How is the Madison County, KY real estate market this week (Sept 21–27, 2026)?
In Madison County, KY the week of September 21–27, 2026, 28 homes sold at a median price of $314,500, averaging 46 days on market and 95.6% of original list price. Fifteen listings came off the market without selling, but 7 of them were the same houses relisted that same week. Once you strip those out, Richmond had just 2 real exits against 21 sales, while Berea had 6 real exits against 7 sales.
By Devin Todd Azbill, REALTOR® | September 28, 2026
Every Monday I pull every status change in the Madison County MLS and read it three ways: all homes, resale only, and new construction. That way the number you hear actually means something. Here’s the week of September 21st. (Numbers captured mid-day Sunday, Sept 27. A few weekend changes may still post.)
This week’s numbers
| Metric | Madison County | Last week |
|---|---|---|
| New listings | 47 | 42 |
| Homes sold | 28 | 26 |
| Median sold price | $314,500 | $342,500 |
| Average days on market | 46 | 44 |
| Sold-to-original list price | 95.6% | 94.8% |
Before you read too much into that $28,000 drop in the median, remember it rests on only 28 sales. Richmond’s median slipped from $370,000 to $318,900 on a different mix of homes. One week of mix isn’t a trend.
The story this week: Richmond is resetting, Berea is losing sellers
Fifteen homes came off the market countywide without selling: 3 expired, 12 cancelled, and none withdrawn. On its face that reads like a soft week. But look at which homes came off, and the county splits in two.
In Richmond, 7 of the 9 “failures” are already back on the market. They’re the same houses, relisted the same week, mostly at the exact same price:
- Two new-construction homes in Crutcher Pike Estates were cancelled after just 10 days and relisted at identical prices, which is a days-on-market reset.
- A new-construction home on Rosstown Road was cancelled under two different MLS numbers and relisted a third time at the same $275,000.
- A Firebrook home expired after 143 days and came right back $1,000 lower.
- Resale homes on Indigo Drive and Jack Marie Drive cancelled and relisted $100 and $4,000 lower.
That’s churn, not failure. Richmond’s real exits this week: two, against 21 closings.
In Berea, all six were real. None came back. That’s 6 homes leaving the market against just 7 sales, a sharp turn from last week when Berea homes were selling in a median of two days.
Berea’s six stalled listings had two opposite problems
This is the part I’d want to know if I were about to list in Berea.
- Three cut hard and still didn’t sell. Price reductions of 4.6%, 6.1%, and 8.8% from original, and no buyer. When a seller chases the price down that far without an offer, price usually isn’t the only issue. Condition, layout, or location is doing some of the talking.
- Three never cut at all. One sat 111 days at its original price. It’s a $285,000 resale in Stoney Creek Community, and this same week a builder listed a brand-new home in that same community at $295,000. If a buyer can get new construction for $10,000 more, the resale home has to be priced meaningfully below that to compete.
Those two groups need opposite advice at the listing table. One needs a price reset against the new-construction alternative. The other needs an honest conversation about the home itself, because another 5% probably won’t fix it. I walk every seller through how to set the right listing price in Berea before we list, and weeks like this are why.
Why “46 days on market” overstates how long homes take
The average days on market reads 46. Two builder spec homes are doing most of that work: one in Shiloh Cove that sat 314 days and one in Stoney View Estates at 215 days. Take out just the Shiloh Cove home and the average drops to 36. Take out both and it’s 29.
Resale homes, the ones most of you are selling, averaged 28 days with a median of 19. Eight of this week’s 28 sales closed in 10 days or fewer. If you want the full picture on why builder homes behave so differently, I broke it down in new construction vs. resale in Berea.
Richmond vs. Berea
| Metric | Richmond | Berea |
|---|---|---|
| Homes sold | 21 | 7 |
| Median sold price | $318,900 | $275,000 |
| Median $/sqft | $165 | $171 |
| Median days on market | 30 | 18 |
| Sold-to-original list | 95.0% | 97.7% |
| Real listings that left the market | 2 | 6 |
Here’s the tension in Berea: the homes that were priced right sold fast and close to full price (resale homes got 98.1% of original). The ones that weren’t, left. Berea buyers aren’t gone. They’re selective.
Richmond resale sellers are selling, but they’re paying for an ambitious first price. They averaged just 94.1% of original list, the lowest of any cut in the county, with several homes giving up $28,000 to $95,000 from where they started.
What’s notable in the closed data
- Cash fell to 11% of sales, down from 19% last week. Conventional financing carried 54%, FHA 18%, and VA 7%.
- Sellers paid buyer closing costs on 39% of sales, up from roughly one in four last week. Even when price holds, buyers are negotiating.
- Half of Richmond’s resale sellers are leaving Madison County (9 of 18), and 3 are leaving Kentucky.
- 18% of buyers came from outside the county, all of them in Richmond. 21% were first-time buyers.
New construction vs. resale: don’t blend them
New construction closed at a median $206 per square foot; resale at $161. If you’re selling an existing home and someone quotes you the blended county figure of $171, you’re being quoted about $10 a square foot too high. Builders held 98.9% of original price, but took a median 142 days to do it. Resale homes took 19.
Listings that came off the market
Expired (3): 832 Copley Pointe Drive, Richmond (no price cut); 205 Reed Hill, Berea (no price cut); and 105 Choctaw Trail, Richmond, which relisted the same week.
Withdrawn (0): None this week.
Cancelled (12): Five in Berea, all real exits: 111 Scruggs Street, 181 Central Park Avenue, 601 S Dogwood Drive, 501 Scenic View Circle, and 267 Brook Cove. Seven in Richmond, and only 248 Tahoe Way stayed off. The other six (126 Rosstown Road twice, 210 Carhartt Drive, 328 Wolverine Way, 2045 Indigo Drive, and 114 Jack Marie Drive) were relisted within days.
Want to see how this compares? Here’s last week’s Madison County market update.
The takeaway
Don’t read “15 homes off market” as a softening county. Richmond mostly recycled listings. Berea is where sellers are actually walking away, and they’re doing it for two opposite reasons. If you’re pricing a home in Berea right now, price against the new construction down the street, not against what your neighbor listed for in the spring. And if you’ve already cut and still aren’t getting showings, the fix probably isn’t another cut. Your specific number depends on your home’s condition, location, and competition, and that’s where a local market analysis comes in.
Frequently Asked Questions
What is the median home price in Madison County, KY right now?
The median sold price for the week of September 21–27, 2026 was $314,500 across 28 closed sales. Richmond’s median was $318,900 and Berea’s was $275,000.
How long does it take to sell a house in Madison County, KY?
The average this week was 46 days, but that figure is pulled up by two builder spec homes that sat 215 and 314 days. Resale homes averaged 28 days with a median of 19, and 8 of 28 sales closed in 10 days or fewer.
Are homes in Berea, KY selling right now?
Yes, when they’re priced right. Berea resale homes that sold this week got 98.1% of original list at a median of 18 days. But 6 Berea listings left the market unsold this week against 7 sales, so pricing against current competition, including new construction, matters more than it did a few weeks ago.
Why do homes get cancelled and relisted in Madison County?
Sellers and builders sometimes cancel a listing and relist it to reset the days-on-market count or refresh how it appears in search results. This week 7 of Madison County’s 15 off-market listings were relisted within days, so a raw “off market” count overstates how many homes truly failed to sell.
Are sellers paying closing costs in Madison County, KY?
Often, yes. Sellers paid some or all of the buyer’s closing costs on 39% of Madison County sales the week of September 21–27, 2026. That’s up from roughly one in four the week before.
Let’s talk
Berea and Richmond are telling two different stories right now, and the right move for your home depends on which one you’re 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.
📞 (859) 200-6513
✉️ Devin@ToddKY.com
Source: Flexmls MLS, all Madison County residential status events dated Sept 21–27, 2026 (113 records), captured mid-day Sunday, Sept 27.
About Devin Todd Azbill, REALTOR®
Devin Todd Azbill, REALTOR® — Todd & Company (Todd & Company KY LLC), brokered by Berkshire Hathaway HomeServices Foster Realtors. She’s a lifelong Berea, Kentucky resident with over 100 closed transactions and $21M+ in career sales volume, and she holds the ABR, SRES, PSA, e-PRO, and AHWD designations. She serves Richmond, Berea, Waco, and all of Madison County, and publishes a data-driven market update every Monday. Whether you’re buying, selling, downsizing, or relocating, she brings local expertise and honest, data-driven guidance to every transaction. Reach her at (859) 200-6513 or Devin@ToddKY.com.
