Insights from an Oakland County Realtor
As we wrap up November 2025, the Oakland County real estate market continues to show its resilience, even as seasonal slowdowns begin to take hold. Whether you’re thinking about buying, selling, or investing, understanding the latest numbers can give you a powerful edge. Here’s my expert breakdown of what shifted, what stayed steady, and where the opportunities lie in today’s market.
Inventory & Market Pace: Absorption Rate Slightly Declines
The absorption rate dipped by 2.06% year-over-year, moving from 2.43 in Nov. 2024 to 2.38 in Nov. 2025. This means homes are still selling at a relatively steady clip, but the market has cooled just enough to give buyers a bit more breathing room.
Year-to-date, however, absorption is up 8.57%, signaling that 2025 overall has been a stronger and more active market than 2024.
Active Listings: Sellers Becoming More Realistic
Active listing prices saw a modest decline:
- Average list price: Down 4.81%, from $652,190 to $620,829
- Median list price: Down 1.73%, from $405,000 to $398,000
What this means: Clearly there were some high price luxury home sales this past month. This softening doesn’t indicate a price crash—instead, it suggests sellers are pricing more realistically compared to the slightly overheated conditions of late 2024 and early 2025.
Sold Prices: Strong Growth & Buyer Demand
Despite list prices adjusting downward, sold prices tell a very different story—one that highlights strong buyer demand.
- Average sale price jumped 17.71%, from $422,379 to $497,173
- Median sale price increased 1.15%, from $347,000 to $351,000
Year-to-date numbers reinforce this trend, with average and median sold prices up 4.91% and 4.29% respectively.
What this means: Well-priced homes—especially updated or move-in-ready properties—are commanding premium prices across Oakland County.
Days on Market: Homes Taking Slightly Longer to Sell
Days on market (DOM) increased slightly:
- Average CDOM: Up 10%, from 30 to 33 days
- Median CDOM: Up 11.11%, from 18 to 20 days
This is a normal seasonal shift as the market heads into the holidays, and it’s still considered a healthy selling environment. Homes are taking only 2–3 days longer on average compared to last year—far from a slowdown that should worry sellers.
What This Means for Sellers
If you’re thinking about listing your home, the data is on your side:
- Buyers are still paying top dollar, as shown by the nearly 18% increase in average sold price.
- Competition remains strong, especially for well-priced and turnkey homes.
- Even with slightly longer market times, homes are still selling within a very reasonable timeframe.
This is a great window to prepare your home for the early-2026 buyer surge.
What This Means for Buyers
There is opportunity if you’re patient and strategic:
- Active listing prices have eased, giving buyers more negotiation power.
- Slightly longer DOM means less pressure and fewer bidding wars.
- But don’t wait too long—sold prices rising this sharply tells us demand remains high.
Getting pre-approved and working with a top local agent (hi, that’s me!) can help you move quickly when the right home hits the market.
My Final Thoughts: Oakland County’s Market Remains Strong and Balanced
November 2025 reflects a healthy, evolving real estate landscape. Prices remain strong, demand is high, and seasonality has softened the pace just enough to keep both buyers and sellers engaged.
If you’re planning to buy, sell, or simply want to understand what these numbers mean for your neighborhood or your home’s value, I’d love to be your resource.
Contact me today to get started!
Sockkalingam Swaminathan
Your trusted Realtor
Email: swamitherealtor@gmail.com
Mobile: 248.986.7873
Website: http://Sockkalingam Swaminathan – Livonia – Key Realty
swamitherealtor 
Leave a comment