Macomb County, Michigan
August 2026 Macomb County Market Report
Macomb County residential homes sold for a median of $300,000 in August, up 0.7% from a year ago, while the number of homes for sale jumped 18.8% to 2,012. Months of supply rose to 2.8, still a seller’s market but noticeably less tight. Condos sold for a median of $225,000, up 4.7%, with inventory up 27%. And six townships, led by Washington, Macomb and Shelby, carried the county’s growth in new contracts. Here’s what happened and what it means for you.
Residential median price
$300,000
+0.7% vs Aug 2025
Condo median price
$225,000
+4.7% vs Aug 2025
Residential months supply
2.8
+16.7% vs Aug 2025
Residential homes for sale
2,012
+18.8% vs Aug 2025
The month in brief
More homes for sale, prices holding steady
August’s biggest change was supply. Sellers listed 1,289 residential homes in Macomb County, up 15.3% from last August, while closed sales were flat at 806 (down 0.2%). With more coming on than going off, inventory climbed to 2,012 homes and months of supply rose from 2.4 to 2.8.
Prices didn’t blink. The median held at $300,000, the average sale price rose 4.1% to $347,088, and year to date the median is $295,000, up 4.5%. Homes sold in a median of 29 days, the same as a year ago, and sellers received 99.3% of list price.
Demand held up too. Pending sales, the contracts that become September and October closings, rose 5.1% to 858. That’s a different story from the national picture, where existing-home sales slipped in August.
Condos cooled more. The condo median rose to $225,000, but pending sales fell 7.2%, closed sales fell 18.8%, and condo inventory rose 27% to 522 units. Condo sellers received 97.9% of list price, down from 98.3%.
Read this first. A countywide median blends Warren bungalows, Sterling Heights ranches and $700,000 new builds in Washington Township. A shift in what sold can move it without any single home changing value. Use the county figures for direction, then look at the township ladder below. Your township, and your street, matter more.
Where my market sits
Six townships, one county, very different prices
Median residential sale price in August 2026, with months of supply. The three highlighted townships are where most of my new-construction buyers end up.
+30%
Pending sales in these six townships
Together they logged 443 new contracts in August, up from 340 a year ago. Every one of them was up, from +12.9% in Sterling Heights to +57.1% in Washington Township. Across the rest of the county, pending sales fell about 13%.
+7%
Inventory in these six townships
Homes for sale rose from 833 to 895. Across the rest of the county, inventory rose about 30%. The new supply is landing mostly outside these six townships.
Rest-of-county figures are the county total minus these six townships and are directional. Township samples are small; Washington Township closed 35 homes in August, so one or two large sales can move its median.
The numbers, visually
Where Macomb County moved
August 2025 compared with August 2026, countywide, residential and condo.
Median sales price
August, countywide
Days on market
Median days until sale, August
Months supply of inventory
August; shaded band = balanced market
Charts plotted from Realcomp countywide figures. Under about four months of supply generally favors sellers; four to six months is considered balanced; above six generally favors buyers.
Segment detail
Residential: still a seller’s market, with more choice
At 2.8 months of supply, Macomb County’s residential market still favors sellers, but it has more room than a year ago at 2.4 months. New listings are up 5.3% year to date and up 15.3% in August alone, so buyers are seeing more homes than they have in a while.
Prices are steady rather than surging. The August median rose 0.7%, the year-to-date median is up 4.5%, and the average sale price is up 5.0% for the year. Sellers received 99.3% of list price in August, down half a point from a year ago. That half point is small, but it’s the first sign that pricing above the market is getting harder to get away with.
| Key metric | Aug 2026 | vs Aug 2025 | YTD 2026 | vs YTD 2025 |
|---|---|---|---|---|
| New listings | 1,289 | +15.3% | 8,716 | +5.3% |
| Pending sales | 858 | +5.1% | 5,882 | +0.5% |
| Closed sales | 806 | −0.2% | 5,536 | −1.0% |
| Median sales price | $300,000 | +0.7% | $295,000 | +4.5% |
| Average sales price | $347,088 | +4.1% | $336,909 | +5.0% |
| % of list price received | 99.3% | −0.5 pts | 99.5% | −0.1 pts |
| Days on market until sale | 29 | 0.0% | 32 | +3.2% |
| Inventory of homes for sale | 2,012 | +18.8% | — | — |
| Months supply of inventory | 2.8 | +16.7% | — | — |
Median and average prices do not account for sale concessions or down-payment assistance. Inventory and months supply are point-in-time measures and are not reported year to date.
Segment detail
Condos: prices up, buyers slowing
The condo median rose 4.7% to $225,000 in August, but the year-to-date median of $220,000 is down 0.9%, so the monthly gain is more mix than momentum. Closed sales fell 18.8%, pending sales fell 7.2%, and inventory rose 27% to 522 units. Months of supply reached 2.7, up from 2.1.
The build-up is sharper in some townships. Shelby Township condo inventory rose from 37 to 65 units and Clinton Township from 64 to 98. Condo sellers there have more competition than they did a year ago and should price accordingly.
| Key metric | Aug 2026 | vs Aug 2025 | YTD 2026 | vs YTD 2025 |
|---|---|---|---|---|
| New listings | 316 | +3.3% | 2,313 | +8.3% |
| Pending sales | 206 | −7.2% | 1,623 | +1.6% |
| Closed sales | 173 | −18.8% | 1,531 | +1.7% |
| Median sales price | $225,000 | +4.7% | $220,000 | −0.9% |
| Average sales price | $235,584 | +0.8% | $234,402 | +0.7% |
| % of list price received | 97.9% | −0.4 pts | 98.0% | −0.6 pts |
| Days on market until sale | 27 | −18.2% | 37 | +15.6% |
| Inventory of homes for sale | 522 | +27.0% | — | — |
| Months supply of inventory | 2.7 | +28.6% | — | — |
Township detail
The six townships side by side
Residential figures for August 2026. Shelby, Macomb and Washington Townships carry the county’s highest prices and the most new construction; they also take longer to sell, which gives buyers there a little more time to decide.
| Township | Median | vs Aug 2025 | YTD median | vs YTD 2025 | Closed | Pending vs 2025 | Days on market | Months supply |
|---|---|---|---|---|---|---|---|---|
| Washington Twp | $640,000 | +4.1% | $691,000 | +14.3% | 35 | +57.1% | 54 | 3.5 |
| Macomb Twp | $500,000 | +5.3% | $500,000 | 0.0% | 91 | +41.1% | 40 | 3.0 |
| Shelby Twp | $465,000 | +0.3% | $469,850 | +4.4% | 71 | +36.5% | 30 | 3.4 |
| Chesterfield Twp | $380,000 | −0.5% | $380,000 | −5.0% | 31 | +40.0% | 26 | 3.0 |
| Sterling Heights | $326,500 | −6.4% | $327,500 | +0.2% | 101 | +12.9% | 17 | 2.3 |
| Clinton Twp | $302,000 | +6.2% | $307,950 | +2.3% | 87 | +27.0% | 24 | 2.0 |
| Macomb County | $300,000 | +0.7% | $295,000 | +4.5% | 806 | +5.1% | 29 | 2.8 |
Township area reports for Washington Township, Macomb Township, Shelby Township, Chesterfield Township, Sterling Heights and Clinton Township. Small samples can swing monthly medians; the year-to-date column is the steadier read.
Financing and affordability
What the money cost in August, and what changed since
30-year fixed, Aug 27
6.66%
Freddie Mac survey. Was 6.56% a year ago.
15-year fixed, Aug 27
5.98%
Up from 5.69% a year ago.
30-year fixed, Oct 1
7.28%
Rates crossed 7% in late September, the first time since January 2025.
Payment at county median
$1,542
Principal and interest on $300,000 with 20% down at 6.66%.
In August, rates weren’t the story. The 30-year fixed averaged in the mid-6s all month, only about a tenth of a point above a year earlier, so August’s Macomb County numbers reflect supply and demand, not a rate shock.
September changed that. The 30-year fixed rose four weeks in a row and reached 7.28% on October 1. On a $500,000 Macomb Township home with 20% down, that’s about $166 a month more in principal and interest than at the end of August. August’s contracts were mostly locked before the jump; contracts signed from mid-September on were not, which is why the next two reports matter.
Most Macomb County purchases sit comfortably inside the 2026 conforming loan limit of $832,750, which covers a purchase of about $1,040,000 with 20% down before jumbo underwriting applies.
| Purchase price | Loan | At 6.66% (Aug 27) | At 6.56% (a year ago) | At 7.28% (Oct 1) |
|---|---|---|---|---|
| $225,000County condo median | $180,000 | $1,157 | $1,145 | $1,232 |
| $300,000County residential median | $240,000 | $1,542 | $1,526 | $1,642 |
| $326,500Sterling Heights median | $261,200 | $1,679 | $1,661 | $1,787 |
| $380,000Chesterfield Twp median | $304,000 | $1,954 | $1,933 | $2,080 |
| $465,000Shelby Twp median | $372,000 | $2,391 | $2,366 | $2,545 |
| $500,000Macomb Twp median | $400,000 | $2,571 | $2,544 | $2,737 |
| $640,000Washington Twp median | $512,000 | $3,290 | $3,256 | $3,503 |
| $700,000Luxury new-construction entry point | $560,000 | $3,599 | $3,562 | $3,832 |
| $1,040,938Conforming ceiling | $832,750 | $5,351 | $5,296 | $5,698 |
A Michigan budgeting tip. Don’t estimate your property taxes from the seller’s tax bill. Michigan caps how fast a home’s taxable value can rise while one owner holds it, then lets it reset after a sale. A long-time owner’s bill can be far below what a new buyer will pay. Ask your lender to estimate taxes on the purchase price instead.
Principal and interest only. Excludes property taxes, insurance, HOA dues and mortgage insurance, which together add meaningfully to the total payment. Illustrative only, not a rate quote or a commitment to lend. Your actual rate depends on credit, down payment, loan type, occupancy and lender.
The bigger picture
Macomb County versus the nation
Nationally, existing-home sales fell to a seasonally adjusted annual rate of 3.98 million in August, down 1.2% from a year earlier and the first reading below 4 million since June 2025, according to the National Association of REALTORS®. U.S. inventory reached 1.62 million homes, a 4.9-month supply and the highest in more than ten years. The national median rose 1.6% to $429,100, and the Midwest median rose 3.3% to $340,400.
Macomb County is tighter and steadier. At 2.8 months of residential supply, the county sits well below the national 4.9. Pending sales rose 5.1% while national sales slipped. And at a $300,000 median, the county sits below both the national median of $429,100 and the Midwest median of $340,400.
What it means
My honest take, depending on your side of the deal
August handed buyers more choice without taking anything away from sellers. That balance probably won’t last through fall now that rates are above 7%, so here’s how I’d think about it.
If you are selling
- Demand is still there. Pending sales rose 5.1% countywide and 30% across Washington, Macomb, Shelby, Chesterfield, Clinton and Sterling Heights combined.
- Your competition is growing. Residential inventory is up 18.8% and new listings are up 15.3%. Buyers have more to compare you against than they did in spring.
- Price it right on day one. Sellers still received 99.3% of list price, but that’s down half a point. Homes priced for the market are selling; homes priced for last year are sitting.
- Condo sellers need a plan. Condo inventory is up 27%, with bigger jumps in Shelby and Clinton Townships. Presentation and pricing matter more than they did a year ago.
- Timing deserves a conversation. Buyers who shopped at 6.66% are now looking at payments over 7%. Listing before more inventory arrives may be worth considering.
If you are buying
- You have more to choose from. 2,012 residential homes were for sale at the end of August, up from 1,693 a year ago.
- The north-county townships give you time. Homes in Washington, Macomb and Shelby Townships took 30 to 54 days to sell, so there’s room to compare and negotiate.
- Ask builders about rate buydowns. With rates above 7%, a builder-paid buydown can save more each month than an equal price cut. Not all builders are the same here, so get both options in writing and compare them side by side.
- Condos give you leverage. Sellers received 97.9% of list price and condo supply is rising. There’s room to negotiate on price, repairs or closing costs.
- Get your approval updated. If you were pre-approved in August, your numbers changed in September. Re-run them before you write an offer.
Worth watching: whether the September jump in rates slows the north-county contract pace. If pending sales in Macomb and Shelby Townships turn negative while inventory keeps rising, negotiating power will shift toward buyers quickly. The countywide condo market, already at 2.7 months and rising, will show it first.
Reading the numbers
Common questions about this report
Are Macomb County home prices still going up?
Slowly. The residential median was $300,000 in August 2026, up 0.7% from August 2025, and the year-to-date median of $295,000 is up 4.5%. The average sale price is up 4.1% for the month and 5.0% for the year. Prices are rising, but at a steady pace rather than a surge.
Is Macomb County a buyer’s market or a seller’s market?
Still a seller’s market, but a less tight one. Residential months of supply rose from 2.4 to 2.8 in August 2026. A balanced market is generally four to six months. Sellers still received 99.3% of list price, and homes sold in a median of 29 days.
Why is inventory rising if prices aren’t falling?
Because more sellers are listing, not because buyers disappeared. New residential listings rose 15.3% in August while closed sales held flat and pending sales rose 5.1%. Most of the inventory growth was elsewhere in the county, where homes for sale rose about 30%, compared with about 7% in Washington, Macomb, Shelby, Chesterfield, Clinton and Sterling Heights.
Which Macomb County townships have the highest home prices?
In August 2026, Washington Township had the highest residential median at $640,000, followed by Macomb Township at $500,000 and Shelby Township at $465,000. Chesterfield Township was $380,000, Sterling Heights $326,500 and Clinton Township $302,000. The countywide median was $300,000.
How much have mortgage rates changed, and what does it do to my payment?
The 30-year fixed averaged 6.66% on August 27, 2026, close to the 6.56% of a year earlier, then climbed to 7.28% by October 1. On a $500,000 home with 20% down, principal and interest is about $2,571 a month at 6.66% and about $2,737 at 7.28%, a difference of roughly $166.
Will my property taxes be the same as the seller’s?
Usually not. Michigan limits how much a home’s taxable value can rise while one owner holds it, then lets it reset after a sale. A buyer’s taxes are often noticeably higher than the seller’s, especially on homes owned for many years. Budget from an estimate based on your purchase price, not the seller’s current bill.
Is now a good time to buy new construction in Macomb County?
It can be, if you compare offers carefully. Builder incentives change month to month, and with rates above 7% since late September, a builder-paid rate buydown can be worth more than a price reduction. Ask each builder for both options in writing, and compare lot premiums, standard finishes and timelines, because not all builders are the same.
Does the county median tell me what my home is worth?
No. The county median blends very different townships, home sizes, ages and conditions, and a change in the mix of what sold can move it without any single home changing value. Use these figures for direction, then get a comparative market analysis of your specific home to know what it’s worth.
What does this mean for your address?
County numbers set the context. Your township, your lot, your square footage and your finishes set the strategy. Let’s talk through where your home, or your search, actually sits in this market.
Sources and disclosures. Market data from Realcomp II Ltd. Local Market Update reports for August 2026 for Macomb County, Chesterfield Township, Clinton Township, Macomb Township, Shelby Township, Sterling Heights and Washington Township, compiled by ShowingTime Plus, LLC, current as of September 8, 2026. Figures are shown separately for residential and condo properties as Realcomp reports them. Percent changes are calculated by Realcomp using rounded figures; changes in percent of list price received are shown in percentage points. Median and average sales prices do not account for sale concessions or down-payment assistance. “Rest of county” figures are derived by subtracting the six townships shown from the county total and are approximate. National and Midwest sales, inventory and price figures are from the National Association of REALTORS® Existing-Home Sales report for August 2026, released September 10, 2026. Mortgage rate figures are from the Freddie Mac Primary Mortgage Market Survey for August 27, 2026 and October 1, 2026, and represent national averages; they are not a quote, an offer or a commitment to lend, and individual rates vary by borrower and lender. The loan limit reflects the 2026 FHFA baseline conforming limit for a one-unit property in Macomb County. Payment illustrations cover principal and interest only. Property tax information is general and is not tax advice; consult your assessor or a tax professional. Township and county statistics may differ materially from conditions in any individual neighborhood, price range or property type. This report is provided for general information and is not financial, tax, legal or investment advice, nor is it intended to solicit the listing of properties currently listed with another broker. Giovanna Special, Michigan License #6501324253, Real Broker, LLC, (586) 709-5910, giovanna@soldbygspecial.com. Equal Housing Opportunity.