Insurance Costs Are Up 107% Since 2019 — Here's What That Means If You're Buying in SE Michigan Right Now

The Number Buyers Are Still Ignoring

Homeowners insurance premiums rose 9% in 2025 alone, hitting an average of $2,205 nationally. Since 2019, that's up 107.6%. That's not a rounding error — that's your budget getting quietly wrecked while you're focused on the purchase price. In a market like Washtenaw County where the median home is sitting at $434,918, you're already stretching on price. Add a $2,200-plus annual insurance bill that wasn't in your original math, and your monthly payment looks very different than it did two years ago. Run your real numbers before you run your offer.

What the County Data Actually Tells You

There's a wide spread across Southeast Michigan right now. Wayne County's median sits at $169,999 — still the most accessible price point in the region. Oakland County is at $384,968, Livingston at $407,984, and Washtenaw leads at $434,918. That gap matters depending on where you're willing to live. If you're priced out of Ann Arbor proper, Livingston and Wayne both offer real alternatives, and the insurance cost difference on a lower-priced home isn't nothing either. A cheaper house means a cheaper insurance premium — two ways the math works in your favor when you go that direction.

Sellers Need More Than a Zestimate Right Now

Two things happened this week that sellers should pay attention to. First, over 60% of Chicago listings disappeared from Zillow amid a dispute between Zillow and a regional MLS over pre-marketed listings. That situation is specific to Chicago for now, but it's a real reminder that automated platforms and listing portals are not neutral infrastructure — they're businesses with their own interests, and disputes like this can make your home invisible overnight. Second, tools like Revive are rolling out AI platforms specifically to move seller conversations away from automated valuations like the Zestimate. The point is the same either way: an automated number is not a pricing strategy. Comps, condition, timing, and local demand are what actually set your price.

What to Do With All of This

If you're buying in SE Michigan this spring, get your insurance quotes early — before you're under contract, not after. It's a real cost that changes your monthly payment, and lenders will factor it in. If you're selling, stop anchoring to the Zestimate. Pull actual comps with an agent who knows your neighborhood and can tell you what buyers are doing right now in your price range. The market is specific. Your pricing strategy should be too. Reach out and I'll walk you through exactly where things stand in your area.