Inventory is tight, not flooding

One of the biggest misreads from national coverage right now is the idea that inventory is "surging." In DeForest, the latest SCWMLS snapshot shows just 52 active listings and 1.71 months of supply, well inside Strong Seller's Market territory. By any historical reading, that is a supply deficit, not a flood.

• 52 active listings across the DeForest area
• 1.71 months of supply (a balanced market sits closer to 5 to 6 months)
• The $300,000 to $400,000 band shows just 0.38 months of supply, an extreme seller's market
• The $200,000 to $300,000 band is at 0.71 months of supply, also extreme seller's

Median time on market is 43 days, but reads differently by price band

The latest SCWMLS snapshot shows a 43-day median time on market for DeForest, only one day longer than the same period last year. That number includes a wide spread by price point. Tighter inventory bands move quickly. The $700,000 to $800,000 band currently shows 8 months of supply, and the $1,000,000-plus band shows 14.4 months of supply, which means homes at those levels can take much longer.

• Median DOM: 43 days, essentially unchanged year over year
• Average sale closes at -0.5 percent under list, slightly negotiable
• $700,000-plus inventory is closer to a buyer's market than the rest of DeForest
• Lower price bands turn in well under the 43-day median because supply is thin

Prices are not falling. They are up 21.3 percent year over year.

The most recent DeForest median sale price is $521,800, which is 21.3 percent higher than the same period last year. Average price per square foot is $252, also up 12.8 percent year over year. National headlines describing falling home prices do not describe what is happening in DeForest right now.

• Median sale price: $521,800 (+21.3 percent YoY)
• Average sale price: $538,044 (+16.3 percent YoY)
• Average $/sq ft: $252 (+12.8 percent YoY)
• Number of sales is down 31.3 percent YoY, mostly a function of low inventory, not weak demand

The price segments to watch

The most useful read in DeForest right now is the by-price-band breakdown. The market is far from uniform.

• $200,000 to $300,000: 0.71 months of supply, extreme seller's market, only 1 active listing
• $300,000 to $400,000: 0.38 months of supply, extreme seller's market, 2 active listings
• $400,000 to $499,999: 1.64 months of supply, strong seller's market, 12 active listings
• $500,000 to $599,999: 1.30 months of supply, extreme seller's market, 10 active listings
• $600,000 to $699,999: 1.01 months of supply, extreme seller's market, 6 active listings
• $700,000 to $799,999: 8.00 months of supply, buyer's market, 12 active listings
• $1,000,000-plus: 14.40 months of supply, buyer's market, 6 active listings

What buyers in DeForest should focus on right now

If you are a buyer in the $300,000 to $700,000 range in DeForest, you are inside the tightest part of the market. Hesitation almost always costs more than acting on a strong listing.

• Get fully approved, not just pre-qualified
• Plan to tour strong listings the same weekend they hit, especially in the under-$700,000 bands
• Build your inspection plan before writing the offer, not after
• Plan for a 30 to 45 day close

What sellers in DeForest should focus on right now

If you are selling in the $300,000 to $700,000 range, the market is on your side. The strategy is to keep it on your side by not giving buyers a reason to walk past your listing.

• Price to the closed comps, not aspirational numbers
• Tackle the small visible projects: paint, light fixtures, landscaping
• Get strong photography taken in the right light, not phone shots
• If your home is above $700,000, plan for a longer marketing window and stronger presentation

Frequently Asked Questions About the DeForest, WI Housing Market

DeForest is in a Strong Seller's Market with 1.71 months of supply, a $521,800 median sale price (up 21.3 percent year over year), and a 43-day median time on market. The market is segmented by price band: the $300,000 to $400,000 range is in extreme seller's market territory at 0.38 months of supply, while the $700,000-plus range has shifted into buyer's market conditions at 8 months or more.

If you are weighing a move in DeForest, ignore the national headlines and look at your block and your price band. The market is not one market. It is several, and the right move depends on which one you are in.