If you’re like a lot of my neighbors here in Farmington Hills or Northville, you probably have a number stuck in your head. It’s that number from your 2024 appraisal, or maybe a "Zestimate" you screenshotted two years ago when the market was doing something completely different.

I get it. We like to hold onto those benchmarks. But I have to be honest with you: as we move through 2026, looking at a 2024 valuation is a bit like looking at a weather report from two years ago to decide what to wear today. It might give you a general idea of the climate, but it won't tell you if you need an umbrella right now.

In my 22+ years as a Realtor here in Oakland County, I’ve seen market cycles shift, but the jump from 2024 to 2026 has been particularly unique. If you're wondering, "What is my home worth today?" the answer isn't in your old paperwork. It's in the current boots-on-the-ground data we’re seeing in our local streets.

The "Appreciation Gap": What’s Changed Since 2024?

To understand why that old valuation is gathered dust, we have to look at the numbers. Back in 2024, we were still navigating the aftermath of high-interest rate shocks. Fast forward to early 2026, and the Oakland County market has found a new "reset" point.

As of January 2026, the median sale price in Oakland County has climbed to approximately $345,000. That’s a solid 5.0% increase over just the last year. If you’re calculating based on 2024 numbers, you’re likely missing out on about 8% to 10% of total appreciation that has trickled in over the last 24 months.

But here’s the kicker: appreciation isn't a flat line. While the average home value in the county sits around $359,928, the way we get to that number has changed. We aren't seeing the 20% annual jumps of the early 2020s. We’re in a period of "modest but steady" growth. This means your 2024 valuation is too low to be accurate, but it also might be misleading about how fast your home will sell if you overprice it based on old hype.

Why Old Valuations Are a "Dangerous Trap" for Sellers

When I sit down with sellers in Northville or Novi, the first thing we do is look at the current sale-to-list price ratio. Right now, it’s hovering around 97.6%.

What does that mean for you? It means buyers are savvy. They know exactly what homes are worth in today’s economy. If you insist on a price that was justified by a 2024 appraisal but doesn't reflect 2026 buyer preferences, your home is going to sit.

In today’s market, homes that are move-in ready and strategically priced attract the most attention: sometimes even bidding wars. But if you're using an outdated valuation, you might miss that "sweet spot." An overpriced home in 2026 becomes "stale" faster than it did two years ago. Buyers today are looking for value, and they are using current data to find it.

Farmington Hills vs. Northville: A Tale of Two Markets

Oakland County isn't a monolith. What’s happening with Farmington Hills real estate might be different from the trends in Northville.

Farmington Hills Home Values

In Farmington Hills, we’re seeing a lot of demand for mid-century modern updates and homes that offer "healthy home" features. If you haven't checked your value since 2024, you might be surprised at how much equity you’ve gained simply by maintaining your property. However, because inventory has loosened up slightly compared to two years ago, buyers have more choices. Your 2024 valuation doesn't account for the three new listings down the street that just hit the market with gourmet kitchens and finished basements.

Northville Home Values

Northville, especially near the historic district, remains a high-demand pocket. Historic Northville homes hold value differently than new construction. If you have a luxury property in Northville, a 2024 valuation is almost useless because the high-end market reacts much faster to changes in the luxury tax code and jumbo loan rates.

The Role of Property Taxes and Assessments

It’s also important to distinguish between your market value and your assessed value. Your 2024 tax assessment (the one you see on your winter tax bill) is a lagging indicator. The county is always looking backward.

If you want to see how the local government is viewing your property, you can check the Oakland County Property Gateway. But remember: the tax man’s opinion of your home’s value is rarely what a buyer is willing to pay. To get a real sense of what’s happening, you need a Comparative Market Analysis (CMA) that looks at homes sold in the last 90 days: not the last two years.

When Does Your 2024 Valuation Still Matter?

I don't want to tell you to throw that 2024 paperwork in the shredder just yet. It does serve one very important purpose: Equity Benchmarking.

Your 2024 valuation is a great "starting line." By comparing where you were then to where you are now, we can see:

1. Refinance Potential: If you have a HELOC or home equity line of credit, knowing your 2024 baseline helps you understand how much more borrowing power you’ve gained.
2. Investment ROI: If you performed healthy home upgrades in 2024, we can measure exactly how much those specific improvements increased your value over the baseline.
3. Market Trajectory: It helps us see the "neighborhood curve." Is your specific street appreciating faster or slower than the Oakland County average?

How to Get an Accurate 2026 Valuation

So, if the 2024 number is out, how do you find the real number?

You could go to a big national website, but they often use "blind" algorithms that don't know your kitchen was renovated last summer or that your neighbor’s "comparable" sale was actually a foreclosure.

The best way to get a true handle on your home's worth is to look at:

• Recent Solds: Only look at homes within a 1-mile radius sold in the last 3-6 months.
• Current Competition: What are people asking for right now?
• Property Condition: Be honest about your home's "curb appeal" compared to the newest listings.

I've been helping folks navigate these exact questions for over two decades. Whether you’re just curious or you’re thinking it’s time to size up or down, getting an updated professional valuation is the first step to making a smart move.

Final Thoughts for Oakland County Homeowners

The world has changed a lot since 2024, and the real estate market is no exception. While it’s tempting to rely on old data, the most successful sellers in 2026 are those who look forward, not backward.

If you’re wondering where your equity stands today, I’d love to help you figure it out. No pressure, no sales pitch: just a clear look at the data so you can make the best decision for your family.

Quick question for you: If you found out your home was worth 10% more today than it was in 2024, would that change your plans for the year? Would you stay put and renovate, or would you finally make that move you’ve been dreaming about?

Drop a comment below or send me a message. I’m genuinely curious to hear what you’re seeing in your neck of the woods!