Published: February 13, 2026 | Last Updated: February 13, 2026

3 Numbers That Actually Matter in the Madison Housing Market Right Now

Question: What are the most important numbers in the Madison housing market right now?

Answer: The three numbers that matter most in the Madison WI housing market are 1.35 months of supply, 23 median days on market, and a $434,900 median sale price (up 3.5% year-over-year). These figures show a seller-leaning market with steady appreciation and competitive pricing conditions. Data Source: South Central Wisconsin MLS (SCWMLS) market data, as published by Integrity Homes. Last updated: February 13, 2026

There’s a lot of noise in real estate. Headlines. National trends. Interest rate drama. Social media takes.

But if you’re buying or selling in Madison, Wisconsin, most of that doesn’t matter.

What matters are the numbers that actually impact negotiation, pricing, and timing in Dane County.

Here are three numbers that matter right now — and what they really mean.

Data source: South Central Wisconsin MLS (SCWMLS) market data, as published on IntegrityHomesWI.com.

1. 1.35 Months of Supply

This is the big one. Dane County is currently sitting at roughly 1.35 months of housing supply. Anything under 2 months signals a strong seller’s market. Under 1 month is extremely competitive. At 1.35 months, we are firmly in seller-leaning territory.

What That Means for Buyers

You’re competing in certain price ranges — especially $300K–$499K. Well-priced homes still move quickly. Clean offers matter more than creative ones. Strategy beats emotion.

What That Means for Sellers

Pricing still matters. Overpricing still backfires. Strong presentation creates leverage. You can’t rely solely on low inventory.

Low supply gives sellers advantage — but it doesn’t excuse poor positioning.

2. 23 Days on Market

The median days on market in Dane County is currently 23 days. That’s slightly slower than peak frenzy years — but still very fast historically.

And here’s the nuance: some zip codes are moving in under 10 days. Others are sitting longer depending on price point. The first 7–10 days are critical.

In Madison zip codes like 53714, homes have been moving in around 8 days. In Cottage Grove (53527), we’ve seen similar speed. In Middleton (53562), movement has also been strong.

Why This Number Matters

It tells you whether pricing was correct, whether demand exists at that level, and whether adjustments are needed early. If a home sits beyond the first few weeks without activity, the market is speaking.

3. $434,900 Median Sale Price (+3.5% YoY)

The median sale price in Dane County is currently $434,900, up 3.5% year-over-year. At the same time, the average sale price is over $517,000, price per square foot is up roughly 3–4%, and buyers are negotiating about 1.4% off list price on average.

We are not seeing massive price spikes like 2021–2022. But we are also not seeing price declines. We are seeing steady, controlled appreciation.

What That Means

The Madison market remains stable. Sellers are not losing leverage. Buyers still have room to negotiate (slightly). Proper pricing remains critical.

This is not a crash market. This is not a runaway appreciation market. It’s a tight, structured, competitive environment.

The Real Story in the Madison Market

When you combine these three numbers — 1.35 months supply, 23 median days on market, and a $434,900 median sale price — you get a very clear picture: Madison and Dane County remain supply-constrained, competitive, and stable. The “family sweet spot” — roughly $300,000 to $499,000 — continues to see the most competition. Luxury inventory increases slightly at higher price points, but supply is still tight across most segments. The days of easy discounts are gone. But the days of irrational overbidding on everything are gone too. It’s a strategy market now.

John Reuter
Retired U.S. Air Force Security Forces veteran and former Sun Prairie volunteer firefighter. Ranked in the Top 5% of Realtors nationwide for seven consecutive years and recognized as Wisconsin’s leading Realtor for military clients. Founder of the Reward Our Heroes program, which has helped 300+ heroes save over $1.5 million.
Call/Text: 608-669-4226  |  Email: john@integrityhomeswi.com