The Washtenaw market continues to gradually shift toward pre-pandemic balance. While activity has slowed seasonally, year-to-date results remain positive, with rising sales, growing inventory, and steady upward pressure on prices.
Sales & Market Activity
Through October, YTD sales are up 6%, continuing the rebound that began early in 2025. Pent-up demand kept traffic steady through late summer. But activity has cooled since April’s peak, with October pendings falling 20% below last year and 25% below 2023, reflecting typical late-fall seasonality.
Prices & Values
Home values remain resilient. Average Washtenaw sale price is up 3% YTD to just under $520k, while $/SF is up 2%. Price trends vary across segments:
- Under $300k: modest value gains (+3% $/SF), tight inventory.
- $300k–$600k: strong demand; closed sales up 5% YTD with steady pricing.
- Over $600k: double-digit YTD gains in pendings (+15%) and closings (+13%), though October prices dipped as more mid-range inventory entered the mix.
Inventory & New Listings
One of the most notable trends this year is the return of sellers. New listings are up 12% YTD, reversing three straight years of declines. Even so, October brought a sharper-than-usual seasonal pullback, with new listings down 15% from September and 7% YOY. Buyers now have more choices than in the tight 2021–2023 era, but good listings still move quickly.
Market Dynamics
Speed, Price Reductions & DOM are key indicators tell the story clearly:
- 48% of October closings sold at or above asking—a significant drop from prior months and prior years, signaling normalization.
- Price reductions jumped 9% in October, a sign that average and below-average listings need sharper pricing.
- DOM remains in the upper-30s, but that average is misleading: half of all listings still sell in the first week, while the rest are taking 50–60 days to move.
This widening gap between “polished and priced right” versus “average condition” continues to define the Washtenaw market.
Looking Ahead
As we head toward year-end, Washtenaw County remains on solid footing. Inventory is expanding, values are steady, and sales are outpacing last year. The seasonal cooldown will persist through December, but increased seller participation and steady buyer demand point to a healthier, more balanced landscape heading into early 2026. Movein-ready homes will continue to command fast offers, while sellers of average homes will need to price with market reality—not pandemic-era expectations—in mind.
