If you own a home in Royal Oak, Michigan, chances are this question has crossed your mind recently:
Do I sell… or do I wait?
Most of the answers online feel surface-level.
“It’s still a great time to sell.”
“Inventory is low.”
“Prices are up.”
But that’s not what sellers are actually wrestling with.
What I’m hearing in private conversations sounds more like this:
● “It’s not like it was.”
● “What if I list and it just sits?”
● “Buyers feel quiet.”
Those thoughts rarely get said out loud. But they are absolutely driving behavior.
And behavior — not headlines — is what’s shaping the Royal Oak market right now.
What the January Royal Oak Residential Data Actually Shows
Let’s look at what happened in January 2026 for residential homes in Royal Oak.
● New listings increased 36% (50 last January vs. 68 this January)
● Inventory increased 41.7% (72 homes to 102 homes available)
● Months supply increased from 1.0 to 1.4 months
That means sellers now have more competition than they did a year ago.
At the same time:
● Pending sales remained flat at 50
Buyers did not disappear.
But they also did not increase.
When supply rises and demand stays steady, leverage shifts.
That shift is what many sellers are feeling.
Prices Are Still Strong
Here’s what didn’t happen.
Prices did not collapse.
● Median sales price increased 8.7% (from $345,000 to $374,900)
● Average sales price increased 10% (from $411,937 to $453,074)
Homes are still selling — and at strong prices.
But the market is behaving differently than it did during peak frenzy years.
That difference matters.
Days on Market and What It Signals
Days on market increased slightly:
● From 43 days to 45 days
That’s not dramatic.
But it reflects a subtle shift toward a more thoughtful, selective market.
Homes still move — but buyers are taking more time to evaluate.
Understanding Percent of List Price Received (Why It Matters)
In January 2025, homes were selling at 99.5% of list price.
In January 2026, that number dropped to 97.3%.
That 2.2% shift speaks volumes.
It tells us:
● Negotiation is back.
● Buyers are more analytical.
● Sellers are making more concessions.
This does not mean you “can’t price higher.”
It means pricing precision matters more.
When the market is averaging 97% of list price, the starting price must reflect actual market value. If a home is intentionally listed 5–7% above true value to “leave room,” that math works against the seller.
The market corrects inflated pricing through:
● Longer days on market
● Price reductions
● Weaker negotiation leverage
In listing consultations, this statistic is critical. It helps sellers understand that today’s Royal Oak
market rewards accurate positioning — not aspirational pricing.
Seller Behavior: The Real Freeze
When sellers think:
“It’s not like it was.”
“What if I list and it just sits?”
“Buyers feel quiet.”
They often:
● Delay listing
● Watch the market month after month
● Overprice to protect themselves
● Postpone preparation
● Freeze entirely
The market isn’t frozen.
Behavior is.
And behavior is driven by uncertainty.
Buyer Behavior: The Other Side of the Equation
Buyers are thinking:
● “What if rates drop?”
● “Why did that house reduce?”
● “Am I overpaying?”
● “Should I wait?”
So buyers hesitate.
They compare more homes.
They watch pricing adjustments.
They move quickly past homes that feel overpriced.
Buyers hesitate.
Sellers freeze.
Both are reacting to thoughts — not always to data.
What Price Reductions Really Mean
A price reduction does not automatically signal something is wrong with a home.
In a recalibrating market, it often means:
● The seller tested the market high
● The market responded
● The home repositioned correctly
Adjustments are strategy.
Not red flags.
The January data tells us:
● Inventory is rising
● Competition increased
● Negotiation has returned
● Prices remain strong
● Demand is steady
This is not chaos.
It’s recalibration.
You may decide to sell now if:
● You’re prepared to compete
● You’re willing to price accurately
● You understand negotiation is normal
● You have a clear next step
You may decide to wait if:
● You need time to prepare
● You don’t know your next move
● You’re not emotionally ready
Waiting is not wrong.
But waiting without understanding the numbers often leads to prolonged hesitation.
Clarity creates confidence.
And confidence drives smart decisions.
Do I Sell or Wait in Royal Oak? — What No One Is Talking About
In the video below, Lisa breaks down why most homeowners in Royal Oak don’t regret the timing of their sale — they regret not understanding what actually drives leverage in this market, and how preparation and positioning shape better outcomes whether you sell now or later.
AUTHOR
Lisa A. Mills
Signature by Lisa | National Realty Centers
Based in Royal Oak, with deep market authority in Hazel Park and the surrounding Woodward
Corridor. Lisa helps homeowners navigate selling decisions with clarity, strategy, and intentional
exposure — especially during major life transitions.
