10/17/25

Buying & Selling Tips, Market Reports, Real Estate Insights

Dane County Real Estate Q3: Numbers, Insights & Opportunities

Fall is here in Dane County, bringing crisp air, colorful leaves, and a new pace to the local housing market. Whether you’re thinking about buying before year’s end, planning ahead for spring, or just keeping an eye on your area, here’s a snapshot of Q3 2025 with the trends and numbers that matter most.

Sales & Buyer Activity

Closed sales for the quarter totaled 1,787, down 10.3% from last year. This reflects seasonal slowdown and affordability pressures much more than a lack of interest.

Most active price ranges:

• $400–499k: 469 sales
• $300–399k: 331 sales
• $500–599k: 253 sales

Least active:

• Luxury $1M+: 78 sales (with notably longer marketing times—patience is key in this segment)

Listings & Inventory

Sellers stayed busy with 2,075 new listings (+0.9% YoY). Inventory continues to be tight in entry-level and move-up markets but has improved for luxury buyers.

Current months of supply by price bracket:

• Entry market ($200–399k): 1.5 months – still very tight
• Move-up market ($400–599k): 2.5 months – balanced, slightly favoring sellers
• Luxury ($1M+): 4.6 months – more selection, slower pace

Accepted Offers & Pricing

Contracts remained steady at 1,617 accepted offers, down just 0.3% versus Q3 2024. Homes priced right and move-in ready continue to attract strong attention. Median sale price held firm at $458,000, up 3.2% from Q3 2024. Homes averaged 10 days on the market before going under contract, slightly longer than last year.

What This Means for Buyers

• Better options in some segments: Luxury buyers have more selection and negotiation power, while competition remains stiff in the $300–499k range.
• Timing advantage: Fall through early winter often brings fewer buyers and more room to negotiate.
• Data-driven strategy: Strong offers with appraisal/inspection flexibility are still crucial, especially in competitive brackets.

What This Means for Sellers

• Price smart: Entry and move-up markets see fast activity. Accurate pricing helps to prevent unnecessary reductions.
• Presentation matters: Well-prepped homes in $300-499k continue to sell quickly.
• Luxury strategy ($1M+): Expect longer market times. Consider pre-listing inspections, targeted marketing, and buyer incentives to attract the right buyers.

Overall Takeaway

The Dane County market is healthy and balanced this fall. Buyers have more negotiating power and options, especially in higher price brackets. Sellers still hold the advantage if they price correctly and present their home well. It’s a season filled with opportunity on both sides.

Ready to Make a Move?

Thinking about buying or selling? Reach out and we’ll provide you with a personalized plan with strategy tips for buyers and sellers.