Oakland County Housing Market Update — Spring 2026

County-Wide Overview

Oakland County's real estate market continues its steady upward trajectory heading into spring 2026. The average home value across the county is $359,928, representing a 3.0% year-over-year increase. The pace of sales remains brisk, with homes going pending in approximately 12 days on average — a clear sign that demand outpaces supply in most communities.

With roughly 15,986 licensed agents operating in Oakland County, competition among agents is fierce. For buyers and sellers, this means working with an agent who truly understands the local market — neighborhood by neighborhood — is critical. As part of the Justin Ford Real Estate Team at eXp Realty, I track these numbers daily to give my clients an edge.

City-by-City Breakdown

Rochester Hills — $453,517 (↑ 3.2%)

Rochester Hills leads the pack in appreciation. The median sale price hit $447K in February, up an impressive 16.6% year-over-year. Homes go pending in 16-20 days, and 23.7% sell above list price. Current inventory: 111 homes with 39 new listings. The sale-to-list ratio is 0.979.

Troy — $440,080 (↑ 2.8%)

Troy remains a powerhouse with its excellent school district and diverse community. The median sale price is $405K, with homes taking 19-33 days to go pending depending on the data source. Notably, 36.1% of homes sell over list price — the highest percentage among major Oakland County cities — and the sale-to-list ratio is a perfect 1.000. Current inventory: 166 homes, 43 new listings.

Novi — $458,257 (↑ 3.5%)

Novi posts the strongest appreciation rate and highest average value in this group. Homes take about 27 days to go pending, with 24.5% selling over list. The sale-to-list ratio of 0.985 and inventory of 74 homes suggests a tight market. Popular neighborhoods like Willow Woods ($496K) and Woodbury Park ($483K) command premium prices.

Royal Oak — $323,624 (↑ 2.3%)

Royal Oak offers the most accessible entry point among these four cities. The median sale price is $340K, with 34 days to pending and 24.3% selling over list. With 230 homes on the market and 59 new listings, inventory is relatively healthier here. The trade-off? Royal Oak has the highest average rent at $2,011/month.

What This Means for Buyers

The spring 2026 market favors sellers, but it's not as extreme as the pandemic-era frenzy. Buyers who get pre-approved, move quickly on well-priced listings, and work with an agent who understands these micro-markets can still find excellent opportunities. Down payment assistance programs like MSHDA's MI Home Loan can help first-time buyers bridge the affordability gap.

What This Means for Sellers

If you've been considering selling, the data supports acting this spring. Low inventory, strong appreciation, and fast pending times mean you're likely to attract competitive offers — especially if your home is priced correctly from day one. Overpricing in a market where buyers have some alternatives will cost you time and money.