Livingston County, Michigan Housing Market Update for August 2026

If you have been waiting for a clear sign from the Livingston County housing market, August delivered one: sellers still held the advantage, but buyers were paying close attention to value.

Single-family homes recorded 2.11 months of inventory, a $451,740 median sold price, a 99.49% sold-to-list ratio, and 15 median days in RPR. RPR also reports that the months supply was down 14.2% from July and 16.3% from one year earlier.

Those numbers describe a seller's market. They do not, however, guarantee the same result for every home. The strongest outcomes still depend on the property's location, condition, presentation, price range, and competition.

Is Livingston County a seller's market in August 2026?

Yes. At 2.11 months of inventory, Livingston County remained well below the supply level generally associated with a balanced market. In simple terms, if no additional homes came onto the market and sales continued at the recent pace, the current inventory would theoretically last a little more than two months.

For perspective, the latest National Association of REALTORS® report showed 4.6 months of existing-home supply nationally in July 2026. Livingston County's August supply was about 54% lower. Because the periods and data sets differ, this is best treated as a directional comparison. It nevertheless shows why a national headline may not describe what sellers and buyers experience in Brighton, Howell, Hartland, or Pinckney.

What happened to Livingston County home prices?

The August median sold price was $451,740, up 5.8% month over month. The median estimated property value was $434,400, up 0.4% from the previous month and 2% over 12 months.

These measures should not be confused. A median sold price reflects the midpoint of homes that actually closed and can change when the mix of homes sold changes. RPR's estimated property value combines public records and listing information. Neither replaces a detailed analysis of an individual property.

The median active list price was $500,000, while the median list price among new pending listings was $433,500. That $66,500 spread is worth watching. It may reflect differences in home type, size, quality, location, or price tier—not simply overpricing—but it underscores a practical lesson: the homes attracting offers may not look exactly like the homes still available.

Are Livingston County homes selling close to asking price?

Countywide, sold homes achieved 99.49% of final list price. At the median sold price, the 0.51% difference is approximately $2,300. That is a strong ratio, but it still leaves room for negotiation and does not capture concessions, repairs, appraisal issues, or differences between original and final asking prices.

For sellers, the first days on market matter. A launch plan that combines accurate pricing, thoughtful preparation, professional visual marketing, and easy showing access can help create urgency while the listing is fresh.

For buyers, the ratio is a reminder to use comparable sales and contract terms together. Price matters, but so can inspection protections, financing strength, appraisal strategy, possession, and closing timeline.

How quickly are homes selling?

The county median was 15 days in RPR for sold listings. New pending listings showed a 19-day median, and all pending listings showed a 17-day median. An individual property may move much faster or remain available longer depending on its price bracket and presentation.

Mortgage costs also shape buyer behavior. Freddie Mac's weekly national average for a 30-year fixed mortgage was 6.71% on September 3, 2026. A quoted rate varies by borrower and loan, but the broader environment helps explain why buyers are carefully evaluating monthly payment—not just purchase price.

Brighton, Howell, Hartland, Pinckney, Fowlerville and Whitmore Lake

The countywide figure is only the beginning:

• Brighton: 1.89 months of inventory; $505,000 median sold price; 100.2% sold-to-list; 14 median days.
• Howell: 1.54 months of inventory; $420,000 median sold price; 99.8% sold-to-list; 14 median days.
• Hartland: 2.50 months of inventory; $452,500 median sold price; 91.8% sold-to-list; 35 median days.
• Pinckney: 2.77 months of inventory; $435,000 median sold price; 98.9% sold-to-list; 12 median days.
• Fowlerville: 2.27 months of inventory; $350,000 median sold price; 101.4% sold-to-list; 19 median days.
• Whitmore Lake: 1.58 months of inventory; $450,000 median sold price; 98.6% sold-to-list; 14 median days.
• Deerfield: only three sold listings supported the displayed sold statistics, with a $234,900 median sold price, 99.2% sold-to-list ratio, and five median days. Inventory could not be calculated.

These differences are why I do not recommend pricing a home from a county median alone. A waterfront home near Brighton, an acreage property near Howell, and a subdivision home in Fowlerville may appeal to different buyers and compete with different listings.

What should Livingston County sellers do now?

1. Start with a property-specific market analysis. Focus on the most comparable recent sales and active competition.
2. Prepare before going live. Address visible maintenance, simplify rooms, improve lighting, and plan professional photography and video.
3. Price for the first wave of buyers. Testing an aspirational price can cost attention during the listing's most valuable period.
4. Review the entire offer. Price, financing, appraisal, inspection, concessions, timing, and possession all affect the strength of a contract.

What should Livingston County buyers do now?

1. Have financing reviewed before touring serious options.
2. Compare recent sales at the neighborhood and property level.
3. Know your preferred terms and walk-away point before writing.
4. Act promptly on a strong fit, while preserving the protections appropriate to your situation.

A local market deserves a local strategy

Livingston County's high homeownership rate—86.9% according to Census estimates for 2020–2024—speaks to the county's strong ownership character. But even within one county, August's city-level figures show meaningfully different markets.

If you are considering selling, downsizing, relocating, or buying in Livingston County, I can help you translate these numbers into a plan for your home and your goals.

Comment “VALUE” on my Facebook or Instagram post to receive the next step for a personalized Home Evaluation, or visit joyceenglandrealtor.com/whats-my-home-worth/.

Market statistics are snapshots and may be revised. Information is deemed reliable but not guaranteed. Equal Housing Opportunity.

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