Tuesday, September 8, 2026 / by Ryan Huemmer
East Madison 2026 Housing Market: Year-Over-Year Review
East Madison closed 106 residential sales this August, matching the 106 recorded a year earlier. Total volume held flat, but the mix underneath shifted, and prices moved higher across the board. The median sale price for all property types climbed to $418,000, up 7.2 percent from $390,000 a year ago, while the average sale price rose 7.1 percent to $450,516. Homes also took a bit longer to sell, with the median days on market moving from 7 to 10 and the average stretching from roughly 16 days to 21. The market remained brisk, but the frenzy of instant sales eased slightly compared to last summer.
Single-family homes carried the market and set the tone. Closings rose 8 percent, from 75 to 81, making detached houses the clear engine of activity in the area. The median single-family price advanced 5 percent to $420,000, and the average rose 8.1 percent to $453,548, reflecting strength at the upper end of the range where sales reached as high as $1.6 million. Speed of sale barely changed, with the median holding at about a week on market, and competition stayed firm: roughly 35 percent of single-family sales drew competing written offers, up modestly from a year ago. For sellers of well-priced detached homes, demand remained deep and buyers remained willing to compete.
Single-family homes carried the market and set the tone. Closings rose 8 percent, from 75 to 81, making detached houses the clear engine of activity in the area. The median single-family price advanced 5 percent to $420,000, and the average rose 8.1 percent to $453,548, reflecting strength at the upper end of the range where sales reached as high as $1.6 million. Speed of sale barely changed, with the median holding at about a week on market, and competition stayed firm: roughly 35 percent of single-family sales drew competing written offers, up modestly from a year ago. For sellers of well-priced detached homes, demand remained deep and buyers remained willing to compete.
Single-Family Homes Sold in 2026 - Click Here
Condominiums told the opposite story on volume but a strong one on price. Condo closings fell 36 percent, from 25 to 16, the steepest volume decline of any segment. Yet with fewer units trading, pricing pushed higher: the median condo sale rose 17.3 percent to $322,500, and the average edged up 3.9 percent to $331,550. The tradeoff showed up in pace. Median days on market jumped from 8 to roughly 31, and the share of condo sales with competing offers dropped from 32 percent to 12 percent. The takeaway is a thinner, more selective condo market where correctly priced units still commanded strong numbers but sat longer before selling.
Condominiums told the opposite story on volume but a strong one on price. Condo closings fell 36 percent, from 25 to 16, the steepest volume decline of any segment. Yet with fewer units trading, pricing pushed higher: the median condo sale rose 17.3 percent to $322,500, and the average edged up 3.9 percent to $331,550. The tradeoff showed up in pace. Median days on market jumped from 8 to roughly 31, and the share of condo sales with competing offers dropped from 32 percent to 12 percent. The takeaway is a thinner, more selective condo market where correctly priced units still commanded strong numbers but sat longer before selling.
Condos Sold in 2026 - Click Here
Multi-family activity increased on count, with closings rising from 6 to 9, a 50 percent jump. Pricing in this segment softened, as the median fell from $837,500 to $642,000 and the average dropped from about $862,000 to $635,000. Days on market also lengthened considerably. Multi-family remains the smallest and most volatile segment in East Madison, so these swings reflect a handful of individual transactions rather than a broad trend, but the direction points to a wider range of smaller investment properties changing hands this year versus the larger deals that closed last August.
Multi-family activity increased on count, with closings rising from 6 to 9, a 50 percent jump. Pricing in this segment softened, as the median fell from $837,500 to $642,000 and the average dropped from about $862,000 to $635,000. Days on market also lengthened considerably. Multi-family remains the smallest and most volatile segment in East Madison, so these swings reflect a handful of individual transactions rather than a broad trend, but the direction points to a wider range of smaller investment properties changing hands this year versus the larger deals that closed last August.
Multi-Family Homes Sold in 2026 - Click Here
Current Active Inventory
The active side of the market shows where the balance is heading. East Madison currently carries 185 active listings, with a median asking price of $415,000 and an average of $496,638. Single-family homes account for the bulk of supply at 104 listings, followed by 56 condos and 25 multi-family properties. What stands out most is how long inventory is sitting relative to what recently sold. The median active single-family listing has been on the market 42 days and the average 57 days, well above the roughly one-week pace at which single-family homes actually closed. Active condos are averaging 47 days and multi-family listings 74 days, with a median of 64. In short, the homes changing hands are moving fast, but a meaningful pool of listings is not, which is the clearest sign of a market that is normalizing rather than overheating.
That gap between quick sellers and lingering inventory is where pricing pressure builds. Across all active listings, 35 percent have been on the market at least 60 days and 19 percent at least 90 days. The staleness is most pronounced in multi-family, where 60 percent of active listings have sat 60 days or longer, and it is nearly identical between single-family (31 percent past 60 days) and condos (30 percent). Listings that cross the 60- and 90-day thresholds are the ones most likely to see price reductions, so this segment of aged inventory represents the pool where buyers currently hold the most negotiating leverage. Properly priced homes are still selling in days, but overpriced listings are accumulating, and that divide is the defining feature of the current market.
Current Active Inventory
The active side of the market shows where the balance is heading. East Madison currently carries 185 active listings, with a median asking price of $415,000 and an average of $496,638. Single-family homes account for the bulk of supply at 104 listings, followed by 56 condos and 25 multi-family properties. What stands out most is how long inventory is sitting relative to what recently sold. The median active single-family listing has been on the market 42 days and the average 57 days, well above the roughly one-week pace at which single-family homes actually closed. Active condos are averaging 47 days and multi-family listings 74 days, with a median of 64. In short, the homes changing hands are moving fast, but a meaningful pool of listings is not, which is the clearest sign of a market that is normalizing rather than overheating.
That gap between quick sellers and lingering inventory is where pricing pressure builds. Across all active listings, 35 percent have been on the market at least 60 days and 19 percent at least 90 days. The staleness is most pronounced in multi-family, where 60 percent of active listings have sat 60 days or longer, and it is nearly identical between single-family (31 percent past 60 days) and condos (30 percent). Listings that cross the 60- and 90-day thresholds are the ones most likely to see price reductions, so this segment of aged inventory represents the pool where buyers currently hold the most negotiating leverage. Properly priced homes are still selling in days, but overpriced listings are accumulating, and that divide is the defining feature of the current market.
Current Active Listings - Click Here
Taken together, the East Madison market this August was steady on volume and firmly higher on price, while the active inventory points toward a gradual rebalancing. Single-family homes stayed competitive and quick to sell, condos gained value while slowing in pace, and multi-family traded more often at lower price points. Overall appreciation of roughly 7 percent, combined with slightly longer marketing times and a growing share of aged listings, points to a market that is healthy and rising but no longer moving at the breakneck speed of recent years. Buyers have marginally more breathing room, and sellers who price accurately from day one are still being rewarded, while those who chase the market with a high price are increasingly the ones cutting later.
The Huemmer Home Team
LPT Realty
608-279-7824
