Ann Arbor's real estate market remains a robust investment, but the dynamic is clearly shifting this fall. As of October 2025 (based on September data), we're seeing strong price appreciation coupled with increasing market time and softer buyer competition. Success now requires strategy and precision.
| Key Metric | Current Status | Year-Over-Year Change | What it Means |
| Median Sale Price | $503,000 | +18.2% | Prices continue to grow significantly, solidifying Ann Arbor's value. |
| Median Days on Market (DOM) | 48 Days | Trending Up | Buyers have more time to consider their options and conduct due diligence. |
| Sale-to-List Price Ratio | 99.8% | Down 0.93 pts | On average, homes are selling just below asking price, indicating less intense bidding. |
| Homes Sold Above List | 39.2% | Down 7.4 pts | Fewer homes are receiving multiple offers and selling for over list price. |
The market is no longer a guaranteed feeding frenzy; it's transitioning into a more balanced, strategic environment.
The big takeaway: the days of aggressively pricing your home and expecting a bidding war are largely behind us. While the median sale price is up, buyers are more selective and less tolerant of flaws.
Priced to Sell: An accurate, competitive listing price is the single most important factor in selling quickly and for top dollar. Overpricing will cause your home to sit, leading to price cuts and the perception of a stale listing.
Presentation Matters More: With buyers becoming more aggressive on inspections and willing to walk, impeccable condition and staging are non-negotiable.
The rise in DOM and the slight dip in the Sale-to-List Ratio means you have more leverage than in years past.
Time to Strategize: You have more breathing room for home tours, deeper market analysis, and a thorough inspection period.
Negotiate Smartly: Be prepared to negotiate price and concessions. You are no longer expected to waive contingencies just to get a foot in the door.
Stay Ready: The best-priced, best-presented homes will still move fast. Have your pre-approval locked in and your team ready to act.
Let's connect and develop a tailored plan that leverages these new conditions to your advantage when you planning to buy or sell strategically in today's market.
Tanuja Menon (Tan), Realtor
Your Trusted Real Estate Advisor—Experience That Makes a Difference.
Coldwell Banker Professionals
📞 734-926-8737
📧 askrealtortan@gmail.com
🌐 tansagency.com