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03/13/2026

30 year sitting around 6.4%
15 year sitting around 5.5%
International conflict has pushed us up from our recent 3 year lows.

03/10/2026

Every few months a headline pops up asking the same question: Where are mortgage rates going next?

A recent analysis using economic forecasts and AI modeling attempted to answer that by projecting mortgage rates through 2030. The conclusion wasn’t dramatic. Most projections suggest mortgage rates may drift slightly lower over time but will likely remain somewhere around the mid-5% to mid-6% range for much of the next several years.

That’s higher than the ultra-low mortgage era people remember from 2020 and 2021. But historically speaking, it’s also not unusually high. Understanding that distinction helps buyers and sellers make better decisions instead of reacting to headlines.

READ ON....

https://www.mikeguidohomes.com/blog/Mortgage-Rate-Forecast-Through-2030--What-It-Means-for-Buyers-and-Sellers

03/03/2026

Every year around this time, inventory ticks up.
And every year I start hearing the same thing: “Does this mean buyers finally have the upper hand?”

Maybe. But usually not in the way people think. A couple weeks ago I wrote about sellers still being anchored to 2021 pricing. That’s real. It’s not dramatic. It’s just human nature. If your neighbor sold at the peak, that number sticks in your head.

At the same time, buyers are anchored too. But they’re anchored to monthly payment. With rates hovering around 6%, affordability is the first filter. Especially for move-up buyers in the $400K–$700K range. These aren’t first-time buyers stretching emotionally. These are dual-income households running the math.
They’re thinking:
“If we sell at today’s price and buy at today’s rate, what does that payment look like?”

So when more listings hit the market in March, it doesn’t suddenly create aggressive negotiation behavior. If a home is priced realistically for today’s payment environment, it still moves. If it’s priced like it’s 2021, buyers don’t fight over it.....They wait. That’s not leverage. That’s discipline.

Right now in Oakland County, I’m seeing a more balanced dynamic. Not buyer control. Not seller control. Just buyers who are payment-aware, and sellers who are slowly recalibrating. That’s a different kind of market.

If you want to walk through how that math looks for your price range and neighborhood, I’m happy to buy you a coffee and sit down and think it through with you.

02/26/2026

Most people don’t actually ask, “Should we wait?”
They say, “We’re just going to wait this out.”
That sounds neutral. But it isn’t. Waiting is still a decision.

In Oakland County right now, if you’re in a $325K–$375K home and thinking about moving into the $475K–$550K range, waiting means something specific. You’re betting that the gap between those two price points improves in your favor. Not just that rates change. Not just that more listings hit the market. But that the spread between what you sell and what you buy works better later than it does today.

Sometimes that’s a smart bet. If your job situation feels uncertain or your timeline is short, waiting can absolutely be the disciplined move. But sometimes waiting just feels safer because it delays making a decision.
The better question isn’t, “Should we wait?”
It’s:“What has to happen for waiting to pay off?”
Do prices at the $475K–$550K level soften?
Do entry-level homes in the $300Ks stay stable?
Do rates move enough to meaningfully change the monthly payment?

If you can’t clearly define what you’re waiting for, then you’re not making a strategy decision. You’re making a comfort decision. There’s nothing wrong with comfort. But it helps to know the difference.

If you want to walk through your numbers and your timeline, I’m happy to sit down and think it through with you.

02/25/2026

The Anchoring Problem: Why 2021 pricing is still affecting 2026 sellers

I’m still having pricing conversations anchored to 2021.
Not aggressively. Not emotionally. Just quietly anchored.

A seller in Rochester Hills will say, “The house down the street sold for $X, so that’s where we should be.” And they’re not wrong. It did sell there. But that sale happened in a different rate environment and a different level of buyer urgency.

What I’m seeing now across Oakland County is more balanced behavior.

In the $350K–$450K range, well-prepared homes still move. But when pricing stretches toward peak-era numbers, the first two weeks tend to go quiet. And in this market, a slow start makes everything harder.

In the $500K–$700K range, buyers are even more selective. They aren’t chasing. If something feels priced for a different year, they simply wait and watch.

Most sellers aren’t being unrealistic, they’re remembering. And memory is powerful. It’s hard to ignore what your neighbor got a few years ago.

The more productive pricing conversation today isn’t, “What did someone get at the peak?” - It’s, “If we list this next week, how many buyers are realistically ready to act at this price?”

That shift in framing changes everything.
If you want to look at how this is playing out in your specific neighborhood, I’m happy to walk through it with you.
-Mike

02/24/2026

Here are some insights everyone can use.
Not a JUST SOLD or boring "I'm a Realtor" post. My goal is to provide value from the start of buying, during ownership and when selling and beyond.

If you're interested in receiving insights like this every month click the link below!

I will not spam you. That is a guarantee. I'm just one guy.

https://www.mikeguidohomes.com/homeowner-intelligence

02/20/2026

Mortgage rates dropped to around 6% this week. That’s the lowest we’ve seen in over three years.

That doesn’t mean panic or rush! It just changes the math.

Lower rates improve affordability and can increase buyer activity. BUT inventory and pricing still matter. Sellers are still dealing with the lock-in effect because of their low rates or lack of a mortgage at all. Leverage is not automatic.

This is a bit of a shift, not a frenzy. In my opinion its the beginnings of a re-balancing.

If you’re thinking about buying, selling, or refinancing, it’s worth understanding what this actually means for your numbers.

Article in comments below.

11/13/2025

🧐What a week!

Zillow sued (again) for steering buyers (Ya think?)
50 Year Mortgages proposed then walked back (Thank God)
Portable Mortgages hinted at (yes please?)
Fannie Mae says no more minimum credit score requirement(WTF)
Rates Dropped below 6% (according to Zillow)

If you’ve been wondering what’s *really* happening in our local market, here’s a quick snapshot:

📊 Oakland County Housing Market Update – November 2025🏡

✨ Average Home Value: ~$357,858 — up 2.9% YoY
(Zillow)
✨ Median Sale Price: ~$360,000 — up 2.9% Yo (October 2025) (Redfin)
✨ Median Days on Market: ~28 days —up compared to last year. (Redfin)
✨ Sale-to-List Price Ratio: ~98.7% — showing homes selling close to list price. (Redfin)
✨ Homes Selling Over List Price:~30.1% — down ~5 points YoY. (Redfin)
✨ Listings With Price Drops: ~38.8% — up ~5.3 points YoY. (Redfin)
✨ Inventory / Listing Count:~4,453 total active/pending listings

🏡 What this means:
Oakland County is still experiencing modest appreciation in home values, but the market is shifting: more homes are having price reductions, fewer are selling over list, and buyers have a little more leverage than a year ago. For sellers, proper pricing and staging are more important than ever to stand out. For buyers, there are opportunities — just act smart and stay informed.

If you’re thinking about buying or selling in Oakland County (or specifically near Rochester Hills), or just want to know what this means for your home — I’m here to help. 📲

08/18/2025

You’ve probably heard this before:
“Don’t spend more than 30% of your income on housing.”

But in 2025, the typical U.S. household needs to spend 44.6% of its income to afford a median-priced home.

So what does that mean for you if you're thinking about buying?

It means it’s time to use a smarter formula.
One that fits your actual lifestyle, not just a percentage on paper.

Here’s what I’m seeing in real-time:

Of the 50 largest U.S. metros, only three are affordable for median earners, including Metro Detroit.

Some buyers with minimal debt are stretching beyond 30% and doing just fine.

Others are staying below it and still feeling overwhelmed
And many are just unsure what’s “safe” anymore.

Affordability is personal.
Determining where your number lands is the best place to start.

Curious what a realistic budget looks like for you in this market?

Just comment/message and tell me where you’re at in the process. I can send you some info or connect you with a trusted lender to walk you through everything.

https://www.realtor.com/research/may-2025-affordability-benchmark

08/12/2025

In the words of Rhianna: "Work, work, work, work, work, work"

08/07/2025

29230 Wildbrook Drive – PLEASE SOMEONE GIVE ME AN EXCUSE TO SEE THIS ONE! 🏡✨

Art Deco vibes, and sun-drenched bright living spaces. Every bedroom has its own en-suite bath, and the primary suite is a personal retreat with a spa-style bath and custom closet. The basement? Sauna, steam, radiant floors. It is modern and its retro-chic.

Private road, this 1.37-acre lot is a true escape, yet minutes from all conveniences. SOUTHFIELD LETS GOOOO!

Check it out: https://www.mikeguidohomes.com/d8rdq44x

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Rochester, MI

Website

https://mikeguidohomes.com/

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