Happy Friday, Ann Arbor!
I've been so excited watching Jack's Skyline varsity team this season. They beat Pioneer twice this past week and clinched the #1 seed in the district, with their district game on October 20th at Skyline. It's shaping up to be a good season all around.
This week: a few go-to spots for the colder days ahead, what September's numbers actually mean, and Samara Joy at Hill Auditorium.
Where to go when it's gray out
Five spots worth knowing before the weather turns.
Zingerman's Delicatessen: Ann Arbor's original deli, and still the first place I send anyone craving real comfort food. The corned beef and pastrami are the draw, but the made-to-order soups are what get me through a cold day. 422 Detroit St. | Daily 11 a.m.–7 p.m.
Comet Coffee: Most people walk past Nickels Arcade without knowing this is tucked inside it. Small, quiet, and exactly where I go when I want to disappear for twenty minutes. 16 Nickels Arcade | Mon–Fri 7:30 a.m.–6:30 p.m., Sat 8 a.m.–6:30 p.m., Sun 8:30 a.m.–6:30 p.m.
Conor O'Neill's: A real fireplace, a deep whiskey list, and the kind of pub made for settling in on an entire cold afternoon. Ask for a seat near the fire. 318 S. Main St. | Mon 3–8 p.m., Tue–Thu 3–11 p.m., Fri–Sat 11:30 a.m.–2 a.m., Sun 11:30 a.m.–11 p.m.
Literati Bookstore: One of the last true independent bookstores downtown, where the dim light and big windows overlooking Washington Street make browsing feel like the whole afternoon's plan, not a quick stop. Easy to lose an hour in the stacks without meaning to. 124 E. Washington St. | Mon–Thu 10 a.m.–8 p.m., Fri–Sat 10 a.m.–9 p.m., Sun 11 a.m.–7 p.m.
The Last Word: No sign, just an unmarked door on Huron. If nobody's told you it's there, you'd walk right past it, which is exactly the point. 301 W. Huron St. | Mon 5 p.m.–midnight, Tue–Thu 5 p.m.–1 a.m., Fri–Sat 5 p.m.–2 a.m., closed Sunday
How's the market, really?
September recap, whether you're buying or selling.
194 Homes for Sale (up 28.5% from last September)
51 Average Days on Market (down 5.6% from last September)
$544,250 Median Sold Price (down 2.3% from last September)
98.7% of Asking Price (down from 100.0% last September)
MLS data via InfoSparks, Ann Arbor, September 2026. Reflects homes priced $400,000 and up.
Here's what these numbers tell us about the Ann Arbor housing market. With inventory up nearly 30% from last year, buyers have more options and greater negotiating power. While homes are spending slightly fewer days on the market, median sale prices have declined 2.3%, and sellers are receiving an average of 98.7% of their asking price, compared to 100% a year ago. These numbers suggest a market that's becoming more balanced, where buyers can be more selective, and sellers need to be increasingly strategic with pricing and presentation.
If you're selling: More inventory means more competition, and that shows up fastest in an overpriced listing's days-on-market count. Price it accurately, and it can still sell nearly as quickly as it did last year.
If you're buying: More homes to choose from and a little room to negotiate are both working in your favor right now, in a way they weren't twelve months ago.
If you're weighing a move either direction, the lowest-pressure next step is just a conversation about where your situation fits into this. (734) 217-4646 | simwalle@reinhartrealtors.com
Around town this week
Six for the calendar, two of them free.
Samara Joy: Friday, October 9 | 7:30 p.m. | Hill Auditorium. Tickets start at $30.
Ann Arbor Farmers Market: Wednesdays and Saturdays | 7 a.m. to 3 p.m. | Kerrytown, 315 Detroit St. Free.
Trick or Treat on the River: Sunday, October 11 | Noon to 4 p.m. | Various canoe liveries on the Huron River. Free to attend; canoe and kayak rentals extra, no preregistration required.
Duane Betts & Palmetto Motel: Tuesday, October 13 | 8 p.m. | The Ark, 316 S. Main St. $40.
Kids Night Out: Stop Motion Mini Movie Makers: Saturday, October 10 | 6 to 8:30 p.m. | The Future Innovators Academy, 4130 Varsity Dr. $39.
Elevate HER Summit: Thursday, October 15 | 5:30 p.m. | 333 E. Stadium Blvd. $30.
A find worth the drive
A standout just outside city limits.
Under $1.3M: 5 bed, 4.1 bath | 4,424 sq ft | Ann Arbor Schools. A 2013-built Carrington model in The Gallery at the Polo Fields, set on nearly half an acre and backing to a pond and greenspace. It's just outside Ann Arbor, close enough for everything you need. Inside, a great room with walls of windows and a 17-foot ceiling, a custom kitchen with a butler's pantry, and two primary suites, one on each level. A combination like this, two primary suites and this quiet setting, doesn't come along often. Worth the short drive to see in person.
What my clients are asking
One question from this week, answered.
How's the market? The market is always a little softer in the fall than in our spring market, but I am noticing an increase in market times that I haven't felt in quite some time. We still technically are in a seller's market with an absorption rate of just under 3 months of inventory, however, I see a lot of opportunities for buyers right now. Even with higher interest rates, there are ways to get creative and negotiate with some sellers.
Have an excellent week, Sierra Imwalle
