Mary Jane Sells Real Estate

09/03/2026

Today I met my buyer for the first time—at the closing table.

Chris was referred to me by his family. He is a first-time homebuyer, and I have a soft spot for first-time buyers. There is nothing quite like their excitement when all the work finally becomes a set of keys.

Chris was diligent from the beginning. The loan process brought some real hurdles, but he handled them with patience and grace and kept doing everything asked of him.

Some people may think it is unusual that we had never met in person, but it really isn’t anymore. A lot can be accomplished through phone calls, texts, emails and electronic signatures.

A strong client relationship doesn’t have to begin with a handshake. It begins with communication, trust and knowing someone is there to help you through each step.

Today, all those phone calls finally became a handshake—and Chris became a homeowner.

Congratulations, Chris. You earned this moment.

Proud to have represented the buyer in the purchase of 206 Main Street in the Village of Roscommon, Michigan.

09/02/2026

“The septic has worked fine” does not answer every sale-related question.

BEFORE THE SIGN GOES UP |

You’ve owned the Northern Michigan cottage for 25 years. The septic has never caused a problem—but no one can find the paperwork.

What happens if you decide to sell?

If this sounds familiar, message me the word RECORDS and tell me the township and county. I’ll tell you where I would begin—no listing decision required.

A missing permit or site sketch does not automatically mean the septic system is bad or that the property cannot be sold.

Before listing, I check the local health department, search under the parcel and former owners, and determine what can still be verified. If no record exists, we can decide whether an inspection or other documentation would be helpful before a buyer asks.

Before the sign goes up, it is information we can address calmly. After an offer is accepted, the same unanswered question can create fear, delays, renegotiation and lost leverage.

Missing paperwork is not the same as a failing septic system.

The goal is to find the questions before the buyer does.

Mary Jane Gepford
Northern Michigan Lake and Lifestyle Realtor
Real Estate One Houghton and Higgins Lake Michigan
231-394-2047

09/01/2026

Room to Spread Out—Without Living in the Middle of Nowhere
105 Raven Way, Roscommon, Michigan, offered at $249,900.00'

https://maryjanegepford.realestateone.com/home-for-sale/105-Raven-Way-Roscommon-MI-48653/201841941-MIWWLX?pres_agent=753050

09/01/2026

A lot of new faces have found my page after my “You don’t have to own the shoreline” Reel, so I thought I should say hello.

I’m Mary Jane Gepford, a Northern Michigan Lake and Lifestyle Realtor with Real Estate One Houghton & Higgins Lake.

I spend a lot of time in this seat, traveling the roads around Higgins Lake, Houghton Lake, Roscommon, and the surrounding communities. This page is about more than houses for sale.

Northern Michigan real estate is also about lake access, septic and well records, township rules, which way a home faces, and the little details that can change a buying or selling decision. I share what real transactions teach me so you can ask better questions before making a move.

And, of course, I’ll continue sharing the homes, lakes, and lifestyle that make this area so special.

I’m glad you’re here. What brought you to my page—the homes, the lakes, or the local information?

08/31/2026

I thought this one would sell quickly. It didn’t.

This one taught us something about today’s market.

The sellers purchased this Roscommon property at a tax sale, remodeled it, and brought it back to market. Sitting on nearly two acres and directly across from Federal Land, I thought it would sell quickly.

It didn’t.

We had plenty of online interest, but buyers weren’t taking the next step. So we listened to what the market was telling us. We adjusted the price, changed the marketing, held an open house, and continued working to find the right buyer.

We even had a buyer under contract who ultimately decided after the inspection that the home wasn’t the right fit for her.

Back on the market we went.

And today, we’re closing.

There’s a lesson here for Northern Michigan property owners: a property can have acreage, a great recreational location and plenty of online attention and still take time to sell. The first strategy isn’t always the strategy that gets you to the closing table.

Sometimes good real estate representation is knowing when to adjust, when to keep pushing—and when to give the market a little time to find the right buyer.

Congratulations to my sellers on completing their investment and getting this one across the finish line.

Mary Jane Pratt Gepford,
Northern Michigan Lake and Lifestyle Realtor
REAL ESTATE ONE HOUGHTON AND HIGGINS LAKE
231-394-2047

Helping Northern Michigan buyers and property owners understand today’s market before they need to make tomorrow’s decisions.

08/29/2026

08/29/2026

BEFORE THE SIGN GOES UP

If selling your Northern Michigan property has only crossed your mind, you don’t need to begin by cleaning closets or choosing a list price.

Start by understanding exactly what you own.

Before I recommend a price, I want to see more than the bedroom count and an online estimate. I look at things such as:

• The legal description, parcel size and acreage
• Tax and assessment information
• Well and septic records
• Surveys, easements and legal access
• Permits and significant improvements
• The ages of the roof, furnace and other major systems
• Township or zoning information that may affect the property’s use

Those details can influence how buyers compare the property, how it should be marketed and what questions may arise during inspections, financing or the title search.

Your property does not have to be perfect to sell. But the more we understand before it reaches the market, the fewer surprises can cost you time or negotiating leverage after a buyer becomes involved.

And no—you do not need to have every record neatly organized. Helping uncover that information is part of the work I do for my sellers.

The first step in pricing a property isn’t choosing a number.

It’s understanding the property well enough to support that number.

Mary Jane Gepford
Northern Michigan Lake and Lifestyle Realtor
Real Estate One Houghton and Higgins Lake
231-394-2047

If selling is only a thought right now and you’re unsure what property records are available, message me the word RECORDS. I’ll tell you where I would begin—no listing decision required.

08/28/2026

You don’t have to own the shoreline to make Higgins Lake part of your life.

207 Lakeview Drive offers two bedrooms, one bath, an insulated sunroom, cozy fireplace, natural gas heat, laundry, a detached utility garage and a corner lot beneath the pines. $197,900.00

https://maryjanegepford.realestateone.com/home-for-sale/207-Lakeview-Drive-Roscommon-MI-48653/201841473-MIWWLX?pres_agent=753050

08/27/2026

SOLD --11104 Siderman Road, Roscommon
$279,000 | Dual Agent

This one had a story.

When 11104 Siderman Road came on the market, I knew the value was in the full package — not just the house.

3.9 wooded acres.
A 3-bedroom, 2-bath ranch.
A 2023 roof.
Central air.
Newer furnace.
An insulated, heated attached garage.
And a 30x40 pole barn with concrete floor.

In today’s market, buyers are careful. They are comparing everything. They are watching days on market. They are negotiating hard. And sometimes, even when a property is priced correctly, buyers still test the market with lower offers.

That is exactly why strategy matters.

This sale required honest conversations, clear market feedback, and a focus on what mattered most: getting the seller to the closing table with a strong buyer and terms that made sense.

I also represented both sides as a disclosed Dual Agent, which means my role was to remain fair, neutral, transparent, and focused on helping both parties move through the transaction properly.

The result:
A successful sale at $279,000.

Congratulations to both seller and buyer on the sale of this Northern Michigan property.

Every listing has its own story.
Every market requires a different strategy.
The real work happens after the sign goes in the yard. 😉

Mary Jane Gepford
Northern Michigan Lake and Lifestyle Realtor
Real Estate One Houghton & Higgins Lake
231-394-2047

08/25/2026

One thing I have seen more than once in this market:
The first serious offer deserves serious consideration.
Not because sellers should panic.
Not because they should give their home away.
But because early buyers are often the most interested buyers.
They have been watching the market.
They know what else is available.
They are paying attention when a new listing comes on.
And if they make an offer, that is real market feedback.
Sometimes sellers think, “Let’s wait and see if something better comes along.”
And sometimes that works.
But in a slower market, waiting can also cost momentum.
Days on market begin to build.
Buyer excitement cools.
The listing starts to feel less new.
And the next offer may not be better.
It may be lower.
That is why the first offer should not be dismissed just because it comes early.
A strong offer early in the listing is not a problem.
It may be the market telling you where the real buyer is.
The goal is not to wait for imaginary interest.
The goal is to recognize serious interest when it shows up.
Because sometimes the best offer is not the one that comes later.
Sometimes it is the one sellers almost talked themselves out of at the beginning.