Spring 2026 Southeast Michigan Real Estate Market Update

Every spring the question is the same: is this the year the market finally softens? And every year, Southeast Michigan finds a way to surprise people. Spring 2026 is no different - but it's nuanced in ways that matter if you're deciding whether to list, buy, or wait.

Here's what the data from March 2026 (our most recent complete month from Realcomp) is telling us, and how I'm thinking about what comes next.

Prices Are Still Rising - Just More Slowly

Median sale prices are up year-over-year in every county we track. That's the headline. But the pace of appreciation has come down significantly from the 2021–2023 run-up, and that's actually healthy. Double-digit appreciation isn't sustainable. What we're seeing now looks more like a normal, well-functioning market than the frenzy of a few years ago.

Wayne County's 6.2% gain stands out - that market has been quietly outperforming for a few years now as buyers price out of Oakland and push east and south. Macomb at +4.7% is similarly strong. Oakland and Washtenaw, which surged hardest in 2021–2022, are settling into a more measured growth pattern.

Homes Are Taking Longer to Sell

The more telling story is in days on market. Every county saw average DOM increase year-over-year in March - and in some cases significantly.

• •Macomb County: 18 days average - up 28.6% from March 2025
• •Livingston County: 17 days average - up 21.4% from March 2025
• •Oakland County: 16 days average - up 14.3% from March 2025
• •Wayne County: 17 days average - up 13.3% from March 2025
• •Washtenaw County: 15 days average - up 6.3% from March 2025

To be clear: 15–18 days is still a fast market by historical standards. But the direction matters. A year ago, a well-priced home in Oakland County might have had offers in 48–72 hours. Today, sellers who overprice or under-prepare are waiting - and that wait is costing them leverage.

What I'm Seeing on the Ground

Data tells you what happened. Let me tell you what I'm watching in real time.

Inventory is still tight in the sub-$400k range in Oakland County. Birmingham, Troy, and Rochester Hills continue to see competitive offers on well-presented homes. We had a listing in Troy last month that drew four offers in the first weekend - but we priced it carefully and the sellers invested in a pre-market refresh.

Above $600k, it's a different conversation. Buyers at that price point have options, they're taking their time, and they're negotiating. Sellers who priced optimistically in the fall have come down. That's not a crash - it's a recalibration.

Macomb County is one to watch. The price appreciation there (+4.7%) combined with still-affordable entry prices makes it attractive to move-up buyers from Wayne and first-time buyers who've been priced out of Oakland. I expect that to continue through summer.

What This Means for Buyers

You have more breathing room than you did in 2022. Use it wisely - don't use it as an excuse to move slowly on something you genuinely want. The best homes at the right prices still attract competition.

• •Get pre-approved before you start looking seriously. Sellers still expect it.
• •In the under-$400k Oakland County range, be ready to move quickly.
• •Above $500k, you have more negotiating room on price and terms than a year ago.
• •Don't skip the inspection. Markets shift and you want to know what you're buying.

What This Means for Sellers

This is not a set-it-and-forget-it market anymore. The sellers who are winning right now are the ones who are doing the work: decluttering, addressing deferred maintenance, pricing based on data rather than optimism.

The window to sell remains favorable - prices are up, buyer demand is real, and inventory is still relatively low by historical standards. But the sellers getting top dollar are the ones treating this like a competitive process, not a guaranteed windfall.

The Bottom Line

Southeast Michigan real estate in spring 2026 is a good market - not a wild one. Prices are growing, not crashing. Buyers have slightly more leverage than they did a year ago. Sellers who do the work are still seeing strong results.

If you're thinking about making a move this year, now is the time to have the conversation - not because the market is going to fall, but because spring is historically the best window to act, and that window is already open.