Each house has a story to tell, but 21 State St., Mazomanie has many. So sit back, relax, and enjoy.

Built in 1865 along the Black Earth Creek, this Victorian Italianate home is filled with history and character, from its original ornamental plaster on the ceiling of the front parlor to its walnut curved staircase in the foyer.

Photographs of the property and its former inhabitants throughout the 19th and 20th centuries are framed throughout the residence as a nod to the past.

That includes Dave and Karisa Friske, who last purchased the home in 1996 and spent over a decade magnificently restoring it room by room in what is now a functioning bed and breakfast. They have also turned the adjacent carriage house built in 1909 into their

Typically when we meet with a home-owner about the prospects of selling their home the consultation is very low-key. We don't bring a sales presentation to the consultation. Instead we focus on understanding the seller's questions and concerns and then making sure we address all of them during our meeting.

Usually we tour the home together and discuss the simple cosmetic improvements that will improve the home's marketability and market value. We discuss the specific marketing strategies that are a good fit for their home. We also cover the latest trends in their local real estate market and a good list price for their property. Last, we discuss the fees that are involved with selling their home. 

By the end of our meeting the seller has a good

One of our core team values is to partner with quality and reputable service providers who deliver outstanding service and results. Photographer Beau Meyer is one of our partners who fits this description to a tee. Beau consistently delivers with eye-popping photos of every property he shoots. Below are just a few examples of Beau's work from some of our recent listings.

Interior Listing Photos

Here are some beautiful listing photos of kitchens, dining rooms and great rooms. This photo captures this wonderful view from a kitchen overlooking a great room and wall of windows. 

This picture shows a dining room, kitchen and great room all in one shot. 

Here's a beautiful living room shot from one of our downtown luxury condo listings. 

We recently noted in our October real estate update that there are only 1.7 months of supply in the Madison housing market. We're expecting more of the same for the foreseeable future, and here's why:

New home construction is low. 

Although there is a genuine need for more inventory, new housing starts remain about 50% below the peak levels from 2002 - 2005. One big reason for this is the last real estate downturn put many home builders out of business. With fewer builders in the marketplace, fewer homes are being built.

Housing starts for duplexes and single family homes have basically plateaued, as can be seen in this graph below. It's also important to note that new condo construction is at a virtual standstill and nowhere near the level

We've updated our trend reports for the Madison single family home and condo markets, and the major theme continues to be low inventory. As of October 17th, only 1.7 months of supply are available for sale in the Madison single family home market. The single family market has now had less than 2 months of supply for 23 straight months. Inventory is especially tight for houses priced under $350,000. 

The condo market also has only 1.7 months of supply. Condos priced under $250,000 are in highest demand right now. 

Home Prices

In September, the Madison single family home price per square foot was $155, which was a record high and up 7% from last year. Year-to-date the price per square foot is up 10%. 

Condo Prices

The condo price

It's easy to fall in love with Conservancy Place in DeForest, from its scenic views of the countryside to its beautiful homes.

The new development is all about "building community and “respecting nature," which is even more apparent when you visit these budding neighborhoods on the village's southwest side "where nature, work, home, and recreation come together."

Once completed there will be four residential areas (Hawthorn Point, Rivers Turn, Woods Glen, and The Knolls), an office and research area (Innovation Springs), and a retail, residential, and office area (The Promenade).

Winding through them is the Yahara River, which is frequented by kayakers and traced by a paved walking and biking trail. The Upper Yahara River Trail also leads to a

There are few places left in Madison where you can build a home in a quiet, natural setting that's also close to amenities.

Among them are a handful of lots conveniently located between the Yahara River, Cherokee Marsh and Cherokee Country Club on the city's north side, just north of Wheeler Road.

One of the developments, called Burning Wood, is an extension of Burning Wood Way near Comanche Way. Here you'll find lots that back up to the golf course on the east side and face a wooded area along the Yahara River on the west side.

Just down the road hugging the river is Cherokee Park, which offers more views of the marsh, areas to fish and launch kayaks and canoes, and a playground with basketball court and soccer field.

Two of the

The October real estate market offers a window of opportunity for sellers who are still looking for the right buyer. Take a look at the graph below, which shows the number of Madison single family home accepted offers for each month in 2016. 

As the graph above shows, buyer activity typically increases in October before bottoming out in November and December. This means it's critical for sellers to get their listing priced properly right now. Sellers who find their buyer in October will avoid the slow holiday season and the need for a November or December price reduction. 

Pricing for the fall market

If you're still looking for the right buyer, we recommend working with your real estate agent to take a fresh look at the market in your area.

Although our low inventory market makes it possible to sell your home in any season, many home owners are planning their sale for next spring when buyers will be out in peak numbers. If your goal is to sell next spring, remember there's no substitute for planning and preparation. Take action on these 5 recommendations right now and you'll achieve great results in 2018. 

5 tips for a great 2018 listing

#1: Contact your real estate agent to find out what your home is worth. While you're at it, discuss the simple cosmetic improvements that will increase its value. Then re-assess your home's value when your projects are complete. 

#2: Consult with a professional home stager and implement her recommendations. We recommend Debbie Lea from Showcase

In this low inventory market a little creativity and elbow grease can make all the difference in your home search. One very effective way to find and buy a home is to send letters to property owners in your preferred location. If you're targeting a specific neighborhood or condo community, mailing letters is an excellent way to find properties before they get listed for sale. By being proactive, you gain the advantage over other buyers who rely on more traditional search strategies. 

Why personal letters work

Upon receiving your letter many property owners will be pleasantly surprised by the prospects of a quiet sale. It's like pressing the easy button. Suddenly, all of the stress and anxiety that come with the traditional listing could be