It's July in Dane County, which means we're in the thick of the summer real estate market. And perhaps the most predictable trend we can count on each summer is rising home and condo supply. The summer of 2026 is no exception. 

As the charts below show, home and condo inventory is steadily rising this summer, and will continue to rise well into the fall season, as it does each year. 

Chart 1: Madison area home supply is rising this summer. 

Chart 2: Madison area condo supply is also rising. 

What does rising supply mean for Madison area buyers? 

Along with having more properties to choose from, buyers will enjoy a more relaxed market this summer. Generally speaking, competition from other buyers will lessen and many sellers (not

Our buyer clients, Tracy and Gail, recently received an inspection report that revealed a few concerning defects: 

• a chimney in need of repair
• several structural posts in the basement needing to be replaced
• a furnace that was improperly vented 
• an electrical panel with safety issues 

All of these defects were concerning to our clients, but the good news is our team was able to quickly gather estimates from professional contractors for each issue. In the end, we successfully negotiated $17,000 worth of repairs for Tracy and Gail, by showing the sellers how much it would cost to correctly address each defect. 

Tracy and Gail's story is an excellent example of how a good buyer agent represents your best interests throughout your

Your home inspection is one of the most important events during the purchase process. When it reveals defects that affect the safety, structure, and value of the home (for example mold in the attic, a faulty furnace, a chimney that needs repairs) you're likely to feel anxious and uncertain. 

Should you try to negotiate all of the proper repairs and move forward with your purchase? Does the home you're attempting to buy require more upkeep than you're willing to take on? Should you negotiate your release from the contract?

A competent buyer agent can help you answer these questions and determine what's next. The question is, where do you start? 

Begin by gathering more information. 

When you find yourself in this situation, it can be helpful to

Our team continues to serve many families across the generations. Chris Venden's support of Maria and Alex, first-time homebuyers, serves as the latest example.

When Maria and Alex decided it was time to buy a home of their own, the choice of who to call was easy — Chris had already earned the family's trust years before. 

Here's the story, in Maria's own words: 

"My parents worked with Chris Venden when they bought their home around 15 years ago, and they had a great experience. My husband and I began searching for our first home, and decided to reconnect with Chris. She found us our dream home.

As first time home buyers/owners, everything can be so intimidating and confusing, but she walked us through the process and was there through every

We're midway through the 2026 sales cycle, which makes it a good time to review some of the key themes we're observing in this year's real estate market. If you're planning to buy or sell this year, here are a few key trends for you to be aware of. 

(Brittingham Boats in Madison)

Condo inventory is more plentiful than single family home inventory. 

According to our July market snapshot, 2.5 months of condo supply are available for sale in Dane County, compared to 1.8 months for single family homes. 

Competing offers are more common in the single family home market. 

In the month of May, 37 percent of all single family home contract signings involved multiple offers, compared to 25 percent for condos. This is consistent with the pattern

At Mad City Dream Homes, we’re allergic to “forced registration.” We do not require you to give us your contact information to see our website’s resources and guides. And we never require you to sign a contract to get to know us.

We encourage you to peruse our online profiles or call us to join you for a cup of coffee — there is no contract, fee, or obligation as you do your research. 

When the closing paperwork is signed and we hand you the keys, it's not "goodbye" — in fact, we'd love for you to call anytime.

Call us if you need a repair completed and don't know where to start. Call us when you need a second opinion on a home improvement project's return on investment. Call us after the big storm if you're unsure if there's damage to your property. Call us when you can't remember how to reprogram the garage door opener. And call us when you or a loved one is making a move.

We want to be your one-stop shop for real estate questions — if we don't know the answer, we'll find someone who does for you.

What questions are on your mind?

The Fourth of July holiday is upon us, which means we're transitioning into a more mellow summer market. Here's our quick preview of what buyers and sellers can expect from the Madison area real estate market this July. 

 (Marshall Boats in Middleton) 

Expectations for buyers this July

New listings will enter the market at a more moderate pace, but buyers will benefit from a noticeable decrease in competition. More properties will undergo price reductions and sit on the market longer -- making this an excellent time for buyers to find the right home before the start of the new school year. 

Expectations for sellers

Sellers should be mindful that the peak spring market has passed, which means buyer showings, accepted offers, and

Dane County home supply is rising right now, as it does every summer, making this a good time for buyers in search of a home before the school year begins. Here's a quick overview of local neighborhoods with some of the best availability in the area. 

(Buyers have options for higher-end homes; listing photo courtesy of Step Inside Media)

Madison East 

• Grandview Commons 
• Sherman Village 
• Village at Autumn Lake 

Madison West

• Acacia Ridge 
• Blackhawk 
• Eagle Trace 
• Fox Knoll 
• Hawks Landing 
• Midpoint Meadows 
• Nakoma 

Cottage Grove 

• Quarry Ridge 
• Shady Grove 
• Westlawn 

Cross Plains

• Creek Crossing 
• Scenic Valley 

Fitchburg 

• Harlan Hills 
• Highfield Reserve 

We admit it: getting preapproved isn’t the most exhilarating process. No one is excited to dig up their 2024 tax return. But this step is vitally important to having a smooth, informed, and more enjoyable home-buying experience. Even if you anticipate the preapproval process to be hiccup-free, here are a few reasons why it pays to get preapproved early, before you start looking at homes:

• You can compare rates, services, and personality fits across different lenders. It’s important to trust the lender you are working with, since they will be guiding you through (possibly) your biggest financial investment.

• Many lenders offer educational sessions as a “first step,” which you may miss if the process is rushed or