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Huntsville City Council Recap for REALTORS

10/21/2026

Staying ahead of municipal changes is essential for local agents navigating the Huntsville real estate market. The upcoming Huntsville City Council regular meeting features critical discussions regarding zoning ordinances, infrastructure planning, and community development. Reviewing these municipal actions helps members anticipate shifts that influence housing inventory and client transactions.

Key Zoning and Land Use Public Hearings

Land use and municipal zoning adjustments directly shape commercial and residential expansion across North Alabama. Several significant public hearings are scheduled for action:
  • Cleary Farm Zoning: A public hearing concerning the zoning of approximately 536.68 acres located west of US Highway 72 East and surrounding Little Cove Road into Residence 1 and Residence 2 Districts.
  • Commercial Industrial Park Rezoning: Consideration of an ordinance to rezone roughly 291.30 acres west of County Line Road and south of Interstate 565 from Highway Business C-4 District to a Commercial Industrial Park District.
  • Dupree Worthey and Countess Road Changes: Rezoning proposals involving 3.07 acres near Dupree Worthey Road for Highway Business C-4 and 1.14 acres near Countess Road for Residence 1.

For broader insights on regional commercial growth, check out the City of Huntsville Development Guide to track upcoming master-planned communities.

Infrastructure, Annexations, and Community Investments

Infrastructure improvements enhance property values and accessibility across Madison County. Key items moving through the unfinishing business and new business dockets include:

  • Winchester Road Annexation: Final action on an ordinance annexing 2.26 acres situated on the north side of Winchester Road and east of Bradford Lane.
  • Transportation and Pedestrian Enhancements: Resolutions authorizing applications for the Transportation Alternative Program (TAP) supporting the Taylor Lane Crossing Project and the Terry-Road Pedestrian Bridge.
  • Community Grant Allocations: Agreements utilizing Community Development Block Grant (CDBG) funds to support vital public services, youth programs, and rehabilitation initiatives across local non-profits.

Stay Connected with HAAR and ValleyMLS

Tracking local governance ensures that agents can expertly guide buyers and sellers through changing municipal landscapes. For additional professional resources, continuing education schedules, and advocacy updates, explore the member portal at Huntsville Area Association of Realtors.

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Madison County Housing Market Update: October 20

10/20/2026

Market Overview: Fall Momentum Meets Shifting Inventory

As the fall season progresses, the Madison County real estate market continues to balance shifting buyer activity with steady inventory growth. According to the latest Weekly Market Activity Report from ValleyMLS.com, higher mortgage rates, with Freddie Mac reporting the 30-year fixed-rate mortgage averaging 7.40%, are influencing buyer pace, while inventory levels expand across both single-family homes and townhouses/condos.

For local members of HAAR, understanding these weekly and monthly shifts is crucial for guiding clients through an evolving market landscape.

Single-Family Housing Trends

Single-family homes in Madison County experienced positive gains in new listings and active inventory heading into mid-October, paired with steady pricing metrics from September.

  • New Listings: Increased 17.6% year-over-year to 154 for the week ending October 10.
  • Pending Sales: Adjusted to 98, representing a 22.2% decrease compared to the same period last year.
  • Inventory: Rose 15.7% year-over-year, reaching 2,376 homes available for sale.
  • Median Sales Price (September): Rose 3.5% to $334,000, reflecting consistent property value appreciation.
  • Days on Market (September): Decreased 21.2% to 41 days, showing that well-priced homes continue to move efficiently.
  • Months Supply of Inventory (September): Crept up 5.1% to 4.1 months, moving closer to a balanced market equilibrium.
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September 2026 Fast Stats: North Alabama Housing Market Report

10/15/2026

The September 2026 housing data from ValleyMLS.com highlights changing dynamics across the North Alabama real estate landscape. From shifting median prices to inventory fluctuations across individual counties, having a clear understanding of these local statistics equips members of the Huntsville Area Association of REALTORS® (HAAR) to guide clients effectively.
Below is a breakdown of the September 2026 market statistics across all regional areas served by ValleyMLS.
COMBINED
ATHENS
DEKALB
ETOWAH - CHEROKEE
HUNTSVILLE_Madison County Fast Stats
JACKSON
MARSHALL
MORGAN

Regional Market Summary (Combined Market)

Across the entire combined market area, overall inventory showed steady growth year-over-year while homes sold experienced a moderate adjustment.
  • Homes Sold: 1,264 (vs. 1,351 in 2025)
  • Median Sale Price: $305,000 (vs. $315,000 in 2025)
  • Homes on Market: 5,989 (vs. 5,815 in 2025)
  • Average Days on Market: 52 days (vs. 54 days in 2025)
  • Pending Sales: 1,748

Local Market Breakdown by County & Region

Across the entire combined market area, overall inventory showed steady growth year-over-year while homes sold experienced a moderate adjustment.
  • Homes Sold: 1,264 (vs. 1,351 in 2025)
  • Median Sale Price: $305,000 (vs. $315,000 in 2025)
  • Homes on Market: 5,989 (vs. 5,815 in 2025)
  • Average Days on Market: 52 days (vs. 54 days in 2025)
  • Pending Sales: 1,748

Huntsville & Madison County

Madison County saw a slight cooling in overall sales volume alongside expanded listing options for prospective buyers.
  • Homes Sold: 627 (vs. 711 in 2025)
  • Median Sale Price: $335,000 (vs. $345,000 in 2025)
  • Homes on Market: 2,814 (vs. 2,666 in 2025)
  • Average Days on Market: 41 days (vs. 42 days in 2025)
  • Pending Sales: 923

Athens & Limestone County

Limestone County displayed strong momentum with gains in both completed home sales and overall median sale prices.
  • Homes Sold: 228 (vs. 215 in 2025)
  • Median Sale Price: $336,000 (vs. $326,000 in 2025)
  • Homes on Market: 1,087 (vs. 1,049 in 2025)
  • Average Days on Market: 60 days (vs. 61 days in 2025)
  • Pending Sales: 334

Morgan & Lawrence Counties

Morgan-Lawrence counties posted solid price growth while maintaining active transaction levels.
  • Homes Sold: 127 (vs. 147 in 2025)
  • Median Sale Price: $280,000 (vs. $262,000 in 2025)
  • Homes on Market: 517 (vs. 540 in 2025)
  • Average Days on Market: 60 days (vs. 54 days in 2025)
  • Pending Sales: 200

Marshall County

Marshall County inventory continues to expand steadily, with selling times improving compared to last year.

  • Homes Sold: 96 (vs. 102 in 2025)

  • Median Sale Price: $278,000 (vs. $288,000 in 2025)

  • Homes on Market: 528 (vs. 501 in 2025)

  • Average Days on Market: 69 days (vs. 84 days in 2025)

  • Pending Sales: 110

Etowah & Cherokee Counties

Etowah-Cherokee counties demonstrated gains in sales activity along with faster market velocity.
  • Homes Sold: 100 (vs. 94 in 2025)
  • Median Sale Price: $245,000 (vs. $247,000 in 2025)
  • Homes on Market: 451 (vs. 459 in 2025)
  • Average Days on Market: 61 days (vs. 71 days in 2025)
  • Pending Sales: 100

DeKalb County

DeKalb County logged a significant rise in home sales compared to September 2025 while price points held firm.

  • Homes Sold: 42 (vs. 30 in 2025)

  • Median Sale Price: $255,000 (vs. $255,000 in 2025)

  • Homes on Market: 239 (vs. 231 in 2025)

  • Average Days on Market: 74 days (vs. 60 days in 2025)

  • Pending Sales: 50

Jackson County

Jackson County saw faster market movement with average days on market decreasing by over two weeks.

  • Homes Sold: 27 (vs. 42 in 2025)

  • Median Sale Price: $267,000 (vs. $314,000 in 2025)

  • Homes on Market: 151 (vs. 146 in 2025)

  • Average Days on Market: 62 days (vs. 79 days in 2025)

  • Pending Sales: 30

Key Takeaways for REALTORS®

  • Rising Inventory Trends: Total active inventory across the combined market grew to nearly 6,000 listings, giving buyers expanded opportunities across North Alabama.

  • Pricing Variations: While regional median prices shifted down slightly from $315,000 to $305,000 year-over-year, submarkets like Limestone County ($336k) and Morgan-Lawrence ($280k) saw notable price growth.

  • Pace of Sales: Homes are staying on the market for an average of 52 days region-wide, holding relatively steady with last year’s performance.

To access more market reports and agent resources, visit the HAAR Member Portal or check market details directly on ValleyMLS.com.

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New ValleyMLS Inspection Addendum: What REALTORS® Need to Know

10/14/2026

Navigating property inspections and repair negotiations just got simpler for North Alabama agents and their clients. ValleyMLS has officially approved and released the new Inspection Addendum, designed to bring greater clarity, structure, and predictability to the transaction timeline.
Available in Dotloop and Paragon beginning November 16, this updated form replaces older versions that often bogged down negotiations with subjective arguments. Whether you represent buyers or sellers, understanding these changes will help you guide your clients smoothly through the contingency period.

ValleyMLS Inspection Addendum Resource HUB

Everything you need to know about the updated inspection and repair-request process launching November 16.

INSPECTION ADDENDUM PDF
FAQs & COMPARE SIDE TO SIDE

UPCOMING TRAININGS

REGISTER THROUGH THE DASHBOARD!

HOW THE NEW PROCESS WORKS

The updated addendum creates a well-defined, step-by-step workflow with clear deadlines based on working days:
  1. Inspections: Completed within the timeframe specified in the contract (defaulting to 7 working days from the Confirmation Date if left blank).
  2. Buyer Request: Within 3 working days after the inspection period ends, the buyer delivers an itemized Request for Repairs form along with complete copies of all inspection reports to the seller.
  3. Seller Response: Within 3 working days of receiving the request, the seller must respond in writing, agreeing to all, some, or none of the requested repairs. If the seller fails to respond within this window, they are deemed to have agreed to the requested repairs.
  4. Buyer’s Options: If the seller declines or offers to make only some repairs, the buyer has 2 working days to choose one of three paths:
    • Accept the seller’s decision and proceed to closing.
    • Submit a new repair request for negotiation.
    • Terminate the contract in writing.
For a visual breakdown of these timelines and decision points, agents can review the Inspection Addendum Step-by-Step Flowchart below and our Revised Inspection Addendum Comparison and FAQs.

Benefits for Both Buyers and Sellers

  • For Buyers: The form provides absolute freedom in what can be requested and establishes a much clearer contractual basis to terminate and protect earnest money if an agreement cannot be reached.
  • For Sellers: Sellers are freed from debating technical classifications and can simply evaluate the repair request as a clear business decision.
Note: While the new form clarifies the contractual right to terminate, current Alabama Real Estate Commission (AREC) practice still requires a executed Mutual Release Agreement before brokers can disburse earnest money. However, the added clarity is designed to significantly reduce disputes and streamline that release process.

STEP-BY-STEP WORKFLOW CHART

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Weekly Real Estate Market Update: Madison County

10/13/2026

As we move through the autumn season, the Madison County housing market continues to show steady shifts in inventory, pricing, and buyer opportunities. Local REALTORS® navigating the North Alabama region will find key insights from the latest ValleyMLS.com Weekly and Monthly Market Activity Reports to help guide their clients through current conditions.

Single-Family Housing Trends: Steady Demand and Rising Inventory

Single-family homes in Madison County experienced notable upward adjustments in supply and activity heading into October:
  • Inventory Growth: The inventory of single-family homes for sale increased by 10.8% year-over-year to 2,314 active properties for the week ending October 3, 2026.
  • New Listings: Weekly new listings rose by 13.7% to 208 properties compared to the same period last year.
  • Pending Sales: Pending sales held steady with a 0.9% increase, bringing the weekly count to 113.
  • Pricing and Pace: For the full month of September, the median sales price for single-family homes ticked up 3.0% year-over-year to $332,202. Days on market until sale dropped significantly by 21.2% down to 41 days, while the percent of list price received remained strong and flat at 98.6%.
  • Months Supply: Months supply of inventory increased by 5.1% to 4.1 months, giving buyers a bit more breathing room while maintaining a balanced market.
REALTOR® Tip: With inventory climbing, proper pricing and professional presentation remain critical to capturing motivated buyers within that 41-day average market window.

For more detailed neighborhood statistics, tools, and local MLS data, visit ValleyMLS.com or connect with your HAAR member resources today.

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5 Things Buyers Can’t Confirm from a Listing Alone (And How HAAR REALTORS® Can Fix It)

09/29/2026

Today’s home buyers across North Alabama begin their search long before step-setting onto a porch in Huntsville or Madison. They scroll through dozens of online listings, zooming in on high-resolution photos and drone video. However, even professionally edited photos have limits.
While attractive photography captures attention, it often leaves key spatial questions unanswered. When buyers can’t verify property details online, they hesitate—leading to lingering days on market or misaligned showings.
Here are five critical details home buyers cannot confirm from listing photos alone, along with actionable ways members of the Huntsville Area Association of REALTORS® (HAAR) can solve these gaps to win more listings and close sales faster.

1. True Spatial Flow and Room Connectivity

Wide-angle lenses excel at making spaces look bright and open, but they obscure room relationships. Buyers frequently struggle to answer basic layout questions:
  • Is the primary suite near the secondary bedrooms, or isolated?
  • Does the kitchen open directly into the main living space or a formal dining room?
The Solution: Pair your photo gallery with dynamic 2D or 3D floor plans. Including dimensioned floor plans directly in your ValleyMLS.com property syndication provides buyers with a immediate architectural map of the home.

2. Accurate Room Dimensions and Furniture Fit

A staging photo with a loveseat might make a living area look roomy, but home buyers need to know if their king-sized bed or sectional sofa will fit. Photos lack scale and perspective, often misrepresenting actual usable square footage.

The Solution: Incorporate interactive floor plans featuring precise laser measurements (such as iGUIDE or Matterport). Giving buyers room dimensions up front allows them to visualize their belongings in the space before booking a private tour.

3. Storage and Functional Layout Details

Cabinets, walk-in closets, pantries, and under-stair storage spaces are frequently omitted from photo carousels to save visual space. Yet storage options are top priority items for modern buyers moving to thriving areas like Limestone and Madison counties.
The Solution: Utilize virtual walkthrough tours and annotated floor plan markers. Highlighting pantry depth, garage storage areas, and closet layouts helps buyers evaluate a home’s practical functionality.

4. Natural Lighting and Window Orientation

A photo taken with studio flash at 2:00 PM looks identical whether a window faces north or south. Buyers seeking energy efficiency or morning sun cannot determine natural light patterns strictly from enhanced property images.
The Solution: Add directional compass overlays to property floor plans and include detailed notes on solar orientation in your listing remarks.

5. Indoor-Outdoor Living Transitions

Photos usually isolate the interior from the exterior, making it difficult for buyers to understand how the indoor living spaces connect to a back deck, patio, or yard.
The Solution: Use integrated floor plans that incorporate outdoor living boundaries, or utilize aerial drone videography to clearly showcase indoor-outdoor flow.

Elevate Your Listing Strategy with HAAR

Providing transparent, comprehensive visual data builds immediate trust with remote and local buyers alike. By incorporating floor plans, interactive tours, and accurate measurements into your listing presentations, you position yourself as a market expert in North Alabama real estate.
For more tools, MLS training, and professional development resources, explore the member portal at HAAR.realtor.
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Huntsville Real Estate Trends: September 2026

09/28/2026

The Huntsville real estate market demonstrates solid resilience through mid-September 2026, supported by competitive pricing and expanding inventory across Madison County. Despite shifting interest rates, regional home values remain strong while buyer demand continues to absorb available single-family properties.

Key Housing Indicators at a Glance

Recent data from ValleyMLS highlights key shifts across single-family homes and townhouse/condominium segments for the week ending September 19, 2026, alongside August monthly benchmarks:

METRIC

New Listings (Weekly YoY Change)
Pending Sales (Weekly YoY Change)
Active Inventory (Weekly YoY Change)
August Median Sales Price (YoY)
August Days on Market (YoY)
August Days on Market (YoY)

SINGLE-FAMILY HOMES

170 (+1.8%)
116 (-0.9%)
2,266 (+9.5%)
$346,835 (+4.4%)
39 days (-23.5%)
4.0 months (-2.4%)

Single-Family Homes Maintain Steady Growth

Single-family properties in Madison County posted steady performance across key price metrics. The median sales price grew 4.4% year-over-year in August to reach $346,835. Properties moved noticeably faster, spending an average of 39 days on market—a 23.5% reduction compared to the previous year. Sellers received 98.6% of their original list price, signaling sustained seller leverage in core residential neighborhoods.
Inventory levels for single-family residences expanded 9.5% year-over-year to 2,266 active listings, giving buyers increased choice without triggering oversupply. The current 4.0-month supply maintains a balanced environment for both buyers and sellers.

Strategic Takeaways for REALTORS®

  1. Guide Buyers on Rate Adjustments: With mortgage rates fluctuating near 7%, help buyers evaluate exact monthly payment estimates before making offers.
  2. Capitalize on Faster Market Times: Days on market dropped significantly across all property types. Advise sellers that correctly priced homes continue to sell rapidly.
  3. Leverage Expanding Inventory: Increased active single-family inventory offers buyers new opportunities after months of tight choices.
For complete statistical breakdowns and detailed local research tools, visit the member portal at the Huntsville Area Association of REALTORS®.
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Huntsville Real Estate Market Update

09/21/2026

The Madison County housing market saw steady single-family price growth and expanding inventory through early September 2026, creating key strategic opportunities for local real estate agents.
While mortgage rates climbed to 6.95% following the Federal Reserve’s rate benchmark adjustment, buyers across North Alabama continue to benefit from broader property selections. Sellers, meanwhile, are retaining solid equity retention and faster closing timelines.
Below is your complete market snapshot powered by data from ValleyMLS.com.
DOWNLOAD THE REPORT

Weekly Market Snapshot (Week Ending September 12, 2026)

Single-Family Residential

  • New Listings: 127 (Down 14.2% YoY)
  • Pending Sales: 140 (Down 15.2% YoY)
  • Active Inventory: 2,287 homes (Up 9.8% YoY)

Monthly Market Breakdown (August 2026)

Single-Family Homes

  • Median Sales Price: $346,835 (Up 4.4% YoY)

  • Days on Market: 39 days (Down 23.5% YoY)

  • Percent of List Price Received: 98.6% (Up 0.2% YoY)

  • Months Supply of Inventory: 4.0 months (Down 2.4% YoY)

  • Housing Affordability Index: 88 (Down 5.4% YoY)

Strategic Deep-Dive for REALTORS®

Single-Family Momentum & Price Resilience

Single-family property values in Madison County continue to demonstrate strong stability. August single-family median prices climbed to $346,835, while days on market dropped sharply by 23.5% to 39 days. Sellers are securing 98.6% of list price on average, signaling that properly priced detached homes retain strong demand.

Navigating Interest Rates & Financing

According to Freddie Mac, 30-year fixed mortgage rates rose to 6.95%. Coupled with national insights from Zillow, active fall inventory gives buyers their widest property selection since mid-2020.

Actionable Takeaways for HAAR Members

  • Discuss Rate-Lock Options Early: With rates near 6.95%, advise active buyers to review temporary rate buydowns or lock options with preferred lenders.
  • Set Accurate Single-Family Expectations: With homes selling in an average of 39 days at 98.6% of list price, accurate upfront pricing remains critical for maximizing seller returns.
  • Position Townhouses Strategically: Higher inventory levels (5.8 months supply) mean attached listings require strong digital exposure, clear staging, and competitive terms.
  • Stay Informed: Keep track of regional housing news and professional development on the HAAR News & Market Updates portal.
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August Fast Stats Real Estate Update: Key Trends for REALTORS®

09/15/2026

As we close out August 2026, the North Alabama housing market continues to demonstrate strong buyer demand and steady pricing growth across the region. Based on the latest Fast Stats compiled by ValleyMLS.com, overall sales volume in the combined market reached 1,351 closed sales—up from 1,290 in August 2025—while the regional median sale price rose to $315,000.
COMBINED
ATHENS
DEKALB
ETOWAH - CHEROKEE
HUNTSVILLE_Madison County Fast Stats
JACKSON
MARSHALL
MORGAN
For members of the Huntsville Area Association of REALTORS® (HAAR), understanding these localized shifts is essential for setting client expectations, pricing inventory effectively, and strategic marketing as we enter the fall season.
Here is your breakdown of the August 2026 market statistics across our regional sub-markets.

COMBINED MARKET OVERVIEW

The Madison County housing market experienced healthy year-over-year gains in total closed volume and median sale price, alongside a slight drop in average days on market (DOM).

METRIC

HOMES SOLD

MEDIAN PRICE

INVENTORY

AVG DOM

PENDING SALES

AUG 26

711

$345,000

2,666

2,666

1,095

AUG 25

642

$330,000

2,699

2,699

669

CHANGE

+10.75%

+4.55%

-1.2%

-19.23%

+63.68%

OTHER MARKETS

Athens / Limestone County

Athens-Limestone maintained high inventory levels and solid transaction volume, remaining one of the most active markets outside Madison County.

  • Homes Sold: 215 (vs. 197 in 2025)

  • Median Sale Price: $326,000 (vs. $325,000 in 2025)

  • Homes on Market: 1,049 (vs. 1,019 in 2025)

  • Average Days on Market: 61 days (vs. 56 days in 2025)

  • Pending Sales: 426

Morgan / LAwrence County

With steady median prices and reduced active inventory, Morgan-Lawrence provides stable ground for buyers seeking affordability close to the metro area.

  • Homes Sold: 147 (vs. 125 in 2025)

  • Median Sale Price: $262,000 (vs. $260,000 in 2025)

  • Homes on Market: 540 (vs. 596 in 2025)

  • Average Days on Market: 54 days (vs. 54 days in 2025)

  • Pending Sales: 212

Marshall County

Marshall County saw a modest tick upward in closed transactions alongside an expanding active inventory pool.

  • Homes Sold: 102 (vs. 96 in 2025)

  • Median Sale Price: $288,000 (vs. $270,000 in 2025)

  • Homes on Market: 501 (vs. 442 in 2025)

  • Average Days on Market: 84 days (vs. 68 days in 2025)

  • Pending Sales: 143

JACKSON COUNTY

Jackson County experienced a strong jump in closed volume year-over-year, leading to a bump in median home values.

  • Homes Sold: 42 (vs. 26 in 2025)

  • Median Sale Price: $314,000 (vs. $280,000 in 2025)

  • Homes on Market: 146 (vs. 159 in 2025)

  • Average Days on Market: 79 days (vs. 75 days in 2025)

  • Pending Sales: 40

ETOWAH / CHEROKEE COUNTY

While sales volume pulled back slightly compared to August 2025, pending sales indicate steady ongoing activity in the area.

  • Homes Sold: 94 (vs. 121 in 2025)

  • Median Sale Price: $247,000 (vs. $250,000 in 2025)

  • Homes on Market: 459 (vs. 509 in 2025)

  • Average Days on Market: 71 days (vs. 70 days in 2025)

  • Pending Sales: 125

DEKALB COUNTY

DeKalb County remains one of the most accessible markets in the footprint for first-time buyers and investors.

  • Homes Sold: 30 (vs. 41 in 2025)

  • Median Sale Price: $255,000 (vs. $245,000 in 2025)

  • Homes on Market: 231 (vs. 222 in 2025)

  • Average Days on Market: 60 days (vs. 63 days in 2025)

  • Pending Sales: 58

Strategic Action Items for REALTORS®

  • Leverage Velocity in Madison County: With DOM dropping down to 42 days, advise sellers in Huntsville and Madison County to prepare their homes for quick turnaround and competitive pricing strategies.

  • Target Value Seekers: Point buyers looking for lower entry points toward DeKalb ($255k median) and Etowah-Cherokee ($247k median) sub-markets.

  • Stay Informed on Mortgage & Housing Policy: Keep up with regional market updates and national real estate policy changes by visiting the National Association of REALTORS® (NAR) and monitoring economic analysis via the U.S. Census Bureau Housing Data.

For additional market reports, customized statistics graphics, and MLS tools, log into your member portal at ValleyMLS.com.

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

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Huntsville Real Estate Market Update

09/10/2026

The Madison County housing market demonstrated robust early September activity, buoyed by solid August closing numbers. While underlying macroeconomic conditions—such as a resilient national job market adding 162,000 positions in August—keep rate discussions at the forefront, local buyer demand remains energetic across North Alabama.
Pending sales for both single-family properties and townhouses/condos surged year-over-year for the week ending September 5, 2026. At the same time, single-family inventory has expanded steadily, giving buyers more options while maintaining strong pricing leverage for sellers.
Below is your complete breakdown of the latest weekly and monthly market trends powered by data from ValleyMLS.com.
DOWNLOAD THE REPORT

Key Market Indicators at a Glance

Weekly Snapshot (Week Ending September 5, 2026)

  • Single-Family New Listings: 165 (Up 13.8% YoY)
  • Single-Family Pending Sales: 127 (Up 12.4% YoY)
  • Single-Family Inventory: 2,292 homes for sale (Up 7.4% YoY)

Monthly Performance Summary (August 2026)

  • Median Sales Price: Single-family median sales prices increased 4.4% year-over-year to $346,835. 
  • Days on Market (DOM): Single-family homes sold faster, with DOM dropping 23.5% to 39 days. 
  • Percent of List Price Received: Single-family sellers captured 98.6% of list price (+0.2% YoY)
  • Months Supply of Inventory: Single-family inventory contracted slightly by 2.4% to 4.0 months. 

Deep-Dive Analysis for real estate pros

Single-Family Market Strength & Price Growth

Single-family home values in Madison County continue to demonstrate health and stability. The August median sales price reached $346,835, reflecting a steady 4.4% year-over-year gain. Sellers are retaining strong negotiating power, receiving an average of 98.6% of their asking price.
A significant drop in Days on Market (down to 39 days) highlights that buyers are acting quickly when appropriately priced homes hit the market. Combined with a 13.8% jump in single-family new listings during the first week of September, inventory is turning over with healthy momentum.

Economic Factors & Rate Outlook

According to the U.S. Bureau of Labor Statistics, the national economy added 162,000 jobs in August, exceeding market expectations and signaling broad labor market resilience. Residential construction contributed 7,300 positions, supporting ongoing efforts to expand housing supply nationwide.
However, robust economic reports keep the possibility of Federal Reserve interest rate adjustments on the table for upcoming meetings. For local buyers weighing their options, locking in financing during late summer/early fall provides stability against potential interest rate volatility.

Actionable Takeaways for REALTORS®

  • Guide Single-Family Sellers on Realistic Pricing: With a 4.0-month supply and homes selling in an average of 39 days, well-priced detached homes move quickly. Advise clients to price accurately from day one to maximize exposure during the crucial initial listing period.
  • Utilize Rate Buydowns & Seller Concessions: As buyers navigate fluctuating mortgage rates and borrowing costs, discuss seller-funded temporary or permanent rate buydowns to improve buyer qualification and maintain contract momentum.
For more detailed stats or to download full historical reporting tools, visit HAAR.realtor or explore market reports inside ValleyMLS.com.
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