Dane County home prices were mixed in July, as new listings, accepted offers, and home sales all increased. Here’s our in depth review of the Madison area single family home market for July, 2026. Note: All of our data is sourced directly from the South Central Wisconsin MLS.
Dane County home prices
July Madison area home prices
- The price per square foot decreased from $267 in July of 2025 to $257 in July of 2026, down 4 percent.
- The average price decreased from $604,755 to $594,449, down 2 percent.
- The median price increased from $505,000 to $514,900, up 2 percent.
Year-to-date prices through the month of July
- The Dane County price per square foot increased from $254 through July of 2025 to $258 through July of 2026, up 1.5 percent.
- The average price increased from $565,674 to $585,358, up 3 percent.
- The median price increased from $480,000 to $503,500, up 5 percent.
A few comments about home prices this summer
The well-presented and properly priced homes continue to sell quickly and for record-high prices in 2026. At the same time, buyers are more discerning this year — and they’re more sensitive to higher mortgage rates and the costs of ownership.
Homes that are priced too aggressively and needing significant repairs and updates tend to sit on the market and undergo price reductions, especially in this late summer market. Consequently we are seeing more single family home listings expire without selling in 2026. More on this later in our report.
Also note from the chart above, Dane County home prices are up 61 percent from the 2019 pre-COVID market, and up 126 percent from the most recent market bottom in 2012. If you’ve purchased a Madison area home in the last 5 to 15 years, you’ve likely accumulated a significant amount of equity in your investment.
A few comments on pricing and preparing your home for sale in 2026
If you plan to sell your home this year, we recommend working with a realtor who will guide you through your repairs and cosmetic touch-ups — and work closely with you on your staging. Then be strategic with your pricing in order to attract multiple offers. This is your formula for capturing the equity you’ve built up in your home, and netting your best return on your investment. Contact us with questions.
New listings
A total of 598 Dane County homes were listed for sale in July, up 1 percent from the 591 in July of 2025. Year-to-date, listings are up 4 percent. The 598 homes listed for sale last month were the highest for any month of July in the last five years.
Accepted offers
A total of 479 Madison area homes went under contract in July, up 8 percent from the 422 homes last year. Year-to-date, accepted offers are up by 7 percent. Note the 479 accepted offers last month were the highest for any month of July in the last four years.
Dane County home supply
As of August 11th, a total of 853 Madison area homes were available for sale (without an accepted offer), up 3 percent from the 826 homes at the same time last year. Right now Dane County has the equivalent of 2 months of single family home inventory (compared to 2.9 months of supply for condos).
Note the seasonality of home supply in the chart below. Supply will increase throughout the summer and into the fall season (as it does every year), creating more opportunities for buyers who stay committed to their search.
Competing offers
Competing offers in 2026 are tracking closely to last year’s market. According to our preliminary numbers for the month of June:
- 33 percent of all Dane County single family home contract signings involved multiple offers in June of 2026.
- In June of 2025, the percentage was also 33 percent.
- In June of 2021 (the peak pandemic market), the percentage was 51 percent.
Note the seasonal pattern in the chart below. Competing offers will trend lower throughout the summer and for the remainder of the year, creating more favorable market conditions for buyers in the months ahead.
Expired listings
A total of 501 Dane County single family home listings expired without selling through the month of July, up 17% from the 429 expired listings last year. Note from the chart below, expired listings are the highest since 2019 — a clear sign that the market is trending toward more balance.
For home sellers, this means the fundamentals matter: Professional pricing, staging, and marketing are essential for achieving a successful sale in 2026.
Days on market
The average days on market in July was 22 days, down from 24 days in July of 2025. Year-to-date, the average is 32 days, up from 29 days the year before.
Dane County home sales
July was a solid month for Madison area home sales. A total of 557 homes sold (closed) in July, up 9 percent from the 509 sales in July of 2025. Through the first 7 months of the year, home sales were up 8 percent. Note the 557 homes sold last month was the highest for any July in the last four years.
What questions do you have about your real estate market?
We’re always available to meet with you and discuss your buying and selling goals. Call us when you’re ready for a helpful and complimentary consultation. We’d love to help you take your first steps.
