What Stays With the House When You Sell a Home in Michigan?
What Stays With a Michigan Home When You Sell?
You accepted an offer, the inspection is finished and closing is on the calendar.
Then someone asks a surprisingly expensive question:
“Wait—does the dining-room chandelier stay?”
That question can quickly expand to the refrigerator, washer and dryer, television mounts, window treatments, shelving, garage remotes, security cameras, a backyard playset and the smart thermostat that still knows your entire weekly routine.
The safest time to answer these questions is before the home goes on the market—not while the moving truck is idling in the driveway. This is also the right stage to review repairs and preparation before selling.
Quick Answer
When selling a home in Michigan, fixtures and improvements that are attached to the property are commonly included unless the purchase agreement excludes them. Movable personal property generally does not transfer unless the written agreement specifically includes it.
The signed purchase agreement controls the transaction. Do not rely only on what appeared in listing photos, what someone said during a showing or what a seller intended to take. Appliances, window treatments, smart-home equipment and other borderline items should be identified clearly in writing.
Michigan’s statutory Seller’s Disclosure Statement is primarily about the seller’s knowledge of property condition. The form itself says that listed appliances and systems are included in the sale only if the purchase agreement provides for their inclusion. In plain English: disclosure is not the same thing as transfer.
In one sentence: If an item matters to either party, name it in the purchase agreement instead of asking the final walk-through to solve the mystery.
Why This Matters in the Current West Michigan Market
West Michigan buyers and sellers are still making decisions in an active market, but higher financing costs make avoidable surprises feel larger.
The Greater Regional Alliance of REALTORS® reported the following for the Greater Grand Rapids metropolitan area in September 2026:
1,297 residential sales, up 3.3% from September 2025;
an average sale price of $397,875;
a median sale price of $340,000; and
11,544 year-to-date sales, up 7.5% from the same period in 2025.
Kent County recorded 698 September sales with a median sale price of $356,000. Ottawa County recorded 241 sales with a median sale price of $395,000.
Meanwhile, Freddie Mac reported a national average 30-year fixed mortgage rate of 7.40% on October 8, 2026. That survey is a national benchmark, not a quote for any particular buyer, but it helps explain why purchasers may examine the complete value of a transaction carefully—and why sellers should understand how much money they may receive after closing.
None of these figures determines whether a refrigerator, chandelier or camera transfers with a particular property. They provide context: homes are changing hands, prices remain substantial and buyers are payment-conscious. Clear terms protect confidence when both parties already have plenty of larger decisions to manage.
The Difference Between a Fixture and Personal Property
A fixture is an item that has been attached or incorporated into the real property. Personal property is generally movable and remains owned by the seller unless the parties agree otherwise.
That sounds simple until real life arrives carrying a cordless drill.
A freestanding bookcase is usually easy to recognize as personal property. Built-in shelving is different. A television may be movable, but the bracket bolted to the wall may be treated as part of the property. Curtains can come down in seconds, while the rods are attached. A video doorbell may be physically attached, electronically connected and linked to the seller’s private account.
The label alone does not decide the transaction. The actual purchase agreement, any addenda, written exclusions and the facts surrounding the item matter. Forms also vary, so buyers and sellers should review the agreement being used in their specific sale.
The Avila STAYS Check
Use this five-part review before the listing launches and again before accepting an offer.
S — Secured or attached
Is the item nailed, bolted, wired, plumbed, built in or otherwise attached to the property? If removing it would leave holes, exposed wiring, missing trim or an unfinished space, treat it as an item that needs a clear written answer.
T — Terms of the agreement
What does the proposed purchase agreement say is included? What does it specifically exclude? The language of the signed agreement matters more than a casual assumption.
A — Advertised or represented
Was the item shown prominently in marketing, mentioned in listing information or discussed during negotiations? Advertising alone may not settle ownership, but it can create expectations that should be corrected before an agreement is signed.
Y — Yours, leased or rented
Does the seller actually own the item? Water softeners, propane tanks, alarm components, solar equipment and other systems may be leased, financed or owned by a service provider. Identify the ownership and any transfer or removal requirements early.
S — Specify it in writing
If the seller plans to take it, exclude it. If the buyer expects to receive it, include it. Use precise descriptions when there could be confusion: “garage refrigerator,” “two living-room curtain panels” or “wall-mounted television bracket only; television excluded.”
Sam’s Expert Insight
If you would be upset to see an item missing at the final walk-through, it belongs in the written conversation before the offer is signed.
Small items create large disputes when the parties rely on different assumptions. A room-by-room inclusion and exclusion review takes a few minutes and can protect the transaction, the relationship and the closing timeline.
Sam Avila · Associate Broker · Avila Home Group
Items Commonly Included With the Property
The publicly available Michigan REALTORS® model purchase agreement states that the property includes buildings, fixtures and improvements unless rented, and it gives examples that include built-in appliances, lighting and plumbing fixtures, attached mirrors and shelving, window shades and blinds, curtain rods, ceiling fans, attached floor coverings, garage-door equipment, wired smart-home devices, landscaping, fences and mailboxes.
That model form is useful education, but it is not a substitute for reading the actual agreement in your transaction. Brokerage forms, local forms, addenda and negotiated language may differ.
Items that frequently deserve attention include:
Lighting fixtures and ceiling fans
A chandelier, pendant light or ceiling fan is generally attached. A seller who wants to keep a sentimental fixture should consider replacing it with an appropriate fixture before photography and showings. At minimum, exclude it conspicuously in writing and agree on what will replace it.
Built-in appliances
Built-in ovens, cooktops, dishwashers and permanently installed microwaves are commonly treated as part of the property under the cited model agreement. Confirm the exact contract language rather than assuming every appliance is handled the same way.
Plumbing and mechanical fixtures
Faucets, toilets, attached water-treatment components, heating equipment and similar installed systems are commonly part of the property when owned by the seller. Leased or rented equipment requires separate attention.
Window coverings
Blinds, shades and curtain rods are attached in many homes. Fabric curtains or draperies can be treated differently. If custom curtains are important to the room—or to the seller—write the answer down.
Attached shelving, mirrors and floor coverings
Built-in shelves, attached mirrors and installed carpet generally remain under common contract language. A leaning mirror, removable rug or freestanding shelf may be personal property. The installation and written terms matter.
Garage equipment
Garage-door openers, exterior keypads and remote controls are easy to overlook during packing. Gather remotes, keys, manuals and access codes before possession transfers.
Landscaping and outdoor improvements
Installed landscaping, fences, mailboxes and equipment serving an inground pool commonly stay. Movable planters, patio furniture and freestanding grills usually need separate written treatment if a buyer wants them included.
Appliances: Do the Refrigerator, Washer and Dryer Stay?
Not automatically.
Freestanding refrigerators, washers, dryers, garage freezers and portable appliances should be addressed specifically in the purchase agreement. Local custom or a listing description should not replace clear contract language.
This distinction is especially important in Michigan because the statutory Seller’s Disclosure Statement asks about appliances and systems but says those items are included only if the purchase agreement provides for it. A seller can disclose that a refrigerator is in working order without necessarily agreeing to transfer that refrigerator.
For each appliance, confirm:
the room or location;
the specific item being included or excluded;
whether it is owned, leased or financed;
whether it must remain in working order through the agreed date; and
whether manuals, remotes or transferable warranties will be provided.
Avoid assigning an inflated value to used personal property in an attempt to bridge a price or appraisal issue. When financing is involved, the lender and appraiser may have requirements concerning personal property and seller concessions.
What About TVs, Mounts and Speakers?
The television and its wall bracket should be treated as two separate items.
A wall-mounted television is often removable personal property. An attached bracket may be treated as a fixture and is expressly included in the Michigan REALTORS® model form referenced above. Speakers, soundbars, wiring and control equipment can create the same ambiguity.
If the seller takes the television but the mount remains, decide whether the mounting hardware, remote, cables and wall plate stay. If the mount is excluded, decide who will remove it and whether holes or wall damage must be repaired before possession.
“Entertainment system excluded” is less useful than a precise list.
Smart-Home Devices Need Two Kinds of Transfer
Smart-home equipment has a physical side and a digital side.
The physical side includes doorbells, cameras, thermostats, locks, sensors, hubs, switches and garage controls. The digital side includes accounts, subscriptions, stored video, access permissions, voice-assistant connections and Wi-Fi credentials.
The model Michigan REALTORS® purchase agreement specifically references wired smart-home devices. Still, each device should be reviewed for ownership and contract treatment. Some equipment is leased or tied to a monitoring agreement that cannot simply be handed to the next owner.
Before possession, the parties should have a plan to:
identify which devices remain;
determine whether any equipment is leased or subscription-based;
follow the manufacturer’s process for removing the seller’s account;
erase stored personal data when appropriate;
transfer administrative control without sharing the seller’s password; and
provide necessary codes, manuals or reset instructions.
Do not deactivate a device in a way that violates the purchase agreement or leaves an agreed security feature unusable. Coordinate the timing.
Items Sellers Commonly Take Unless Otherwise Agreed
Movable personal property commonly remains with the seller unless the parties include it in writing. Examples can include:
furniture and freestanding shelves;
area rugs;
artwork and removable décor;
televisions and countertop electronics;
unattached grills and patio furniture;
movable planters;
tools and lawn equipment;
freestanding storage cabinets;
curtains or drapery panels, depending on the agreement; and
portable window air conditioners or other movable equipment.
Some of these items may be offered separately, but the parties should avoid a vague “anything the seller leaves” arrangement. A buyer should know what will remain, and a seller should not use closing day as a disposal strategy wearing a bow tie.
What If the Seller Wants to Keep a Sentimental Fixture?
Handle it early.
If a light fixture, mirror, stained-glass panel, shelving unit or other attached item has family or sentimental value, the cleanest approach is often to remove it before listing and install a suitable replacement. That prevents the item from becoming part of the buyer’s emotional impression of the home.
If replacement before listing is not practical:
identify the exclusion in the listing information;
repeat the exclusion in the purchase agreement;
describe any replacement the seller will install;
establish the installation deadline and expected workmanship; and
make sure marketing photos do not silently contradict the written plan.
The purchase agreement should still carry the legal weight. Listing remarks are communication, not a substitute for negotiated contract terms.
Leased, Financed or Rented Equipment
A seller cannot transfer clear ownership of equipment the seller does not own.
Possible examples include:
rented water softeners;
leased propane tanks;
monitored security equipment;
financed solar systems;
internet-provider equipment; and
subscription-based smart-home components.
Before listing, collect the agreement for each system and determine:
who owns the equipment;
whether the agreement can be transferred;
whether the buyer must qualify or consent;
whether there is a payoff, removal or termination charge;
whether removal could damage the property; and
what disclosures or contract language may be appropriate.
Do not advertise leased equipment as an included owned feature. When a contract, lien or payoff question is unclear, consult the provider, title professional, lender or a Michigan real-estate attorney as appropriate.
A Room-by-Room Seller Checklist
Complete this review before photography, then update it before accepting an offer.
Kitchen
Refrigerator
Range or cooktop
Wall oven
Dishwasher
Microwave
Wine refrigerator
Water filtration equipment
Island or movable cart
Attached racks and shelving
Living and dining areas
Chandeliers and pendant lights
Ceiling fans
Curtain rods and draperies
Blinds and shades
Television mounts and televisions
Speakers and control equipment
Attached mirrors and shelving
Bedrooms and home office
Window treatments
Closet systems
Wall-mounted desks or shelving
Television mounts
Smart switches and thermostats
Laundry, basement and garage
Washer and dryer
Garage refrigerator or freezer
Workbench and cabinets
Garage-door remotes and keypad
Water softener
Generator and transfer equipment
Dehumidifier
Exterior
Security cameras and video doorbell
Playground equipment
Shed or portable structure
Hot tub
Pool equipment
Firepit or grill
Satellite dish
Invisible-fence equipment
Planters, landscaping and garden décor
For every uncertain item, mark one of four choices: included, excluded, negotiable or third-party owned.
What Happens at the Final Walk-Through?
The buyer’s final walk-through is an opportunity to confirm that the property and any included personal property remain in the expected condition. NAR’s walk-through checklist specifically advises checking that items included in the sale—such as draperies and lighting fixtures—are still present, that appliances operate and that garage remotes are available.
The walk-through is not the ideal time to discover that the dining-room light has been replaced with exposed wires or that the promised washer moved to another ZIP code.
Before the walk-through, sellers should:
compare the home with the inclusion and exclusion language;
leave agreed fixtures and personal property in place;
remove belongings and debris that are not included;
complete any agreed replacements or repairs;
collect keys, remotes, codes and manuals; and
document the home’s condition after moving.
If an agreed item is missing or damaged, notify the real-estate professionals promptly. Depending on the contract and circumstances, the parties may discuss replacement, repair, a written credit, escrow or another solution. A real-estate attorney should advise on disputed legal rights and remedies.
Sam’s Take
Most fixture disputes are preventable.
The problem is rarely the market value of the curtain rods or television bracket. The problem is that one party believed the item was part of the home while the other believed it was packed next to the coffee maker.
My approach is simple: walk the property, identify the gray areas and put the decisions in writing before emotions and moving boxes take over.
The contract should not require detective work. If it matters, name it.
The Best Time to Decide What Stays
Use this timeline:
Before photography
Remove or replace sentimental fixtures when possible. Identify leased equipment. Make an initial inclusion and exclusion list.
Before listing
Review the list with your real-estate professional. Make sure the marketing accurately reflects the intended terms.
Before accepting an offer
Read the actual purchase agreement and addenda. Confirm that every negotiated inclusion and exclusion is stated clearly.
Before moving
Give the movers a written “do not pack” list. Separate remotes, keys, manuals and transfer instructions.
Before the final walk-through
Perform your own room-by-room review against the agreement.
That is a much calmer plan than trying to negotiate with a half-empty moving truck.
Frequently Asked Questions
1. Do appliances automatically stay when selling a house in Michigan?
No. Built-in appliances are commonly included under standard contract language, but freestanding appliances should be specifically addressed. Michigan’s Seller’s Disclosure Statement says listed appliances and systems are included only if the purchase agreement provides for their inclusion.
2. Does the refrigerator stay with the house?
Only if the purchase agreement includes it or the applicable contract language otherwise makes it part of the sale. Identify the exact refrigerator if the home has more than one.
3. Can a seller take a chandelier?
An installed chandelier is generally treated as an attached lighting fixture under common purchase-agreement language. A seller who wants to keep it should exclude it in writing and address any replacement before the agreement is finalized.
4. Do curtains stay when a house is sold?
Blinds, shades and rods are commonly treated as attached items. Fabric curtains or draperies may be handled differently. State clearly whether the panels and hardware are included.
5. Does a wall-mounted TV stay?
The television may be personal property, while the attached mounting bracket may remain. The agreement should separately identify the TV, mount, hardware and any connected speakers or wiring.
6. Are security cameras included in a home sale?
It depends on how they are installed, owned and described in the agreement. Wired devices may be treated differently from portable cameras. Leases, subscriptions, stored data and account transfers also need attention.
7. Does a Ring doorbell or smart thermostat stay?
An attached or wired device may be included under the purchase agreement, but the parties should confirm the exact device and arrange a secure account reset or transfer. Do not leave the buyer dependent on the seller’s personal login.
8. Can the seller remove plants or landscaping before closing?
Installed landscaping is commonly included with the property. Movable planters may be personal property. If a seller intends to remove a meaningful plant, tree, garden feature or container, the agreement should make that clear.
9. What if an included item is missing at the final walk-through?
Notify the real-estate professionals immediately and review the signed agreement. The parties may be able to negotiate a replacement, repair, credit, escrow or another written solution. Legal disputes should be referred to a Michigan real-estate attorney.
10. Should exclusions appear in the listing or the purchase agreement?
Both can be helpful, but the signed purchase agreement is the critical document. Listing remarks can alert buyers to the seller’s intent; they should not replace clear negotiated contract language.
Related West Michigan Guides
West Michigan Seller Guide — Plan the preparation, pricing, marketing and closing stages of your sale.
What happens if your home sells before you find another one? — Compare timing, occupancy and temporary-housing options.
Ready to Plan Your West Michigan Sale?
Before pricing or photographing your home, we can walk through the property, identify potential gray areas and build a clear preparation plan around your goals. If you are still establishing the list price, start with a defensible West Michigan pricing strategy.
Text STAYS to 616-229-5082 or book a call—virtual or in person.
Every move begins with a plan.
This article provides general educational information, not legal, tax, lending or appraisal advice. Contract language and circumstances vary. Consult the appropriate licensed professionals about your situation. Avila Home Group supports equal housing opportunity and provides service without regard to any protected characteristic.
