Key Takeaways

Key Takeaways Renovation costs are up 20-30% since 2024 — Budget $18,000-25,000 for basic kitchen flips and $12,000-18,000 for full bathroom renovations in Livonia Contractor availability is the biggest challenge — Good crews are booked 4-6 weeks out, and quality contractors are charging premium rates Target $30,000+ profit margins — Successful Livonia flips need substantial cushion for delays and cost overruns that always happen Focus on 1950s-1960s ranches and 1970s colonials — These property types offer the best combination of buyer appeal and manageable renovation costs

Livonia Michigan Fix-and-Flip Reality Check: What Investors Need to Know in 2026

Look, I get calls every week from investors asking about Livonia's fix-and-flip market. "Uncle Charles, is it still profitable? Can I find contractors? What's it really cost to renovate?" So let me give you the straight story on what's happening in Livonia right now.

I've been buying distressed properties in Michigan for years, and Livonia has always been interesting to investors. It's got that stable, blue-collar backbone with decent home values, but like everywhere else, the market's gotten more complicated since 2024.

The Current Livonia Real Estate Landscape

Here's what the numbers look like in early 2026: median home prices in Livonia are sitting around $285,000, up from about $260,000 two years ago. Not crazy growth, but steady. The average days on market is running 28-35 days for move-in-ready homes, which tells you there's still buyer demand.

But here's the thing most investors miss — Livonia's got two different markets running side by side. You've got the north side near the schools where homes are pushing $350,000-400,000, and then you've got pockets on the south side where you can still find fixers in the $180,000-220,000 range.

I had an investor call me last month who bought a 1950s ranch on the south side for $195,000. Needed everything — kitchen, bathrooms, flooring, furnace. He thought he was getting a steal until he started getting contractor bids.

Renovation Costs: The Reality in Livonia

Let's talk real numbers on what it costs to flip a house in Livonia these days. I've seen enough renovation budgets to know where investors get into trouble.

Kitchen Renovations

A basic kitchen flip in Livonia — we're talking contractor-grade cabinets, laminate counters, standard appliances — you're looking at $18,000-25,000. Want to go mid-range with quartz counters and better appliances? Add another $8,000-12,000. The fancy stuff that looks good on TV? You're talking $40,000+ and that rarely makes sense for most Livonia flips.

Bathroom Renovations

Full bathroom gut jobs are running $12,000-18,000 for a standard 5x8 bathroom. Half-baths are $6,000-9,000. I see investors try to cheap out on bathrooms and it always shows. Buyers notice wonky tile work and leaky fixtures.

Flooring

Luxury vinyl plank is still king for flips — runs about $4-6 per square foot installed. For a 1,200 square foot ranch, you're looking at $6,000-8,000. Some investors are still doing laminate to save money, but buyers are getting pickier.

Major Systems

This is where Livonia flips can get expensive fast. New furnace and AC? $8,000-12,000. Electrical panel upgrade (and a lot of these older homes need it)? $2,500-4,000. Plumbing issues can run anywhere from $3,000 for basic updates to $15,000+ if you're repiping.

Contractor Availability: The Biggest Challenge

Here's the brutal truth about contractors in Livonia right now — the good ones are booked solid, and everybody else knows it. I'm seeing 4-6 week delays just to get started, and that's if you can find someone reliable.

The contractors who specialize in investor work are charging premium rates because they can. Basic labor rates have gone up 20-30% since 2024. A reliable general contractor who can manage your whole flip is worth their weight in gold, but they're not cheap.

Here's what I tell investors: build relationships before you need them. The guys doing quality work for reasonable rates aren't advertising on Craigslist. They're busy working for investors who treat them right and pay on time.

At HOMESELL USA, we work with several investor-friendly contractors in the Livonia area. When we buy distressed properties that need work, we've learned which crews can deliver quality work on schedule. It took years to build these relationships.

Flip Margins: What's Actually Working

Let me break down some realistic scenarios based on what I'm seeing in Livonia's market:

The Budget Flip

Buy price: $180,000 (south Livonia fixer)
Renovation: $35,000 (basic updates, no major systems)
Carrying costs: $8,000 (6 months)
Selling costs: $15,000 (6% realtor fees, closing costs)
Total investment: $238,000
Sell price: $265,000
Profit: $27,000

That's not bad, but it assumes everything goes smoothly. And in my experience, something always goes sideways.

The Mid-Range Flip

Buy price: $220,000 (central Livonia)
Renovation: $55,000 (full kitchen/bath, flooring, systems)
Carrying costs: $10,000 (7-8 months)
Selling costs: $18,000
Total investment: $303,000
Sell price: $345,000
Profit: $42,000

This is where most successful Livonia flippers are playing. Enough meat on the bone to handle surprises, but not so high-end that you're competing with custom builders.

Best Property Types for Livonia Flips

After years of buying distressed properties in Livonia, here's what works:

1950s-1960s Ranches

These are the bread and butter of Livonia flips. Simple layouts, decent bones, and buyers love single-story living. Watch out for electrical and plumbing issues, but most problems are straightforward fixes.

1970s Colonials

Good flip candidates if you can find them under $250,000. Four bedrooms appeal to families, but be ready for dated systems and that 70s closed-off floor plan that might need opening up.

Properties to Avoid

Skip the 1920s-1930s houses unless you're experienced with old home issues. Foundation problems, knob-and-tube wiring, and weird room layouts can eat your profits fast. Also be careful with split-levels — they're harder to sell even after renovation.

The HOMESELL USA Advantage

Here's where working with HOMESELL USA makes sense for investors: we see distressed properties before they hit the MLS. Sometimes we buy them ourselves, fix them up, and sell to end buyers. But sometimes we have opportunities that make more sense for local flippers.

We also buy properties from investors who get in over their heads. I can't tell you how many times I've gotten calls from flippers who ran out of money, lost their contractor, or just realized they bit off more than they could chew. We can usually work something out that gets them out without losing their shirt.

My Advice for Livonia Flippers

Look, flipping houses in Livonia can still work, but the easy money is gone. You need to be smarter about what you buy, more careful with your budgets, and realistic about timelines.

Don't believe the TV shows that make it look simple. Plan for delays, cost overruns, and market changes. Have more cash than you think you need. And for the love of all that's holy, get proper permits for electrical and plumbing work.

Most importantly, know your exit strategy before you buy. Sometimes the best flip is the one you don't do.

Whether you're looking to buy your first flip property or you need to sell one that's become a headache, I've seen it all. Give Uncle Charles a call at HOMESELL USA. No pressure, no judgment — just straight answers about what makes sense in today's Livonia market.

Frequently Asked Questions

Frequently Asked Questions

What's the minimum profit margin I should target for a Livonia flip?

I tell investors to aim for at least $30,000-35,000 profit after all costs. Anything less and you're working for minimum wage when you factor in your time and risk. Remember, something always goes wrong, so you need cushion in your numbers.

How long does a typical flip take in Livonia?

Plan on 6-8 months from purchase to sale. That includes 3-4 months for renovations (assuming no major delays) and 1-2 months to sell. Contractor delays are the biggest wild card — I've seen simple flips take a year when contractors disappear or major issues pop up.

Should I get a real estate license to flip houses in Michigan?

Not necessary, and honestly it might complicate things. You'd have disclosure requirements and potential conflicts of interest. Focus on learning construction, contractors, and market values instead. That's where the real money is made or lost.

What's the biggest mistake new flippers make in Livonia?

Underestimating costs and timelines. They see a house for $200,000, think they'll put $30,000 into it, and sell for $280,000. Then reality hits — permits, inspections, cost overruns, carrying costs. Always budget 20-30% more than your initial estimate for everything.

Can I flip houses in Livonia with no money down?

Theoretically possible with hard money lenders or private investors, but risky for beginners. You need cash reserves for unexpected costs. I've seen too many investors lose everything trying to flip with no cushion. Start with some cash in the bank, even if it means doing smaller deals first.