Dane County Housing Inventory Is Up 13% YOY – What It Means for Buyers and Sellers

You’ve probably heard it’s a “buyer’s market” right now — here’s the actual number behind that. Dane County has roughly 13% more active listings than this time last year. Here’s what that means if you’re buying or selling this fall, plus local events and a winterizing tip.

Dane County Inventory Is Up 13% From Last Year — Here’s What That Means

You’ve probably heard people say it’s a “buyer’s market” right now — but here’s the actual data behind that.

Active residential listings in Dane County dipped over the winter, as they normally do every year — inventory always shrinks that time of year. The chart above shows that seasonal pattern clearly across the last three years. But right now, we’re up to 1,318 active listings, and when you add in delayed listings set to hit the market soon, the total climbs to 1,443.

Here’s the number that actually matters: this time last year, that same total was 1,270. That means we have roughly 13% more inventory than we did at this exact point last year.

For Buyers

More inventory means more choices, less pressure to make a rushed decision, and generally more room to negotiate. Many sellers right now are just happy to get an offer to work with, so we’re seeing almost all accepted offers on pre-existing homes get accepted with NORMAL inspection contingencies, financing and appraisal contingencies (NOT needing to waive financing), and even seller credits towards buyers to help them buy their rate down!

For Sellers

You’re not the only option anymore — pricing and presentation matter more than they did a year or two ago, when almost anything sold fast. It’s now very important to put your best foot forward when going live with a listing – staging, proper cleaning, pricing right and showing through the quality of the home that you care about the house is absolutely paramount.

This isn’t a crash or some dramatic shift — it’s a steady rebalancing. But it’s real, measurable, and worth knowing if you’re making a move this fall.

If you want to know what this means for your specific situation — buying or selling — reach out and let’s talk through it.

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This Weekend In Madison

• World Dairy Expo — Sept 29–Oct 2
• Fall Village Market — Mount Horeb — Oct 3–4
• Harvest Fest — Troy Farm — Oct 3
• Moon Over Monona — Oct 16 — RSVP required!

Andrew’s Home Maintenance Tip: Winterize Outdoor Faucets and Spigots

Locate the interior shutoff valve for each outdoor faucet, close it, then open the outdoor spigot to drain any water remaining in the line. Even “frost-free” sillcock spigots require the hose to be removed and should be verified to drain properly. A single frozen and burst pipe behind your siding can cause thousands of dollars in damage — and it happens fast when Dane County temps crash below zero in January or February.

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