🏡 Madison County Real Estate Market Report – October 2025
The Madison County housing market remains strong heading into fall 2025, with steady demand, moderate price appreciation, and clear signs that buyers under $400,000 continue to drive the majority of local sales. Below is a detailed look at prices, trends, and what this means for buyers and sellers across Madison, Gluckstadt, Canton, and surrounding communities.
📈 Madison County Housing Trends at a Glance
| Metric | Latest / Recent Value | Year-Over-Year Change |
|---|---|---|
| Median Listing Price (County-wide) | ~$410,000 | ↑ About 9% |
| Median Sale Price (County-wide) | ~$370,000 | ↑ About 5% |
| Median Sale Price (City of Madison) | ~$392,500 | ↑ About 15% |
| Median Days on Market | 77–84 days | ↑ Slightly (more balanced) |
| Sale-to-List Price Ratio | ~98% | ↑ Modestly |
| Average Price per Sq. Ft. | ~$179 | Stable |
Source: FRED, Realtor.com, Rocket, and Redfin (August–September 2025 data)
💡 Understanding the List vs. Sale Price Difference
If you’ve noticed that median list prices are higher than median sale prices, here’s why:
More buyers can qualify for homes priced under $400,000, so that segment accounts for most completed sales. Higher-end listings (above $500K) make up a smaller portion of closings, but they’re included in listing data — which pushes the median list price upward.
In short, list prices show the entire inventory, while sale prices reflect what the active buyer pool is actually purchasing. This explains the $30K–$40K gap we see in Madison County right now.
🏘️ Local Neighborhood Highlights
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Madison City continues to lead the market with shorter marketing times and higher sale-to-list ratios. Move-in-ready new homes and well-maintained resales often sell in under three weeks.
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Gluckstadt & Canton offer newer construction and slightly more affordability, attracting first-time and move-up buyers who prefer Germantown School District and modern amenities.
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Lake Caroline, Oakfield, and Glendale Farms remain standout communities, offering recreation, lakes, and walkable neighborhoods that appeal to families and empty-nesters alike.
For photos and details on these neighborhoods, visit the Neighborhoods page on my website.
📊 Inventory and Buyer Demand
Inventory remains modest by pre-pandemic standards but has improved slightly since last year.
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New listings (Madison County) average around 125–135 homes per month.
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Average time on market has increased a bit, signaling a shift toward a more balanced environment between buyers and sellers.
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Homes in move-in-ready condition or priced correctly still sell quickly — sometimes with multiple offers.
💬 What This Means for Sellers
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Price strategically: Buyers are comparison-shopping more than ever. Homes priced right from day one sell faster and closer to asking.
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Presentation matters: Fresh paint, updated fixtures, and curb appeal can add real dollars to your sale.
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Know your segment: The sweet spot remains under $400K — but well-staged homes above that range are moving if priced competitively.
💰 What This Means for Buyers
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Strong opportunity window: Slightly longer days on market mean more negotiating room and less pressure.
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Rates remain a factor: Lock in your pre-approval and take advantage of builder incentives — several local builders are still offering up to $10,000 in buyer credits this fall.
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Location still wins: Proximity to schools, community amenities, and new construction zones adds long-term value.
🧭 Final Takeaway
The Madison County market remains active and healthy. While price growth has moderated, demand in the under-$400K range keeps our local market vibrant. Whether you’re moving up, downsizing, or relocating, it’s still a great time to explore opportunities across Madison, Gluckstadt, Brandon, and Flowood.
👋 Ready to Talk About Your Real Estate Goals?
If you’d like a personalized market analysis of your home or to explore available new-construction options, contact:
Steve Houck, Broker/Owner – Real Estate Partners
📞 (601) 942-2683 | ✉️ [email protected]
🌐 RealEstatePartners.info
Explore the latest Madison County, MS housing trends for October 2025. See median prices, days on market, and expert insights from Steve Houck, Broker/Owner of Real Estate Partners. Stay informed on the Madison and Gluckstadt real estate markets.
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