What Is My Oakland County, MI Home Worth Compared to Last Year? 9 Things That Decide It

No blog post can price a specific house. A post can name what moves the number and show what the Oakland County, Michigan market actually did.

A county figure is the bluntest instrument in this conversation. Oakland County spans 907 square miles and 63 cities, villages and townships, and those markets do not move together. Here are nine things that decide a home's worth compared to last year, with the August 2026 figures behind each.

The nine things that decide it, in order:

1. The county median, the steadiest figure available
2. Municipality, where county numbers stop being useful
3. List price and sale price are different sets of homes
4. Sale to list ratio and the share clearing asking
5. Days on market, two providers, two definitions
6. Active listings, and what they are not
7. Price drops, and the direction they are moving
8. The house itself, which no county figure can see
9. The part no data set holds

1. What did the Oakland County market actually do compared to last year?

Redfin put the median Oakland County, Michigan sale price at $392,187 in August 2026, up 1.9 percent from a year earlier, across 1,592 closed sales. That sample size matters. A month built on 1,592 homes moves slowly, so the 1.9 percent figure is a steadier starting point for a typical owner than any dramatic city percentage.

A well informed read treats 1.9 percent as the market's background drift for August 2026, not a promise for one address.

The temptation is to take a bigger percentage from a smaller place and apply it elsewhere. Thin samples move on which houses happened to close that month.

2. Which city or township is the home in, and does that change the answer?

Oakland County holds 63 cities, villages and townships, and their markets diverge sharply. Redfin put the median Rochester sale price at $599,603 in August 2026 against the county's $392,187 in the same month, a gap of $207,416. A township or city answer needs that municipality's own recent closed sales, not the county figure.

A reader asking about one township, whether Bloomfield Township, Oakland Township or anywhere else, asks a narrower question than a county median can answer. Rochester realtors work from that municipality's own closed sales.

Applying the county's 1.9 percent August 2026 change to a specific city or township is the common error, and it can be wrong in either direction. This page carries no figures for most Oakland County municipalities, and a number that is not here should not be guessed.

3. Why is the median list price higher than the median sale price?

Realtor.com data published by the St. Louis Fed put the median Oakland County list price at $419,700 in August 2026. Redfin put the median sale price at $392,187 the same month, $27,513 lower. These are two different groups of homes, active listings against closed sales, so the gap is not a discount to expect on any house.

Active listings are the homes still for sale on a given day, and homes that sell fast leave that pool quickly while homes priced high stay in it. Closed sales are the homes that cleared.

The naive read says Oakland County sellers cut $27,513 off their asking prices in August 2026. It is wrong. No single home sits in both figures at once.

4. Are homes closing above or below asking, and which way is that moving?

Redfin put the Oakland County sale-to-list ratio at 99.4 percent in August 2026, down 0.26 points from a year earlier. The typical county home closed under its asking price, not over it. Homes selling above list were 34.9 percent that month, down 4.5 points year on year, so the share clearing asking is shrinking.

The typical home came in slightly under asking in August 2026, and fewer homes beat asking than a year before.

A 99.4 percent ratio for August 2026 reads like a near miss, and it is easy to round up to asking. It is not asking.

5. How long does a home take to sell, and whose number is being quoted?

Redfin put Oakland County median days on market at 22 in August 2026. Realtor.com data published by the St. Louis Fed put it at 37 for the same county and the same month. Both are correct. Redfin counts sold homes up to the accepted offer. Realtor.com counts every listing from list date to closing, pending or off market, including ones still sitting.

Redfin's 22 days answers how fast a home that sold found its buyer. Realtor.com's 37 days answers how long listings in general are taking, including the slow ones. Both are August 2026.

Quoting one provider's number at the other is comparing nothing. A seller who sees both August 2026 figures, 22 days and 37 days, has not found a contradiction.

6. How much competition will the home have?

Realtor.com data published by the St. Louis Fed put active Oakland County listings at 3,425 in August 2026, up from 3,159 in July 2026. More homes arrived for buyers to choose among. That count is a supply signal on its own, and it should not be divided into a sales figure from a different provider, because the two providers count differently.

Rising inventory means choice moving toward buyers, month over month. This page does not calculate months of supply, on purpose: that ratio would mix Realtor.com inventory with Redfin sales, and those two count differently.

Redfin's compete score for the City of Rochester was 81 of 100 in August 2026, labeled Very Competitive on a trailing three month basis. The county's August 2026 figures point elsewhere: 1,592 homes sold, down 1.5 percent year on year, and a smaller share closing above asking.

7. How big is the risk of listing too high right now?

Redfin recorded 23.5 percent of Oakland County listings taking a price drop in August 2026, up 2.7 points from a year earlier. Close to one listing in four cut its price. The direction matters more than the level here: more sellers started high and corrected later, in the same month that fewer homes closed above asking.

A price drop share measures how often the first asking price missed. With the 99.4 percent sale-to-list ratio for August 2026, asking prices are being tested harder.

A price cut is rarely free. A listing that sits, then drops, carries extra weeks of taxes, insurance and utilities, and lands lower anyway.

8. What about condition, updates and what the neighbors actually sold for?

A county median describes a whole county. It cannot see the roof, the furnace, the kitchen or the lot. Two homes on the same street with the same square footage can sell far apart on condition alone. The most useful comparison is the last similar home that actually closed nearby, what it had, and what a buyer paid for it.

A valuation conversation starts with recent closed sales on comparable homes near the address, then adjusts for the finished basement, newer roof or dated kitchen. The best real estate agents in Rochester work from those closings.

Improvements and value are not the same thing. Money spent on a room the next buyer will redo does not reliably return at closing, and the county's 1.9 percent change for August 2026 says nothing about it.

9. What can only be priced by someone standing in the house?

No article can price a specific house, and no online estimate can either. Both work from records and averages. Someone standing in the home can see the traffic noise, the finished basement, the dated bathroom and the view from the back window, then weigh those against what similar Oakland County homes closed for in recent months.

A useful answer combines the county trend, the municipality's own recent closings, and a walk through the house for what data cannot record. The Delia Group works with sellers across Oakland County.

An estimate produced without anyone seeing the property is a starting point, not a valuation, and not an appraisal, which is a licensed opinion of value.

Oakland County, MI at a Glance, With the Month on Every Figure

Signal	Figure	Month	Source
Median sale price, Oakland County	$392,187, up 1.9 percent year on year	August 2026	Redfin
Median list price, Oakland County	$419,700	August 2026	Realtor.com via St. Louis Fed
Median sale price, City of Rochester	$599,603, up 13.7 percent year on year	August 2026	Redfin
Homes sold, Oakland County	1,592, down 1.5 percent year on year	August 2026	Redfin
Sale to list ratio, Oakland County	99.4 percent, down 0.26 points year on year	August 2026	Redfin
Sold above list, Oakland County	34.9 percent, down 4.5 points year on year	August 2026	Redfin
Had a price drop, Oakland County	23.5 percent, up 2.7 points year on year	August 2026	Redfin
Median days on market, Oakland County	22, counted to the accepted offer on sold homes	August 2026	Redfin
Median days on market, Oakland County	37, counted on all listings to closing or off market	August 2026	Realtor.com via St. Louis Fed
Active listings, Oakland County	3,425, from 3,159 the month before	August 2026, July 2026 comparison	Realtor.com via St. Louis Fed

Ten Oakland County, Michigan signals as of August 2026, with the City of Rochester median for contrast. The two days on market rows are the same county and month from providers with different definitions, so they are not a range.

Frequently Asked Questions

How much is my home worth in Oakland County, Michigan?

No page can price a specific home. Redfin put the median Oakland County sale price at $392,187 in August 2026, up 1.9 percent year on year, across 1,592 closed sales.

Did Oakland County home values go up compared to last year?

Yes, modestly. Redfin put the county median sale price at $392,187 in August 2026, up 1.9 percent year on year. In the same month, 34.9 percent sold above list, down 4.5 points, and 23.5 percent took a price drop, up 2.7 points.

What is my Bloomfield Township home worth compared to last year?

This page carries no Bloomfield Township figures, so it cannot answer that. Oakland County contains 63 cities, villages and townships whose markets diverge: Redfin put the City of Rochester median at $599,603 in August 2026 against the county's $392,187, a gap of $207,416. A township answer needs that township's own closed sales.

Why is the Oakland County median list price higher than the median sale price?

They describe two different sets of homes. The median list price was $419,700 in August 2026, per Realtor.com data published by the St. Louis Fed, against Redfin's median sale price of $392,187 the same month. List price covers homes still on the market, sale price covers homes that closed, so the $27,513 gap is not a discount on any house.

Why do Redfin and Realtor.com report different days on market for Oakland County?

They count different things. Redfin reported 22 median days for August 2026, counting sold homes to the accepted offer. Realtor.com data published by the St. Louis Fed reported 37 for the same county and month, counting all listings to closing, pending or off market. Neither is wrong.

Is an online home value estimate the same as an appraisal?

No. An online estimate comes from public records and market averages, with no one seeing the property. An appraisal is a licensed opinion of value based on an inspection and comparable sales.

Ask for the numbers from the right municipality

The Delia Group is a real estate team based in Rochester, Michigan, working with sellers across Rochester, Rochester Hills, Oakland Township and the wider Oakland County market. An owner comparing a top real estate agent in Rochester should ask for recent closed sales from their own city or township and their own street, with the month on every figure, rather than a county median. Start at thedeliagroup.com.

*The market figures on this page are a snapshot of Oakland County, Michigan for August 2026, with a July 2026 comparison where noted, county figures describe a county and not any city, township or individual home within it, nothing here is a valuation or an appraisal of any property, and this page was published by The Delia Group.*