08/31/2026
MULTI-UNIT MONDAY: What Did Washtenaw County Properties Actually Sell For?
I reviewed all 59 MLS-recorded multi-family sales in Washtenaw County from August 31, 2025 through August 31, 2026.
Together, they represented more than $26.4 million in sales—and the results tell us quite a bit about today’s investment market.
Here are a few highlights:
• Median sale price: $400,000
• Median time on market: 31 days
• 44 of 59 properties sold below the list price shown at the time of sale
• Median sale-to-list ratio: 95.3%
• Ann Arbor median sale price: $500,000
• Ypsilanti City median sale price: $330,000
Nearly half of the properties sold within 30 days. At the same time, 11 properties remained on the market for more than 90 days.
That tells me this was not a uniformly slow market. Well-positioned properties could still move quickly—but buyers had negotiating room on many of the others.
The largest percentage discounts were not limited to one location or price range. They appeared among inexpensive duplexes, mid-priced properties, and several sales above $1 million.
There is another important lesson here:
Sale comparables tell us what buyers paid.
They do not necessarily tell us what an investor should pay.
To answer that question, we still need to examine rents, operating expenses, post-sale property taxes, deferred maintenance, NOI, cap rate, financing, DSCR, and cash-on-cash return.
I have prepared a comprehensive report covering all 59 sales, including geographic comparisons, negotiation patterns, market time, notable transactions, and a complete property-by-property appendix.
If you would like a copy, send me a DM.
Brian Bundesen
The Bundesen Team at Real Estate One
Twice the Service—Double the Commitment.
