📊 Dane County Market Overview

As of December 1, 2025, the Dane County housing market remains one of the strongest in Wisconsin. Sales volume has cooled from the peak years, but prices continue to rise and homes are still selling quickly. We're in a more normal, data-driven market now—not the pandemic frenzy, but definitely not a buyer's market either.

With just under 2 months of supply, Dane County continues to favor sellers. The big difference from a few years ago? Buyers have a bit more time to think and negotiate, and sellers need a smart pricing and prep strategy—but the overall market is still very healthy.

🏠 November 2025 Snapshot

November brought fewer sales than last year but stronger prices. This is the theme for 2025 across Dane County: less volume, more value.

The fact that prices are up while sales counts are down tells us two things: (1) the buyers who are in the market are serious, and (2) inventory is still low enough to support price growth, even with higher rates.

💰 Buyer Demand by Price Range

Buyer demand in Dane County leans heavily toward the middle of the market. Homes between $300,000 and $600,000 see the fastest turnover and the most competition.

*Based on recent Dane County sales distribution across all price ranges.

The sweet spot is still that $300K–$500K range: quick sales, strong demand, and minimal discounting from list price. Higher-end properties are seeing slightly longer days on market and more negotiation, but pricing remains stable.

🧭 Long-Term Appreciation in Dane County

Over the past decade, Dane County has been one of Wisconsin's most consistent appreciation stories. The median sale price has climbed from $264,000 in 2017 to $451,000 in 2025 year-to-date—a gain of roughly 71%.

With inventory still under two months and steady in-migration to Dane County, the long-term investment thesis remains strong for both owner-occupants and investors.

🌎 National Market Context & What It Means for Dane County

Zooming out, the U.S. housing market is finishing 2025 in a "stuck but stabilizing" mode. Mortgage rates have averaged around 6.6% this year, keeping national sales volumes below pre-pandemic levels, but economists expect a gentle reset in 2026 rather than a crash.

• Most national forecasts are calling for a small uptick in existing home sales and modest price growth in 2026 as rates edge lower.
• Many markets are seeing buyers prioritize affordability, energy efficiency, and location over pure size.
• Inventory is slowly improving nationally, but still tight enough in many metros to support prices.

For Dane County homeowners and buyers, this national backdrop matters—but our local fundamentals are stronger than the U.S. average. We came into this cycle with tighter inventory, higher incomes, and steady demand, so we're well positioned to benefit if rates trend lower.

📣 John's Bottom Line for 2026

Here's my honest read of where this goes next: if mortgage rates move down into the low 6s or high 5s, we're going to see a heavy increase in demand across Dane County.

There's a huge group of people sitting on the sidelines right now: renters who are sick of rent hikes, move-up buyers who didn't want to give up their 3% rate, and first-time buyers who were priced out when rates spiked. The second monthly payments drop even a little, that group comes back.

You can refinance a mortgage. You can't refinance the price you paid for the house. If the numbers work today, waiting often just means competing with more people tomorrow.

🕰️ Strategic Insights for Dane County Buyers & Sellers

For Home Buyers

Late 2025 and early 2026 may be the last "calmer" window before demand jumps again. Right now you still have:

• More time to make decisions than in 2021–2022.
• Room to negotiate repairs, credits, and contingencies.
• Less competition in many price ranges, especially above $600K.
• The ability to buy now and refinance later if/when rates drop.

For Home Sellers

Don't let the headlines fool you: this is still a seller-advantaged market in Dane County.

• Median days on market is just 16 days.
• Months of supply under 2.0 keeps leverage on your side.
• Well-prepped homes in the $300K–$500K range can still see multiple offers.
• Higher-end listings above $700K benefit from strong marketing, staging, and patient, strategic pricing.

The key is presentation + pricing. Clean, staged, and photo-ready homes—priced correctly from day one—are the ones winning in this market.

🔍 Key Dane County Takeaways

🗺️ Dive Deeper Into Dane County Communities

Dane County isn't just one market — it's a collection of hyper-local sub-markets that all behave a little differently. Madison, Sun Prairie, Verona, Middleton, Waunakee, DeForest/Windsor and other communities each have their own pricing, inventory levels, and buyer demand patterns.

If you want to see how your specific area stacks up, I've put together a running breakdown of the largest Dane County markets, updated regularly with local stats and commentary.

👉 View the full community-by-community breakdown here:
https://integrityhomeswi.com/market-reports/dane-county-wisconsin/

❓ Dane County Real Estate FAQs

Quick answers to the questions I'm getting most often right now about the Dane County housing market.

✍️ About the Author

John Reuter is a U.S. Air Force veteran, full-time Realtor, and Broker/Team Leader of Integrity Homes of Wisconsin, brokered by Real Broker, LLC. Based in Dane County, John has spent the last decade helping buyers and sellers navigate the housing markets in Madison, Sun Prairie, Verona, Waunakee, Middleton, DeForest/Windsor, and surrounding communities with a calm, data-driven approach.

John is also the Founder and Executive Director of the Reward Our Heroes™ Foundation, a Wisconsin nonprofit dedicated to providing savings, scholarships, and support for local heroes—including veterans, active-duty military, law enforcement, firefighters, EMS, healthcare workers, and teachers.

When he's not analyzing market stats or negotiating contracts, you'll usually find John volunteering in the community, supporting veteran and first responder events, or talking someone through their first home purchase over coffee. Learn more about John at integrityhomeswi.com/about.