Client Case Studies: Real Moves in Macomb County
Nine real transactions, with the actual prices, timelines and strategy behind them. New construction, selling and buying at the same time, downsizing and first homes. My clients' names are kept private; the numbers are real.
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Every move has its own problem to solve. Pick the one closest to your situation.
Downsizing from a Rochester colonial to a new construction ranch in Macomb Township, with just one move
My clients' Rochester colonial had become too big, and they were done with the stairs. They bought a brand-new Randazzo ranch at the Villas of Villaggio in Macomb Township. Their Rochester home then sold over one weekend, with six or seven offers, for $40,000 over asking. Thirty days of free occupancy let them move once, straight into the new build.
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How did this move start?
At an open house. I was hosting one of my builder listings, and they came through. We talked for a while, but they didn't start looking until about six months later. When they were ready, they reached out and we got to work.
Why were they leaving their Rochester colonial?
It was too big for them, and they no longer wanted the stairs that come with a colonial. They wanted single-floor living, so a ranch was the goal from the start.
Should they buy new construction or resale?
They weren't sure at first, so we toured resale homes too. Many of them needed work, and that's not what you want when you're downsizing to make life easier. Then they walked through a Randazzo home, fell in love with it, and new construction became the clear answer.
What made them choose the Villas of Villaggio?
The walkthrough and the layout sold them. They saw the quality and style in person, and they bought early enough in the build to still make some of their own selections.
How did I help with their design selections?
I helped them choose fixtures, cabinets, knobs, the backsplash and the flooring color. They specifically wanted my input on knob styles and where to place them. We landed on neutral, classic choices that will look right for years, with light oak hardwood floors. I grew up in an Italian family homebuilding business and have a fashion design background, and this is exactly where both come into play.
How do you buy first when you still have a house to sell?
We secured the new home first, with an offer contingent on selling their Rochester home within 30 days. The market was very hot, so we knew a well-prepared, well-priced home would move. That let them lock in the build they loved without being forced to sell blind.
How did the Rochester home sell in one weekend for $40K over asking?
Pricing strategy. I priced the home under market on purpose, and it was immaculately clean. Six or seven offers came in over a single weekend, and it sold for $40,000 over asking.
How did we avoid moving twice?
We negotiated 30 days of free occupancy from the buyer after closing on the Rochester home. That gave the builder time to finish while my clients stayed put. The new home actually closed a week early, so they moved straight in and were out of the old house within the 30 days.
"The market is always changing, so talk to your Realtor before you make any move. Selling and buying at the same time works best when the contingency, the pricing and the occupancy terms are planned ahead of time."
Selling in Sterling Heights while buying new construction in Shelby Township
A Sterling Heights family wanted to move north of Hall Road into Shelby Township, within the Utica Community Schools district. They needed a large kitchen and a first-floor bedroom with a private bathroom for their mother-in-law. The colonial that fit was a spec home near 25 Mile and Van Dyke that was still under construction. It was listed at $850,000, and we closed at $800,000.
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How did they buy new construction before selling?
We made the Shelby Township offer contingent on selling their ranch within 60 days: about 30 days to sell and 30 days to close while construction continued.
How was the Sterling Heights ranch priced?
After painting and a deep clean, I priced the ranch at $450,000 to create competition. It was on the market five days, drew two offers and sold for $460,000.
Why did the occupancy terms matter as much as price?
When we compared the offers, the buyer's ability to give 30 days of post-closing occupancy mattered as much as the price. The new home was finished during that occupancy period.
How did it end?
Both homes closed as planned, and the family moved straight from their Sterling Heights ranch into their Shelby Township colonial, with no temporary housing and no second move.
From Madison Heights to Wolverine Country Club: selling $15K over asking and moving into a new construction colonial
My clients wanted a bigger, newer home in Macomb. We found a nearly finished spec colonial at Wolverine Country Club and made the purchase contingent on selling their Madison Heights home. It sold over a weekend with three offers, for $15,000 over asking. Thirty days of occupancy let them close on the sale, use those funds for the new home and move just once.
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Why were they moving?
They wanted a bigger, newer home in Macomb. Their Madison Heights home no longer fit what they were looking for.
What did they buy?
A spec colonial at Wolverine Country Club. It was almost complete except for the flooring, so they were able to choose the flooring themselves.
How do you buy new construction when you still have a home to sell?
We made the builder purchase agreement contingent on selling their Madison Heights home. It was a very hot market, so we could secure the new home first and then sell.
How did the Madison Heights home sell so quickly?
We priced it right in a hot market. It sold over a weekend with three offers, for $15,000 over asking.
How did we avoid moving twice?
We negotiated 30 days of occupancy after closing. We closed on their sale, had the funds ready for the new home, and they stayed put long enough to close on the new home and move straight in.
What did I do to keep things on track?
I love helping with selections, but my main focus is staying on top of the builder and the contractors so every job is done in time for closing.
"Talk to your Realtor before you make any move. The right plan, including the contingency, the pricing and the occupancy terms, is what makes buying and selling at the same time work."
Finding the right Shelby Township home without going over budget
My clients moved from Madison Heights to Shelby Township looking for their dream home on a $900,000 budget. After pricing out new construction, they bought a newer Shelby Township resale for $870,000, $20,000 below asking. We then sold their Madison Heights home for $386,000, $11,000 over asking.
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What were they looking for?
About 3,000 square feet, three bedrooms, a large primary suite with a spa-like bathroom, an office, a beautiful yard and room throughout. Their budget was $900,000, and staying within it without feeling pressured was one of the most important parts of the search.
Did they consider building new in Shelby Township?
Yes, seriously. I toured model homes with them from different builders and priced out the size and features they wanted. Once we added everything up, building a home that checked their boxes was getting close to $1 million. Seeing the real numbers shifted the search toward newer resale homes, where many of those features already existed.
Was it hard to find the right resale?
It took several months and numerous showings. We made offers on other homes along the way, but some turned into multiple-offer situations where buyers went well over asking. My clients had a budget they wanted to respect, and I never want clients rushed into a major investment. Sometimes the right decision is to walk away and wait.
What made this home different?
It was only a couple of years old, vacant and move-in ready, with an open-concept layout, a spacious mudroom, a three-car garage, a beautiful yard and the primary suite they wanted. It had already gone through a price reduction, and because the sellers were relocating and the home was vacant, it wasn't headed for a bidding war. It was listed at $890,000, and they bought it for $870,000.
Did they have to sell first?
No. They could carry both homes temporarily, so the purchase didn't need a sale contingency. They moved in first, then I listed their Madison Heights home for $375,000. It sold the first weekend in a multiple-offer situation for $386,000.
What did this show about new construction vs. resale?
Compare the complete numbers before you decide. New construction can be a great option, but the starting price isn't what you'll spend once you add the size, features and upgrades you want. It wasn't about convincing them to build or to buy resale. It was about giving them enough information to decide.
"Give yourself time, know your budget, and don't assume every home needs the same strategy. Priced-right homes move fast; overpriced ones sit and create opportunity."
Downsizing from a Macomb home to a low-maintenance condo in Clinton Township
My client sold her single-family home in Macomb, with a pool and a big yard, to downsize into a ranch condo in Clinton Township. Her home sold over one weekend for $310,000, $20,000 over asking, and she bought an attached ranch condo for $215,000. Both deals went smoothly, but lining up the move-out and move-in dates left her in a hotel for about two weeks.
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Why did she want to downsize?
After a couple of years, maintaining a pool and a larger yard had become more than she wanted to deal with. She wanted an affordable attached ranch condo with first-floor living, in Clinton Township or close by, near her work and her kids.
What was on her list?
Clean and in good condition, within budget, ranch-style, centrally located, private in the back, with a garage and a basement. We started looking in May and toured condos for about two months; most of what was in her price range just wasn't appealing.
How did we adjust the search?
Once her home sold, the timeline got urgent. We lowered the price point and got specific about must-haves. Her one compromise was a single bathroom, which kept the purchase affordable while protecting first-floor living, the garage, the basement, condition, privacy and location.
What happened when we listed her home?
We listed at $290,000, and it sold over one weekend with multiple offers for $310,000, the same price she'd paid a couple of years earlier. It closed July 23, and the buyer gave her 30 days of free occupancy.
Why was this condo the right one?
It was affordable, very clean, in a quiet community, with nobody directly behind it, plus the garage, basement and first-floor living she needed. There were no competing offers, and because her home was already under contract, we didn't need a sale contingency.
What made the timing hard?
The condo closed August 7, but the seller needed to stay after closing; we structured that occupancy at $50 per day. The seller needed a few extra days, so her possession date became September 5, while her free occupancy ended August 23. She stayed in a hotel until we had a firm move-in date. It wasn't ideal, but it kept the condo she'd spent months finding from being put at risk.
"Start looking before you list. Know what your budget actually buys and decide your true must-haves ahead of time. Your home may sell faster than you expect."
A growing family designs their new construction colonial at Villas of Villaggio
A growing family fell in love with the Villas of Villaggio and bought a new construction colonial from Movado Construction. I was the builder's listing agent, and since the family came in without representation, I also served as their buyer's agent as a disclosed dual agent. They got in just in time to choose nearly every finish, and we closed in 90 days with no delays.
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How did I represent both the builder and the buyers?
I was the listing agent for Movado Construction. The family came in without an agent, so I also served as their buyer's agent, as a disclosed dual agent. That gave them one point of contact for the builder, the selections and the closing.
What selections did they get to make?
Pretty much everything. We picked out their cabinets, countertops, flooring and lighting together, and they had to make the cabinet and countertop decisions quickly.
What did I do to keep it on track?
I kept in touch with the builder to make sure every contractor was on schedule, and I kept the buyers updated every step of the way. Ninety days gave enough time for all of their selections to be installed.
"Have an agent who knows new construction and will do the follow-ups. It's easy to assume the builder will handle everything, but that's how things fall behind."
First-time buyers customize a new construction ranch at the Villas of Villaggio
I represented Movado Construction on a ranch at the Villas of Villaggio in Macomb Township; the first-time buyers had their own agent. They loved the layout and the lot, with no neighbors behind it, and got in early enough to choose nearly every finish, including a crisscross diamond design across the floors. They closed in about three months.
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What was my role?
I was the listing agent, representing the builder. My job was to keep the build and the sale on schedule.
How much were they able to customize?
Quite a lot. They chose their flooring, cabinets, countertops, backsplash, paint and light fixture arrangements, and added a decorative crisscross diamond design across their floors.
What did I do to keep it on track?
I made sure the selections were made on time and stayed on top of the builder so the contractors finished within the time frame. About three months gave the builder time to complete everything they selected.
"Work with your own agent. A good buyer's agent can help with selections, negotiate the deal and tell you what may count as an extra before you commit."
A first-time buyer closes on a new construction spec home in 30 days
I represented Movado Construction on a spec home at the Villas of Villaggio in Macomb Township. A first-time buyer with her own agent fell in love with the community because it kept her close to her family. The home was nearly finished, she still picked some of the lighting, and everyone closed within 30 days.
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What was negotiated?
Her agent negotiated a couple thousand dollars off the price. It was fair and straightforward for both the builder and the buyer.
What still needed to be finished?
The basement stairs still needed flooring, and some of the lighting wasn't in yet, so she was able to pick out a couple of lights herself.
How did we close in 30 days?
I stayed on top of the builder so the remaining items were done within her time frame. Her financing went smoothly, and all parties closed within the 30 days.
"Decide early whether you want to build from scratch or buy a spec home. A spec home closes much faster, and if you catch one before the flooring and fixtures go in, you may still make some selections."
Newlyweds buy their first home: a brand-new ranch at Villas of Villaggio
A recently married couple bought their first home together, a completed Movado Construction ranch at the Villas of Villaggio. They loved the area and wanted brand new. I represented the builder, and they had their own agent. Because the home was finished, they closed in 30 days.
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What did I do to keep it on track?
With a completed home, there was no construction to wait on. My focus was staying in touch with the lender so the financing stayed on track all the way to closing.
"Make sure you have an agent who will negotiate and work for you, even on a brand-new, finished home. A good buyer's agent looks for ways to add value or save you money at every step."
Questions these moves answer
Can I buy a new construction home before I sell my current home?
Often, yes. In several of these moves we made the builder purchase agreement contingent on selling the current home, usually within 30 to 60 days. Whether a builder accepts that depends on the builder and the market, so ask before you write the offer.
What is post-closing occupancy, and why does it matter?
It lets the seller stay in the home for a set period after closing. Thirty days of post-closing occupancy let my Rochester, Madison Heights and Sterling Heights clients use their sale proceeds for the new home and move just once.
Is new construction always more expensive than a newer resale home?
Not necessarily, but compare more than the builder's starting price. For my Shelby Township clients, building the size and features they wanted was approaching $1 million, while the newer resale they bought was $870,000.
Can I still choose finishes on a new construction home that's already underway?
Sometimes, if you get in early enough. Buyers at the Villas of Villaggio chose cabinets, countertops, flooring, backsplash, paint and lighting because the home hadn't reached those stages yet. The further along the build, the fewer choices you'll have.
What is a spec home?
A new construction home the builder starts before a buyer is under contract. Because much of the work is already done, you can usually close in about 30 days instead of waiting months for a build.
Should I have my own agent when buying from a builder?
Yes. The builder's listing agent represents the builder. Your own agent can guide your selections, negotiate for you and point out what may be an extra cost. In Michigan, the builder's agent can also represent you as a disclosed dual agent with everyone's written consent.
Should I start looking for my next home before I list my current one?
I recommend it. Homes priced right in Macomb County often sell in a single weekend, and once yours is under contract, the search for your next home becomes urgent. Knowing what your budget buys ahead of time takes the pressure off.
Why would you price a home under market?
In the right market, pricing slightly under can draw more buyers and create competition. My Rochester clients received six or seven offers in one weekend and sold $40,000 over asking. It's a strategy, not a rule, and it depends on current conditions.
Let's plan your move
Whether you're buying new, selling and buying at the same time, or downsizing, the plan is what makes it work. I'll help you run the real numbers and build the timeline before you make a move.
Giovanna Special is a REALTOR® with Real Broker, LLC, based in Macomb County, Michigan, with more than 22 years of experience and a specialization in new construction. Client names are kept private. See more on Reviews and Services.