The Patrick Group
Insights
Market updates, buying and selling guidance, and local real estate perspective from Sarah and Brad Patrick.
Rates Just Hit a 2026 High. The Pressure Landed on Sellers, Not Buyers.
Rates just hit a 2026 high, and the national read says buyers will freeze. In Oakland County the numbers say otherwise. The pressure is shifting to sellers, and pricing discipline now matters more than it has all year.
The Headlines Say Buyer's Market. Oakland County Homes Still Sell in 15 Days.
National prices hit a record high and the press is declaring a buyer's market. In Oakland County, homes still sell in about 15 days. Here is why the national story does not map onto Southeast Michigan.
July 13, 2026
The Highest Offer Might Be Your Biggest Risk: How to Avoid a Home Contract Collapse
Nearly 1 in 7 home-sale agreements collapsed in January, a record high. In a market this shaky, the best offer is not the highest one. It is the one most likely to close. Here is how to vet the buyer and the agents before you accept.
July 8, 2026
Everyone Is Watching Mortgage Rates. Oakland County's Real Signal Is on a Factory Floor.
The number that actually predicts where Oakland County home values are headed did not show up in a rate table this month. It showed up in an industrial real estate report, and almost no one buying a house read it.
July 6, 2026
June 2026 Market Update: Prices Are Still Climbing, but Homes Are Sitting Longer
Median prices rose across all six Southeast Michigan counties in June. So did days on market almost everywhere. Here is what that combination means if you are buying or selling this summer.
July 1, 2026
National Inventory Stalled This Month. Oakland County's Didn't.
The national headline this week is that inventory growth has flatlined. That is not the story playing out across metro Detroit, where listings are running well ahead of last year. The gap matters more than the average.
June 29, 2026
The Rate Cut You're Waiting For Just Got Pushed to 2027
Fannie Mae just revised its forecast upward. The 30-year rate is now expected to hold near 6.4% into 2027. For Oakland County buyers sitting on the sidelines, the cost of waiting just changed shape.
June 15, 2026
Foreclosures Are Up 26%. Here's Why That Headline Doesn't Mean What You Think.
National foreclosure filings just hit a six-year high and the headlines smell like 2008. Meanwhile, Michigan's own foreclosure numbers have been falling for three straight years. Both things are true. Here's how.
June 10, 2026
The Quietest Buyer's Window Metro Detroit Has Had in Five Years
Inventory is up. Days on market are up. Prices in Oakland County are actually down year-over-year. Owning is now cheaper than renting in most of our service area, and almost no one is talking about it.
June 9, 2026
Michigan's SB 971 Could Cap Out-of-State Investors at 10 Homes. What It Means for You
A new Michigan bill would prohibit out-of-state investment groups from owning more than 10 single-family homes in the state. Here's what it actually says, how it connects to the federal push, and what it means if you're buying or selling in Southeast Michigan.
May 22, 2026
Grants, Rates, and Real Math: How Michigan Buyers Are Actually Affording Homes in 2026
Mortgage rates are in the mid-6s. Insurance is up 20%. And Michigan has thousands in grant money most buyers don't know about. Here's how to stack every advantage and actually close on a house this year.
May 22, 2026
Sorting by Preparation: Why the Corridor's DOM Is Diverging
Countywide days-on-market in Oakland have stretched to 32. A specific bracket of the market is still clearing in the high-20s. The spread between those two numbers is the entire story of late spring 2026.
May 18, 2026
May 2026 Market Pulse: Midwest Markets Are Getting National Attention
Southeast Michigan just landed on multiple national hottest-markets lists. Here's what that means locally, and whether the hype matches reality on the ground.
May 11, 2026
How Much Does It Cost to Sell a House in Michigan?
Transfer taxes, title fees, commissions, and concessions, here's what Southeast Michigan sellers actually pay at closing, with a worked example on a $400K sale.
May 5, 2026
How to Win a Bidding War in Metro Detroit
Escalation clauses and waiving inspections aren't the whole story. Here's how Brad actually advises buyers to compete, and win, in Southeast Michigan.
May 1, 2026
Spring 2026 Southeast Michigan Real Estate Market Update
Prices are up across all five counties, but homes are sitting longer than they did a year ago. Here's what that means if you're thinking about buying or selling this spring.
April 27, 2026
What to Know When Selling a Parent's Home in Michigan
Whether your parent is downsizing, moving to memory care, or has passed away: selling their home involves legal authority, tax questions, and emotional weight that a standard sale doesn't.
April 22, 2026
Best Time of Year to Sell a House in Southeast Michigan
Spring gets the most attention, but the real answer is more nuanced, and timing matters less than most sellers think.
April 18, 2026
Moving to Southeast Michigan from Chicago: What to Expect
Chicago buyers are consistently surprised by what their budget buys here, and by a few things they didn't expect. Here's an honest guide.
April 12, 2026
Selling a House During a Divorce in Michigan
Timing, authority, equity splits, and keeping the process from derailing, what Michigan sellers navigating a divorce actually need to know.
April 5, 2026
New Construction vs. Resale in Southeast Michigan: What Buyers Need to Know
The base price looks attractive until you see what the builder charges for everything else. Here's how to think through the decision honestly.
March 28, 2026
Rochester Hills vs. Troy: Choosing the Right Oakland County Suburb
Two of Oakland County's top markets: different character, different commute patterns, different price floors. Here's how to decide.
March 22, 2026
Why Birmingham Keeps Appreciating
A walkable downtown isn't just a lifestyle feature - it's a durable value driver that has held through every market cycle we've seen.
March 15, 2026
Is a Cash Offer Right for Your Situation? What Michigan Sellers Should Know
Cash offers are faster and simpler, but you'll typically net less. Here's when the trade-off makes sense, and when it doesn't.
March 14, 2026
BRRRR Strategy in Oakland and Macomb Counties: What Investors Need to Know
Buy distressed, rehab, rent, refinance, repeat. Here's how the strategy actually works in Southeast Michigan, and where it breaks down.
March 5, 2026
Downsizing in Southeast Michigan: How to Handle the Transition
The logistics of downsizing are more complex than most people expect: selling, buying, timing, and letting go of a home you've lived in for decades.
February 28, 2026
What a Home Inspection Actually Covers in Michigan
Most buyers think a home inspection is a pass/fail test. It isn't, and misunderstanding what inspectors find (and don't find) leads to expensive surprises.
February 18, 2026
A Buyer's Map to Grosse Pointe
Five distinct communities, each with a different feel and price point. Here's how to navigate them before you tour a single home.
February 10, 2026
Stay informed
Get The Weekly Edit
Southeast Michigan market updates, new listings, and real estate insights, delivered to your inbox every week.
Subscribe Free →