Saginaw, MI
Executive Summary
Saginaw's housing market shows below-average risk, ranking 229th of 274 metros. The market recently entered Recession. The market shows signs of liquidity stress with elevated inventory. Deep correction with severe liquidity stress — significant risk remains.
Saginaw experienced a market correction from late 2025 through late 2025.
Inventory has surged +36% YoY with days on market up +30% — significant supply buildup indicating market stress.
Rent growth is roughly keeping pace with price appreciation, suggesting valuations are not stretched.
Cycle Phase
Demand contraction with rising inventory pressure
Key Dynamics
Risk is primarily driven by migration and price momentum, while permits per capita provides the most support.
Top Drivers
Market Signals
Inventory has surged +36% YoY with days on market up +30% — significant supply buildup indicating market stress.
Liquidity
Valuation
Factor Details
12-month HPI change — higher = overheating
YoY permit change — higher = supply pressure
Permits per 1,000 residents — higher = overbuilding risk
Mortgage payment / income — higher = more burdened
12-month employment change (risk inverted)
Net AGI migration (risk inverted)
National Context
Credit Conditions
Credit Regime
Active correction with weak transactions but available credit. Buyers can borrow — they're choosing not to at current prices.
Supply Pipeline
Supply Regime
Supply pipeline is building up while credit remains available. New units are accumulating in the system — watch for delivery pressure in coming quarters.
Local Signals
Metro Permit Activity
Permit Activity
NormalRaw signal — not the composite percentile
Relative to 2016–2019 norms for this metro
Based on limited permit volume
Normal permit activity but demand has deteriorated significantly. The stress is from existing inventory and slowing absorption, not new construction.
Employment Concentration
Employment
ModerateInternal Structure
County-level structural analysis.
County-level structural analysis is not available for this metro due to fewer than 3 qualifying counties.
Score History
| Month | Score |
|---|---|
| 2025-12 | 53 |
| 2025-10 | 37 |
| 2025-08 | 40 |
| 2025-07 | 42 |
| 2025-06 | 39 |
| 2025-04 | 41 |
| 2025-03 | 32 |
| 2025-02 | 35 |
| 2024-12 | 44 |
| 2024-09 | 46 |
| 2024-07 | 47 |
| 2024-06 | 42 |
| 2024-05 | 40 |
| 2024-03 | 33 |
| 2024-02 | 38 |
| 2023-12 | 44 |
| 2023-11 | 44 |
| 2023-10 | 43 |
| 2023-08 | 42 |
| 2023-06 | 46 |
| 2023-05 | 47 |
| 2023-03 | 35 |
| 2022-12 | 35 |
| 2022-10 | 34 |
| 2022-07 | 31 |
| 2022-05 | 33 |
| 2022-04 | 32 |
| 2022-02 | 31 |
| 2021-11 | 38 |
| 2021-08 | 40 |
| 2021-07 | 39 |
| 2021-05 | 26 |
| 2021-02 | 44 |
| 2020-12 | 40 |
| 2020-11 | 37 |
| 2020-09 | 34 |
| 2020-08 | 34 |
| 2020-06 | 38 |
| 2020-03 | 38 |
| 2019-12 | 44 |
| 2019-11 | 46 |
| 2019-09 | 46 |
| 2019-06 | 40 |
| 2019-04 | 45 |
| 2019-03 | 46 |
| 2019-01 | 42 |