As we move into the fourth quarter, it’s normal to see sales activity ease and new listings taper off. What’s different this year is that inventory has climbed higher than we’ve seen in quite some time.
Inventory
As of September 30th, Washtenaw County’s inventory was up 18% compared to a year ago. New listings have been arriving faster than homes are selling, giving buyers more options heading into fall.
Showings Tell the Story
Showings — an early signal of buyer demand — have kept pace with prior years overall. But with more listings on the market, the number of showings per listing has gradually slipped to under 5 showings per month. We’re also seeing market times stretch to around 40 days and nearly 30% of active listings taking a price reduction before going under contract. These are clear signs that the market is slowly shifting toward a more balanced, more traditional rhythm.
What This Means for Agents and Clients
Despite the cooling pace, the market remains healthy. Nearly half of September’s sales still closed at or above list price — proof that well-priced, well-prepared homes are drawing strong offers. For sellers, it’s more important than ever to focus on presentation and pricing right from the start. The days of “testing” the market with higher list prices are fading. For buyers, this shift brings a bit more breathing room — more choices, less competition, and opportunities to negotiate, especially as we move deeper into fall and winter.
