Southeast Michigan Real Estate Market Update (Fall 2025)

Overview: The residential real estate market in Southeast Michigan – particularly St. Clair, Macomb, Oakland, and Wayne counties – is experiencing a mixed landscape of rising prices, growing inventory, and tempered demand. Below, I provide a snapshot of current market conditions for homebuyers and sellers, including pricing trends, inventory levels, buyer demand, and notable regional shifts. The bottom line: while the market remains competitive, it is showing signs of rebalancing, offering both opportunities and challenges for buyers and sellers.

Home Pricing Trends in Metro Detroit Counties

Home prices across Southeast Michigan continue to trend upward, albeit at different paces in each county. Overall, prices are higher than last year, reflecting sustained buyer interest and low supply in recent years. According to the latest data (as of August 2025), the median sale price region-wide was about $289,000 – up ~5% year-over-year
. Here’s how each county is faring:

• Oakland County: The median home price in Oakland County is roughly in the mid-$300,000s. In August 2025, it stood around $385,000, up ~4% from the previous year
  . Oakland remains one of the priciest counties in the region, thanks to its desirable suburbs and amenities. Prices have risen moderately, indicating steady appreciation rather than an overheated jump.

  
  

• Macomb County: Macomb’s median price is in the upper $200,000s. August data shows a median of about $275,000, up 5–6% year-over-year. This moderate growth suggests Macomb is holding its value well. Notably, earlier this summer, Macomb’s prices were essentially flat or even slightly down compared to last year in some months, but overall the trend for 2025 has been modest appreciation
  .

  
  

• Wayne County: Wayne (which includes Detroit) has seen strong price gains. The median reached approximately $220,000 in August, about 10% higher than a year ago. Earlier in the summer, Detroit’s resurgence made headlines – home prices in the city of Detroit surged 32.6% year-over-year in June 2025, pushing the median above $100,000 for the first time. This growth in Detroit and inner-ring suburbs helped lift Wayne County’s overall median. For sellers in Wayne County, home values are notably up, while buyers may find fewer “bargains” in the city than a year ago.

  
  

• St. Clair County: St. Clair has seen relatively flat prices. The median sale price in August was around $248,000, just about 1% higher than last year. In other words, prices in St. Clair County have held steady. Sellers aren’t seeing big price jumps, but values remain stable. In fact, data from late summer showed that listing prices in St. Clair have even dipped slightly year-over-yearyahoo.comless upward price pressure
  than in the tri-county metro area.

  
  

Overall, Southeast Michigan’s home values remain near record highs, but the double-digit annual price gains of the pandemic frenzy have eased. Most areas are seeing price growth in the low-to-mid single digits – a healthier, more sustainable trend. It’s still a good time for sellers to capitalize on high equity, but they should expect prices to rise more gradually going forward rather than skyrocket overnight.

Inventory Levels Are Improving

One of the biggest shifts in the market this year is the rise in housing inventory. After several years of severe listing shortages, more homes are finally available for sale in Southeast Michigan. As of late summer 2025, the number of homes on the market was up roughly 15–20% compared to a year ago across the region. In fact, August inventory hit its highest level in five years according to Realcomp (the regional MLS).

Realcomp’s August 2025 “Quick Facts” shows year-over-year increases in inventory and a higher months’ supply of homes for sale, alongside modest price *growth.

• In August 2025, there were about 25,600 active listings in the Southeast Michigan MLS, up 16.8% from August 2024. Every county has seen an influx of listings. For example, St. Clair County’s inventory jumped over 20% year-on-year as of the end of summer, and Wayne County’s active listings were ~15–23% higher than last year
  . Oakland and Macomb counties also saw double-digit percentage increases in the number of homes for sale.

  
  

• Months’ Supply (Absorption Rate): Thanks to the increase in listings, the months’ supply of homes (how long it would take to sell off all inventory at the current sales pace) has nudged up. Region-wide it’s now around 2.9 months of supply, up from about 2.5 months a year prior. This is still below the 5-6 months that signifies a truly balanced market, but it’s a noticeable improvement in supply. Buyers have more choices now than they did last year
  , and slightly more breathing room.

  
  

• Longer Time on Market: With more inventory and slightly less frenzied demand (see next section), homes are taking a bit longer to sell on average. The typical Days on Market (DOM) in Southeast Michigan is now around 3-5 weeks for a listing. In August, the average DOM was 34 days, up from 31 days last year. Similarly, Oakland County’s median DOM rose to 21 days (from 18 a year ago), and Macomb’s to 22 days (from just 16 last year). While well-priced homes can still sell in mere days
  , the era of nearly every house flying off the market in a weekend has passed. Buyers can afford to be a bit more deliberate now in many cases.

  
  

What this means for sellers: You may need to adjust expectations on how quickly your home will sell and at what price. With more competition from other listings, proper pricing and home prep are key. The good news is you’re likely still selling at a historically high price point, but patience and strategic marketing may be necessary to get the best result in this shifting environment.

What this means for buyers: More inventory is a welcome relief! You’ll have more options to choose from than last year, and slightly less pressure to decide overnight on a home. However, remember that supply is still relatively low by historical standards – truly attractive, well-priced homes can still go quickly. It’s wise to get your financing in order and be prepared to act when you find “the one,” but you might not have to waive every contingency or bid wildly over asking price as was common in 2021-2022.

Buyer Demand and Market Competitiveness

Buyer demand in Southeast Michigan remains strong, but has cooled from the intense frenzy of the past couple of years. Higher interest rates and affordability challenges have tempered how many buyers are in the market and how aggressively they bid. Here’s the current state of demand and competition:

• Sales Volume: The number of home sales has slightly declined or flattened in 2025 compared to last year. Through the first seven months of the year, closings were down about 2% versus 2024. In the most recent monthly data, August closed sales were ~3–4% lower than a year prior. This indicates a small softening in demand (or in some cases, simply not enough suitable homes for sale). Buyers are still out there, but not quite in the same droves as before
  , due in part to higher mortgage rates reducing purchasing power.

  
  

• Slightly Fewer Bidding Wars: The market is competitive but not chaotic. One metric: the average percent of list price received by sellers has ticked down just a hair. Region-wide, homes are getting about 98.9% of their asking price on average (slightly below last year’s 99.3%). In Oakland County, for example, the sale-to-list ratio is ~99.6% (down about 0.5 point YOY), and Macomb is around 99.4% (down ~0.6 point). This means buyers today aren’t universally paying over asking anymore – some are negotiating a bit or winning with offers at or just under list price, depending on the situation.

  
  

• Homes Sold Above Asking: That said, many homes still receive multiple offers and sell over the asking price, especially turn-key properties in popular areas. In Oakland County, about 39% of homes sold in August went above list price (down from ~44% last year). Macomb saw about 38% sell above list, and Wayne County about 39% as well. Even in quieter St. Clair, one-third of recent sales were above asking. This highlights a bifurcated market: the best homes (great condition, well-priced, prime location) still draw competitive bids, while more average or overpriced listings may sit longer and even require price cuts. In fact, roughly 30–37% of listings in these counties had a price drop before sale
  (a figure that has inched up from last year).

  
  

• Buyer Traffic: One concrete sign of demand easing is foot traffic per listing. According to Realcomp, the average showings per home listing dropped from 7.7 a year ago to about 5.6 recently. Fewer showings per property means buyers aren’t crowding open houses quite as intensely because they havemore homes to look at* and possibly a few less people competing in their range. Still, 5-6 showings per home is healthy engagement – serious buyers are simply being a bit more selective.

  
  

• Interest Rates & Affordability: It’s important to note that today’s buyers face higher mortgage rates (often around 7%), which has impacted affordability. Some first-time buyers have had to pause their search or reduce their price range. This is one reason entry-level sales activity has cooled. For instance, in Macomb County, the number of sales in the under-$200k starter home segment fell about 7% year-to-date, while sales of $400k+ homes actually rose (~+6%). Higher-income and move-up buyers remain active, while budget-conscious buyers are finding it tougher to compete.If you’re shopping for a home, getting pre-approved and understanding your budget in this rate environment is crucial. For sellers, be aware that *the buyer pool at lower price points may be thinner now
  than a year ago, even though demand for affordable homes is still theoretically high – it’s an interesting paradox caused by financing constraints.

  
  

Bottom line on competitiveness: The market has shifted from “white-hot” to merely “warm.” Buyers have gained some negotiating power, but desirable homes still command attention. We’re seeing more balance between buyers and sellers, yet good properties in great condition can still receive multiple offers. Sellers should no longer expect a frenzy for an overpriced or mediocre listing – preparation and pricing strategy matter. Buyers, while you might not need to waive inspections or bid 20% over ask these days, you should still be prepared for competition on the gems (and conversely, you may have leverage on homes that have sat on the market). This nuanced market is where expert guidance can make a big difference.

Notable Regional Trends and Shifts

Each county in Southeast Michigan has its own dynamics. Here are a few noteworthy trends and shifts in the local market landscape:

• Detroit’s Comeback: The city of Detroit (in Wayne County) is experiencing a notable resurgence in its housing market. As mentioned, Detroit’s median sale price jumped over 30% year-over-year, and for the first time in recent memory is comfortably above the $100K mark. This surge is partly due to investors and first-time buyers snapping up the limited move-in-ready inventory in the city. It signifies growing confidence in Detroit’s neighborhoods. If you own property in Detroit, the past year has likely added significant equity. For buyers, Detroit still offers some of the most affordable prices in Southeast Michigan, but those rock-bottom deals are becoming harder to find as values climb.

  
  

• Suburban Shifts: In the suburban counties, relative affordability and lifestyle factors are influencing where the demand goes. For example, Oakland County remains a magnet for buyers seeking top-rated schools and amenities, even with its higher prices. Meanwhile, Macomb County, known for slightly more affordable suburbs, saw a big uptick in sales volume earlier this summer – in June, Macomb home sales were up 15% YOY, the largest jump in the region. This suggests many buyers turned to Macomb for value, perhaps as Oakland prices stretched budgets. St. Clair County, more rural and farther out, attracted some buyers during the pandemic for its space and value; now its price growth has leveled off to ~1%, indicating that demand has stabilized. Some city buyers who fled to the country are no longer as active, and local move-up buyers are pacing the market there.

  
  

• Inventory Buildup in Outer Areas: As noted, inventory has swelled the most in areas like St. Clair (+23%) and the outer suburbs. There could be a few reasons: new construction adding listings in those areas, and possibly slower turnover (homes taking longer to sell). By contrast, inventory increases in inner Wayne County and Oakland, while significant, have been absorbed more readily. This means if you’re selling a home in a more outlying county, expect more competition from other listings. If you’re buying there, you might have comparatively more choices and negotiating room than closer to Detroit.

  
  

• Market Segmentation: The market is becoming more segmented by price and condition. As mentioned, higher-end homes are holding strong – sellers in the $400k+ range in, say, Oakland County are often still getting good prices (that segment saw sales up slightly this year). Entry-level homes, however, are a tale of two extremes: the well-kept, updated starter homes still see bidding wars, while those that need work or are overpriced might linger unsold. Buyers at the entry level are extremely condition- and price-sensitive now, given tighter budgets. If you’re a seller of a starter home, consider making cost-effective improvements and pricing competitively to attract today’s more cautious first-time buyers.

  
  

• New Construction and Development: We are also seeing pockets of new construction especially in Macomb and parts of Oakland, which add to inventory but at higher price points (new builds often start in the mid-high $300s and up). These new homes cater to move-up buyers and can relieve some demand pressure in the older resale market. However, new construction in the affordable range is still limited. The lack of lower-priced new homes means the existing homes market remains crucial for first-time buyers, keeping that segment competitive.

  
  

In summary, Southeast Michigan’s real estate market is in transition. Conditions in Fall 2025 are more balanced than the feverish days of 2021, but we have not swung to a true buyer’s market by any means. Instead, we have a healthy, albeit cooling, seller’s market with pockets of opportunity for buyers – particularly as inventory creeps up and competition calms slightly.

Conclusion: Opportunities in a Changing Market

Whether you’re looking to buy your first home in Macomb County, upgrade to a larger house in Oakland County, or sell a long-time family property in St. Clair or Wayne County, the current market offers both opportunities and challenges. Home prices are holding strong (and generally rising), which is great news for sellers and homeowners building equity. At the same time, rising inventory and a slight cooling of demand mean buyers have a better shot now than they did a year ago to find a home without completely breaking the bank or waiving all contingencies.

For sellers, now is a smart time to leverage those high home values, but be prepared to work with your Realtor on a savvy pricing and marketing strategy. Gone are the days when any house would sell in 48 hours with multiple offers – today’s market rewards the sellers who price right and present their home in the best light. The good news: well-priced homes are absolutely still selling (often in just a few weeks) and many are fetching excellent prices, thanks to the equity gains of recent years. We’re simply in a phase where local expertise and targeted marketing make a difference in getting top dollar.

For buyers, if you’ve been frustrated by the past few years, conditions are slowly tilting in your favor. You’ll find more listings to choose from and might face less competition on some of them. However, you’ll also need to navigate higher interest rates and still act decisively for the most sought-after homes. It’s crucial to get pre-approved, know your budget, and possibly consider creative options (like rate buydowns or different loan programs) to make the numbers work. With prices likely to continue a gradual climb, buying sooner rather than later can lock in your costs – but make sure it’s the right home and you’re not overextending your budget.

No matter which side of the table you’re on – buyer or seller – having an experienced local Realtor® in your corner is more valuable than ever. The market is no longer doing all the work on its own; strategy, local market knowledge, and negotiation skills can truly save you money and hassle. As a real estate professional specializing in Southeast Michigan, I (or our team) can provide up-to-the-minute data and personalized guidance, whether you need to decide on a listing price or determine a fair offer in a particular neighborhood.

If you have questions about what these market changes mean for your plans, feel free to reach out. The market snapshot above is a general overview – your specific city or price range might behave a bit differently. Contact us anytime for a detailed market analysis of your area or a consultation on buying or selling strategy. We’re here to help you make informed decisions and achieve your real estate goals in the current market.

Ultimately, Southeast Michigan’s housing market is stabilizing in a positive way, and opportunities exist for those who are prepared. By staying informed and working with a knowledgeable Realtor, you can navigate this evolving market with confidence.

Ready to discuss your next steps? Give us a call or send an email – we’re happy to chat about what your home might be worth, or help you find the perfect place to call home. The road to real estate success is easier with an expert by your side, and we’re excited to put our local expertise to work for you!