038/moMedian rent
0.97Sale-to-list ratio
A house listed in Flint is currently taking a median of 26 days to go under contract, 4 days longer than a year ago, and that is only the clock until it goes under contract — a financed buyer then needs another 30 to 45 days to close, assuming their loan holds.
Houses here are closing at a median 0.97 of asking price, so the list price sellers start at is not the number they end at. Factor that into any comparison between a cash offer and what an agent projects you will net.
Values across these ZIP codes are up 3.6% year over year. If the house is in condition to list and you have time, that is an argument for listing it — we would rather tell you that than win a deal you regret.
Median rent of $1,038 against a median sale price of $123,196 is a gross yield near 10.1%. That is the honest reason we can pay cash in Flint: many of these houses work as rentals for us, so we are not dependent on reselling quickly.
Source: Restar (restar.io) housing database,
built from public records and MLS-derived feeds. A dash means that ZIP has no published figure for
that measure this month.
Flint inside Genesee County
Where a market sits relative to its county tells you which buyers can afford it and how
long they take to commit. Here is Genesee County against the Flint ZIP codes specifically.
The Flint ZIP codes we buy in run 48% below the Genesee County median of $239,100. That gap is the reason a countywide price per square foot is useless for pricing your house, and it is why our offers are underwritten by ZIP.
County-wide, the median sale price is +6.3% against a year ago.
County figures from the Restar housing database; the Flint column is the
median across the ZIP codes listed above. Income is the most recent Census estimate.
What we actually buy in Flint
Flint is the lowest-priced market we buy in, and that changes the arithmetic rather than the process. A median sale of about $123,000 across these ZIP codes and roughly $96 per square foot means the fixed costs of a retail sale - commissions, concessions, the repairs a lender requires - eat a much larger share of the proceeds here than they do anywhere else on this site.
The market itself is not weak. Values are up about 3.6% over the year and listings go under contract in a median of 26 days. What is hard in Flint is not selling a good house, it is selling a house that needs $40,000 of work in a market where the finished value does not support borrowing it.
The typical house in our comp records here was built in 1957. Original supply lines, single-pane windows, and a roof at the end of its life are routine. The specific risk we see most is a vacant house through one Michigan heating season - a burst supply line does more damage in a week than a decade of deferred maintenance, and it is disqualifying for a mortgage buyer.
One Michigan mechanic worth knowing before you judge any offer: taxable value uncaps on transfer, so the tax bill on your statement is not the bill the next owner pays. That is priced into what any buyer here can pay.
What that means for an offer in Flint
Below is the same maths every cash buyer runs, using the median Flint sale price as the starting point.
This is an illustration, not an offer on your house. A property needing less work than the median moves the number up; one needing a roof and mechanicals moves it down. If a buyer will not walk you through these four lines on your specific property, that is the moment to be suspicious.
If your house is in good condition, this is also the calculation that tells you to
list it instead. We will say so. The full breakdown of
how the offer is built covers where the line falls.
What it costs to sell a house in Flint
Run on the median Flint sale price of $155,000 from our own
recorded-sales data, with the Michigan transfer tax at its statutory
rate. This is the listing route; the right-hand column is what a cash sale removes.
How to work out your net proceeds in Flint
Every closing statement follows the same formula:
Net proceeds = sale price − mortgage payoff − closing costs
− commissions − repairs and concessions
On the median Flint sale with an illustrative $70,000 still owed, listing
nets roughly $70,042 after the $14,958 of costs above. A cash offer
starts below the retail price but carries none of those five deductions, which is why the two
routes land closer together than the headline numbers suggest — and why, on a house in
good condition that can wait 60 to 90 days, listing still usually wins.
Illustrative arithmetic on this market's median, not a quote on your
property. Commission is customary rather than fixed and is negotiable; your payoff, liens and
tax proration are specific to your file. See
the full cash offer versus listing
comparison to run it on your own numbers, or
what seller closing costs actually cover.
How a closing actually works in Michigan
Michigan closings are typically handled by a title company. The wrinkle worth knowing is that taxable value uncaps on transfer, so the buyer's tax bill will not match the one on your statement — and in Detroit specifically, city rental certification and any open blight tickets have to be cleared before a file closes.
On our side the sequence is the same every time: title search, payoff figures ordered on
any existing mortgage, liens and municipal balances identified, then funds and deed recorded.
Nothing about a cash sale skips title work — what it skips is the lender, the appraisal
and the financing contingency, which is where most retail contracts on Flint houses
actually die.
General information about how these transactions typically proceed, not
legal or tax advice. Your closing agent or attorney is the authority on your specific file.
What Michigan law requires when you sell
Every row below is a statute rather than our opinion, and each one links to the primary
source so you can check it yourself. These are also the items that most often delay a closing
in Flint.
Disclosure
Michigan requires a written Seller's Disclosure Statement before you accept an offer on most one-to-four unit residential sales. Estates, foreclosures and court-ordered transfers are exempt, which is why an inherited house often moves faster here than sellers expect.
Transfer tax
Statutorily the seller's obligation. A principal-residence sale can qualify for a state-portion exemption where the sale price does not exceed the property's true cash value; your title company will know.
Who closes the file
Michigan closings are conducted by a title company. No attorney is required. The one Michigan-specific consequence to plan for is that taxable value uncaps on transfer under MCL 211.27a, so the buyer inherits a different tax bill from yours.
Tax on the gain
Michigan income tax applies at a flat 4.25% to gain above the federal exclusion. Federally, the primary-residence exclusion shelters up to $250,000 of
gain if you are single and $500,000 if you are married filing jointly, provided you owned and
lived in the house for two of the last five years — see
IRS Topic 701. An
inherited property takes a stepped-up basis at the date of death, which usually means little
or no taxable gain if you sell soon after.
General information about Michigan practice, current as of
2026-09-18. It is not legal or tax advice, and rates set at county or municipal level vary
within the state. Your closing agent, attorney or CPA is the authority on your file.
Our offer versus listing it in Flint
The listing timeline is the median days on market for Flint in our own records, plus a typical financed closing. Commission is the customary 6% and varies by agreement.
Three days to change your mind
If you accept an offer, you have three days after signing to walk away for any reason
at all, with nothing owed and no explanation needed. We would rather lose a deal than
have someone feel cornered into one.
Sometimes you should not sell to us
If the house is in good shape and you are not in a hurry, listing it will almost
always net you more than we can offer. That is not us being modest — we buy at a
discount because we take on the repairs, the carrying costs and the risk.
We will tell you when that is your situation. It is a faster conversation for both of
us than pretending otherwise.
Why Flint sellers call us
Most people who reach out are not shopping for the highest number — they are solving
something with a deadline attached. These pages cover what changes in each case:
A sale date does not have to mean a foreclosure on your record.
We buy through probate and can wait for the letters.
A clean date and a clean split of the proceeds.
Occupied is fine. You do not have to remove anyone first.
These get paid out of the proceeds at closing.
Fire, water, structural — we price it, you do not repair it.
Who you will be dealing with
Trevor McAmis
Owner & Acquisitions Lead, Restar Acquisitions. (313) 710-6129 · More about us
Every offer on this site is underwritten by a person, not a form. If the
numbers do not work for you, say so and I will tell you what would.
Other Michigan markets we buy in
We buy across Michigan, not just Flint. Each of these has its own sale prices, ZIP breakdown and rent data published the same way:
Common questions from Flint sellers
- The house has been vacant through a winter. Do you still want it?
- Yes. Frozen and burst pipes are one of the most common things we see, and the resulting water damage is exactly what removes retail buyers from the pool.
- How fast can you close in Flint?
- Typically 7-14 days once title is clear, because there is no lender underwriting. For comparison, the median Flint listing in our records sits 26 days before it is even under contract, and closing runs another 30-45 days after that.
- What about delinquent property taxes?
- Delinquent taxes get paid from the sale proceeds. If the county has already begun forfeiture there is a deadline involved, so tell us early and we will check where it actually stands.
- What is the transfer tax when I sell a house in Michigan?
- $7.50 per $1,000 state plus $1.10 per $1,000 county, $8.60 per $1,000 combined — about 0.86% of the price. Seller pays it under MCL 207.525 (state); MCL 207.504 (county). Statutorily the seller's obligation. A principal-residence sale can qualify for a state-portion exemption where the sale price does not exceed the property's true cash value; your title company will know. On a cash sale to us it comes out of our side of the settlement statement, not yours.
- Do I need an attorney to close in Michigan?
- No. Michigan closings are conducted by a title company. No attorney is required. The one Michigan-specific consequence to plan for is that taxable value uncaps on transfer under MCL 211.27a, so the buyer inherits a different tax bill from yours.
- What do I have to disclose when selling a house in Michigan?
- Michigan requires a written Seller's Disclosure Statement before you accept an offer on most one-to-four unit residential sales. Estates, foreclosures and court-ordered transfers are exempt, which is why an inherited house often moves faster here than sellers expect. The citation is MCL 565.957. Selling as-is does not remove the obligation — it changes who pays for the repair, not whether you have to mention it.
- How much does it cost to sell a house in Flint?
- On the median Flint sale price of $155,000 in our recorded-sales data, the listing route runs roughly $14,958 once you add agent commission, transfer tax, title and settlement fees, buyer concessions and pre-listing repairs — around 10% of the sale price. A cash sale to us carries none of those five line items.
- What percentage of my home's value will a cash buyer offer?
- There is no fixed percentage, and any buyer quoting one before seeing the property is guessing. The offer is after-repair value, minus repairs, minus holding and resale costs, minus the buyer's margin. Repairs is the line that moves most: a house needing only cosmetics lands far higher than one needing a roof and mechanicals. Ask any buyer to walk you through all four lines on your specific property.
- Can I sell if I owe more than the house is worth?
- Sometimes, through a short sale, but that needs your lender's written approval and takes months rather than days. We will tell you on the first call if that is what you are looking at, rather than let you find out two weeks in.
- Can I really sell my house as-is?
- Yes. We buy in any condition — no repairs, no cleaning, no staging — and you can leave behind anything you do not want. As-is changes who pays for the work, not what you are required to disclose about it.
- What does a 'cash offer' actually mean?
- That the purchase is funded without a mortgage, so there is no lender, no appraisal and no financing contingency. That is the whole of the advantage: financing falling through is the most common reason a residential sale collapses, and it cannot happen on a cash purchase.
- How do I know your offer is fair?
- Check it against the recorded sales published on this page and against the four-line calculation above it. We show you the comps the number came from. If listing would net you more, we will say so — that conversation is faster for both of us than the alternative.
- What fees or commissions will I pay?
- None. There is no agent commission, no listing fee, and we cover standard closing costs. The number on the offer is what you net, minus any existing mortgage payoff or liens.
- Am I obligated to accept the offer?
- No. The offer is written, free, and yours to walk away from. We would rather you compare it against a listing than feel pushed into it.
- Written offer within 24 hours
- Any condition — no repairs, no cleaning
- No commissions; we cover standard closing costs
- You pick the closing date
Get my cash offer →
Takes about two minutes. Or call
(313) 710-6129 — we answer.
