Every year, we’re bombarded with headlines warning how rising interest rates, inflation, property taxes, or new regulations will wreak havoc on the housing market. Yet, despite the challenges of the past few years, Washtenaw County’s market has held steady. Sales dipped 7% last year, largely the result of inventory shortages. Home values continued their climb—up 5% each of the past two years.

With potential tariffs, layoffs, and other economic shifts on the horizon, sensationalized news will continue to stir skepticism. However, history has shown that strong demand and tight supply consistently carry the market through uncertainty. The road ahead may have bumps, but the fundamentals remain solid.

Looking at the chart above, everything starts with new listings. Since the pandemic, buyer demand has stayed strong enough that fresh listings act as the throttle driving the market. New listings (red columns) will climb through spring, level off in summer, and taper in fall. Under-contract sales (blue columns) closely follow, as eager buyers snap up the best homes as soon as they hit the market. The price per-square-foot line ($/SF) peaks with new listings, reflecting competition for prime properties. The year-end price dip doesn’t indicate falling home values. Instead, it reflects the seasonal shift in inventory, as the most desirable homes typically sell earlier in the year.

Closed sales (green columns) typically follow under contracts by about a month, reflecting the standard 30-day closing timeline. In the first half of the year, UCs usually outpace closed sales, while the reverse tends to happen in the second half.

By understanding these seasonal trends and market fundamentals, both buyers and sellers can make informed decisions—no matter the headlines.