Mike Guido Homes

08/02/2026

Every week you'll see another headline telling you the housing market is "hot," "cooling," or "crashing."

The problem is, none of those headlines tell you what actually matters.

Would YOUR home sell quickly?

Would buyers expect you to NEGOTIATE?

Is now a good time to move, or would waiting make more sense?

Real estate is local, and the answers are different for every neighborhood.

In my latest blog, I break down the 5 numbers I watch every month to understand what's really happening in the Oakland County housing market and what they mean for homeowners.

If you're thinking about buying, selling, or you're just curious about your home's value, this is worth a read.

🔗 Read the full article here:

Wondering if now is the right time to sell? Learn the five housing market numbers that actually matter for Oakland County homeowners, and what they mean for your home's value.

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.