Housing Market Report
Shiawassee County, MI
Data through February 2026 · Updated monthly
Homes are selling quickly with few price cuts
Avg Home Value
$201,865
▲ 4.3% year-over-year
Days to Pending
19 days
Homes For Sale
158
Avg Rent/Month
--
The Shiawassee County, MI housing market is continuing to appreciate. The average home value is $201,865, up 4.3% year-over-year as of February 2026. Homes are spending a median of 19 days on the market before going pending. 0.2% of active listings have had a price cut.
Shiawassee County leans toward a seller's market, with 0.3% of homes selling above list price and 0.5% selling below. There are currently 158 homes for sale in the county, with 51 new listings hitting the market each month. The median sale-to-list ratio is 100.0%.
For homebuyers, the estimated monthly mortgage payment on a median-priced home in Shiawassee County with 10% down is $1,253. Homes are selling 11.8% below asking price on average, giving buyers room to negotiate.
Bottom-tier homes (under the 33rd percentile) are currently valued at $129,957, making them the primary target range for investors looking at wholesale deals, fix-and-flip projects, or BRRRR strategies.
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Market Snapshot
Shiawassee County Housing Market at a Glance
Key metrics for Shiawassee County as of February 2026. Year-over-year changes show how the market has shifted in the last 12 months.
| Metric | Dec 2025 | Jan 2026 | Feb 2026 | 3-Mo Change |
|---|---|---|---|---|
| Avg Home Value | $198,411 | $200,403 | $201,865 | ▲ 1.7% |
| Single Family Value | $199,856 | $201,860 | $203,318 | ▲ 1.7% |
| Median List Price | $212,483 | $210,483 | $203,817 | ▼ 4.1% |
| Homes For Sale | 175 | 168 | 158 | ▼ 9.7% |
| New Listings | 70 | 65 | 51 | ▼ 27.1% |
| % Listings w/ Price Cut | 0.2% | 0.2% | 0.2% | ▼ 4.2% |
Home Values
Shiawassee County Home Value Trend (2000–2026)
All-home median values including the 2008 housing crash, 2020 COVID surge, and 2022 rate shock. Switch between All Homes, Single Family, Bottom Tier, Top Tier, and Rent to compare trends.
Source: Zillow Research ZHVI / ZORI · Updated monthly
Market Breakdown
What Homes Cost in Shiawassee County
Home values broken down by bedroom count, ZIP code neighborhood, and property type. 3-bedroom homes are valued at $207,118 in Shiawassee County. 1-bedroom units start at $92,867.
| Bedroom Count | Avg Value | Last 30 Days | Last Year |
|---|---|---|---|
| 1 Bedroom | $92,867 | ▲ 0.4% | ▲ 6.8% |
| 2 Bedrooms | $141,361 | ▲ 0.2% | ▲ 3.3% |
| 3 Bedrooms | $207,118 | ▲ 0.4% | ▲ 3.2% |
| 4 Bedrooms | $250,324 | ▲ 0.5% | ▲ 3.4% |
| 5+ Bedrooms | $299,493 | ▲ 0.5% | ▲ 3.1% |
The table above reflects average home values and rent in Shiawassee County, broken down by bedroom count, neighborhoods, and property types. Data sourced from Zillow Research.
Market Tiers
Buyer vs. Investor Segments
Bottom-tier homes (under 33rd percentile) are the primary target for wholesale investors using the 70% rule. In Shiawassee County, bottom-tier homes are valued at $129,957.
Bottom Tier
Under 33rd percentile
$129,957
▲ 5.8% YoY
Wholesale / investor range
Mid Tier
33rd-67th percentile
$201,865
▲ 4.3% YoY
Typical buyer range
Top Tier
Over 67th percentile
$300,311
Luxury / high-end
Market Activity
Supply, Demand and Pricing Power
How quickly homes are selling, how many are available, and whether sellers or buyers have the upper hand in Shiawassee County.
Homes For Sale
158
51 new/month
% Sold Below List
0.5%
0.3% sold above
% Listings w/ Price Cut
0.2%
$9,001 median cut
Median Days to Close
30 days
19 days to pending
Median List Price
$203,817
Median Sale Price
$179,750
100.0% sale-to-list
Affordability
Monthly Cost to Own in Shiawassee County
Estimated mortgage payments on the median-priced home at current rates.
| Down Payment | Est. Monthly Payment |
|---|---|
| 5% down | $1,716/mo |
| 10% down | $1,646/mo |
| 20% down | $1,372/mo |
Metro Context
Shiawassee County vs. Lansing
How Shiawassee County compares to the broader Lansing metropolitan area.
| Metric | Shiawassee County | Metro Avg |
|---|---|---|
| Avg Home Value | $201,865 | $236,558 |
| Days to Pending | 19 days | -- |
| % Sold Below List | 0.5% | 0.5% |
| Avg Rent/Month | -- | $1,332 |
By Neighborhood
Home Values in Shiawassee County by ZIP Code
Compare home values and price trends across neighborhoods in Shiawassee County. Click any ZIP to see its full market report.
Nearby Markets
Other Counties in MI
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Frequently Asked Questions
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Data Sources and Methodology
Market data on this page comes from the Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI), updated monthly by Zillow Research. ZHVI measures the typical home value for a given region based on Zillow's proprietary automated valuation model, smoothed and seasonally adjusted to remove noise. ZORI measures the typical observed market-rate rent across the region, controlling for quality mix changes.
Sale price, inventory, days-on-market, and sale-to-list metrics are sourced from Zillow Research public data releases. All data is refreshed on the 17th of each month. This report was last updated February 2026.
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