What did the Madison County, KY real estate market do the week of October 5, 2026?
Through October 8, 2026, Madison County logged 13 closed sales at a median price of $325,000, with homes selling for 98.1% of original list price after an average of 28 days on market. Sellers added 21 new listings against those 13 sales, and five listings came off the market without selling — four cancellations and one expiration.
By Devin Todd Azbill, REALTOR® | October 8, 2026
Heads up: these numbers are captured mid-week, not after the week closes. Late status changes can still post, so I’ll true everything up in next week’s update.
This week’s five numbers
| Stat | Madison County, Oct 5–8, 2026 |
|---|---|
| New listings | 21 |
| Sold listings | 13 |
| Median sold price | $325,000 |
| Average days on market | 28 |
| Sold-to-original-list price | 98.1% |
Two quick notes so you read these correctly. The sold-to-original-list figure is total sold dollars divided by total original list dollars — the same method every week, so trends are real and not a math change. And the 21 new listings includes one relist, so the true count of brand-new homes is closer to 20.
The story this week: price cuts don’t rescue a stale listing
Here’s the part most market recaps skip. Five listings left the market without a sale, and they didn’t fail the same way.
The one expired listing, a three-bedroom on Sunset Avenue in Richmond, started at $399,900 and was cut to $339,900 — a 15% reduction — and still sat 115 days without a buyer. The four cancelled listings cut their price by an average of just 2.5% before the sellers pulled them.
Those are opposite problems. The Sunset Avenue seller chased the market and still found no buyer, which usually means the first price or the condition and presentation were off from day one. The cancelled sellers mostly never tested the price at all. If you’re about to list, the lesson is the same for both: the first two weeks decide the outcome. A big cut at day 100 doesn’t recover what a right price at day one would have captured.
It’s also worth knowing that one of the four cancellations wasn’t a failure. A Battlefield home on General Cleburne Drive was cancelled and relisted at the same $405,000 price within the week. That’s a reset, not a rejection — which is why I count it separately.
Richmond vs. Berea
| Richmond | Berea | |
|---|---|---|
| Closed sales | 9 | 4 |
| Median sold price | $330,000 | $199,000 |
| Median days on market | 20 | 14 |
| Sold to original list | 98.2% | 97.6% |
| New listings | 18 | 3 |
| Expired / cancelled | 1 / 3 | 0 / 0 |
Berea had a clean week: four sales, no expirations, no cancellations, and a median of 14 days on market. Richmond carried most of the volume and most of the friction — 18 new listings against nine closings means choices for buyers are building there faster than in Berea. If you’re buying in Richmond, you have more room to negotiate than you did a few months ago. If you’re selling in Berea, pricing it right from day one is working.
New construction vs. resale
Three of the 13 closings were new construction, all in Richmond. They sold at a median of $464,500 and about $209 per square foot, versus roughly $172 per square foot for resale homes. Builders held firm on price — new construction closed at 99.0% of original list compared with 97.6% for resale. If you’re selling a resale home, don’t anchor to builder pricing; the two are playing by different rules.
One new-construction closing is worth calling out: a four-bedroom home on Wolverine Way closed at its full list price of $646,662 after four days on the market, to an out-of-state buyer using a VA loan. It’s the highest sale of the week, and it nudges the county average up — which is one reason I lead with the median.
Who’s buying
Of the 13 closings, 4 buyers (31%) came from outside Madison County and 2 (15%) from outside Kentucky. Four buyers (31%) were first-time buyers. Financing was mostly conventional (7 of 13), followed by VA (3), FHA (2), and one cash purchase. Only about 8% of buyers paid cash, so financing terms still shape most offers here.
What this means for you
If you’re selling, the market is rewarding sellers who price correctly at the start and punishing those who wait to adjust. If you’re buying, inventory is up in Richmond, nine homes went under contract this week, and well-priced listings in both cities are still moving quickly. Your specific numbers depend on your home’s condition, location, and timing — that’s where a local market analysis comes in, and it’s exactly the kind of conversation I have with sellers before we ever list.
Source: Flexmls MLS, Madison County, KY residential listings with status changes October 5–8, 2026. Figures captured mid-week and may change as late status updates post. Median, average, and ratio figures are calculated from closed sales in the window; small weekly sample sizes can move quickly.
Frequently Asked Questions
What is the median home price in Madison County, KY right now?
For closed sales between October 5 and 8, 2026, the median sold price in Madison County was $325,000. Richmond’s median was $330,000 and Berea’s was $199,000, based on a small weekly sample of 13 closings.
How long does it take to sell a house in Madison County, KY?
This week’s closed homes averaged 28 days on market, with a median of 20 days. Berea’s median was 14 days. Properly priced homes tend to sell much faster than listings that sit and then take large price cuts.
Do sellers in Madison County get their asking price?
Homes closed at 98.1% of original list price this week, so most sellers came close but gave up a little. New construction held tighter at about 99%, while resale homes closed near 97.6%.
What’s the difference between an expired, withdrawn, and cancelled listing?
Expired means the listing agreement ran out without a sale. Withdrawn means the home is temporarily off the market while the agreement is still active. Cancelled means the agreement ended early, and it’s often a relist in disguise — a seller resetting the listing or changing the price.
Are out-of-state buyers moving to Madison County?
Yes. Two of this week’s 13 buyers were from out of state, and four came from outside Madison County. Weekly numbers are small, so I track the trend over several weeks rather than any one week.
Ready for your numbers?
The takeaway: price it right the first time, because late cuts don’t fix a slow start. If you’d like to know what your home is worth in today’s Madison County market, I’d love to put together a no-pressure analysis for you. Start here: toddky.com/contact, call or text (859) 200-6513, or email Devin@ToddKY.com. You can find every weekly update at toddky.com/madison-county-ky-market-update-october-5-2026/.
About Devin Todd Azbill, REALTOR®
Devin Todd Azbill, REALTOR® — Todd & Company (Todd & Company KY LLC), brokered by Berkshire Hathaway HomeServices Foster Realtors. She is a lifelong Berea, Kentucky resident with over 100 closed transactions and $21M+ in career sales volume. She holds the ABR, SRES, PSA, e-PRO, and AHWD designations, was named a Top 2 BHHS agent in Kentucky (Q2 2025), and has earned 175 five-star reviews across Google, Zillow, Realtor.com, and FastExpert. Whether you’re buying, selling, downsizing, or relocating to Madison County, she brings local expertise, data-driven insights, and a proven track record to every transaction. Contact: (859) 200-6513 / Devin@ToddKY.com.
