By Jeff Duneske, Associate Broker, Jeff Duneske Real Estate

Green Oak Township recorded 29 closed residential sales in June 2026 at a median price of $533,200, up 21.4 percent from a year ago, based on Realcomp data for the Livingston County township. That headline overstates the change: the year-to-date median of $444,750 is down 11.3 percent, and both swings mostly reflect which homes closed rather than a change in values. The steadier signals barely moved at all. Sellers received 100.9 percent of list price, identical to last June, and homes sold in 17 days. Green Oak remains a moderately seller-favorable market with inventory slowly building.

Green Oak Township Market Snapshot: June 2026

Realcomp reports Green Oak Township as a municipality, so these figures are boundary-based and include homes that carry South Lyon or Brighton mailing addresses. Single-family residential and condominium sales are reported separately.

Green Oak Township (residential)

• Median sale price: $533,200, up 21.4 percent from June 2025
• Closed sales: 29
• Days on market until sale: 17, up from 14
• Homes for sale: 46, up 15.0 percent
• Months supply of inventory: 2.7, up from 2.0
• Percent of list price received: 100.9 percent, unchanged

Did Green Oak home values really jump 21.4 percent?

No, and the township's own year-to-date numbers prove it. The June median of $533,200 came from 29 closings. The first-half median of $444,750, drawn from 106 sales, is down 11.3 percent from the same period last year. A market cannot appreciate 21 percent and depreciate 11 percent at the same time. What actually happened is that June's closings leaned toward higher-priced homes while the first half as a whole leaned lower.

In a township of this size, the monthly median moves with the mix of homes that happen to close, and Green Oak's sales span a wide range of price points, which is exactly why its price statistics swing more than its neighbors'. When the price columns whipsaw, read the activity columns instead. Closed sales went from 28 to 29 in June and from 102 to 106 year to date. Sellers received 100.9 percent of list price this June and last June. Homes sold in 17 days this June and are moving faster year to date, 44 days against 52. That is a stable, functioning market underneath volatile price headlines.

Is inventory building in Green Oak Township?

Slowly, and it is the one trend in this report worth a seller's attention. Homes for sale rose 15.0 percent to 46, and months supply climbed from 2.0 to 2.7. Notably, that happened while new listings fell 25.6 percent, which means the growth in standing inventory came from slower absorption rather than a wave of new sellers. Pending sales slipped 8.8 percent in June and are down 8.2 percent year to date.

None of this is dramatic. At 2.7 months of supply with sellers still averaging above list price, Green Oak remains tilted toward sellers. But the direction matters: fewer buyers going under contract while homes accumulate is how markets loosen, one month at a time.

What about condos in Green Oak Township?

The condo segment is too small for trend conclusions, with 4 closings in June at a median of $215,000 and 17 closings year to date. Only 7 condos were for sale at month end. With samples this size, I will simply report the activity rather than interpret it.

How does Green Oak Township compare to Metro Detroit?

Across Livingston, Macomb, Oakland, and Wayne counties, the June residential median was $324,500, up 6.4 percent, with homes selling in 24 days and 2.7 months of supply. Green Oak matched the regional supply level exactly at 2.7 months but moved a week faster, at 17 days.

Resist the temptation to compare the price changes. The region's 6.4 percent gain is drawn from nearly 4,000 sales; Green Oak's 21.4 percent June swing is drawn from 29. The township's median of $533,200 also sits well above the regional $324,500 because the homes differ in size, land, and location, not because Green Oak is appreciating faster. This month is a case study in why.

What should Green Oak sellers do with this information?

Do not price off the township median, in either direction. A seller who anchors to the June headline of $533,200 is pricing off a mix effect, and a seller who panics over the year-to-date decline is reacting to the same illusion in reverse. In a market where the median can swing 30 points in six months on sample composition, the only numbers that should set your price are recent sales of genuinely comparable homes.

Timing still favors action over waiting. Sellers are averaging above list price and 17-day sales today, while inventory drifts upward and pending sales drift downward. If those two lines keep moving in their current directions, the negotiating environment this fall will be softer than it is this summer. Prepared homes meeting the market now face 46 competitors; the question is how many they will face in October.

Jeff's Take

These are my conclusions from the June Realcomp data, offered as data interpretation rather than a report from the field.

Green Oak is this month's reminder that a median is not a market. The same township printed a 21.4 percent June gain and an 11.3 percent year-to-date decline, and anyone quoting either number as the story of Green Oak home values is misreading the data. The market's real signature in June was its consistency: the same sales pace as last year, the same 100.9 percent of list price, two and a half weeks to sell. Homeowners here should tune out the price headlines entirely and watch activity.

The strongest part of this market is that demand keeps clearing what comes to market near full price, year after year. The soft spot is the quiet accumulation on the shelf: inventory up 15 percent while new listings fell 25 percent means homes are sitting slightly longer in aggregate, and pending sales have slipped both for the month and the half year. That combination is early-stage loosening, not weakness, and it is the line I would watch through the summer.

My recommendation for a Green Oak owner considering a sale: price to your true comparables and list while the market still clears at or above asking, because the supply trend, if it continues, works against sellers who wait. If pending sales stabilize and inventory levels off, this stays a comfortable seller's market through fall. If inventory keeps building at June's pace while pendings soften, expect longer market times first and price negotiation second, with the widest swings landing on homes that were priced to a headline instead of a comparable.

Frequently Asked Questions

What is the median home price in Green Oak Township?

The median sale price was $533,200 in June 2026, up 21.4 percent from a year earlier, based on 29 closed sales. The year-to-date median of $444,750 is down 11.3 percent. The gap between those two figures reflects the mix of homes that closed in each period rather than a change in underlying values.

Is Green Oak Township a seller's market in 2026?

Moderately, yes. In June 2026 sellers received 100.9 percent of list price and homes sold in 17 days, with 2.7 months of supply. Inventory rose 15.0 percent from a year ago, so buyers have somewhat more choice than they did last summer.

Why do Green Oak home price statistics swing so much?

Green Oak Township records roughly 25 to 30 sales in a typical month across a wide range of price points. With samples that small, the monthly median rises or falls based on which homes happen to close. Activity measures such as days on market and percent of list price received are more reliable indicators of market direction.

How does Green Oak Township compare to the Metro Detroit market?

Green Oak homes sold in 17 days in June 2026, a week faster than the Metro Detroit average of 24 days, with months supply matching the region at 2.7. The township median of $533,200 sits well above the regional median of $324,500 because the homes differ in size, land, and location, not because the township is appreciating faster.

Market statistics are based on Realcomp II Ltd. data for Green Oak Township, Livingston County, Michigan, covering June 2026, current as of July 8, 2026. Figures are boundary-based for the township, including homes with South Lyon or Brighton mailing addresses. Single-family residential and condominium sales are reported separately. Real estate conditions vary by neighborhood, property type, condition, and price range.

If you own a home in Green Oak Township and want to know what these numbers mean for your specific property, I am glad to walk you through a home valuation or simply answer your questions. No pressure. Just clarity.