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2015 Real Estate Market Update for Ann Arbor Michigan Area

by Tom Stachler,ABR,CDPE - Group One Realty Team

Good Morning.

With the first half of 2015 in the books, we have been pleasantly surprised with the results. After three years of a recovering housing market, we had expected the market to slow to a more historically normal pace, instead it has accelerated into the summer.  There are some signs that the market is returning to a more moderate and sustainable pace with For Sale inventories beginning to rise and the pace of new sales, although strong, rising at a slower rate. The charts below show the movement of the market over the past three years, giving a feel for how the current market has developed.


Home Sales: Home sales in the lower price ranges have fallen as a result of both fewer bank-owned sales and a continued shrinking of available homes for sale. Year-to-date-sales under $150,000 have fallen 5% compared to 2014.  Demand remains strong, but with low inventories, there simply are not enough homes to satisfy buyer interest. In the higher price ranges (over $150,000), fueled by growing For Sale inventories and consumer confidence, the pace of home sales has risen, with sales so far this year growing by 20% over 2014.  




For Sale Inventories: The majority of bank-owned properties has been in the lower priced markets, so it is not surprising to see those inventories shrink as foreclosures decline.  As home values have risen, sellers have been able to get back into the market, releasing listing inventory, with the pace accelerating in the last 90 days. For properties over $150,000, and particularly over $500,000, inventory growth has outpaced the increase in sales, causing many sellers to feel like the market has put on its breaks. That is true to some degree, there are actually more buyers in the market than this time last year, but there are even more listings, so it will feel slower in the upper price ranges, with fewer showings per listing and a slower pace of appreciation.  This is of course all relative, since it is still a strong market across all price ranges and areas; the difference being the slower pace of appreciation in the over $150,000 markets compared to the pace in this segment in 2014.




Home Prices: Home prices continue to rise across all price categories, but at a slower pace, which is healthy, keeping below the unsustainable rates (over 10%) we saw in 2013 and 2014. The chart below follows the percentage value change over the prior year by quarter. Value jumps in excess of 20% in 2013 were again influenced by bank owned sales. Across all price ranges, as inventories began to rise in early 2014, the rate of appreciation began to slow, with the over $150,000 segments now below 5%; and, in fact, the over $500,000 segment has fallen to a negative rate in the last 90 days. We don't think this a permanent trend for the upper-end, just a market correction influenced by the jump in inventories. Values in all price ranges will continue to rise over the next 12 months, just at a slower pace. It is likely that as we move into late summer and fall, listing inventories will tend to be overpriced, particularly in the higher priced markets as inventories rise. We are seeing that now in over $1,000,000+ properties throughout most of the metro area.   




Overall, the number of homes selling at or above their list price remains at about 30%, about the same as last year, as are the number of homes selling in under 30 days (55%). This suggests that even with an increased inventory, a property with the right balance of location, condition and price will sell in weeks vs. months. Interest rates should rise in the second half of this year, which may cause a mini rush of buyers moving to get under the rate increase wire.


Company wide, Real Estate One continues their bragging rights run of three months in a row, in excess of 1/2 billion dollars in homes sold. In any one three month period,  we have exceeded what any other broker has sold in Michigan for all of 2014!  So, don't be shy and call me today to get your property on the market. 







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10781 Springville Hwy, Onsted, Michigan Waterfront Property for Sale

by Tom Stachler,ABR,CDPE - Group One Realty Team

Waterfront Home on Cambridge Lake in the Irish Hills. Updated raised ranch with spectacular back yard, river rock waterfall and Koi pond with professional landscaping and backing to private wooded nature area. Updated windows, roof and new carpet and ready for you to relax in the hot tub or perhaps playing or fishing on the lake.

  • Hillside Water Fall and Koi Pond
  • Backs to peaceful Nature Area
  • Huge Deck with Hot Tub
  • Water Front with Dock and (ask about boat and jet ski)
  • Professionally Landscaped
  • New Carpet and Ceramic Tile
  • Attached Garage 

Close to Michigan International Speedway, Jerry's Pub on Wamplers and also Sand Lake and just 25 minutes from Ann Arbor.

Check out the Video Below.

Irish HIlls Retreat from Tom Stachler

  • Hot Tub
  • No Maintenance Deck
  • Hillside Waterfall with Koi Pond and Water Plants/Flowers
  • Spectacular Landscaping surrounding this Home
  • Back to Peaceful Wooded Nature Area
  • New Carpet and Paint
  • Attached Garage

​Call Today for more information or a Showing at 734-996-0000


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Eagle Springs Subdivision - New Construction Homes for Sale in Milan Michigan at 189K

by Tom Stachler,ABR,CDPE - Group One Realty Team
google map to eagle springs milan mi

Welcome to the Eagle Springs located just 3 minutes from Downtown Milan Michigan and only a 15 minute commute to Ann Arbor.  All our new construction Home listings have many standard features that many other builders only offer as options. Each model below is available in 3 different front elevations each and the standard features can be viewed by clicking on their respective Links below.   Click here for mapping directions or the map to the right for a larger aeral image of the surrounding community.   

Eagles Springs is a 158 lot subdivision including our 60+ lots now available for your new construction model home.  Lots range up to 1/2 acre with sidewalks and parks and are serviced by the City of Milan for utilities, care of the public streets and trash removal.  Contact Tom Stachler for a list of available the lots and or spec homes.  We are happy to build a home to your specifications as well and the project would be builder funded and not require you to obtain a construction loan.  

We look forward to working with you !

Home Models Offered for Sale

Ashwood 1457' Ranch

Heron 1360' Ranch

Stonecrest 1757' 2Story

Pinehurst 1935' Ranch

Cypress 2028' 2Story

Currently Available


  • Hardwood or Ceramic Floors in Foyer, Hall, Powder Room, Kitchen/Nook
  • Ceramic Floors in Full Baths Standard
  • Egress Window and two ventilated Glass Block Windows in Basement
  • Raised Oak Panel Cabinets
  • Kitchen Island
  • Concrete Driveway and Sidewalks
  • Tile Showers with Upgraded Frameless Glass door
  • Electric Garage Door opener
  • Granite Counters Throughout with Under mount sinks
  • 9 ft Extra High-Full Basements with Enamel Sealed Floors
  • Dishwasher, Garbage Disposal Standard
  • Central Air Conditioning and High Efficiency Furnaces - Standard


More About Milan Michigan

If you are thinking that Milan, Michigan, is named after that city across the Atlantic Ocean in Italy, you are correct. The Milan here in the states is located partially in Monroe County (about 40 percent of the its total area and 25 percent of its citizens) and partially in Washtenaw County (about 60 percent of the its total area and 75 percent of its citizens).

The City of Milan resides about 50 miles southwest of Detroit, 40 miles northwest of Toledo, Ohio, and 15 miles southeast of Ann Arbor, and is home to nearly 6,000 residents. It is able to boast an impressive population increase of more than 16 percent since the year 2000.

The myriad homes for sale in Milan include some spectacularly beautiful and devotedly maintained 19th century Victorian, Italianate, Art Modern and International architecture, for which the city's downtown was rewarded with a highly coveted spot on the National Register of Historic Places.  Many are quaint, lovely, charming and unique.

According to Sperling's Best Places, the median cost for one of the homes for sale in Milan was an amazingly affordable $83,300 in 2012. Milan's average home appreciation was nearly 2 percent last year. But just in case you need more reasons to love Milan, it contains approximately 200 acres of magnificently maintained parkland and, in comparison to the rest of the United States, offers a cost of living that is more than 14 percent lower than the national average.

Established in 1831, and named Tolanville by founder John Marvin after his son-in-law, the area of land remained officially classified as a village until 1967, when it gained cityhood as Milan.

Some of Milan's Most Popular Attractions Include:

Watch this Video for some more information about the subdivision and the surrounding community. Its a great place to live for those looking for that small town feeling and friendly neighbors.  Click the 4 arrows bottom right corner for a larger HD image.  

Eagle Springs Subdivision, Milan, Michigan from Tom Stachler on Vimeo.



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Displaying blog entries 1-3 of 3