Are Madison County homes selling or sitting right now?

Madison County KY closed 26 homes between October 12 and October 18, 2026, at a median price of $300,500 and an average of 33 days on market. Sellers who closed received 97.4% of their original list price. Another 20 listings left the market without selling this week, but six of those came right back with new listing numbers, so the real number of failed listings is closer to 14. (Numbers captured Sunday midday; late weekend status changes may still post.)

By Devin Todd Azbill, REALTOR® | October 18, 2026

The headline for this week isn’t the median price. It’s this: 20 listings came off the market without selling, and six of them were back on the market within days. If you only read the raw count, it looks like sellers are struggling. Look at the addresses and it’s a different story.

Here are the five numbers, then the part that actually matters if you’re thinking about listing.

This week’s numbers (Madison County, October 12–18, 2026)

Metric	Result
New listings (Active + Coming Soon)	44
Sold listings	26
Median sold price	$300,500
Average days on market	33
Sold-to-original-list price	97.4%

A quick translation: “sold-to-original-list” compares what the home finally sold for with the first price it was ever listed at — not the last price after cuts. At 97.4%, the typical seller gave up about $2,600 for every $100,000 of original list price.

The median days on market was 17, much lower than the 33-day average. A few homes that sat for months pull the average up. If you’re pricing a home right now, the median is the better guide to what a well-priced house does.

The “failed listings” number is smaller than it looks

Twenty listings left the market without a sale this week: 4 expired, 6 withdrawn, and 10 cancelled. Those three outcomes mean very different things:

• Expired — the listing agreement ran out. The home didn’t sell in the time allowed.
• Withdrawn — the seller pulled it off the market, but the agreement is still alive. These are worth a follow-up call in 30 days.
• Cancelled — the agreement was ended early. Often, it’s a reset, not a retreat.

Six of the twenty were relists. The same address came off the market and returned as a new listing in the same week:

• 947 Cobble Drive and 103 Pleasant Ridge Drive, both Richmond, were cancelled and relisted at the same price.
• 4237 Equestrian Way in Lake Ridge Estates was cancelled and relisted at $849,900 — no change.
• 2006 West Court was withdrawn on Monday and back on the market by Wednesday at $679,900.
• 213 Irvine View Street was cancelled at $150,000 and relisted at $195,500 — a $45,500 jump.
• 112 Dawn Court was cancelled at $525,000 and relisted at $519,900.

Sellers cancel and relist for a reason: it resets the “days on market” clock, lets them change agents, or clears the way for a price adjustment. If you’re a buyer, a high days-on-market number can understate how long a house has really been available. If you’re a seller, resetting the clock without changing the price rarely changes the outcome.

Another cluster: four newer-construction homes on Chickasaw Drive and Mohawk Drive in Firebrook were withdrawn on the same day by what appears to be the same builder — three listed for 12 days, one for 110. That looks like one decision-maker, not four sellers reading the market.

What the four expired listings tell sellers

All four expirations were in Richmond, and they split into two groups:

• Two cut their price and still didn’t sell. 131 Allen Douglas Drive dropped from $434,900 to $339,900 (a 22% cut) and expired after 174 days. 2018 Powhatan Trail went from $1,140,000 to $990,000 (13%) and expired after 349 days.
• Two never cut at all. 800 Brighton Court sat at $975,000 for 365 days. 343 Lacey Mae Way sat at $325,000 for 93 days.

Those are opposite problems. The first two sellers chased the market and still found no buyers — a sign the list price started too far above where buyers were willing to go. The other two never tested the market with a price change. They need opposite advice at the listing table, and that’s exactly the conversation I have with sellers before we ever put a sign in the yard.

Berea had no expirations this week and only two cancellations, with an average cut of 3.4%.

Richmond vs. Berea at a glance

	Richmond	Berea
Closed sales	19	7
Median sold price	$415,000	$260,000
Median sold price (resale only)	$328,700	$255,000
Average days on market	26	52
Sold-to-original-list	97.5%	96.8%
Median $/sq ft	$161	$211

Richmond’s overall median is pulled up by three new-construction closings with a median of $700,000. Strip those out and Richmond’s resale median is $328,700 — the number a resale seller should actually compare against. Countywide, four new-construction closings had a $615,000 median versus $291,700 for the 22 resale closings. Builders hold their prices, so blending them with resale homes gives a misleading picture of what your house will do.

Who’s buying

• Cash: 8 of 26 closings (31%) were cash.
• Out-of-county buyers: 9 of 26 (35%). Five of those came from out of state.
• First-time buyers: just 1 of 26.
• Seller concessions: 10 of 26 closings (38%) included seller-paid closing costs.
• Financing: 8 conventional, 8 cash, 4 VA, 2 FHA, 4 other.

One first-time buyer out of 26 closings is the number I’d keep an eye on. Cash and relocating buyers are competing with the buyers who need financing, and the closed prices show most buyers still negotiated: 17 of 26 homes sold below the first list price.

What to do with this

If you’re selling, don’t read the failed-listing count as a warning. Read it as a pricing lesson: price it right the first time, and expect to negotiate roughly 2–3% off the original price. If you’re buying, check the history of any listing that looks new, a relisted home may have been available longer than the days-on-market number says. Your specific number depends on your home’s condition, location, and timing — that’s where a local market analysis comes in.

If you have questions about what’s happening in the Madison County market, I’m always happy to chat. Reach out anytime at toddky.com/contact, call or text (859) 200-6513, or email Devin@ToddKY.com.

Source: Flexmls MLS, residential status changes in Madison County, KY, October 12–18, 2026 (captured Sunday midday; late weekend changes may still post). One Madison County, TN record returned by the county filter was excluded. A new update posts every Monday.

Frequently Asked Questions

What is the median home price in Madison County, KY right now?

For the week of October 12–18, 2026, the median sold price in Madison County was $300,500 across 26 closings. Resale homes alone had a median of $291,700; new construction had a median of $615,000.

How long does it take to sell a home in Madison County, KY?

The average was 33 days on market this week, but the median was 17 days. A few long-running listings pull the average up, so the median is a better guide for a well-priced home.

Do homes in Madison County sell for asking price?

Not usually. Closed homes this week sold for 97.4% of their original list price, and 17 of 26 sold below the first price they were listed at.

What does a cancelled or withdrawn listing mean?

A withdrawn listing is temporarily off the market with the agreement still in place. A cancelled listing had its agreement ended early, and it is often relisted soon after. Neither one is the same as a listing that expired without selling.

Are out-of-county buyers affecting Madison County sales?

This week, 9 of 26 closings (35%) involved buyers from outside Madison County, and 5 were from out of state.