Months of inventory measures how long it would take to sell every active listing at the current pace of sales. Under 6 months = seller’s market. Over 6 months = buyer’s market. Both single-family and condos remain in seller's-market territory, though the gap has narrowed since Q1. 

(Worth noting: the condo average moved down even as the median moved up, a sign that a handful of quick, easy sales are still happening, but the typical condo listing is taking meaningfully longer to go under contract than it did a year ago.)

What This Means If You're Buying

The headline for buyers in Q2 2026 is that the market is still tilted toward sellers, but the tilt is easing. For the first time in recent memory, active listings outnumber pending sales in both categories,  a real shift worth paying attention to. 

The Reality Check

• Inventory is still thin. With single-family homes at 1.9 months of supply and condos at 2.4 months, both remain well under the 6-month balanced-market mark. Well-priced, well-prepared homes still move quickly. 
• Prices haven't come down yet on single-family homes. The average sale price is up 3.8% year-over-year. Growth has slowed from Q1's pace, but it hasn't reversed. 
• Sellers are still getting full price on single-family homes. Homes are closing at 101.0% of asking on average, unchanged from a year ago. 

Where You Have Leverage

• Active listings now outnumber pending sales. Single-family active listings (838) exceed pending sales (681) for the first time in recent quarters, and the same is true for condos (294 active vs. 155 pending). That's a meaningful signal that supply is catching up to demand. 
• Days on market are creeping up across the board. Median days on market for condos rose from 7 to 10 days year-over-year, and single-family homes ticked up from 6 to 7. Listings that linger past two weeks are increasingly open to negotiation. 
• Condos remain the buyer's opportunity. Condo prices are still down 1.5% year-over-year and inventory continues to grow, even if both trends have moderated from Q1's more dramatic swings. 
• Watch the "Coming Soon" list. There are 151 Dane County properties (121 single-family, 30 condos) currently in "Delayed" status at the time of this article being posted. Working with an agent who tracks Coming Soon homes gives you a head start before they hit the open market. These listings aren't open to showings yet, but an agent can get you the info you need so you're prepared the moment showings start. 

Bottom Line for Buyers

Get preapproved before you start going on showings, write competitive offers, and don't fall in love with a list price, fall in love with the right home. The buyers winning in this market aren't the ones with the deepest pockets, they're the ones who can move decisively when the right home shows up, and who know where to look for opportunity as the market shifts. 

What This Means If You're Selling

Q2 2026 was still a solid quarter to be a seller in Dane County, closings rose and prices held up, but the balance of power is shifting incrementally toward buyers. Pricing strategy and preparation matter more than they did even a quarter ago. 

The Good News

• Closed sales are up meaningfully countywide. Dane County single-family closings rose 9.2% year-over-year, and condo closings rose 0.7%, both outpacing new listing growth. 
• Single-family home values are still climbing. Average sale price in Dane County is up 3.8% year-over-year to $596,148. 
• Single-family sellers are still getting full asking price. The sale-to-list ratio held steady at 101.0%, unchanged from a year ago.  

The Reality Check

• Active listings now outnumber pending sales. For both single-family homes and condos, there are more active listings than homes under contract this quarter, a reversal from Q1, and a sign that supply is building relative to demand. This is the shift sellers should watch most closely heading into the second half of the year.  
• Days on market are lengthening, especially for condos. Median days on market for condos rose from 7 to 10 days year-over-year; single-family homes ticked up from 6 to 7. Homes that miss on price or condition are sitting longer. 
• Condo sellers face a softer market. Condo average sale price is down 1.5% year-over-year and the sale-to-list ratio slipped 0.9 points to 99.4%. The over-asking premium condo sellers enjoyed a year ago has largely faded. 

Bottom Line for Sellers

This is still a good market to sell in, but the cushion is thinner than it was in Q1. Pricing with discipline, preparing the home properly, and leaning on real local data instead of a number from a friend or an automated estimate matters more every quarter this trend continues. The first two weeks of a listing remain your strongest leverage. Use them.

Looking Ahead

Heading into Q3 2026, we're watching three things: whether active listings continuing to outpace pending sales is the start of a real inventory shift or a seasonal blip, whether the uptick in days on market continues to build, and whether single-family price growth keeps decelerating toward flat. We'll update this page with fresh numbers after Q3 is over.

How to Read These Numbers

• New Listings = homes whose listing date fell within the quarter.
• Closed Sales = homes that closed within the quarter.
• Active = homes currently listed and available.
• Pending = homes currently under contract, not yet closed.
• Coming Soon = homes in MLS "Delayed" status that will go Active shortly.
• Months of Inventory = current active listings ÷ (homes sold in the trailing 12 months ÷ 12). Under 6 = seller’s market.