Sam Vail Realtor

Here's the honest picture on the 2026 spring market — nationally and right here in Ann Arbor.

Nationally, the rebound everyone expected never really showed up. Rates briefly touched 5.99% in February, then the Iran conflict pushed them back into the mid-6s. Consumer confidence dropped. March existing home sales hit a nine-month low. NAR cut their 2026 forecast from 14% growth down to 4%.

Here in Washtenaw County, the story is a little different and a little more nuanced.

Prices are still holding. The county median is around $400K, up over 5% from last year. Ann Arbor proper is sitting near $488K. That kind of appreciation doesn't happen in a broken market.

But volume is softer. Fewer homes are selling. Days on market are ticking up. Buyers who can qualify are taking their time, and sellers who don't have to move are holding firm on price.

What that means practically: if you're priced right and your home shows well, you can still win in this market. If you're waiting for a bidding war on an overpriced listing, you're going to be waiting a while.

This is exactly the kind of market where having the right agent matters most not just someone to put a sign in the yard, but someone who can read what the data is actually saying and help you make the right move at the right time.

BONUS! A cute pic of the historic house my buyer's just closed on Geddes.

That's the Sam V Guarantee. Reach out if you want a straight conversation about where things stand for your situation.

🏡 What's happening in the national housing market — and why Ann Arbor is a different story.

Nationally, home price growth has essentially flatlined. More than half of major U.S. metros are actually posting year-over-year price declines right now, with cities like Denver down over 2%. Economists are calling it a stall-out at the national level.
But here's what matters for us locally: the markets that are still seeing price appreciation are the ones with constrained inventory — and that's exactly where the Midwest, including Ann Arbor, sits. We're not Denver. We're not LA. We're a market where demand is real and supply stays tight.

And the timing couldn't be more interesting. A new consumer survey shows the mortgage rate lock-in effect — the thing that's kept so many would-be sellers frozen in place — is finally starting to loosen. More homeowners say they're ready to move than at any point in the last year. That means more activity is coming.
For buyers: the window to get into a market like Ann Arbor before that inventory pressure increases is right now.
For sellers: your equity is holding. This is not a crash. This is a market that rewards smart, well-priced listings.
Questions about what this means for your specific situation? My DM is always open. 👇

Call now to connect with business.

Is the housing market crashing? Not even close. But it is changing.

For the past few years we’ve been in a pretty unusual real estate market — low inventory, bidding wars everywhere, and homes selling in days.

What we’re seeing now is something different: a move toward a more balanced market.

Here’s what that means locally:

• Interest rates are expected to gradually ease
• More sellers are starting to list their homes
• Buyers are gaining a little breathing room
• Homes are still selling — just with more normal timelines

In other words, the market isn’t crashing… it’s normalizing.

And historically, balanced markets are actually healthier for everyone involved.

If you’re curious what your home might be worth in today’s market — or just want to understand what’s happening out there — I’m always happy to talk it through.

And yes, I’ll give you the honest version, not the internet headline version.

— Sam