Before you offer or list in 35801, separate countywide trends from your specific property. Madison County has more inventory and fewer sales than a year ago, which gives buyers more room to negotiate, yet average days on market is still around 41. Your home’s price, condition, and street decide the result.
Is the 35801 market tilting toward buyers or sellers?
It’s tilting toward buyers on selection, but not on speed. What the 35801 market update means depends on the property: Madison County had more homes on the market in September 2026 than a year earlier and fewer closed sales, yet the average home still sold in about 41 days. Well-priced, well-kept homes keep moving, and overpriced ones sit.
Key Takeaways
- Madison County had 2,814 homes of inventory in September 2026, up from 2,666 in September 2025, according to the Huntsville Area Association of REALTORS® September report.
- Madison County recorded 627 homes sold in September 2026 versus 711 a year earlier, so buyers have more choice and fewer competing contracts than in a tighter market.
- The September 2026 countywide median sales price was $335,000, down from $345,000 in September 2025, while average days on market was 41 versus 42.
- These are Madison County figures, not a 35801 breakout, so your offer or listing price should rest on comparable sales near the specific property.
What do the latest Madison County numbers actually show?
They show a market with more supply, slightly softer pricing, and a pace that is still brisk for homes priced correctly. I’m using Madison County data here because it’s the most reliable local report available, and I’ll label the geography and date on every number so nothing gets mistaken for a 35801 figure.
Here is the September 2026 comparison from the Huntsville Area Association of REALTORS® for Madison County:
| Madison County measure | September 2026 | September 2025 |
|---|---|---|
| Homes sold | 627 | 711 |
| Median sales price | $335,000 | $345,000 |
| Inventory (homes) | 2,814 | 2,666 |
| Average days on market | 41 | 42 |
The August 2026 single-family report tells a similar story with some different details. Madison County had 2,266 active single-family listings, up 9.5% year over year, with roughly 4.0 months of supply. The single-family median sales price was $346,835, up 4.4% from August 2025, and average days on market was 39, down 23.5%. Those come from the HAAR trends report.
The weekly numbers point the same direction. For the week ending September 12, 2026, Madison County had 2,287 active listings (up 9.8% year over year), while new listings fell 14.2% and pending sales fell 15.2%, per the HAAR weekly market update. Inventory is building because homes are being absorbed a bit more slowly, not because sellers are flooding the market.
Why not just quote a 35801 number?
Because ZIP-level figures are easy to misread. Portal estimates, like the ZIP pages on Zillow, are directional at best. They aren’t an MLS or REALTOR® association report, and they blend very different homes together.
35801 covers established central and northeast Huntsville, and the mix of property age, lot, renovation level, and proximity to downtown employment varies a lot from one street to the next. A countywide or regional figure is context. For reference, the broader North Alabama market had a $305,000 median sale price and 52 average days on market in September 2026, but that’s a regional benchmark, not a stand-in for Madison County or 35801.
For the bigger picture, I keep a running breakdown in my Huntsville Alabama real estate market 2026 overview.
What the 35801 Market Update Means for Buyers
It means you have more selection and more negotiating room than you’d have had in a tighter market, but not a license to lowball every listing. Inventory is up from a year ago and sales volume is down, which is the combination that gives buyers leverage. An average of 39 to 41 days on market, though, tells you good homes still go under contract in weeks.
Should you offer below asking in 35801?
Only when the listing gives you a reason to. A home that has sat for weeks, taken price reductions, or needs deferred maintenance is a candidate for a lower offer. A freshly renovated, correctly priced home may draw competing offers even in a market with more supply.
Before I write an offer with a buyer, I look at:
- How long it’s been listed and whether the price has moved.
- Recent comparable sales close to the property, not ZIP-wide averages.
- Condition and updates, since a renovated home and a dated one in the same ZIP are different products.
- Your monthly payment at today’s rates, which is a bigger lever than a few thousand dollars of price. I cover that in Is Now a Good Time to Buy a Home in Huntsville, Alabama?
The right offer on a specific house comes from a comparable-sales review, and that’s exactly what I do with buyers before we write anything.
What the 35801 Market Update Means for Sellers
It means pricing and presentation matter more than they did when buyers had almost nothing to choose from. With more homes available, yours is being compared to several others, not competing alone.
Why shouldn’t you rely on one monthly number?
Because the headline can flip depending on the month and the property type. The August 2026 single-family median in Madison County was up 4.4% year over year, but the September 2026 countywide median was $335,000, below the $345,000 of September 2025. Both are accurate. They measure different things, which is why a single percentage shouldn’t set your price.
Condition, location within 35801, updates, and the exact comparison period all move the number. I break down what separates quick sales from slow ones in Why Some Huntsville Homes Sell Faster Than Others, and the same logic applies on any street in the ZIP.
Is it better to list now or wait until spring?
There isn’t a universal answer, and I won’t pretend there is. The spring selling season is still ahead, but waiting doesn’t change your home’s condition or how it’s priced against competing listings. Pending sales were already running below last year in the most recent weekly report, so a pricing plan built on your own comparables matters more than the calendar.
If your timeline is flexible, we can compare listing now against preparing for later. If it’s not, we price to the market you’re in. Either way, start with a real valuation, and my post What’s My Home Really Worth in Today’s Huntsville Market? explains how that works.
FAQ
Is 35801 still a seller’s market in November 2026?
Not in the way it was when inventory was thin. Madison County’s September 2026 inventory of 2,814 homes was above the prior year’s 2,666 and sales were lower, which is more balanced than a pure seller’s market. Well-priced homes still sell quickly, so it varies by property.
How many homes are for sale in 35801?
The count changes daily, and I don’t quote a ZIP-wide number from a portal. For context, Madison County had 2,814 homes of inventory in September 2026. If you want the live 35801 count and what’s actually comparable to your target, ask me for a current MLS search.
How long are homes taking to go under contract?
Countywide, average days on market was 41 in September 2026 and 39 for single-family homes in August. Those are market-report measures from completed sales, not a promise for any new listing. A correctly priced home in good condition can move faster, and an overpriced one will take longer.
Are home prices in 35801 rising or falling in 2026?
Countywide, the signals are mixed. The August 2026 single-family median was up 4.4% year over year, while the September 2026 countywide median of $335,000 was below September 2025’s $345,000. Your street and property type may differ from either, so the comparable sales near your home are what count.
Does the Madison County market reflect what is happening in 35801?
It’s useful context, not a valuation. County figures blend many different areas, ages, and price points, while 35801 is a specific set of established central and northeast Huntsville areas. I use the county trend to understand direction, then price and negotiate from nearby comparable sales.
Ready to Put the 35801 Numbers to Work?
The takeaway is simple: the 35801 market update means more choice for buyers and a need for sharper pricing from sellers, but the deciding factors are always your specific property and your timeline. I’ve walked buyers and sellers through this kind of decision for more than 23 years, and the right answer comes from running the numbers on your situation.
Schedule a consultation with me and we’ll look at current 35801 comparables, decide whether to make an offer or list, and build a plan around your goals.
Equal Housing Opportunity. John Wesley Brooks is a licensed Real Estate Agent in Alabama, License No. AL-74782. Capstone Realty AL License No. #153754. Capstone Realty is regulated by the Alabama Real Estate Commission. This article is general information, not legal, tax, or financial advice; confirm your own numbers with your title company, tax advisor, or lender.
The Brooks Family of Realtors has been serving the North Alabama and Tennessee families since 1972.
| Contact 256-797-2283 | Johnwesleybrooks@choosecapstone.com |
www.johnwesleybrooksrealestate.com
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