News

June 2026 Fast Stats: North Alabama real estate market update

08/15/2026

The July 2026 North Alabama real estate market update is in. Staying ahead of regional inventory shifts, sales volume, and pricing trends is essential for positioning your listings, setting seller expectations, and advising home buyers.

Across the Combined Market, home sales surged year-over-year while median prices nudged higher, signalling strong ongoing buyer demand throughout the region. Below is your comprehensive, area-by-area breakdown of the latest ValleyMLS statistics.

📊 North Alabama Real Estate Market Update Combined Overview

Across all primary submarkets, sales activity posted a significant year-over-year increase, supported by robust pending sales pipelines entering late summer.

Homes Sold: 1,472 (Up from 1,256 in July 2025)
Median Sale Price: $315,000 (Up from $308,000 in July 2025)
Homes on Market (Inventory): 5,795 (Slightly down from 5,825 in July 2025)
Average Days on Market (DOM): 51 days (Up from 44 days in July 2025)
Pending Sales: 2,158 active under-contract properties

REALTOR® Takeaway: The broader market displays strong underlying momentum. Higher sales volume paired with consistent median price growth demonstrates healthy market demand despite properties taking slightly longer to close.

📍 Local Market Breakdown by Region

Huntsville & Madison County

The region’s core engine saw strong demand, driven by a sharp rise in total closed units year-over-year while DOM remained exceptionally tight.

Metric

Homes Sold

Median Sale Price

Homes on Market

Average DOM

Pending Sales

July 2026

759 $349k

2,688

43 days

1,179

July 2025

635

$345k

2,734

43 days

740

Trend

🟢 +19.5%

🟢 +1.1%

🔴 -1.7%

⚪ Flat

High Pipeline

Athens & Limestone County

Limestone County experienced a major leap in completed transactions, alongside a modest correction in median price.

Homes Sold: 254 (vs. 183 in 2025)
Median Sale Price: $319,000 (vs. $322,000 in 2025)
Active Listings: 1,064 (vs. 1,030 in 2025)
Avg. Days on Market: 53 days (vs. 46 days in 2025)
Pending Sales: 422

DeKalb County

DeKalb experienced steady median price appreciation while total inventory saw a slight expansion.

Homes Sold: 36 (vs. 40 in 2025)
Median Sale Price: $263,000 (vs. $246,000 in 2025)
Active Listings: 231 (vs. 219 in 2025)
Avg. Days on Market: 49 days (vs. 43 days in 2025)
Pending Sales: 49

Etowah & Cherokee Counties

While days on market extended, overall sales increased and pricing remained firm.

Homes Sold: 100 (vs. 93 in 2025)
Median Sale Price: $248,000 (vs. $246,000 in 2025)
Active Listings: 436 (vs. 498 in 2025)
Avg. Days on Market: 86 days (vs. 44 days in 2025)
Pending Sales: 136

Jackson County

Jackson County saw sales jump by nearly 48% year-over-year, making it one of the top growth markets in unit volume.

Homes Sold: 31 (vs. 21 in 2025)
Median Sale Price: $299,000 (vs. $287,000 in 2025)
Active Listings: 149 (vs. 163 in 2025)
Avg. Days on Market: 59 days (Down from 65 days in 2025)
Pending Sales: 45

Marshall County

Marshall County demonstrated gains in price appreciation, with home prices rising by over $12,000 year-over-year.

Homes Sold: 111 (vs. 100 in 2025)
Median Sale Price: $285,000 (vs. $273,000 in 2025)
Active Listings: 511 (vs. 477 in 2025)
Avg. Days on Market: 60 days (vs. 45 days in 2025)
Pending Sales: 128

Morgan & Lawrence Counties

Morgan-Lawrence saw a significant contraction in DOM alongside steady unit sales.

Homes Sold: 160 (vs. 159 in 2025)
Median Sale Price: $247,000 (vs. $265,000 in 2025)
Active Listings: 524 (vs. 578 in 2025)
Avg. Days on Market: 40 days (Down from 52 days in 2025)
Pending Sales: 221

💡 How to Leverage These Stats for Your Real Estate Business

Pricing Strategy: Highlight price growth in Madison, Marshall, Jackson, and DeKalb counties when advising sellers on competitive listing strategies.
Buyer Expectations: Use increased Days on Market in regions like Etowah-Cherokee and Marshall to negotiate contingencies or price adjustments for buyers.
Pipeline Management: With 2,158 pending sales across the combined market, fall closing queues remain robust—ensure buyer pre-approvals and closing timelines are dialed in.
Use the North Alabama real estate market update and other resources from HAAR.realtor to inform yourself and your clients!

ValleyMLS.com Market Stats include statistics from the following cities/counties: Athens, Limestone County, Dekalb County, Etowah County, Cherokee County, Huntsville, Madison County, Jackson County, Marshall County, Morgan County, Lawrence County

Huntsville City Council Roundup: TIF District, Annexations, Commercial Growth

08/14/2026

Local real estate professionals take note: the August 13, 2026 Huntsville City Council meeting delivered major development news, including the kickoff of a massive 9,000+ acre TIF district, significant annexation measures, and key infrastructure upgrades across the Rocket City.

Here are the top takeaways every Realtor needs to track.

Catch the latest REALTOR® updates at https://haar.realtor/news

Major Infrastructure Focus: Proposed "TIF D8" District Setup

The City Council set a public hearing for September 10, 2026, regarding the creation of Tax Increment Financing District 8 (TIF D8).

Scope: Covers an impressive ~9,054.82 acres.
Impact for Real Estate: TIF districts allow the city to reallocate future property tax gains into critical public infrastructure like roads, utilities, and drainage.
Road Work Ahead: Council approved engineering modifications with Mullins, LLC specifically for preliminary engineering on TIF 8 road improvements.

Realtor Note: Large TIF districts typically signal multi-year infrastructure upgrades that boost property values and spur long-term commercial and residential developments. Watch this space closely leading into the Sept. 10 hearing.

Annexation & Residential Growth

Three key annexation ordinances were finalized, expanding Huntsville’s municipal footprint:

Cleary Farm Annexation: 536.68 acres east of US Hwy 72 E, surrounding Little Cove Rd. (A huge footprint for potential residential or mixed-use growth in the Cove area).
Highway 72 West: 3.07 acres on Dupree Worthey Rd., straddling Hwy 72 W.
North Huntsville: 1.14 acres north of Countess Rd. / Jacque Jim Dr.

Key Development & Zoning Actions

Graham Farms Mixed-Use Project: Council authorized a Project Development Agreement with WONDERLAND AL, LLC for a brand-new mixed-use development at Graham Farms.
North Huntsville Retail (Target Shopping Center): Declared surplus city property to move forward with a Purchase Agreement with API Huntsville, LLC near the North Huntsville Target Shopping Center.
Moores Mill Commercial Proposal: Introduced an ordinance to sell surplus property at Moores Mill Rd. & Vintage Dr. to Oppidan, Incorporated.
Green Mountain Setback Relief: Set a public hearing for September 24, 2026, to remove plat setback restrictions at The Cove at Green Mountain.
Old Monrovia Rezoning: Public hearing set for September 24, 2026, regarding rezoning 2.62 acres near Old Monrovia Rd. and Wayne Rd. to C-4 (Highway Business).

Subdivision Infrastructure & Letters of Credit

Council called in performance Letters of Credit for several high-profile subdivisions, signaling strict municipal enforcement on completed developer obligations:
- Silo Hill Phase 4 at McMullen Cove (Citizens Tri-County Bank)
- Hawks Ridge Estates (Servis 1st Bank)
- Grove at Town Madison (SouthState Bank)

Tech & Infrastructure Upgrades

Permitting & Zoning Software: Approved an agreement with Visionary Integration Professionals, LLC to upgrade software that coordinates city departments across zoning, permitting, and inspections—a move expected to streamline developer and contractor workflows.
Orion Amphitheater: Approved construction services with Thrash Commercial Contractors for public parking improvements serving the Orion Amphitheater ecosystem.
Road & Bridge Work: Awarded intersection improvement contracts along US 231 south of Drake Ave (Rogers Group) and bridge design on Hobbs Island Rd. over Aldridge Creek (AECOM Technical Services).

The City Clerk’s Office records City Council agendas, resolutions and approved documents. City Council regular meetings are held in the1st Floor Chambers of the Municipal Building on the 2nd and 4th Thursday of each month at 5:30 p.m.

Watch the meetings live via HuntsvilleAL.gov/HSVTV.

GRI: Knowing the Market

08/13/2026

GRI: Knowing the Market Date: Tuesday, December 15th 9:00 am – 1:00 pm Location: Virtual […]

GRI: Prospecting & Marketing

08/13/2026

GRI: Prospecting & Marketing Date: Thursday, November 19th, 9:00 am – 12:00 pm Location: Virtual […]

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.

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.

Website Search:

June 2026 Fast Stats: North Alabama real estate market update

📊 North Alabama Real Estate Market Update Combined Overview

📍 Local Market Breakdown by Region

Huntsville & Madison County

The region’s core engine saw strong demand, driven by a sharp rise in total closed units year-over-year while DOM remained exceptionally tight.

Metric

Homes Sold

Median Sale Price

Homes on Market

Average DOM

Pending Sales

July 2026

759

$349k

2,688

43 days

1,179

July 2025

635

2,734

43 days

740

Trend

🟢 +19.5%

🟢 +1.1%

🔴 -1.7%

⚪ Flat

High Pipeline

Athens & Limestone County

DeKalb County

Etowah & Cherokee Counties

Jackson County

Marshall County

Morgan & Lawrence Counties

💡 How to Leverage These Stats for Your Real Estate Business

Pricing Strategy: Highlight price growth in Madison, Marshall, Jackson, and DeKalb counties when advising sellers on competitive listing strategies.

Buyer Expectations: Use increased Days on Market in regions like Etowah-Cherokee and Marshall to negotiate contingencies or price adjustments for buyers.

Pipeline Management: With 2,158 pending sales across the combined market, fall closing queues remain robust—ensure buyer pre-approvals and closing timelines are dialed in.

Huntsville City Council Roundup: TIF District, Annexations, Commercial Growth

Local real estate professionals take note: the August 13, 2026 Huntsville City Council meeting delivered major development news, including the kickoff of a massive 9,000+ acre TIF district, significant annexation measures, and key infrastructure upgrades across the Rocket City.

Here are the top takeaways every Realtor needs to track.

Major Infrastructure Focus: Proposed "TIF D8" District Setup

The City Council set a public hearing for September 10, 2026, regarding the creation of Tax Increment Financing District 8 (TIF D8).

Scope: Covers an impressive ~9,054.82 acres.

Impact for Real Estate: TIF districts allow the city to reallocate future property tax gains into critical public infrastructure like roads, utilities, and drainage.

Road Work Ahead: Council approved engineering modifications with Mullins, LLC specifically for preliminary engineering on TIF 8 road improvements.

Realtor Note: Large TIF districts typically signal multi-year infrastructure upgrades that boost property values and spur long-term commercial and residential developments. Watch this space closely leading into the Sept. 10 hearing.

Annexation & Residential Growth

Three key annexation ordinances were finalized, expanding Huntsville’s municipal footprint:

Cleary Farm Annexation: 536.68 acres east of US Hwy 72 E, surrounding Little Cove Rd. (A huge footprint for potential residential or mixed-use growth in the Cove area).

Highway 72 West: 3.07 acres on Dupree Worthey Rd., straddling Hwy 72 W.

North Huntsville: 1.14 acres north of Countess Rd. / Jacque Jim Dr.

Key Development & Zoning Actions

Graham Farms Mixed-Use Project: Council authorized a Project Development Agreement with WONDERLAND AL, LLC for a brand-new mixed-use development at Graham Farms.

North Huntsville Retail (Target Shopping Center): Declared surplus city property to move forward with a Purchase Agreement with API Huntsville, LLC near the North Huntsville Target Shopping Center.

Moores Mill Commercial Proposal: Introduced an ordinance to sell surplus property at Moores Mill Rd. & Vintage Dr. to Oppidan, Incorporated.

Green Mountain Setback Relief: Set a public hearing for September 24, 2026, to remove plat setback restrictions at The Cove at Green Mountain.

Old Monrovia Rezoning: Public hearing set for September 24, 2026, regarding rezoning 2.62 acres near Old Monrovia Rd. and Wayne Rd. to C-4 (Highway Business).

Subdivision Infrastructure & Letters of Credit

Council called in performance Letters of Credit for several high-profile subdivisions, signaling strict municipal enforcement on completed developer obligations:

Silo Hill Phase 4 at McMullen Cove (Citizens Tri-County Bank)

Hawks Ridge Estates (Servis 1st Bank)

Grove at Town Madison (SouthState Bank)

Tech & Infrastructure Upgrades

GRI: Knowing the Market

GRI: Prospecting & Marketing

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