North Alabama · October 2026
Priced for a market we left two or three years ago
There are some tremendous homes sitting in North Alabama right now. I think most of them are sitting for one reason.
Madison County, AL · September 2026
These are the headline figures. The same measures for every area this report covers are on the market stats page. See the numbers side by side →
In North Alabama, I’m seeing almost the opposite of what’s happening in Connecticut.
There are some tremendous homes on the market right now, but a lot of them are sitting. And I think a big part of the problem is pretty simple: they’re priced for a market we were in two or three years ago, not the one we’re in today.
I think we’re heading toward a much broader price alignment. Buyers have options, and they’re being selective. They want move-in-ready homes, they like new construction, and quality matters. But they also want to feel like they’re getting good value.
For sellers, pricing correctly from the beginning is becoming more important than ever. I’d also be thinking about concessions before the home even hits the market. Helping with closing costs or offering a mortgage rate buydown could make a real difference to a buyer who’s hesitant because of interest rates and monthly payments.
I still think it’s a good time to sell if you’re realistic about the market you’re selling in. And for buyers, there are some really good opportunities right now.
The market has changed. Sellers need to adjust their expectations with it.
Rate Watch
Freddie Mac's Primary Mortgage Market Survey put the national average 30-year fixed rate at 7.40% on October 15, unchanged from the week before, with the 15-year at 6.71%. These are national survey averages, not quotes, and not a rate available to any particular borrower. Your own number depends on your credit, the loan type and the lender. Borrowing costs are a big part of what a buyer can carry each month, which is why a rate buydown is worth pricing out before you assume a listing needs a price cut.
Madison County property change notifications
Madison County homeowners can sign up to be emailed if a recorded deed changes the owner name in county property records. It costs nothing and takes a couple of minutes. Worth being clear about what it is: a notification after the fact, not a block on a fraudulent recording and not a guarantee against property fraud. It tells you something happened so you can act on it.
Buying?
There are real opportunities right now, and sellers are more open to helping than they were. Ask about closing costs and a rate buydown before you rule a house out on the payment.
Selling?
Price it for today and decide on concessions before it goes live, not after it has sat. Text me and we will work out what your house needs.
On the market when this issue went out
124 Bourbon Alley
Madison, AL 35758
A townhome in Town Madison, where the trade is square footage for upkeep. Worth a look if you want the location without the yard.
This property is listed with Pratt and Pillar Real Estate, not with me. Featured in the October 2026 issue. Status: for sale, confirmed October 22, 2026. The live listing is the authority on availability. Property information last revised October 19, 2026. Photo: Ross Meglin.
Source: HAAR/ValleyMLS Fast Stats, September 2026. View the report
Fast Stats are reported by geographic area and are not limited to single family homes, so they do not line up with the single family Monthly Indicators figures in the Connecticut issue. The view on where pricing goes next is my opinion, not a forecast from HAAR or ValleyMLS.
What does this mean for your North Alabama property?
Send me the address and what you're weighing up. I'll tell you how this month's numbers actually apply to it.