Are home prices still rising? Are buyers finally getting a little more negotiating power?
The Southeast Michigan housing market continues to change, and September's numbers tell an interesting story.
While home values remain strong in many communities, we're seeing signs that buyers and sellers may need to adjust their expectations as we head into the final months of 2026.
Let's break down what the numbers mean for you.
September 2026: A Look at the Numbers
According to Realcomp's September 2026 housing market reports, here's how median sale prices compared with September 2025.
| County | Median Sale Price | Annual Change |
|---|---|---|
| Wayne | $215,000 | +3.9% |
| Oakland | $410,000 | +2.5% |
| Washtenaw | $435,000 | -3.2% |
| Livingston | $436,655 | +6.5% |
Three of the four counties saw higher median sale prices than a year ago, while Washtenaw County experienced a decrease.
Remember, the median sale price is the middle price of homes sold. It doesn't mean every home's value changed by that amount.
The important takeaway? Real estate is local.
What's happening in Plymouth may be very different from Canton, Novi, or Ann Arbor.
That's why understanding your specific community matters more than following national headlines.
More Inventory Means More Choices
Buyers may be seeing some welcome changes.
Oakland County had approximately 20% more homes available compared with last September, while Washtenaw County saw an increase of approximately 32%.
More inventory can mean more choices, more time to compare properties, and potentially more room to negotiate.
However, desirable homes that are priced correctly and presented well can still attract strong interest.
Are We Seeing a Market Shift?
As we move into November, we're noticing some changes firsthand.
Buyers are becoming more selective. Some are requesting seller concessions, while others are taking more time before making an offer.
We're also seeing price adjustments and sellers who are becoming more open to negotiations.
This doesn't mean the housing market is crashing. It means strategy matters more than ever.
And that applies whether you're buying or selling.
First-Time Buyers: Don't Overlook This Opportunity
If you've been waiting for the right time to purchase your first home, now may be worth another look.
With more inventory in certain communities and some sellers becoming more flexible, you may find opportunities that weren't available earlier this year.
But preparation is still essential.
Understanding your financing, monthly payment, and total buying costs can help you make a confident decision.
Explore our homebuyer resources to learn more about preparing for your first purchase.
And if you're still deciding where to put down roots, our Find Your Fit community quiz can help you explore Southeast Michigan communities that match your lifestyle.
Sellers: Today's Market Requires a Different Approach
Here's something we want homeowners to understand.
We're not in the 2021 housing market anymore.
There was a time when homes could sell quickly, sometimes well above asking price, with very little preparation.
Today's buyers are more selective, and many are paying close attention to a home's condition, presentation, and asking price.
That means professional photography, thoughtful staging, proper pricing, and a strong marketing strategy aren't details to overlook. They're important parts of a successful sale.
And choosing an experienced real estate professional who understands your local market can make a meaningful difference.
Wondering what your home may be worth today? Visit our seller resources and home valuation page to take the first step.
The Bottom Line ❤️
Southeast Michigan remains an active real estate market, but conditions vary from one community to the next.
Some areas are seeing price growth, others have more available homes, and changing buyer expectations are creating new opportunities.
Whether you're purchasing your first home, preparing to sell, or planning your next move, having the right information and a thoughtful strategy makes all the difference.
At Hearts to Homes, we believe real estate is about more than buying and selling houses. It's about helping people make informed decisions that fit their lives.
We match hearts to homes. ❤️
Source: Realcomp September 2026 housing market reports.
