Edwin J. Campbell V, Real Estate One

10/20/2026

Thoughtful improvements can enhance more than a home’s appearance—they can strengthen its functionality, marketability, and long-term value.

From waterfront amenities to four-season living spaces, certain features hold particular appeal in Northern Michigan’s distinctive real estate market.

The most worthwhile improvements are those that complement the property and the way people want to live.

10/19/2026

MARKET UPDATE

Northern Michigan | October 11–17

Single-family activity across Grand Traverse, Antrim, Leelanau, Benzie, and Kalkaska counties:

• 147 Active/New listings
• 29 Pending or Active Under Contract listings
• 50 closed sales
• $466,000 median closed price
• $32.4 million in sales volume
• 61 average days on market for closed sales
• 50 median days on market for closed sales

Closed sales by county:

• Grand Traverse: 28 | $466,000 median
• Antrim: 8 | $415,000 median
• Leelanau: 7 | $605,000 median
• Benzie: 5 | $320,000 median
• Kalkaska: 2 | $487,500 median

Vacant-land activity:

• 58 Active/New listings
• 11 Pending or Active Under Contract listings
• 15 closed sales
• $90,000 median closed price
• $3.55 million in sales volume

Single-family closings increased from the previous week, while Active/New and contract activity declined. Of the week’s 50 closings, 14 closed at or above asking price and 36 closed below asking. Active/New figures reflect weekly activity rather than total available inventory.

Nine sales at or above $1 million accounted for approximately 46% of single-family sales volume. Transaction mix continues to influence county medians, reinforcing the need to evaluate waterfront, resort, acreage, and other distinctive properties separately.

Vacant-land contract and closing activity increased. Closings included 53-acre and 22-acre parcels, while contract activity included 34-acre and 10-acre parcels. Access, utilities, soils, and permitted use remain central to evaluating acreage.

The average 30-year fixed mortgage rate held at 7.40% as of October 15. Stable weekly rates leave financing costs largely unchanged. Buyers should compare current lender quotes and evaluate closing costs, loan terms, and available concessions before structuring offers.

Pricing and acquisition decisions should be based on the property’s current competitive set, financing structure, and property-specific due diligence—not broad county averages alone.

Sources: Northern Great Lakes REALTORS® MLS/Paragon and Freddie Mac

Edwin J. Campbell V
REALTOR®, SRES®, RENE, RSPS, PSA
Professional guidance for Northern Michigan’s distinctive properties.

Call now to connect with business.

10/19/2026

Grateful for clients who place their trust in me.

10/19/2026

As inventory increases and buyers gain leverage, interest rate buydowns merit greater consideration from sellers.

Instead of reducing the asking price, sellers may be able to offer concessions toward mortgage rate buydowns, potentially reducing buyers’ monthly payments and improving affordability.

For buyers and sellers alike, understanding these options can make a meaningful difference in the success of a transaction.

Existing-home sales rose 1.5% from August but were down 2.2% from a year ago. More inventory is giving buyers greater negotiating power, while higher mortgage rates continue to limit affordability and slow sales activity. https://bit.ly/4ijxUOs

10/14/2026

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10/13/2026

10/12/2026

MARKET UPDATE

Northern Michigan | October 4–10

Single-family activity across Grand Traverse, Antrim, Leelanau, Benzie, and Kalkaska counties:

• 152 Active/New listings
• 39 Pending or Active Under Contract listings
• 45 closed sales
• $565,000 median closed price
• $29.9 million in sales volume

Closed sales by county:

• Grand Traverse: 23 | $595,000 median
• Antrim: 8 | $343,750 median
• Leelanau: 5 | $565,000 median
• Benzie: 7 | $415,000 median
• Kalkaska: 2 | $287,500 median

Vacant-land activity:

• 63 Active/New listings
• 7 Pending or Active Under Contract listings
• 14 closed sales
• $81,000 median closed price
• $2.24 million in sales volume

Single-family contract activity increased from the previous week, while Active/New activity and closings declined. Of the week’s 45 closings, 22 closed at or above asking price and 23 closed below asking. Active/New figures reflect weekly activity rather than total available inventory.

Five sales at or above $1 million accounted for approximately 32% of single-family sales volume. Changes in transaction mix continue to influence county medians, reinforcing the need to evaluate waterfront, resort, acreage, and other distinctive properties separately.

Three vacant-land closings contained at least 10 acres. Contract activity also included 20-acre and 53-acre parcels, though acreage alone does not establish comparable value or usability.

The average 30-year fixed mortgage rate increased from 7.28% to 7.40% as of October 8. On a $400,000, 30-year loan, that increase adds approximately $33 per month in principal and interest. Buyers should refresh lender quotes and payment estimates before structuring offers.

Pricing and acquisition decisions should be based on the property’s current competitive set, financing structure, and property-specific due diligence—not broad county averages alone.

Sources: Northern Great Lakes REALTORS® MLS/Paragon and Freddie Mac

Edwin J. Campbell V
REALTOR®, SRES®, RENE, RSPS, PSA
Professional guidance for Northern Michigan’s distinctive properties.

Call now to connect with business.

10/10/2026

Meet Rufus, a Red-bellied Parrot who is approximately 147 years old, give or take a decade. We don't actually know his age, but we're reasonably certain he was present for the signing of the Declaration of Independence. He's the oldest Poicephalus we've ever met, and apparently he's spent every one of those years perfecting the art of being two completely different birds.

Inside his cage? LOVEBUG. He wants you to talk to him. He wants you to pet him. He wants your attention, your affection, and probably a little conversation about how things were better before electricity.

Outside his cage?

John Wick. If John Wick were a spider monkey and you had just assaulted his dog.

We're not exaggerating. Rufus has two very distinct personalities depending on which side of the cage door he's standing on, and we need his future family to understand that the sweet little gentleman requesting head scratches can become a tiny airborne felony the moment he steps outside.

Rufus previously lived with another bird, but they had to be separated because he became aggressive toward her. So we're not looking for a bird buddy for him. We're looking for someone who can appreciate an elderly gentleman with strong opinions about personal space, property rights, and the appropriate use of violence.

He's going to need somebody patient, experienced, and willing to work with him on building trust outside his cage. Somebody who understands that loving a bird doesn't always mean being able to handle him whenever you want.

And honestly? There's something pretty endearing about this ridiculous little old man. He clearly wants affection and connection. He just hasn't figured out how to reconcile that with his lifelong commitment to attempted murder.

We're in Battle Creek, Michigan. Our normal adoption range is approximately 350 miles, although we occasionally consider exceptional homes outside that range. We do not ship birds.

***Birds don’t really live to 147. We think he’s about 35 but we’re not 100% and the lifespan for these guys is known to be about 40.

See our available birds: https://www.birdsandbeaks.org/birds
Apply to adopt: https://www.birdsandbeaks.org/adopt

10/10/2026

Shop for yourself or for holiday giving!