Photo: Justinsanders · Public domain370 homes sold in Madison in the last year, at a typical $417K
Almost every sale is a house. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Madison homes are listed.
Every place Madison homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Madison.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
Houses are 99% of Madison’s sales, at a typical $419K
370 homes sold in the year to May 2026.
typical sale · 365 sold in 12 months
- Per square foot
- $168MS $142
- Days to sell
- 29
- Sold over asking
- 11%
- Listings with a price cut
- 28%
Townhouses: 3 sold, typical $209K
Condos: 2 sold, typical $188K
Too few sales in 12 months for reliable figures.
Fewer homes sell than before 2021, at 1.5 times the 2016 price
370 sales in the last year, against 594 in 2020 and a low of 331 in 2023. The typical sale went from $287K in 2016 to $417K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $400K buys in Madison
Check a listing against what Madison homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Madison are back to pre-pandemic levels, but 57% fewer homes come up for sale
We read every month of Madison’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 370 sales.
If you’re buying in Madison
- Shop in April. It brings about 53 new listings a month, close to the busiest month, with fewer bidding wars (13% over asking).
- Offer under asking. Buyers paid 97.3% of the list price on average; 11% paid over.
- You’ll usually have time. Only 40% of homes go under contract within two weeks; the typical one takes 27 days.
Summer brings both the most homes and the most bidding wars
June has the most new listings (about 59 a month), but July is the most competitive: 19% of July sales close over asking. March and April offer nearly as much choice with fewer homes bid up (15%). November has the least competition (10%) but only about 30 new listings.
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and about like Mississippi as a whole
| Madison now | 2017–19 | 2021 peak | MS now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 11% | 6% | 35% | 10% |
| Gone within two weeksShare of homes under contract within 14 days | 40% | 1% | 10% | 26% |
| Listings with a price cutShare of homes for sale that cut their price | 28% | — | 18% | 25% |
| Price paid vs. askingAverage sale price ÷ list price | 97.3% | 96.8% | 99% | 96.5% |
| Days to sellMedian days from listing to contract | 27 | 93 | 60 | 51 |
105 homes for sale on a typical day
That’s 2.5 times the 2022 low (42), 57% fewer than in 2017–19 and well under 2017’s 256.
1 in 4 listings has cut its price
28% in the last year, against — in 2017–19 and 25% across Mississippi.
Madison ranks 23rd of 42 busy Mississippi markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Madison is in the middle of the pack.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Madison home costs about $2,429 a month
Price: Madison’s typical sale, last 12 months. Property tax at Madison’s 0.7% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Madison is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in June
The month with the most choice. December has the fewest, about 25.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $417K home, about $3,030 a year.
Taxes vs. neighborsSchools
The schools grade for Madison, from test results, graduation and how much students grow.
Schools in MadisonCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Ridgeland, Canton, Jackson and Pearl sell for less a square foot
The busier markets within 25 miles of Madison, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Jackson | 1,082 | $140K | $83 | 13% | 42 |
| Madison | 370 | $417K | $168 | 11% | 27 |
| Pearl | 365 | $247K | $159 | 15% | 46 |
| Flowood | 189 | $386K | $180 | 8% | 49 |
| Ridgeland | 169 | $335K | $161 | 12% | 38 |
| Canton | 33 | $214K | $105 | 12% | 47 |
| Gluckstadt | 30 | $388K | $178 | 3% | 65 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Madison, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Madison. People who follow the town see it, and so do people comparing Madison with their own town. No commission, no listing fee.
Questions about buying a home in Madison
What do homes sell for in Madison, MS?
370 homes sold in the year to May 2026 at a typical $417K, $168 a square foot.
Is Madison a buyer’s or seller’s market?
A seller’s market: 96 homes were for sale in May 2026 and 39 sold, about 2.5 months of supply. Buyers paid 97.3% of asking on average, and 28% of listings cut their price.
When is the best time to buy in Madison?
June brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Madison?
About 0.7% of a home’s value a year. On a $417K home that’s near $3,030.
Where can I see homes for sale in Madison?
Zillow, Redfin, Realtor.com and Homes.com all carry Madison’s MLS listings; the search links above open each one filtered to Madison.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).