Designed Living Real Estate

09/22/2026

The Metro Detroit housing market hasn't crashed—but the rules have changed.

Oakland, Wayne and Macomb County home prices are still higher than they were a year ago.

At the same time:

• Price reductions are becoming more common
• Buyers have more alternatives
• Mortgage rates are around 7%
• Sellers have less room for pricing mistakes

That creates an interesting psychological market.

Some sellers are still thinking about what homes were doing in a more aggressive market.

Some buyers are assuming today's conditions mean every seller should negotiate.

Neither assumption is particularly useful.

In this week's Market Insight, I break down what the current data actually mean for $500K+ Metro Detroit buyers and sellers—and why the strongest strategy this fall is understanding the specific property rather than trying to predict the entire market. Check out the market insight in the comments below 👇🏾👇🏾

09/21/2026

What happens when a home doesn’t appraise for the purchase price? 🏡

An appraisal can become a major turning point in a real estate transaction — but a low appraisal doesn’t automatically mean a buyer overpaid or a seller priced the home incorrectly.

In our newest guide, we break down:

• Appraised value vs. market value
• Why homes sometimes appraise below the purchase price
• How appraisal gaps work
• What buyers and sellers can do after a low appraisal
• Whether an appraisal can be challenged
• What sellers should consider when comparing offers
• Why unique, luxury and waterfront properties can present additional valuation challenges

We also share a real Farmington Hills transaction where an appraisal issue arose while we represented an out-of-state buyer — and how we were able to work through the challenge and get to closing.

If you're buying or selling in Michigan, understanding the appraisal process before it becomes an issue can help you make better decisions when the stakes are higher.

Read the full guide:

Learn how Michigan home appraisals work, why appraisal gaps happen, what buyers and sellers can do after a low appraisal, and how appraised value differs from market value.

09/20/2026

“Never buy the most expensive house in the neighborhood.”

You've probably heard that real estate advice.

I wouldn't make a major purchase based on that rule alone.

Sometimes the highest-priced home has a larger lot, significantly more space, exceptional renovations, waterfront or golf frontage, or another characteristic that's difficult to replicate.

Other times, a seller has simply invested far more into a property than the surrounding market is likely to return.

So the question isn't whether the house is the most expensive.

It's why it's more expensive—and whether future buyers are likely to recognize the same value.

This week's Buyer & Seller Strategy breaks down appraisal considerations, over-improvement, resale risk and when buying the best house in the neighborhood may actually make sense.

Should you buy the most expensive house in the neighborhood? Learn how Michigan buyers should evaluate location, appraisal, improvements and future resale before deciding.

09/18/2026

🏡 What’s it like living in Fox Run Green in West Bloomfield?

We just published a new Local Living guide and community tour for Fox Run Green, an established 276-home neighborhood in West Bloomfield Township.

The guide takes a closer look at the homes and traditional Colonial architecture found throughout the community, West Bloomfield Schools, nearby parks and recreation, Lily Pad Springs, the West Bloomfield Township Public Library, Orchard Mall, shopping, dining, healthcare and other everyday conveniences.

This is also a community where we’ve had the opportunity to represent homeowners and successfully sell property, so we're able to combine neighborhood information with firsthand real estate experience.

If you live in Fox Run Green, are considering moving there, or simply want to learn more about the neighborhood, you can explore the full community guide and video here

Explore Fox Run Green in West Bloomfield, including homes, West Bloomfield Schools, nearby parks, Lily Pad Springs, shopping, dining and local amenities.

09/15/2026

The Metro Detroit housing market is becoming more selective—but Bloomfield Hills shows why countywide statistics don't tell the whole story at $500K+.

Oakland County prices remain higher year over year, while price reductions have become somewhat more common.

Move into Bloomfield Hills, Bloomfield Township and individual luxury neighborhoods, however, and the results can look completely different.

That's because at higher price points, the property matters as much as the market.

Lot size. School district. Architecture. Condition. Private lake access. Neighborhood scarcity. Current competition.

In this week's Market Insight, I'm breaking down what the fall 2026 market means specifically for Bloomfield Hills buyers and sellers—and why I've seen firsthand how strategic positioning can materially change a seller's outcome.

Explore the fall 2026 Bloomfield Hills and Bloomfield Township real estate market, including luxury pricing, buyer leverage and seller strategy for $500K+ homes.

09/13/2026

Would you pay more for a house because it has an amazing finished basement?

You might—and sometimes you should.

But a 1,200-square-foot finished basement isn't necessarily the same as adding 1,200 square feet of above-grade living area.

Before paying a premium, buyers should consider the quality of the finish, moisture history, permits, egress, configuration, inspection findings and what comparable buyers have actually paid for similar lower-level space.

This week's Buyer & Seller Strategy breaks down what a finished basement really adds to a home—and what buyers shouldn't overlook just because the space looks great.

Is a finished basement worth it? Learn what Michigan home buyers should evaluate before paying more for basement living space, including permits, moisture, egress, condition and value.

09/10/2026

Historic homes aren't just older homes—and selling one can require a very different strategy.

From original architectural details and renovation history to pricing, inspections, marketing, and negotiations, the characteristics that make a historic home special can also make it more challenging to position correctly.

In this month's Best Fit Brief, we share what historic home sellers should consider when choosing a realtor.

We also included examples from my own transactions in Sherwood Forest, Detroit Golf Club, Woodbridge, and University District to show how different strategies can come into play with historic and architecturally distinctive homes.

If you're considering selling a historic home in Metro Detroit, this is a good place to start.

🔗 Read the full Best Fit Brief:

Historic homes can require specialized pricing, marketing and transaction strategy. Learn what Metro Detroit historic home sellers should consider when choosing a realtor.

09/08/2026

Metro Detroit buyers have more leverage—but that doesn't mean every seller is negotiable.

Inventory is higher year over year in Oakland, Wayne and Macomb counties. Some homes are taking longer to sell.

At the same time, Oakland County remains a seller's market and mortgage rates are still near 7%.

That creates a market where the best opportunities come from knowing which property gives you leverage and which one doesn't.

In this week's Market Insight, I break down what $500K+ buyers should look for before deciding whether to negotiate aggressively—or move decisively.

Metro Detroit buyers have more inventory in fall 2026, but not every $500K+ home is negotiable. See where buyers have leverage in Oakland, Wayne and Macomb counties.

09/06/2026

Your roof is getting older and you're planning to sell. Should you replace it first?

Maybe—but don't automatically spend the money.

An older roof can affect buyer perception and negotiations, while a roof with significant problems can create bigger transaction concerns. At the same time, spending $15,000–$20,000+ before selling doesn't mean your home suddenly becomes worth that much more.

The decision should come down to the roof's actual condition, your competition, buyer expectations, pricing and—most importantly—what each option does to your expected net proceeds.

This week's Buyer & Seller Strategy breaks down when replacing a roof before selling may make sense and when it may not.