News

GRI: Negotiating for Success

08/11/2026

GRI: Negotiating for Success Date: Wednesday, October 7th 9:00 am – 1:00 pm Location: Virtual […]

MLS Power Hour: Paragon Connect

08/11/2026

MLS Power Hour: Paragon Connect (non-CE) Date: Friday, October 16th, 10:00 am – 1:00 pm […]

Madison City Council Real Estate Watch: Zoning, Development & Infrastructure Updates

08/11/2026

Stay ahead of local market trends with this quick breakdown of the key real estate, zoning, and infrastructure developments from the August 10 City Council meeting.

Key Planning & Zoning Actions

Slaughter Road Rezoning (Resolution No. 2026-278-R): A public hearing has been set for September 14 regarding the rezoning of 23.4 acres along the west side of Slaughter Road (north of Eastview Drive). The proposal shifts ~19 acres from Agriculture (AG) to Single-Family Conservation (R-1C) and ~4.4 acres to Community Business (B-2).
Town Madison Development (Proposed Ordinance No. 2026-277): Council is considering the vacation of a utility and drainage easement within Lot 16 of the Town Madison 15 Subdivision to accommodate ongoing residential/mixed-use layout refinements.
Forrest Drive Annexation & Zoning (Proposed Ordinance No. 2026-272 / Resolution No. 2026-273-R): First reading and public hearing setup for the annexation and R-1A (Low Density Residential) zoning of 0.46 acres located at 158 Forrest Drive.
Church Street Easement (Proposed Ordinance No. 2026-265): Second reading for the vacation of a utility/drainage easement at 108 Church Street (Lot 28, North Alabama Gas District Subdivision).

City Real Estate & Asset Sales

225 Mill Road Listing (Resolution No. 2026-294-R): Approval of a listing agreement with Opie Balch Realty, LLC, for the disposition of city property at 225 Mill Road.
Kyser Boulevard Surplus Property (Ordinance 2026-295): First reading to officially declare a 0.93-acre vacant tract on Kyser Boulevard as surplus property.

Infrastructure & Local Development Impact

Capital Improvements (Resolution No. 2026-271-R): Re-appropriation of $3.64M in warrant funding targeting Fire Station 4 additions, City Hall renovations, and park enhancements on Huntsville-Brownsferry Road.
Traffic & Corridor Property Appraisals: Authorizations for professional property appraisals connected to upcoming infrastructure projects, including Phase 3 of the Garner Street Extension ($5,000) and the Sullivan Street / Mill Road Intersection Improvements ($18,000).
Neighborhood Maintenance: Authorization for $73,000 in Stormwater Funds for retention pond dredging in Bradford Farms, alongside $7,455 for new fencing at Cambridge Neighborhood Park.

21st Century ROAD to Housing Act: What Real Estate Professionals Need to Know

08/10/2026

Signed into law on July 11, 2026, the 21st Century ROAD to Housing Act introduces sweeping federal housing policy reforms. Designed to expand housing supply, streamline zoning, and adjust funding for local communities, this legislation directly influences residential real estate markets, inventory levels, and client advisory strategies.

Here is a breakdown of what realtors need to know to stay ahead of these regulatory shifts.

Key Takeaways for Real Estate Professionals

More Inventory on the Horizon: Federal incentives for “pattern-book” zoning, single-stair designs, and commercial-to-residential conversions (RESIDE pilot) aim to fast-track small-scale multifamily housing, townhomes, and infill developments.
Institutional Investor Limits: Effective January 7, 2027, large institutional investors owning 350+ single-family homes are barred from making additional purchases, subject to specific build-to-rent and rehabilitation exceptions. This shift aims to reduce competition for individual homebuyers in local markets.
Expanded Financing Flexibility: Adjustments to the HOME Program expand income eligibility up to 100% of the Area Median Income (AMI), boosting opportunities for shared-equity and homeownership assistance programs.
Manufactured Housing Expansion: States must establish parity for manufactured housing financing, titling, and installation standards by July 11, 2027, opening up affordable homeownership options.
Public Land Transparency: Localities receiving CDBG funds must create a searchable database of undeveloped, publicly owned land, unlocking potential opportunities for residential infill development.

Institutional Investor Restrictions

Restricts entities with 350+ single-family homes from buying additional properties (starts Jan 2027).

Decreases large-scale investor competition for starter homes, opening inventory for primary buyers.

Commercial-to-Residential Conversions

RESIDE pilot authorizes $1M–$10M grants to convert vacant commercial spaces into housing.

Repurposes unused commercial properties into residential density, revitalizing urban corridors.

Zoning & Permitting Grants

Funds pattern-book preapproved designs and zoning modernization for local governments.

Shortens development timelines for duplexes, townhomes, and missing-middle housing.

CDBG Allocation Adjustments

Increases or decreases local CDBG funds based on housing-unit growth metrics.

Pressures local governments to approve more residential housing permits to avoid losing federal funds.

Manufactured Housing Parity

Requires equal legal, tax, and financing treatment for manufactured homes across state agencies.

Expands affordable, non-traditional inventory options for budget-conscious buyers.

How to Leverage These Changes for Your Business

Guide First-Time Homebuyers: Educate buyers on updated HOME Program flexibilities, higher AMI limits, and expanded access to shared-equity arrangements.
Monitor Infill Development Potential: Track your local municipality’s public land database to identify prospective parcels slatted for residential development.
Advise Local Investors: Stay updated on commercial conversion projects in your farm area to identify emerging residential micro-markets early.
Prepare for Institutional Shifts: Help local buyers capitalize on reduced institutional competition in the single-family market starting in early 2027.

While several competitive grant provisions require future Congressional appropriations to deploy fully, mandatory requirements like investor limits and manufactured housing parity will take effect on schedule. Keep an eye on local municipality zoning updates as cities position themselves to compete for federal housing funds.

Apply for 2026 Officer or Director Positions

08/10/2026

The time for our annual election of Officers & Directors is here! Click below to apply for Officer or Director positions.

All applications must be received via the online portal below before 5:00pm on Friday, August 14th.

Decoding the Latest Valley MLS Madison Market Report: What Realtors Need to Know

08/10/2026

As a real estate professional navigating the North Alabama market, staying ahead of local statistical trends isn’t just helpful—it’s essential for positioning yourself as the go-to neighborhood authority.

The latest Valley MLS Weekly & Monthly Market Area (WMA) Report for Madison, AL provides critical insights into how our local market is shifting as we navigate the late summer season. Whether you’re helping sellers set competitive listing prices or guiding buyers through offer strategies, here is a tactical breakdown of what the numbers mean for your day-to-day real estate business.

Market Overview: A Return to Equilibrium

The Madison market continues to transition into a more balanced environment compared to the rapid surges of recent years. While buyer demand remains grounded thanks to local job creation in the aerospace, defense, and technology sectors, inventory stabilization is giving buyers more breathing room.

Median Sale Price: Prices continue to reflect resilient baseline demand across Madison County, with premium submarkets in Madison (35756 / 35758) holding firm near high-water marks.
Days on Market (DOM): The average days on market has settled into a predictable rhythm (averaging 50–65 days depending on submarket and price band). Homes priced accurately from Day 1 continue to move fast, while mispriced listings stall out and require cuts.
List-to-Sale Ratio: Close to half of recently closed transactions settled slightly below asking price, while top-tier, move-in-ready properties still command multiple offers.

Key Takeaways for Listing Agents

Sellers are still reading headlines from peak market booms and may hold unrealistic expectations about time on market or top-dollar premiums. Your job is to align seller expectations with current MLS realities.

Strategic Advice for Your Sellers:

Pricing is Your Primary Marketing Tool: Overpricing in a 4+ month supply environment leads to extended DOM and larger eventual price reductions. Use the latest Valley MLS WMA hyper-local comps to justify initial launch pricing.
Condition & Staging Matter Again: Buyers are no longer willing to look past major deferred maintenance at premium prices. Emphasize home prep, professional photography, and minor cosmetic touch-ups before going live.
Negotiation Terms: Sellers should be prepared for requests involving closing cost assistance, rate buydowns, or home warranty concessions during inspection periods.

Key Takeaways for Buyer’s Agents

For buyers who felt priced out or overwhelmed by bidding wars in previous cycles, current conditions present genuine opportunities—provided they enter the market with a targeted approach.

Strategic Advice for Your Buyers:

Leverage Strategy Over Rush: With average DOM normalizing, buyers have time to execute thorough inspections and negotiate contingency terms.
Target Aged Listings: Listings that have exceeded 30–45 days on market represent prime negotiation targets for price adjustments, seller credits, or temporary interest rate buydowns.
School & Commute Drivers: Madison’s top-tier school district and proximity to Redstone Arsenal remain key demand drivers, ensuring long-term equity stability for purchasers in these pockets.

Final Thoughts: Position Yourself as the Local Market Expert

Data without context is just numbers on a PDF. By taking these ValleyMLS figures and translating them into actionable advice for your clients, you establish trust, set realistic expectations, and close more transactions smoothly.

HAAR Announces Endorsements for August 25th Huntsville Elections

08/07/2026

The Huntsville Area Association of REALTORS® (HAAR) has officially released its endorsed candidates for the upcoming Huntsville City Council and Huntsville City School Board municipal elections on Tuesday, August 25, 2026.

Following a rigorous review process evaluating candidate records, community vision, and dedication to private property rights, HAAR is backing leaders committed to expanding homeownership opportunities and investing in our growing community.

Officially Endorsed Candidates

Huntsville City Council

District 2: David Little
District 3: Dr. Jennie Robinson
District 4: Bill Kling

Huntsville City School Board

District 2: Holly McCarty
District 3: Payten Redfearn
District 4: Ryan Renaud

Voting Details

Election Date: Tuesday, August 25, 2026
Voting Hours: 7:00 a.m. – 7:00 p.m.
Eligibility: Open to all eligible registered residents of Huntsville

Make your voice heard and help shape the future of our local community. For more information on real estate advocacy and local initiatives, visit haar.realtor.

Why Housing & Education Leadership Matters

Strong communities require visionary leadership, smart infrastructure planning, and public policy that encourages housing accessibility across all income levels. Additionally, quality public schools and transparent municipal governance directly fuel a resilient local economy and a thriving real estate market.

HAAR is proud to support candidates who prioritize academic excellence, fiscal responsibility, and sustainable growth as more families choose to call North Alabama home.

HAAR Honors Top North Alabama Real Estate Leaders at August Member Meeting

08/07/2026

[Event photos will be published as we receive them]

North Alabama real estate professionals gathered at Burritt on the Mountain on August 6, 2026, for the Huntsville Area Association of REALTORS® Member Meeting. Alongside crucial association updates, including the introduction of new CEO Tiffany James and city development updates from Shane Davis, HAAR proudly celebrated the standouts, advocates, and mentors shaping our local market.

From educational achievements to lifelong service, here are the 2026 HAAR and Alabama Association of REALTORS® (AAR) award honorees:

2026 HAAR & AAR Award Winners

REALTOR® of the Year: Tamara Fox

Recognized for her unmatched leadership, Fox has served across local, state, and national boards (HAAR, AAR, NAR) and as Alabama Chapter President for the Residential Real Estate Council. A 7-year continuous RPAC Major Investor, she sets the highest standard for advocacy, professional designations, and industry service.

Broker Excellence Award: Mike Sandoval

With over 30 years in education and real estate, Sandoval was honored for his dedication as HAAR Forms Committee Chair, his master-level command of MLS contracts, and his hands-on mentorship through weekly agent coaching.

Good Neighbor Award: Tina Garbe

Garbe proves that REALTORS® change lives far beyond property lines. Turning transactions into charitable impact, she donates to wheelchair outreach (Chair the Love), senior care centers, and client-selected local charities, while logging over 300 volunteer hours locally.

Affiliate of the Year: Daniel Shaughnessy

A constant presence at HAAR and WCR events, Shaughnessy was celebrated for his tireless volunteer work, from building beds with Sleep in Heavenly Peace to raising funds for St. Baldrick’s and Stop Soldier Suicide.

Arthur Pope Award Nominee: Shannon Roscoe
Nominated for AAR’s state-level education award, Roscoe was recognized for her commitment to professional development, having earned both her GRI and SRES designations this year.

Mickey Phillips Award Nominee: Deborah Duclerc

Nominated for AAR’s community service honor, Duclerc serves as Chair of REALTORS® In Action, connecting local real estate pros with youth charities and community support initiatives across North Alabama.

GRI Designation Milestone: Ainsley Runels

Runels was formally recognized for completing the rigorous 60-hour Graduate, REALTOR® Institute (GRI) coursework.

Elevate Your Real Estate Career with HAAR

Surrounding yourself with industry leaders is the best way to grow your business. HAAR offers continuous professional development, MLS training, and volunteer opportunities to help you succeed in today’s changing housing market.

Interested in making an impact? Applications for HAAR and ValleyMLS Officer and Director positions are open through Friday, August 14th. Log into your Member Dashboard to apply, join a committee, or register for upcoming events like the Battle of the Brokerages.

Standing Against Domestic Violence

08/06/2026

Join REALTORS® in Action for a discussion on how to safely recognize, react to, and […]

Market Pulse: How Family Financial Backing & Key Inventory Shifts Are Reshaping Madison County Real Estate

08/05/2026

Navigating the current Madison County market requires looking closely at both shift-in-demand metrics and emerging buyer demographics. As the median age of first-time buyers climbs, parental financial assistance is becoming a dominant factor in transactions. A recent Veterans United survey reveals that 59% of parents have provided or plan to provide financial support—such as down payment contributions, cash gifts, and closing cost help—to assist their children in securing a home.

For realtors and brokers, understanding these buyer dynamics alongside the latest Valley MLS weekly and monthly indicators is critical for setting client expectations and positioning listings strategically.

Weekly & Monthly Snapshot (Data Current as of August 3, 2026)

New Listings (Week of July 25): 156 listings, down 11.9% year-over-year.
Pending Sales (Week of July 25): 148 sales, up 3.5% year-over-year.
Active Inventory (Week of July 25): 2,284 homes, up 5.3% year-over-year.
June Median Price: $345,000, down 1.1% year-over-year.
June Days on Market: 42 days, up 5.0% year-over-year.
June Supply: 3.9 months, down 4.9% year-over-year.

Actionable Advice for Your Pipeline

Target Family-Assisted Buyers: Leverage gift-fund guidelines and family co-buying strategies during consultation sessions, given that nearly 6 in 10 young buyers receive family support.
Navigate Single-Family Tightness: With single-family months of supply dropping to 3.9, pending sales holding up (+3.5%), and active inventory rising modestly (+5.3%), advise sellers that well-priced homes are continuing to move efficiently.

Website Search:

GRI: Negotiating for Success

MLS Power Hour: Paragon Connect

Madison City Council Real Estate Watch: Zoning, Development & Infrastructure Updates

Stay ahead of local market trends with this quick breakdown of the key real estate, zoning, and infrastructure developments from the August 10 City Council meeting.

Key Planning & Zoning Actions

Town Madison Development (Proposed Ordinance No. 2026-277): Council is considering the vacation of a utility and drainage easement within Lot 16 of the Town Madison 15 Subdivision to accommodate ongoing residential/mixed-use layout refinements.

Forrest Drive Annexation & Zoning (Proposed Ordinance No. 2026-272 / Resolution No. 2026-273-R): First reading and public hearing setup for the annexation and R-1A (Low Density Residential) zoning of 0.46 acres located at 158 Forrest Drive.

Church Street Easement (Proposed Ordinance No. 2026-265): Second reading for the vacation of a utility/drainage easement at 108 Church Street (Lot 28, North Alabama Gas District Subdivision).

City Real Estate & Asset Sales

225 Mill Road Listing (Resolution No. 2026-294-R): Approval of a listing agreement with Opie Balch Realty, LLC, for the disposition of city property at 225 Mill Road.

Kyser Boulevard Surplus Property (Ordinance 2026-295): First reading to officially declare a 0.93-acre vacant tract on Kyser Boulevard as surplus property.

Infrastructure & Local Development Impact

Capital Improvements (Resolution No. 2026-271-R): Re-appropriation of $3.64M in warrant funding targeting Fire Station 4 additions, City Hall renovations, and park enhancements on Huntsville-Brownsferry Road.

Traffic & Corridor Property Appraisals: Authorizations for professional property appraisals connected to upcoming infrastructure projects, including Phase 3 of the Garner Street Extension ($5,000) and the Sullivan Street / Mill Road Intersection Improvements ($18,000).

Neighborhood Maintenance: Authorization for $73,000 in Stormwater Funds for retention pond dredging in Bradford Farms, alongside $7,455 for new fencing at Cambridge Neighborhood Park.

21st Century ROAD to Housing Act: What Real Estate Professionals Need to Know

Here is a breakdown of what realtors need to know to stay ahead of these regulatory shifts.

Key Takeaways for Real Estate Professionals

More Inventory on the Horizon: Federal incentives for “pattern-book” zoning, single-stair designs, and commercial-to-residential conversions (RESIDE pilot) aim to fast-track small-scale multifamily housing, townhomes, and infill developments.

Expanded Financing Flexibility: Adjustments to the HOME Program expand income eligibility up to 100% of the Area Median Income (AMI), boosting opportunities for shared-equity and homeownership assistance programs.

Manufactured Housing Expansion: States must establish parity for manufactured housing financing, titling, and installation standards by July 11, 2027, opening up affordable homeownership options.

Public Land Transparency: Localities receiving CDBG funds must create a searchable database of undeveloped, publicly owned land, unlocking potential opportunities for residential infill development.

Restricts entities with 350+ single-family homes from buying additional properties (starts Jan 2027).

Decreases large-scale investor competition for starter homes, opening inventory for primary buyers.

RESIDE pilot authorizes $1M–$10M grants to convert vacant commercial spaces into housing.

Repurposes unused commercial properties into residential density, revitalizing urban corridors.

Funds pattern-book preapproved designs and zoning modernization for local governments.

Shortens development timelines for duplexes, townhomes, and missing-middle housing.

Increases or decreases local CDBG funds based on housing-unit growth metrics.

Pressures local governments to approve more residential housing permits to avoid losing federal funds.

Requires equal legal, tax, and financing treatment for manufactured homes across state agencies.

Expands affordable, non-traditional inventory options for budget-conscious buyers.

How to Leverage These Changes for Your Business

Guide First-Time Homebuyers: Educate buyers on updated HOME Program flexibilities, higher AMI limits, and expanded access to shared-equity arrangements.

Monitor Infill Development Potential: Track your local municipality’s public land database to identify prospective parcels slatted for residential development.

Advise Local Investors: Stay updated on commercial conversion projects in your farm area to identify emerging residential micro-markets early.

Prepare for Institutional Shifts: Help local buyers capitalize on reduced institutional competition in the single-family market starting in early 2027.

Apply for 2026 Officer or Director Positions

The time for our annual election of Officers & Directors is here! Click below to apply for Officer or Director positions.

All applications must be received via the online portal below before 5:00pm on Friday, August 14th.

Decoding the Latest Valley MLS Madison Market Report: What Realtors Need to Know

As a real estate professional navigating the North Alabama market, staying ahead of local statistical trends isn’t just helpful—it’s essential for positioning yourself as the go-to neighborhood authority.

Market Overview: A Return to Equilibrium

The Madison market continues to transition into a more balanced environment compared to the rapid surges of recent years. While buyer demand remains grounded thanks to local job creation in the aerospace, defense, and technology sectors, inventory stabilization is giving buyers more breathing room.

Median Sale Price: Prices continue to reflect resilient baseline demand across Madison County, with premium submarkets in Madison (35756 / 35758) holding firm near high-water marks.

Days on Market (DOM): The average days on market has settled into a predictable rhythm (averaging 50–65 days depending on submarket and price band). Homes priced accurately from Day 1 continue to move fast, while mispriced listings stall out and require cuts.

List-to-Sale Ratio: Close to half of recently closed transactions settled slightly below asking price, while top-tier, move-in-ready properties still command multiple offers.

Key Takeaways for Listing Agents

Sellers are still reading headlines from peak market booms and may hold unrealistic expectations about time on market or top-dollar premiums. Your job is to align seller expectations with current MLS realities.

Strategic Advice for Your Sellers:

Negotiation Terms: Sellers should be prepared for requests involving closing cost assistance, rate buydowns, or home warranty concessions during inspection periods.

Key Takeaways for Buyer’s Agents

For buyers who felt priced out or overwhelmed by bidding wars in previous cycles, current conditions present genuine opportunities—provided they enter the market with a targeted approach.

Strategic Advice for Your Buyers:

Leverage Strategy Over Rush: With average DOM normalizing, buyers have time to execute thorough inspections and negotiate contingency terms.

Target Aged Listings: Listings that have exceeded 30–45 days on market represent prime negotiation targets for price adjustments, seller credits, or temporary interest rate buydowns.

School & Commute Drivers: Madison’s top-tier school district and proximity to Redstone Arsenal remain key demand drivers, ensuring long-term equity stability for purchasers in these pockets.

Final Thoughts: Position Yourself as the Local Market Expert

Data without context is just numbers on a PDF. By taking these ValleyMLS figures and translating them into actionable advice for your clients, you establish trust, set realistic expectations, and close more transactions smoothly.

HAAR Announces Endorsements for August 25th Huntsville Elections

The Huntsville Area Association of REALTORS® (HAAR) has officially released its endorsed candidates for the upcoming Huntsville City Council and Huntsville City School Board municipal elections on Tuesday, August 25, 2026.

Following a rigorous review process evaluating candidate records, community vision, and dedication to private property rights, HAAR is backing leaders committed to expanding homeownership opportunities and investing in our growing community.

Officially Endorsed Candidates

Huntsville City Council

District 2: David Little

District 3: Dr. Jennie Robinson

District 4: Bill Kling

Huntsville City School Board

Voting Details

Election Date: Tuesday, August 25, 2026

Voting Hours: 7:00 a.m. – 7:00 p.m.

Eligibility: Open to all eligible registered residents of Huntsville

Make your voice heard and help shape the future of our local community. For more information on real estate advocacy and local initiatives, visit haar.realtor.

Why Housing & Education Leadership Matters

HAAR is proud to support candidates who prioritize academic excellence, fiscal responsibility, and sustainable growth as more families choose to call North Alabama home.

HAAR Honors Top North Alabama Real Estate Leaders at August Member Meeting

[Event photos will be published as we receive them]

From educational achievements to lifelong service, here are the 2026 HAAR and Alabama Association of REALTORS® (AAR) award honorees:

Arthur Pope Award Nominee: Shannon Roscoe
Nominated for AAR’s state-level education award, Roscoe was recognized for her commitment to professional development, having earned both her GRI and SRES designations this year.