1. Active Listings Versus Accepted Offers

Windsor currently sits at approximately 105 active listings with 38 having accepted offers, per recent Integrity Homes Dane County market data. That's a roughly 36% pending-to-active ratio.

Why does that matter? It tells you how much of the inventory is actually moving. When pending homes outnumber actives, the market is absorbing supply. When actives outnumber pendings (especially by 3 to 1 or more), homes are starting to sit. Windsor's current ratio is healthier than it looks at a glance, but the trend over the next 60 days will say more than the snapshot.

Quick rule of thumb

• Pending > active: Strong absorption, pricing power favors sellers.
• Pending = active: Balanced. Sellers can hold price but lose time on overpricing.
• Active >> pending: Slowing absorption. Pricing accuracy becomes critical.

2. Months of Supply by Price Band

Headline months-of-supply numbers are misleading because they average across price bands. Windsor's 5.3 months of inventory headline is one of the higher figures in Dane County, but that average hides real differences.

Dane County's $300,000 to $399,000 band sits at well under 1 month of supply. The $200,000 to $299,000 band is even tighter at under 1 month. The $700,000+ luxury band runs significantly higher, often 6 to 12 months of supply, which is what's pulling Windsor's averages up.

If you're a Windsor seller in the $400,000 to $550,000 band, your competitive landscape looks nothing like the headline 5.3 months. You're closer to the active mid-Dane County market.

3. The Gap Between Asking and Sale Prices

Sale-to-list ratio is the single most useful gauge for whether a Windsor seller will get full asking price. In a hot market, the ratio runs 100% to 105%. In a balanced market, it runs 96% to 99%. In a slow market, it can drop to 92% to 95%.

Watch this trend over time, not as a single data point. If the median sale-to-list ratio in your price band has slipped from 102% to 98% over the past 90 days, that's information. Buyers are negotiating more. Concessions are common. Pricing aggressively means real risk of a price reduction.

Where to find the ratio

Most agents can pull this from MLS by zip code, price band, and timeframe. If your agent can't or won't, that's a flag.

4. Median Price Per Square Foot Trend

Total median sale price moves around for reasons that have nothing to do with the market. One quarter that closes three large new builds will spike the headline median. The next quarter without those closings will look like a price drop.

Median price per square foot is the cleaner trend line. It controls for size mix, which is the biggest variable in any small-market dataset like Windsor's.

Dane County's median price per square foot was approximately $247 in February 2026, up 3.7% year over year per Integrity Homes Dane County market data data. If your Windsor neighborhood is tracking above that pace, you have appreciation tailwind. If it's tracking below, the market has slowed for your specific area, regardless of what the city-wide numbers suggest.