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“Tell me what you are trying to do. I will pull up the real numbers, tell you what makes sense, and tell you if it does not. No pitch, just straight talk.”
Market Intelligence
The real signals about West Michigan real estate. Days on market, inventory trends, buyer behavior, and what it all means for your decision.
The West Michigan Market, County by County
Across the fifteen counties we serve, August closed 1,853 homes at an average of $392,860, averaging 26.4 days on market, with 4,610 listings active, counted September 1, 2026 with sold counts still firming up for about a week. Rather than freeze a copy of those numbers here, I keep the full breakdown in one place at the brokerage so it is always the current month.
Active inventory, sold counts, days on market and average sold price for all fifteen counties, refreshed every month rather than pinned to the week it was published.
See the current market read →Profiles for 358 communities across the footprint: what sold, what is being built, population, income, home values and each municipality's own website.
Open the community profiles →Market Intelligence
The market isn't behaving like one thing. Different neighborhoods, price bands, and property types are all moving at different speeds. Here's what I'm seeing in West Michigan right now, and where I think it's heading.
Days on market are improving. There's more inventory than is actually selling. Muskegon and Muskegon Heights are still overlooked for solid flips if you know where to look. Investor activity is picking up in the 200-350K range, but the buyer pool is more cautious than a year ago. What separates a good outcome from a rough one right now is preparation, honest pricing, and knowing which numbers actually matter for the property in front of you.
What I Watch Closely
You have more room to negotiate than buyers had 18 months ago. But rates change the payment math, so run your numbers before you run toward a property. Well-priced homes in good areas are still moving fast. Strategy matters more than timing.
Buyer guidance →Homes sell when they're priced right and show well. It is not automatic anymore. Preparation and pricing accuracy are what move homes in this market. You need a plan built on where things are, not where they were.
Seller guidance →Free Guides
Straightforward guides that walk you through each step, written to help you make a better decision. Nothing to sell, no agenda. All free.
The full process from pre-approval to closing. Financing, search strategy, offers, and inspections, explained without jargon.
Read the buyer's guide →Pricing strategy, preparation, marketing, and what to expect at the negotiating table. The full picture before you list.
Read the seller's guide →What to expect, what it actually costs, how to compete, and the mistakes that derail most first purchases.
Read the first-time buyer guide →How to evaluate a rental property: cap rate, cash flow, financing, and what the numbers need to look like before a deal makes sense.
Read the investor's guide →What you need to know about buying in West Michigan from out of area: communities, schools, market dynamics, and how the process works when you are not local.
Read the relocation guide →For homeowners in a hard spot: foreclosure, divorce, financial hardship, estate situations. Your options, your rights, your timeline.
Read the Home Protectors guide →First-Time Buyers
Knowing where you actually stand is the first step. Work through it yourself, talk it out one on one, or show up to a free live class. No pressure, no cost.
Work through the questions, budgeting, and planning at your own pace. When you're done, you'll know exactly where you stand.
Open the workbook →A 10 to 15 minute call with a Legacy advisor. No pitch. An honest read on where you stand and what the next step actually is.
Book a readiness call →A free live class with Legacy and VanDyk Mortgage. The real numbers, the loan programs that apply, and the actual steps to get there.
Register for the class →Market & Timing Questions
It depends on your numbers, your timeline, and what you are trying to accomplish. Market timing matters, but it is rarely the main variable. The more important question is whether your situation is ready. That is what the first conversation is for.
Genuinely mixed. Some price points and school districts still favor sellers, with homes moving quickly when they show well and are priced right. Other ranges are more neutral and buyers have real room to negotiate. No single label fits the whole region. Local context matters more than a national headline.
Timing the rate is a hard game to win. Nobody knows where rates are headed. What matters is whether the payment works today and whether your situation is ready. Waiting on a number you cannot predict can cost more than it saves. We run the actual math first, then you decide.
Days on market, how often homes fall out of contract, how frequently sellers are cutting price, and whether inventory is building or shrinking. No single number tells the story. The signal is in how they move together and how they differ by price point and location.
Because national headlines average together markets that have nothing to do with each other. Real estate is local. West Michigan is its own set of micro-markets, and one county can look completely different from the next.
Refreshed as conditions change, not on a rigid calendar. The point is accuracy, not a schedule. If you want a current read on your specific situation or neighborhood, just ask.
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“Tell me what you are trying to do. I will pull up the real numbers, tell you what makes sense, and tell you if it does not. No pitch, just straight talk.”