Flat Fee MLS Ingham County MI | FSBO for $399 Flat

What does it cost to sell FSBO in Ingham County with MOO?

The short answer is $399 for MLS Only, paid once. You get:

a 6 month listing
up to 50 photos and unlimited edits
Listing Lab
three free guides

MOO charges $0 at closing. Sellers who want a licensed broker beside them on offers can choose Offer Ready at $997. MOOniverse is $1,797 and includes closing coordination from the Closing Crew™.

How much could I keep on an Ingham County sale?

Molly MOO with a calculator showing Ingham County seller savings

How do you count cows? With a cowculator.

Here's an example. On a $400,000 home, this is how a percentage listing fee stacks up against a flat $399.

Example: a $400,000 home

Listing fee	What it costs	What you keep with MOO MLS Only ($399)
3% listing commission	$12,000	$11,601
2.5% listing commission	$10,000	$9,601
2% listing commission	$8,000	$7,601

Choose Offer Ready at $997 instead, and you still keep $11,003 against a 3% fee. What you offer a buyer's agent is a separate decision that you make and negotiate yourself. Example only. Results vary.

$12,000vs$399

What is Real Estate MOO?

Real Estate MOO puts Michigan homeowners on the MLS for a flat $399, through Realty Concierge Group, a licensed Michigan brokerage. Your price is your call, and you run your own showings and offers. MOO never takes a percentage at closing. Want a broker's help with offers or closing? Add it if you need it.

See how MOO works →List My Ingham County Home →

Will Lansing area agents see my listing?

Molly MOO with a green and white Michigan map for Ingham County listings

Knock knock. Who's there? Interrupting cow. Interrupting c— MOOOOO!

Yes. MOO lists on Realcomp II, and your listing is shared with Realcomp's partner MLSs, including the one Lansing area agents use. Your home shows up for them just like their own MLS listings do. It goes on the MLS within one business day of your completed file (signed listing paperwork, photos uploaded, intake form submitted and every room measured or marked not in your home; business days exclude weekends and holidays). From there it also flows out to Zillow, Redfin and Realtor.com, where many buyers start their search.

Do I need a well and septic inspection to sell in Ingham County?

Molly MOO at a septic inspection on an Ingham County home

If your home has its own well or septic system, plan on one. Ingham County's sanitary code includes a Point of Sale rule that calls for on site wells and septic systems to be inspected before a property transfers. Homes on public water and sewer are exempt.

If you're on a private system, book the inspection as soon as you decide to sell. The county keeps a list of certified Point of Sale inspectors, and starting early keeps the inspection from holding up your closing.

Is my Lansing address in Ingham County?

Not always. The city of Lansing reaches into Eaton and Clinton counties, and part of East Lansing sits in Clinton County. Your tax bill or deed shows which county you're in. Transfer tax rates are the same in all three, but your deed is recorded with that county's Register of Deeds.

What will transfer tax cost when I sell in Ingham County?

Two transfer taxes are normally due when the deed is recorded, and in Michigan the seller usually covers them:

the state rate: $3.75 per $500 of sale price
the county rate: $0.55 per $500

That's $8.60 for every $1,000 combined. Example: on a $400,000 sale, that's $3,000 to the state plus $440 to Ingham County, or $3,440 in all.

If the home was your principal residence and its state equalized value today is no higher than when you bought it, you may be exempt from the state share. Your title company can tell you whether that applies. Who pays can also be changed in the purchase agreement.

Where is the Ingham County Register of Deeds?

In Mason, the county seat. The standard recording fee for a deed is $30. In most sales your title company records the deed for you, so you'll rarely need to go in person.

What makes selling in Ingham County different?

Molly MOO in front of a Lansing home in Ingham County

The Capitol and campus keep people moving. State government and Michigan State University bring a steady flow of people starting and leaving jobs. You negotiate the closing date in your purchase agreement, so if you can match a buyer's start date, say so in your listing.
Okemos, Haslett and Holt are communities, not cities. Okemos and Haslett are in Meridian Charter Township, and Holt is in Delhi Charter Township. Buyers search by the community name, so use it, and call your township for any local rules.
School district goes by the exact address. Okemos, Haslett, East Lansing, Holt, Mason, Williamston and Lansing schools each have their own following, and district lines don't follow city lines. Look up your address and name your district near the top of your listing.
Commuters search by highway. I-96, I-496 and US-127 tie the county together. Being a short drive to downtown Lansing, the MSU campus or a hospital is worth a line in your description.
Country homes need extra detail. Around Leslie, Stockbridge, Dansville and Webberville, show the acreage, barns and outbuildings. MOO includes up to 50 photos, so use them.
Disclosures apply here too. Michigan law requires a Seller Disclosure Statement when you sell a home with one to four units, with a few exceptions, such as foreclosures and sales to close family. Homes built before 1978 need the federal lead paint disclosure.
Call your city or township before you list. Local offices set their own rules on permits, rentals and inspections, and a quick call tells you whether anything is required when a home sells.

The difference that matters

Flat means flat. Here's how MOO compares.

Real Estate MOO charges one flat price up front and never adds a percentage of your sale at closing. Here's exactly what that price covers.

Real Estate MOO

The price you see is the price you pay

$399

Flat. The whole price. At any sale price.

Zero percentage at closing — not now, not ever
Your sale price doesn't change what you owe us
Full Realcomp MLS listing + syndication included
Licensed Michigan broker backing every listing
Every tier includes full MLS syndication, up to 50 photos and unlimited edits, Listing Lab (we write, enter and maintain your MLS listing) and all three prep guides — higher tiers add broker help with offers and closing, never feature unlocks

For example, a 3% listing commission on a $400,000 home is $12,000. Real Estate MOO charges a flat $399 and takes no percentage at all — which means a higher sale price stays entirely in your pocket.

Selling FSBO in Ingham County

How it works

Only a licensed broker can place a home on the Realcomp MLS — so we do that part for you, and you stay in control of the sale.

Build your listing

Add your Ingham County home's details and photos online — no agent visit required.

Go live on Realcomp

We list it on the Realcomp MLS, and it syndicates to Zillow, Realtor.com and Redfin.

Field your own offers

Buyers and their agents contact you directly. You run showings and negotiate on your terms.

Close with backup

Add contract review or closing support whenever you want it — all the backup, none of the agent.

Where we list across Ingham County

Cities: Lansing, East Lansing, Mason, Williamston and Leslie.

Villages: Dansville, Stockbridge and Webberville.

Townships: Alaiedon, Aurelius, Bunker Hill, Delhi Charter, Ingham, Lansing Charter, Leroy, Leslie, Locke, Meridian Charter, Onondaga, Stockbridge, Vevay, Wheatfield, White Oak and Williamstown.

Including the communities of Okemos, Haslett and Holt.

Common questions

How much does it cost to list on the MLS in Ingham County?

$399 flat with MOO MLS Only, for a 6 month listing with up to 50 photos. MOO charges nothing at closing.

Will Lansing area agents see my listing?

Yes. MOO lists on Realcomp II, and your listing is shared with Realcomp's partner MLSs, including the one Lansing area agents use, so they see your home like any other listing. It also shows on Zillow, Redfin and Realtor.com.

Do I need a well and septic inspection to sell in Ingham County?

If your home has its own well or septic system, plan on one. Ingham County's Point of Sale rule calls for on site wells and septic systems to be inspected before a property transfers. Homes on public water and sewer are exempt.

My Lansing home is in Eaton or Clinton County. Does that change anything?

Your deed is recorded in that county instead of Ingham, and your tax bill shows which county you're in. The transfer tax rates are the same.

How much transfer tax will I pay selling in Ingham County?

$8.60 per $1,000 of sale price in most cases: $3.75 per $500 to the state and $0.55 per $500 to the county. Some principal residence sales are exempt from the state part.

What happens after I pay?

Your home goes on the MLS within one business day of your completed file (signed listing paperwork, photos uploaded, intake form submitted and every room measured or marked not in your home; business days exclude weekends and holidays). From there Lansing area agents see it, and it flows out to Zillow, Redfin and Realtor.com.

More of Michigan