October 2026 Real Estate Market Update | Livingston County, Oakland County, Brighton & Bloomfield Hills
If you've been following the housing market lately, you've probably noticed that mortgage rates are dominating the headlines.
But there's another story developing across Southeast Michigan that deserves just as much attention.
Home prices are holding strong in many communities, yet the way homes are selling is changing.
Buyers are paying closer attention to affordability. More homes are competing for attention, and sellers are discovering that pricing and presentation can make a significant difference.
Whether you're considering buying, thinking about selling, or simply wondering what your home is worth, understanding what's happening locally matters far more than relying on national headlines.
A Look at the September 2026 Housing Market
Here's a snapshot of median sold prices across four Southeast Michigan markets:
Location | Median Sold Price | Annual Change
Livingston County $418,610 +3.4%
Oakland County $395,000 +2.1%
Brighton, MI $405,495 +3.7%
Bloomfield Hills, MI $714,500 +9.7%
These figures suggest that home values have continued to show resilience despite affordability challenges.
However, median prices don't tell the entire story. They can also change based on the types and price ranges of homes sold during a particular month.
To understand the market, we also need to look at inventory, time on market, buyer activity, and how closely homes are selling to their asking prices.
More Inventory Is Giving Buyers Additional Options
For several years, one of the biggest challenges facing Michigan homebuyers has been the limited number of available properties.
That environment is gradually changing in some communities.
Oakland County has approximately 14% more active listings compared with last year. In Brighton, homes are spending more time on the market.
That doesn't necessarily mean we're entering a buyer's market. It does mean that some buyers may have opportunities they didn't have when nearly every desirable property was attracting immediate competition.
Depending on the property, buyers may be able to negotiate on purchase price, closing costs, inspection-related repairs, or seller concessions.
The opportunity isn't necessarily finding a cheaper house. It's finding a better overall deal.
What About Mortgage Rates?
There's no avoiding the fact that mortgage rates remain an important consideration.
As of October 8, 2026, Freddie Mac reported an average 30-year fixed mortgage rate of approximately 7.40%.
Higher borrowing costs affect monthly payments and purchasing power, particularly for first-time buyers.
But interest rates shouldn't be the only factor determining whether buying a home makes sense.
A few strategies worth discussing with your lender include:
Seller-paid closing costs: Negotiating assistance with eligible closing expenses can help preserve your available cash.
Mortgage rate buydowns: Certain loan programs allow a seller or buyer to pay upfront costs to temporarily or permanently reduce the mortgage rate.
Reviewing your monthly expenses: Reducing recurring debt and unnecessary expenses may improve your overall financial position and, in some cases, mortgage qualification.
Understanding your full payment: Property taxes, homeowners insurance, association fees, and maintenance should all factor into your housing budget.
Buying a home should be based on your financial comfort level, long-term goals, and the right property.
Waiting for the perfect interest rate isn't necessarily a strategy, especially when future rates and home prices are impossible to predict.
Thinking About Selling? Your Marketing Strategy Matters.
For homeowners in Livingston and Oakland counties, the good news is that property values remain relatively strong in many communities.
However, the market is becoming more selective.
Today's buyers have access to extensive property information before ever scheduling a showing. They're comparing prices, condition, updates, photography, and the overall value a home offers.
That's why selling a home successfully requires more than simply placing it in the MLS.
The right pricing strategy, presentation, and marketing exposure can directly influence how buyers respond to your property.
With approximately 10 years of professional marketing experience, I approach each listing by identifying its most likely buyer, understanding what makes the property valuable, and developing a marketing strategy designed to reach the appropriate audience.
Depending on the property, that can include professional photography, cinematic video, drone imagery, Zillow Showcase, targeted digital advertising, and outreach beyond the immediate local market.
The goal isn't simply to generate views online. It's to turn qualified interest into showings, competitive offers, and a successful closing.
Not Planning to Move? Your Home's Value Still Matters.
Even if selling isn't on your radar, understanding your home's current market value can be useful.
Your home may represent one of your largest financial assets, and changes in property value can affect future decisions.
Whether you're planning renovations, evaluating your equity, considering a move several years from now, or simply reviewing your overall financial picture, having an accurate understanding of your home's value is worthwhile.
Online estimates can provide a starting point, but they don't always account for renovations, condition, property features, acreage, or differences between nearby neighborhoods.
A professional comparative market analysis looks more closely at what buyers have actually paid for similar properties.
What Should Buyers and Sellers Expect Moving Forward?
As we move further into fall, the Southeast Michigan housing market continues to offer opportunities, but those opportunities look different depending on your goals.
Buyers may benefit from additional inventory, longer listing periods, and the possibility of negotiating favorable terms.
Sellers can still achieve strong results, but accurately positioning a property within its local market is increasingly important.
And homeowners who aren't planning to move can use current market information to make more informed decisions about their property and financial future.
My biggest piece of advice is simple: Don't make a real estate decision based solely on national headlines.
The housing market in Brighton isn't identical to Bloomfield Hills. Livingston County doesn't necessarily behave the same way as Oakland County. Even neighboring subdivisions can experience different levels of demand.
Real estate is local, and your strategy should reflect that.
Let's Talk About Your Real Estate Goals
Whether you're thinking about buying, considering selling, or curious about your home's current value, I'm always happy to provide straightforward guidance based on your situation.
Find Out What Your Home Could Be Worth
Or reach out directly for a conversation about your next steps.
Tom Spisz | REALTOR®
Full Circle Real Estate Group
Serving Livingston County, Oakland County, Brighton, Bloomfield Hills, and communities throughout Southeast Michigan.
Backed by Purpose. Driven to Serve.
Market data referenced: September 2026. Sources: Realcomp/InfoSparks and Realtor.com market reporting. Mortgage rate reference: Freddie Mac Primary Mortgage Market Survey, October 8, 2026. Market statistics may vary based on property types, geographic boundaries, and reporting methodology. All financing options are subject to lender approval and applicable loan requirements.