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Macomb County, Michigan

Single-family vs. condo trends, market pressure signals, and 5-year price history. Source: Redfin.

Median Sale Price
$255,000
+21.4% YoY
Active Inventory
1,657
Days on Market
32 days
Price Drops
30.8%

Single-Family vs. Condo

Source: Redfin (property-type breakdown)
Single-Family Median
$272,000
-1.4% YoY
Condo / Co-op Median
$218,000
-2.6% YoY
SFR vs. Condo YoY Gap
+1.1%
SFR outperforming condos
DOM: SFR vs. Condo
27d / 47d
SFR / Condo

Buyer vs. Seller Market Indicators

Latest month — Redfin
Months of Supply
2.1 mo
Seller market

Inventory ÷ monthly sales. Below 3 = strong seller market; 3-6 balanced; above 6 = buyer market.

Sale-to-List Ratio
98.7%
At asking

Median closing price ÷ original list price. Above 100% = homes routinely closing above asking.

% Sold Above List
32%
Mixed

Share of closed sales priced above asking. The single cleanest read on bidder competition.

What does your sqft target cost in Macomb County, Michigan?

$172/sqft median (Redfin)
+$0 adj
+$0 adj
optional
Estimated price
$343,188
Above median (+35% vs median)
Region median
$255,000
all homes
Price-tier reverse lookup — what sqft does each price band buy?
$600,000
≈ 3,497 sqft
$1,200,000
≈ 6,993 sqft
$2,000,000
≈ 11,655 sqft
$5,000,000
≈ 29,139 sqft

Estimate = (median $/sqft × your sqft) + bed/bath/lot adjustments. Bed and bath adjustments use Appraisal Institute / Fannie Mae standard rules of thumb (~$15K/extra bedroom, ~$20K/extra bathroom vs. a 3bd/2ba baseline; half-bath = half adj). Lot premium is a $1.50/sqft heuristic beyond a 6,000 sqft baseline — accuracy varies sharply by urban infill vs. acreage market. Quality, condition, year built, and HOA are not modeled here. For a deeper county-level hedonic AVM, see AVM Lite.

Rent + invest vs. buy + own — backtested

15-yr rolling history · S&P 500
Property type:
Upfront capital committed (both paths): $59K = 20% down + 3% closing on a $255K home
BUY + OWN
Median ending wealth $224K $137K real
Net gain on $59K upfront: $165K
Range: $224K → $224K
Wealth = home value (appreciated at 3%/yr) − remaining mortgage − 6% selling cost. Gain = wealth − upfront. Leveraged appreciation on full $255K asset comes from the 20% down.
RENT + INVEST
Median ending portfolio $384K $259K real
Net gain on $107K contributed: $277K
Range: $169K → $1.07M
Same upfront cash + each year's (own − rent) surplus invested in S&P 500 at actual annual returns. Median renter contributed $107K total.
Median wealth delta: $160K in favor of RENT + INVEST
What if you'd started in a recent year? (most-recent 15yr window: 2011–2025)
WindowBuy wealthBuy gainRent wealthRent gainWealth delta
2011–2025$224K$165K$577K$471K$353K rent
2010–2024$224K$165K$591K$484K$367K rent
2009–2023$224K$165K$579K$472K$355K rent
2008–2022$224K$165K$357K$250K$133K rent
2007–2021$224K$165K$458K$351K$234K rent
2006–2020$224K$165K$395K$289K$172K rent
2005–2019$224K$165K$351K$245K$128K rent
2004–2018$224K$165K$291K$184K$67K rent

Educational tool, not investment or real-estate advice. Past performance does not guarantee future results. Backtests use actual annual total returns including dividends from S&P 500 (Damodaran (NYU Stern) annual total return (with dividends), 1957-present.).

Buyer model: 30-yr fixed mortgage, P&I + property tax + insurance + maintenance (1% of value/yr) + HOA. Selling cost = 6%. Investor model: down payment + annual cashflow surplus invested in the chosen index at that calendar year's actual return.

Tax model: pre-tax comparison. Toggle "after-tax mode" to apply MID, SALT, LTCG, and the Sec 121 capital-gains exclusion.

This calculator does not adjust for: PMI (assumed 20%+ down), differential transaction costs by state, lifestyle factors (commute, schools, kids), illiquidity / forced-sale risk, or insurance availability constraints (e.g., FL/CA wildfire). Consult a fiduciary advisor and tax professional before acting on any of this.

Market Pressure Signals

Derived from Redfin trend
Inventory vs. Long-Term Avg
+0.0%
roughly balanced
DOM vs. 24-Mo Avg
+34.5%
currently 32 days
Long-Term Avg Inventory
1,657
Long-Term Avg DOM
24 days

Mortgage & Price Stress

State HPI + national delinquency
National Mortgage Delinquency
1.89%
benchmark — 2026-01-01 county-grain delinquency requires paid data

State-grain HPI YoY + drawdown from peak is the cleanest free price-stress proxy. The national delinquency rate gives the macro mortgage-stress backdrop. True county-level mortgage delinquency lives in paid datasets (MBA NDS, CoreLogic LP).

Value Ratios

Median home price ÷ county median income
Value / Income
3.3×
fair value
Median Household Income
$76,399
Census ACS B19013

Historically affordable markets sit at 3–4× income; over 5× is stretched, over 6× is severely overvalued. Lower ratios point to bargain opportunities.

Housing Stock & Owners

Census ACS 5-year (B19013, B01003, B25002, B25003, B25034, B25007)
Population
877,624
total residents
Total Housing Units
371,723
all units, occupied + vacant
Vacancy Rate
4.1%
tight
Homeownership Rate
75.0%
of occupied units owner-occupied
Boomer Owners (65+)
23.1%
of homeowner households
Millennial / Gen-X Owners (35-54)
9.2%
of homeowner households
Pre-1949 Housing Stock
8.4%
structures built before 1949

When boomer-owner share is high, expect more inventory hitting the market over the next decade as homes transition. High vacancy + high old-stock often signals deferred-maintenance markets where buyers can negotiate.

Net Migration (IRS Tax Returns)

IRS Statistics of Income — Migration Data
Net Migration
+568
losing people (2022–2023)
Inbound Returns
15,011
25,789 people moved in
Outbound Returns
15,276
25,221 people moved out
Net Returns
-265
household-filer basis

Top 5 Origins (where movers came from)

  1. Wayne, Michigan — 5,442 returns
  2. Oakland, Michigan — 5,180 returns
  3. St. Clair, Michigan — 1,038 returns
  4. Lapeer, Michigan — 285 returns
  5. Genesee, Michigan — 250 returns

Top 5 Destinations (where movers went)

  1. Oakland, Michigan — 5,056 returns
  2. Wayne, Michigan — 4,183 returns
  3. St. Clair, Michigan — 1,331 returns
  4. Lapeer, Michigan — 413 returns
  5. Genesee, Michigan — 349 returns

IRS Statistics of Income tracks county-to-county migration via tax-return change-of-address. Net migration uses the exemption count (a proxy for people, including dependents). True net flow can lag by 1–2 years vs. real-time movements.

Who's Moving In (Census ACS)

Source: Census ACS B07001 (5-year)
Inbound Movers (1 yr)
35,161
4.05% of pop. — moved here from outside the county
From Other States
7,259
0.84% of pop. — interstate inbound
From Abroad
2,743
moved into the county from outside the U.S.
Same House 1 Year Ago
91%
stable residents

Census ACS asks where people lived 1 year ago, so this counts inbound movers but does not show outbound — true net migration would require IRS SOI parsing.

Trends

Up to 5 years of monthly data

Median Sale Price

Trailing 12 months

Active Inventory

Trailing 12 months

Days on Market

Trailing 12 months

Looking for state-level data? See Michigan statewide stats →

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