Friday, August 7, 2026 / by Ryan Huemmer
If you're buying, selling, or already own a condo in the Madison area, new lending rules that took effect August 3, 2026 are about to change how that mortgage gets approved. Fannie Mae and Freddie Mac, which guarantee roughly 70% of the mortgages originated in the U.S., have eliminated the "shortcut" review process that many condo buildings used to qualify for financing. Here's what changed, why, and what it means for you.
What Changed on August 3
For years, condo projects that looked low-risk could qualify for a "Limited Review" (Fannie Mae) or "Streamlined Review" (Freddie Mac) a faster, lighter-documentation path to loan approval. Roughly 40% of condo mortgage purchases relied on this streamlined pathway.
That option is now gone for most buildings. Unless a project qualifies for a waiver, every condo mortgage now has to go through a "Full Review," which means lenders must dig into:
The condo association's finances
Reserve fund balances
Insurance coverage
The physica ...
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Sunday, August 2, 2026 / by Ryan Huemmer
Dane County WI Homes Sold from $400K to $600K: July 2026 vs. July 2025 Market Report
Quick answer: In July 2026, 259 single-family homes priced between $400,000 and $600,000 closed across Dane County, Wisconsin, up 13.6% from the 228 that closed in July 2025. The median sold price rose to $481,000 (a 2.3% year-over-year gain), homes still went under contract in a median of just 8 days, and 70% of them sold at or above list price. For move-up buyers and sellers in this price band, the mid-market stayed active and competitive heading into late summer.
How many homes sold in the $400K to $600K range in Dane County this July?
Closed sales in this price band jumped from 228 in July 2025 to 259 in July 2026. That is a 13.6% year-over-year increase in transaction volume, and it is the headline number for buyers and sellers watching this segment. More closings means more inventory changing hands, but as the pace numbers below show, it did not translate into a slower or softer market. If any. ...
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Saturday, August 1, 2026 / by Ryan Huemmer
What home maintenance should you do in August in Wisconsin?
In August, Wisconsin homeowners should focus on servicing the HVAC system, sealing the home's exterior, inspecting the roof and gutters, checking the sump pump, and finishing outdoor projects while the weather still cooperates. August is the last stretch of reliable warmth in South Central Wisconsin, which makes it the smartest month of the year to prepare your home for the cold season ahead. At The Huemmer Home Team, we work with homeowners across Cottage Grove, Sun Prairie, and the greater Madison area, and the pattern we see every year is the same: the homes that get attention in August are the ones that sail through winter without expensive surprises.
Below is a practical, paragraph-by-paragraph walkthrough of what deserves your time this month and why it matters specifically for our Wisconsin climate.
Service your air conditioning and get ahead on the furnace
Late-summer heat and humidity put your air conditioner une ...
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Monday, July 27, 2026 / by Ryan Huemmer
How far does your home buying budget really go in Dane County?
Home affordability in Dane County looks different at every price point, and the gap between a $200,000 starter home and a $450,000 family house isn't just square footage, it's speed to contract, competition, and what buyers get for their money. Using current under-contract listings across Dane County, here's how affordability actually breaks down in $50,000 increments from $150,000 to $500,000, and what it means for buyers deciding where to shop.
$150,000–$200,000: The Entry-Level Squeeze
Homes in this range are the scarcest segment of the Dane County market right now, and they move fast, with an average of roughly 16 days on market before going under contract. Buyers here are typically looking at smaller, older homes, often under 1,300 finished square feet, priced around $226 per square foot. This tier is the toughest for first-time buyers to break into simply because there's so lit ...
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Friday, July 10, 2026 / by Ryan Huemmer
"Should I buy first or sell first?" For Pam, buying first was the right decision and with the right plan, everything fell into place.
Congratulations, Pam! Thank you for trusting Preston Huemmer and The Huemmer Home Team with your move. It's been a pleasure helping you every step of the way, and we're so excited for you to enjoy your beautiful new condo!
Like many homeowners, Pam was nervous about buying and selling at the same time. Together, we developed a strategy that made the entire process much less stressful.
Preston Huemmer helped Pam find the perfect new condo, while Ryan Huemmer guided the strategy for selling her current home. Drawing on Ryan's 13 years of mortgage lending experience, we helped advise her navigate the financing needed to buy before selling. We also connected her with trusted contractors to complete updates before move-in, making the transition even smoother.
Pam is officially a homeowner in her new place AND her previous home is a ...
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