Toolbox Newsletter January 2026
Existing Home Sales Inch Higher in November
Existing home sales rose for the third consecutive month in November as lower mortgage rates continued to boost home sales, according to the National Association of Realtors. But the increase remained modest as mortgage rates still stayed above 6% while down from recent highs. Total existing home sales, including single-family homes, townhomes, and condos, rose 0.5% last month to a seasonally adjusted annual rate of 4.13 million, the highest level since February. November sales were still 1% lower than a year ago. First-time home buyers accounted for 30% of home sales in November, down from 32% in October but unchanged from a year ago. The share of all-cash sales last month was 27% of transactions, down from 29% in October but up from 25% a year ago. All-cash buyers are less affected by changes in interest rates. The median sales price of existing homes sold in November was $409,200, up 1.2% from last year. This marks the 29th consecutive month of year-over-year increases. The median condominium/co-op price in November was up 0.1% from a year ago at $358,600. Existing home sales in November were mixed across the four major U.S. regions. Sales rose in the Northeast (+4.1%) and South (+1.1%), fell in the Midwest (-2.0%), and remained unchanged in the West. On a year-over-year basis, home sales were unchanged in the Northeast and up in the South (2.8%), while down in the Midwest (-3.0%) and West (-1.3%). The existing home inventory level was 1.43 million units in November, down 5.9% from October but up 7.5% from a year ago.
Calendar of Events (Dates Subject to Change) 2025 PARADE OF HOMES Available now at the hbaofmidmichigan.com Bowling For Builders with the SEDP March 24th General Membership Meetings March 18th September 16th December 2nd Annual Meeting & Holiday Party 4th Annual Clays for Contractors May 19th at the Grand Blanc Huntsmans Club 2nd Annual Pull & Plate September 24th HBAM Summer Convention 8/5-8/7 in TC Trunk or Treat with Carter Kitchen & Bath October 22nd
Board of Directors 2026 -President, Kevin Maurer -Vice President, Jeff Wedding -Secretary, Zach Phillips -Treasurer, Mindy Ball -Immediate Past President, Jeremy Morgan Director Mark Eneix Director Morgan Hallmark-Grab Director Matthew Paruch Director Jamie Richmond Director Lisa Sears Director Mike Zemla Executive Officer Christy VanSchoten
Leadership List
If you're looking to showcase your business at a home show this year, the HBA of Great Lakes Bay Region has extended an opportunity to our local with member pricing, enter the code listed at check out.
FHFA Announces Higher Loan Limits The Federal Housing Finance Agency (FHFA) has announced that the baseline conforming loan limit for mortgages acquired by Fannie Mae and Freddie Mac in 2026 will rise to $832,750, an increase of $26,250 from 2025. Higher loan limits will be in effect in higher-cost areas as well. The new ceiling loan limit in high-cost markets will be $1,249,125, which is 150% of $832,750.
Don't Miss AI & Tech Studio at IBS 2026 in Orlando If you’re heading to the 2026 IBS in Orlando, then make tech a priority, including the AI & Tech Studio, a new IBS Education format. Sessions are designed to let attendees use the latest tech, compare tools and see real-world applications. Register for an Expo+Education Pass to attend AI & Tech Studio and other tech and AI-focused IBS Education sessions. The pass also gives you access to the 1,700+ exhibitors and specialty zones with the hottest new tech products on the market. Learn more and explore more education oppor- tunities at BuildersShow.com. Judge Rules Termination of BRIC Program Unlawful A federal judge has ruled that FEMA’s termination of the Building Resilient Infrastructure and Communities (BRIC) program was unlawful and issued a permanent injunction restoring the program. BRIC provides federal grants to state and local governments for projects that reduce risks from natural disasters. NAHB has been pushing Congress to pass the Promoting Resilient Buildings Act, which would allow jurisdictions to qualify for BRIC funds if they have adopted one of the latest two code cycles. States may feel pressure to adopt the very latest codes to stay competitive for BRIC funding.
Homelessness Hits Record-High In 2024, the number of people experiencing homelessness increased to the highest estimate in the history of HUD’s Annual Point-in-Time (PIT) Count. Approximately 771,500 people were recorded as living in an emergency shelter, a transitional housing program, or in unsheltered locations across the country. This count increased 18% compared to 2023, a notable increase compared to previous annual increases.
Senate Confirms Two Housing Leaders NAHB congratulates Frank Cassidy and Joseph Gormley on their recent Senate confirmation to top government posts. Cassidy was confirmed as HUD Assistant Secretary for Housing and Federal Housing Commissioner, while Gormley will lead Ginnie Mae as its new president. NAHB supported the nominations of the two housing finance leaders and looks forward to working with them to implement policies that will expand homeownership and rental opportunities for all Americans.
Pro Builder magazine recently released its Class of 2025 “Young Guns & Legends” list that honors up-and-coming leaders and a collection of legends who have made career contributions to the housing industry. Pro Builder asked three of its past Forty Under 40 awardees and an industry legend to help select the Class of 2025. Meet the NAHB members who were recognized in the Pro Builder Class of 2025: Myles Cardenas, Taylor Morrison Jessica Corbett, J.Cor Architecture Ugo DiBiase, DiBiase Companies Crystal Lazar, Habitat for Humanity of East and Central Pasco County Chase Marvil, Bay to Beach Builders Craig Neal, Stancil Services Erick Saks, Operation Lifeline Chad Sanschagrin, Cannonball Moments Nick Scroggs, Scroggs Construction Services Gracy Weil, Graceland Research & Consulting Alex Wolfe, Wolfe Homes Explore the full list online at probuilder.com.
Offsite Housing for Affordability A growing number of community-based organizations (CBOs) are turning to offsite construction as a solution to the housing affordability crisis. According to research from Harvard University’s Joint Center for Housing Studies (JCHS), offsite housing offers CBOs a quicker and less costly way to build quality affordable residential housing. The common misconception that this method – also known as “factory-built housing” – has inflexible design options is proven wrong by this research. Factory-built housing comes in a wide array of styles and can be highly adaptable, making it an appropriate option for building affordable neighborhoods.
NAHB Members Recognized as ‘Young Guns & Legends’
Top Color Trends for 2026 Paint manufacturers have announced their colors of the year for 2026. Color experts at Sherwin-Williams, for example, named Universal Khaki as their color of the year. Other top choices among the neutrals include: Dutch Boy (Melodious Ivory), Minwax (Special Walnut) and Pantone (Cloud Dancer). Selections among the more luxurious hues include: Graham & Brown (Divine Damson), Benjamin Moore (Silhouette), Krylon (Matte Coffee Bean), Clark + Kensington (Hazelnut Crunch) and Glidden (Warm Mahogany). Choices among trendy greens include: Behr (Hidden Gem), Dunn-Edwards (Midnight Garden) and Valspar (Warm Eucalyptus).
Thank you to our 2025 Parade of Homes Sponsors, The Shiawassee Economic Development Partnership, Cislo Insurance Partners and My City Magazine. make sure to visit the HBA of Mid-Michigan Parade of Homes at www.hbaofmidmichigan.com/2025paradeofhomes/
NAHB Welcomes 24 New Student Chapters
NAHB is proud to welcome 24 new student chapters in 2025 from high schools and colleges across the United States. These programs were created to enhance students’ educational experiences, increase their exposure to the home building industry and connect them with their local home builders’ association. New chapters include: Atlanta Technical College, Auburn University, Bay Mills Community College, Construction Careers Academy, Front Range Community College, Holy Cross High School, Jena High School, Kansas State University, McKenzie Regional Workforce Center, Missouri University of Science & Technology, North Alabama Homebuilding Academy, North Montco Technical Career Center, Pitt Community College, RIBA Contractor Development Program, Spearfish High School, SUNY Oswego, University of Hawaii at Manoa, University of Missouri, University of Southern Mississippi, Virginia Commonwealth University, Wake County Schools and Wayne State University. In total, these chapters have introduced 1,287 new students and counting to the Federation. NAHB’s student chapter program offers educational programming, leadership development and networking opportunities among other benefits. NAHB Student Chapters membership is right for students studying for a career in residential construction or skilled trades, or younger minds seeking more information and exposure to construction-related career pathways.
AJ Johnson Construction Co. Inc Acrisure Alexandra Edwards of Phillips Insurance Alliance Grounds Services LLC Antcliff Windows & Doors Architectural Glazing Systems, Inc. New member Beth Roman of Carter Kitchen & Bath Ben Staley of Staley Construction Company LLC Bois Insurance Agency Boots Construction Bossman Construction Co LLC Brokaw Group/Brokaw Commercial Builders First Source Lapeer Builders First Source Saginaw Brian Christiansen of Staley Construction Company LLC Carbs Contracting LLC NEW Cardinal Roofing Corp. Carter Lumber Company Carter Kitchen & Bath Chuck Thompson Holdings Inc. Church's Insulation CF Legal, PC Construction Management Services LLC Consumers Energy Creekside Hearth Patio & BBQ Davison Overhead Door Co Dallaire Heating Cooling & Electrical Deborah Sipes of Phillips Insurance Dynamic Home Solutions DF Floor Covering D&M Service Pros
HBA OF MID-MICHIGAN MEMBERSHIP 2025
Forsythe Bros Lawn Services LLC Genesee Ceramic Tile Glendale Construction LLC Grand Legacy Homes Inc. Great Lakes Grills LLC GreenStone Farm Credit Services Gross Construction Harrod Painting Hill Steel & Builders Supply Hodges Supply IL Construction Iversons Lumber Company JW Morgan Construction LLC Kile Sayer of the Stone Specialists Lake & Land Custom Homes LLC Lake Michigan Credit Union LeaSon Builders LLC Linda Leach of Genesee Ceramic Tile Linden Kitchen & Bath Lucas Brothers Construction Lunghamer Ford of Owosso Mark Elasivich of Staley Construction Company LLC Markita Henige of Phillips Insurance Mason Burgess Title Agency Master Seal Asphalt Maintenance Inc. Maurer Heating Co Metamora Building & Development Metcalf Electric Meyer Electric Inc M I Homes NEW Michigan Lumber Company Michigan Propane Commission Midwest C ommercial Construction LLC
Mike Building Co. Modern Concrete NEW PHI Home Services Phillips Insurance Pine Hollow Custom Homes Group Inc. Pinkleman Custom Homes Purves Construction Randal J Cizek Architect Rod Kulhanek Builders LLC Roe Enterprises Shiawassee Economic Development Partnership Signet Residential Inc Sherman Heating and Cooling Shiawassee Chamber of Commerce Staley Construction Company LLC Staley's Plumbing & Heating Inc Stone Specialists Inc Superior Lawn & Landscape Inc Swank Builders Inc Sweers Roofing The Cabinet Gal NEW The State Bank Timothy Elasivich of Staley Construction Company LLC Timbergate Construction LLC Triple H Ideal Contractors LLC Vantage Homes, Inc Vetcon Inc Vets Access LLC NEW Vylla Home Weekes Forest Products Weir Building Company Werth Roofing & Siding Co Wimsatt Building Materials/SRS DIstribution Yeo & Yeo CPA's & Advisors