Competing Offers in Dane County: The $22,000 Swing Every Buyer and Seller Should Know

Dane County homes with competing offers are selling about $10,000 over list price, while homes without them sell about $12,000 under. Here’s the latest data since August 1, what it means for buyers and sellers, local events and this week’s home maintenance tip.

The $22,000 Swing: What Competing Offers Mean for Dane County Home Prices

Here’s a stat I think every buyer and seller in Dane County should know: there’s roughly a $22,000 swing in sale price depending on one thing, whether or not a home gets competing offers.

The numbers below cover single-family homes with accepted offers since August 1, 2026 per SCWMLS

Homes WITH Competing Offers

Dane County: 96 homes closed. Average list price $559,894, average sold price $570,268, which is 1.9% over list (roughly $10,000 over asking).
Madison only: 49 homes. Average list price $547,071, average sold price $564,926, which is 3.3% over list.

Homes WITHOUT Competing Offers

Dane County: 314 homes closed. Average list price $556,782, average sold price $544,441, which is 2.2% under list (roughly $12,000 under asking).
Madison only: 140 homes. Average list price $556,982, average sold price $544,431, which is 2.3% under list.

By Price Range (All Dane County Sales Since 8/1/26)

$200,000–$399,999: sold for an average of 1.4% under list
$400,000–$599,999: sold for an average of 0.4% under list
$600,000–$999,999: sold for an average of 0.7% under list
$1 million and above: sold for an average of 4.7% under list
All price ranges combined: sold for an average of 1.3% under list

Fewer Bidding Wars

The market continues to soften. Here’s the share of sold homes that had competing offers:

Dane County: 23.4% this month, down from 28.9% last month. That means 76.6% sold without competition.
Madison: 25.9% this month, down from 30.2% last month. That means 74.1% sold without competition.

It’s showing up in sale prices too. Buyers in competition paid 2.3% over list last month, compared to 1.9% over this month. Buyers not in competition paid 2.1% under list last month, compared to 2.2% under this month.

Put in rough dollars for Dane County: if you end up in competition, you’re paying about $10,000 over list. If you’re not, you’re paying about $12,000 under. That’s a $22,000 swing.

What This Means for You

If you’re buying: the market is softening, and most homes are not turning into fights. That’s leverage. But the homes that do draw competition are the ones worth having a strategy for.

If you’re selling: that $22,000 swing is the whole game. The homes that draw competing offers are the ones priced and presented to attract them. Pricing it right from day one is how you land in the first group instead of the second.

Want to know which side of that swing your home, or the one you want to buy, is likely to land on? Reach out. I’m happy to run the numbers with you.

This Weekend In Madison

Madison Night Market — Oct 15, 5–9pm
GLEAM at Olbrich Gardens — 6:30–10:30pm
Frankenstein — Mineral Point Opera House — Oct 15, 7pm
Yoga Core — Monona Terrace — Oct 16 and Oct 19, 12–12:45pm
Schuster’s Haunted Forest — Oct 16–17

Andrew’s Home Maintenance Tip: Seal Driveway Cracks Before the Freeze

Water that seeps into asphalt or concrete cracks expands when it freezes, turning small cracks into major damage over a Wisconsin winter. Fill and seal any cracks in your driveway and sidewalks now, while temperatures are still above 50°F — most sealants require at least 50°F to cure properly. This one maintenance task can add years to your driveway’s life and prevents the much more expensive job of full resurfacing or replacement.

If your driveway has cracks that you know should be filled but you don’t know how, or don’t have the time, reach out! I can help connect you with someone who can swing by and take care of it before winter comes.

Two New Rentals

510 N Meadow Ln, Madison WI – $2,750/Month

Phenomenal west side location! This beautifully remodeled home, updated within the last 5 years, is ready for its next caretaker! With multiple living spaces, modern updates and appliances, and a gorgeously landscaped front and back yard, this home balances convenience with privacy exceptionally well.

Inside, you’ll find 4 bedrooms with a 5th room in the lower level that does not have egress, 2 full bathrooms, 2 spacious living rooms, a large kitchen with a dedicated dining area, a 1-car attached garage, a laundry room, and an additional storage room providing plenty of space for families, working from home, or simply enjoying extra room to spread out.

Step outside to a fully fenced backyard with a 6-foot privacy fence, creating the perfect place to relax or entertain. The yard features a beautiful paver patio with a built-in campfire area, ideal for evenings with family and friends, while the grassy area offers room for children to play, pets to enjoy, or gardening. The paved driveway accommodates up to five vehicles, making parking easy for both residents and guests.

Located in one of Madison’s most desirable neighborhoods, this home is just minutes from schools, parks, shopping, restaurants, UW Hospital, and the University of Wisconsin campus. Whether you’re looking for extra space, a peaceful backyard, or a convenient location close to everything, this home has it all!

829 Hawthorn Dr, Sun Prairie WI – $3,100/Month Available December 1st

This charming single family home offers the perfect combination of spacious living, nearby amenities and a quiet location in the Meadow Crossing neighborhood. The large backyard is great for entertaining or relaxing outside.

Only 7 years old and well taken care of, this home has 3 beds, 2.5 baths, Flex Room, 2 car garage, a spacious unfinished basement, and many high end upgrades throughout.

The open floor plan on the main level is great for entertaining and the large island with solid surface counters allows plenty of space if you love cooking. Main floor laundry (washer/dryer included) and mud room keeps the mess out of the way.

The primary on-suite has a double vanity, walk in shower and spacious closet. Gas fireplace in the living room adds an extra coziness to the home.

Located near a park, shopping, restaurants, nature paths and all the amenities Sun Prairie has to offer, this home gets you the best of both worlds by being conveniently located but out of the way.

View the Full Listing on Zillow

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