Inventory in Madison County has tightened notably going into September 2026. Active listings fell about 20 percent from the previous month and are down roughly 7 percent from a year ago, while new listings dropped more than half in a month and over 60 percent year over year. At the same time, months of supply sits at just 2.1, well below Iowa’s 3.4 months, even though the area is still classified as a buyer’s market.
Contract activity shows an interesting split between closings and fresh demand. Homes sold rose nearly 24 percent from August and are up almost 47 percent compared with last year, indicating more deals are actually getting across the finish line. Pending sales, however, slid about 47 percent month over month and are down more than 23 percent year over year, suggesting fewer homes are currently going under contract even as recent closings look strong.
Prices appear to be adjusting under this push and pull. The typical home value of about $256,900 is down nearly 13 percent from August and roughly 10 percent from a year earlier, while the median list price has dipped around 6 percent year over year. Homes are taking longer to sell, with median days on market up 26 percent annually to 39 days, and the average sale-to-list ratio has edged down to about 96 percent, with only about 10 percent of homes selling above asking. Both buyers and sellers can benefit from an expert guide in this shifting environment, and Agent Pronto can connect them with a Madison County agent who understands these trends.
