Q3 2026 Market Report
Dane Countyby the numbers.
Every quarter we pull the numbers from our local MLS and turn them into the takeaways that matter, whether you’re selling, buying or just keeping an eye on your home’s value. Here’s where Dane County stands at the close of Q3 2026.
At A Glance
Q3 2026 highlights.
Pricing it right the first time pays off.
Single-family homes that never had a price cut sold in a median of 6 days for 100.7% of their original asking price. Homes that needed a cut took 44 days and sold for 92.2%. Condos showed the same gap.
Single-family buyers are outpacing new supply.
Single-family closings rose 10.6% year over year, while new listings grew just 0.4%. Demand is still absorbing homes about as fast as they come on the market.
Price growth is cooling, not reversing.
The average single-family price rose 1.9% to $590,813, about half Q2’s pace. Condos rose 4.6% to $381,740.
Condo buyers have more breathing room.
The typical condo took 16 days to go under contract, double last year. 28% had a price cut before selling, up from 20%, and fewer than half sold within two weeks.
The $1 million-plus market moves at its own pace.
Single-family homes over $1 million had 3.5 months of supply and a median of 15 days on market. They sold for 97.9% of asking on average, and only about 1 in 6 sold over asking.
Homes from $300,000 to $500,000 are the most competitive.
Single-family homes in this range had 2 months of supply or less, and 35% to 38% sold over asking, the highest share of any price range.
Current Market Snapshot
Where inventory stands.
Months of inventory is how long it would take to sell every active listing at the current pace. Under 6 months is a seller’s market; both property types remain there, though the gap has narrowed again since Q2, most of all for condos.
Single-Family Homes
Active Listings
958
Pending Listings
504
Coming Soon
67
Months of Inventory
2.2
Condominiums
Active Listings
365
Pending Listings
112
Coming Soon
19
Months of Inventory
3.2
Q3 2026 vs. Q3 2025
Single-Family Homes.
Closings grew much faster than new listings this quarter, and prices kept rising, just at about half of Q2’s pace.
New Listings
1,618
Up 0.4% from Q3 2025
Average Sale Price
$590,813
Up 1.9% from Q3 2025
Closed Sales
1,538
Up 10.6% from Q3 2025
Sale-to-List Ratio
99.8%
Down 0.3% from Q3 2025
Days on Market
From list date to an accepted offer.
Median Days on Market
8 days
Down 1 day from Q3 2025
Average Days on Market
27 days
Down 1 day from Q3 2025
The typical home sold a day faster than a year ago, though a day slower than in Q2.
Q3 2026 vs. Q3 2025
Condominiums.
Condo prices rose, but fewer condos were listed and sold than a year ago, and the ones that sold took longer to do it.
New Listings
454
Down 9.4% from Q3 2025
Average Sale Price
$381,740
Up 4.6% from Q3 2025
Closed Sales
347
Down 10.8% from Q3 2025
Sale-to-List Ratio
99.3%
Down 0.6% from Q3 2025
Days on Market
From list date to an accepted offer.
Median Days on Market
16 days
Up 8 days from Q3 2025
Average Days on Market
39 days
Up 11 days from Q3 2025
Both the median and the average rose sharply. The typical condo took twice as long to go under contract as it did a year ago.
If You’re Buying
What this means for buyers.
The market still tilts toward sellers, but the tilt keeps easing. Active listings now outnumber pending sales nearly two to one for single-family homes and more than three to one for condos.
The reality check
- Inventory is still thin. At 2.2 months for single-family and 3.2 for condos, well-priced, well-prepared homes still move fast.
- Prices haven’t come down. The single-family average is up 1.9% and the condo average is up 4.6% year over year.
- The middle of the market is the most competitive. Between $300,000 and $500,000, 35% to 38% of single-family homes sold over asking.
Where you have leverage
- Active listings outnumber pending sales: 958 vs. 504 for single-family homes and 365 vs. 112 for condos. Supply is catching up to demand.
- Homes are selling just under asking. Sale-to-list slipped to 99.8% for single-family homes and 99.3% for condos, so there’s more room to negotiate.
- Condos are the opportunity. The typical condo now takes 16 days to sell, twice as long as a year ago, and 28% had a price cut before selling.
- Homes over $1 million move more slowly, with 3.5 months of supply and sales averaging 97.9% of asking.
- Watch the Coming Soon list. 86 Dane County homes were in MLS “Delayed” status when this report was written. An agent who tracks them gets you the details before showings open.
Bottom line: Get pre-approved before you start touring, write competitive offers, and fall in love with the right home, not a list price. The buyers winning today are the ones ready to move decisively when the right home appears.
If You’re Selling
What this means for sellers.
Q3 was still a solid quarter to sell a single-family home in Dane County, with closings up and prices still rising. Condos are a different story: prices rose, but sales slowed. Across both, pricing and preparation matter more than they did even a quarter ago.
The good news
- Single-family closings rose 10.6% year over year, far outpacing new listings.
- Values are still climbing: up 1.9% to $590,813 for single-family homes and 4.6% to $381,740 for condos.
- Single-family homes still sell fast, with a median of 8 days on market.
The reality check
- Overpricing is costly. Single-family homes that needed a price cut took 44 days to sell and closed at 92.2% of their original asking price, compared with 6 days and 100.7% for homes priced right from the start.
- Active listings now outnumber pending sales for both property types, and the gap has widened since Q2.
- Homes are no longer selling above asking on average. Sale-to-list slipped to 99.8% for single-family homes and 99.3% for condos.
- Condo sellers face a slower market: closings fell 10.8%, and the typical condo took 16 days to sell, up from 8 a year ago.
Bottom line: It’s still a good market to sell in, but the cushion is thinner than in Q2. Price with discipline, prepare the home properly, and rely on real local data over an automated estimate. The first two weeks on the market are still your strongest leverage.
Looking Ahead
What we're watching.
Heading into Q4 2026 we’re watching three things: whether the growing gap between active listings and pending sales holds through the usual fall slowdown, whether condo sales keep slowing even as prices rise, and whether single-family price growth flattens out. We’ll update this page with fresh numbers after Q4.
How to read these numbers
- New Listings
- Homes whose list date fell within the quarter.
- Closed Sales
- Homes that closed within the quarter.
- Active
- Homes currently listed and available.
- Pending
- Homes under contract but not yet closed.
- Coming Soon
- Homes in MLS "Delayed" status that will go active shortly.
- Months of Inventory
- Active listings ÷ (homes sold in the trailing 12 months ÷ 12). Under 6 months is a seller's market; over 6 is a buyer's market.
Beyond The Averages
Curious what your home is worth?
County-wide averages show the trend, not your number. Your block, finishes, floor plan and timing all move it. We’ll pull live comps for your home and give you a real, defensible value, with no obligation.