What the Real Estate Market Really Looked Like in January 2026

Northern Oakland County and Southern Lapeer County

If you are considering buying or selling in Oxford, Lake Orion, Metamora, and surrounding Northern Oakland County and Southern Lapeer County, here is what actually happened in January 2026.

This is not based on headlines. It is based on being in the field.

In January, I showed homes across multiple cities and price points ranging from 200,000 to 1,299,000. I wrote eight offers. Only three were accepted. Five were rejected due to competitive bidding situations.

That tells us something important. The market is not slow. It is selective and competitive.


Entry Level and Mid Range Homes 200,000 to 350,000

This price point is highly competitive right now.

Well maintained homes with updated higher ticket items such as roofs, furnaces, windows, and mechanicals are moving quickly. If the home also has neutral, modern paint colors and has been properly prepared for market, it is often receiving multiple offers within days.

Buyers in this range are price sensitive and payment sensitive. Slight rate dips helped activity in January. If interest rates move into the fives across the board, this segment will likely accelerate significantly.

For sellers in this range, preparation and pricing strategy are everything. Buyers are decisive when they perceive value.


Lakefront Real Estate Is Reawakening

Several lakefront homes that were listed right before the holiday season and did not sell went under contract the first week of January.

This is an early indicator that lakefront demand is strengthening. I am seeing more buyers prioritize lifestyle. Water, views, and year round enjoyment are becoming more important than ever.

I anticipate a competitive lakefront market this year in Lake Orion, Oxford, and surrounding areas as more families shift toward living on the water full time.

For lakefront sellers, pricing correctly at launch will matter. Buyers are watching closely and are prepared to move when they see the right opportunity.


Luxury and Acreage 700,000 to 1,299,000

In the upper price points, buyers are active but strategic.

Luxury buyers are not rushing. They are watching inventory, comparing condition, and evaluating long term value. Homes that are turnkey and thoughtfully updated are separating themselves from homes that feel dated or deferred.

For acreage properties and equestrian estates in Metamora and surrounding Southern Lapeer County, serious buyers are still present. Presentation, photography, and marketing exposure are critical in this segment.


Short Term Rental Insight From Boyne Falls

Boyne Falls provided a different perspective.

The short term rental market there was heavily influenced by out of state investors with significant capital. Many were not focused on immediate cash flow or profitability. They were focused on long term positioning and asset acquisition.

That is not directly reflective of our local owner occupied market, but it does highlight a broader theme. Capital is still active in Michigan real estate.


The Interest Rate Psychology

Rates dipped slightly in January, though not as much as many buyers hoped.

There is a significant psychological component at play. Giving up a 3 percent mortgage for a 5 percent mortgage feels more manageable than giving up a 3 percent mortgage for a 6 or 7 percent mortgage.

If rates move solidly into the fives this year, I anticipate:

• Increased buyer activity
• More multiple offer situations
• More sellers feeling comfortable listing

That shift could create the inventory movement many homeowners are waiting for.


What This Means for Buyers

If you are buying in Oxford, Lake Orion, or Metamora:

• Be prepared for competition in the 200,000 to 350,000 range
• Expect lakefront homes to move quickly
• Understand that strong offers are still necessary in well priced properties
• Have a clear strategy before writing

Five of eight offers I wrote in January were rejected due to bidding wars. Strategy matters more than ever.


What This Means for Sellers

If your home is well maintained and priced appropriately, buyers are ready.

The market is rewarding homes that show pride of ownership and thoughtful updates. It is not rewarding homes that are overpriced or poorly prepared.

If rates dip further, demand will likely increase quickly. Positioning ahead of that shift could be advantageous.


Thinking About Buying or Selling in 2026

If you are considering buying or selling in Oxford, Lake Orion, Metamora, Northern Oakland County, or Southern Lapeer County, let’s talk through your goals and build a strategy specific to your property and price point.

Book a private strategy call or reach out directly to discuss what your home could realistically sell for in today’s market, or how to structure a winning offer in a competitive environment.