We buy houses in Ann Arbor in any condition. Receive a fair, written cash offer within 24 hours — no repairs, no agent commissions, no closing costs. Close in as little as 8 days.
7 Lakes Properties closes in as few as 8 days in Ann Arbor. The typical MLS sale in Washtenaw County takes 20+ days — plus repair time, open houses, and financing risk. A cash sale with 7 Lakes removes all of that: written offer in 24 hours, no repairs, no fees, guaranteed close.
Selling a house in Ann Arbor the traditional way means waiting an average of 20 days on the market — and that's before repairs, open houses, inspections, and the risk of a buyer's financing falling through at the last minute.
Ann Arbor is one of Michigan's more active real estate markets — homes in Burns Park and Kerrytown can draw multiple offers during peak season. But even here, the traditional MLS process averages 20 days from list to close, and that's before you account for pre-listing repairs, professional photography, open houses, and the weeks of uncertainty between accepted offer and actual funding. Near University of Michigan and Zingerman's, buyer expectations are high: move-in condition, no deferred maintenance, nothing for an inspector to flag. Sellers who want to skip that entire checklist — and close on a firm date — choose a direct cash sale instead. We make that offer in 24 hours.
Whether you're facing foreclosure, dealing with an inherited property, going through a divorce, or simply want to sell fast without the hassle — we have a solution for your specific situation in Ann Arbor.
Stop the Ann Arbor foreclosure process before auction. We move fast.
Handle Ann Arbor probate and inherited property sales with ease.
Fast, discreet, fair to both parties. Close and move on.
Sell your Ann Arbor rental with tenants in place. No evictions needed.
We buy damaged properties in Ann Arbor as-is, no questions asked.
Foundation, roof, electrical — we buy Ann Arbor homes as-is.
Get a no-obligation written cash offer in 24 hours. Close in 8 days or on your schedule.
Not all cash offers come from real buyers. Some Ann Arbor 'investors' are wholesalers who assign your contract to a third party — often delaying closing or backing out entirely. 7 Lakes Properties is the direct buyer. We use our own funds, close through a licensed Michigan title company, and never assign your contract without consent.
Demand in Ann Arbor keeps prices near $370,000, and the faster pace — 20 days average — can make sellers overconfident. In reality, homes in Burns Park, Old West Side, Kerrytown, Lower Town, Pittsfield Village still require significant prep to meet buyer expectations at that price point. Buyers near University of Michigan, Zingerman's, Nichols Arboretum expect updated kitchens, clean mechanicals, and a property that will sail through a home inspection without a repair addendum. Our cash purchase skips the inspection entirely and treats every Ann Arbor property as-is, regardless of condition or age.
We've analyzed recent comparable sales across Washtenaw County to build our offer model for Ann Arbor. Our pricing reflects what Ann Arbor homes are actually closing for right now — not Zestimate averages or national comps that don't account for local condition and location variables.
When you call us or fill out our form, you'll speak with someone who knows Ann Arbor — the difference between a home in Burns Park and one near University of Michigan, and what that means for your offer. Local knowledge, not a national algorithm.
| Metric | Ann Arbor, MI | Michigan Avg. | 7 Lakes Properties |
|---|---|---|---|
| Median Home Value | $370,000 | ~$185,000 | Near-market offer, zero fees |
| Days to Close | 20 days (MLS) | ~35 days (MLS) | ✅ 8 days guaranteed |
| Agent Commission | 5–6% of sale | 5–6% | ✅ $0 — we pay all costs |
| Repairs Required | $10–40K+ typical | $15–30K avg | ✅ Zero — buy 100% as-is |
| Financing Fall-Through | ~20% of deals | ~18% | ✅ 0% — guaranteed cash close |
| Showings Needed | 12–25 showings | 15–20 avg | ✅ Zero — one walkthrough |
With a population of 123,000, Ann Arbor is one of the larger cities in Washtenaw County, supporting a deeper buyer pool but also more competition among listed properties. The local MLS averages 20 days to close — faster than many Michigan markets, but still more than a month of uncertainty for sellers who have already committed to their next move. At a current median home value of $370,000, most Ann Arbor transactions involve financed buyers — and financed buyers mean contingencies, appraisal risk, and timelines that stretch well beyond the listing period itself.
Burns Park is among Ann Arbor's most established residential areas, with a mix of long-term owners and newer buyers drawn to the neighborhood's character. Old West Side sees consistent activity from buyers seeking value within Ann Arbor's Washtenaw County location. Properties in Kerrytown range in age and condition — exactly the kind of diversity that cash buyers like 7 Lakes Properties are built to handle. Lower Town rounds out Ann Arbor's residential landscape, offering additional options for sellers in the area. Pittsfield Village rounds out Ann Arbor's residential landscape, offering additional options for sellers in the area.
Proximity to University of Michigan influences buyer demand and pricing in nearby streets. Proximity to Zingerman's influences buyer demand and pricing in nearby streets. Proximity to Nichols Arboretum influences buyer demand and pricing in nearby streets.
We purchase homes throughout all Ann Arbor ZIP codes — 48103, 48104, 48105, 48108, 48109 — as well as surrounding Washtenaw County communities. If your property is in Ann Arbor, we want to make you an offer. No ZIP code, street, or property type is excluded from our buying criteria.
We buy houses throughout all of Ann Arbor — no neighborhood or price point is off-limits. Here are some of the most active areas where we purchase homes:
Don't see your neighborhood? Call us at (269) 389-9961 — we buy in all areas of Ann Arbor and Washtenaw County.
7 Lakes Properties purchases homes throughout all Ann Arbor ZIP codes. Our primary service areas include:
Serving all Washtenaw County ZIP codes and surrounding Michigan communities.
"I was skeptical at first, but 7 Lakes Properties came through exactly as promised. Fair offer, no hidden fees, and we closed quickly. I wish I had called them sooner instead of dealing with showings for two months."
"Going through a divorce and needed to sell our home fast. 7 Lakes Properties was professional, discreet, and got the deal done before our court date. Both my ex and I felt the process was completely fair."
"Had a rental property with tenants who weren't paying and needed major repairs. 7 Lakes took it off my hands with tenants still inside. No eviction drama, no contractor negotiations. Just a check at closing."
We can close in as few as 8 days in Ann Arbor. The process begins the moment you contact us: we schedule a quick walkthrough (or virtual assessment for some properties), deliver your written cash offer within 24 hours, and coordinate with our title company to close on whatever date works best for you — whether that's a week or two months from now.
Not at all. We buy houses in Ann Arbor completely as-is — no cleaning, no repairs, no staging. Leave anything behind you don't want to move. We handle all clean-out, repairs, and renovations after closing. This saves most Ann Arbor sellers between $15,000 and $50,000 compared to preparing a home for the traditional MLS market.
Our Ann Arbor market specialists analyze comparable sales in your specific neighborhood (current Ann Arbor median is around $370,000), assess the property's condition, account for renovation costs, and calculate our offer to ensure it's fair and competitive. We show you our analysis transparently — there are no tricks or pressure tactics. Our offers account for the fact that we're paying all closing costs and buying as-is, which most traditional buyers won't do.
No problem at all — this is the most common situation we encounter. At closing, your existing mortgage gets paid off first from the sale proceeds, and you receive the difference as cash. If you owe more than the home is worth (underwater), we can discuss short sale options as well. Our team works with Ann Arbor homeowners in all financial situations.
Yes. 7 Lakes Properties has purchased 1,400+ homes across Michigan, has 847+ verified Google and Facebook reviews, and is BBB accredited. Every transaction closes through a licensed Michigan title company with full title insurance. We are a locally owned company — not a national franchise — and we live and invest in the same Michigan communities where we buy homes. For a complete look at how cash home buyers work in Michigan, see our Michigan cash home buyers guide.
We buy homes throughout all of Ann Arbor, including Burns Park, Old West Side, Kerrytown, Lower Town, Pittsfield Village. We serve all ZIP codes in the area: 48103, 48104, 48105, 48108, 48109. We also purchase homes in neighboring cities throughout Washtenaw County and across Michigan. No neighborhood or property type is excluded — single-family homes, duplexes, townhouses, condos, and land.
It can, especially when you factor in the full picture. Even well-maintained homes in Ann Arbor at the $370,000 price range still face appraisal risk, inspection contingencies, and a 20-day average MLS timeline. Sellers who need certainty or a specific close date often find that our cash offer — after accounting for saved commissions, zero closing costs, and no repair requests — compares favorably to the net proceeds from a traditional sale.
We're transparent about our math. A typical Ann Arbor MLS sale at the median price of $370,000 involves a 5–6% agent commission, closing cost contributions, and repair requests averaging $8,000–$25,000 depending on property condition. Our cash offer eliminates all of those. Depending on your home's condition and your timeline needs, many sellers find the net difference is smaller than they expected — and zero uncertainty is worth a great deal.
Serving all of Washtenaw County and surrounding communities
