Rankings/Madison, WI

Madison, WI

ElevatedTier 1CBSA 31540Compare

Risk Rank: #8 of 273Month: 2026-08Score change (12m):— +2

71score

Composite risk percentile vs 273 metros (higher = higher risk)

Executive Summary

Madison's housing market shows elevated risk, ranking 8th of 273 metros. The market recently entered Recovery. Inventory is growing moderately (+10% YoY) with stable liquidity. Early signs of stabilization — conditions may favor patient buyers.

Madison experienced a market correction from mid-2025 through mid-2025. The market is currently recovering.

Inventory is growing at a moderate +10% pace with homes taking +9% longer to sell — within normal ranges.

Rent growth is roughly keeping pace with price appreciation, suggesting valuations are not stretched.

Cycle Phase

RecoveryExpansionHypersupplyRecession

1 month in current phase

Market conditions are rebuilding after a correction period

Key Dynamics

Risk is primarily driven by employment and permits per capita, while affordability provides the most support.

Top Drivers

Employmentp92

12-month employment change (risk inverted)

Permits per Capitap88

Permits per 1,000 residents

Migrationp86

Net AGI migration (risk inverted)

Market Signals

Inventory is growing at a moderate +10% pace with homes taking +9% longer to sell — within normal ranges.

Liquidity

Stable↓

Active Listings YoY

+10.3%p59

Days on Market YoY

+8.5%p65

Months in status1

Data through Aug 2026

Valuation

Balanced—

Rent vs. Price Growth

-1.2%p45

Months in status1

Data through Aug 2026Rent growth vs price growth (rent support). Note: Affordability and Valuation measure different structural dimensions and can diverge.

Factor Details

Lower riskHigher risk

Low RiskBelow AvgNeutralElevatedHigh Risk

Price MomentumElevated

+3.6%p79

12-month HPI change — higher = overheating

Permit GrowthNeutral

+5.7%p60

YoY permit change — higher = supply pressure

Permits per CapitaHigh Risk

9.32p88

Permits per 1,000 residents — higher = overbuilding risk

AffordabilityBelow Avg

0.26p23

Mortgage payment / income — higher = more burdened

EmploymentHigh Risk

-0.9%p92

12-month employment change (risk inverted)

MigrationHigh Risk

-$55Kp86

Net AGI migration (risk inverted)

National Context

Credit Conditions

Credit Regime

Stable—

Healthy recovery. Credit is flowing normally and transactions are steady — conditions favor continued rebuilding.

Bank Lending Standards

+0.0Normal

Rate Change (YoY)

+11 bpsNormal

Mortgage Risk Premium

+196 bpsElevated

Stable for 10 quartersData through 2026-Q3

Supply Pipeline

Supply Regime

Accumulating—

Supply pipeline is building up while credit remains available. New units are accumulating in the system — watch for delivery pressure in coming quarters.

Pipeline Ratio

0.89Elevated

Completion-Permit Divergence

-19.2 ppNormal

Accumulating for 6 quartersData through 2026-Q3

Local Signals

Metro Permit Activity

Permit Activity

Normal

YoY Permit Growth

+5.7%Within norm

Raw signal — not the composite percentile

Relative to 2016–2019 norms for this metro

Supply and demand are in equilibrium. No unusual activity on either side of the market.

Employment Concentration

Employment

Moderate

Largest SectorGovernment 28.8%

QCEW 2024 annual averages

Internal Structure

Madison's 4 counties show moderate divergence — Dane County carries the most risk (Elevated) while Columbia County anchors the lower end.

Moderate10.6Limited data

4 of 4 counties scored

Madison, WI shows Moderate internal divergence — some counties diverge meaningfully from the metro picture. Dane County contributes the most structural risk (Elevated, driven by permit growth), while Columbia County anchors the lower end (Below Average).

Within-metro factor percentiles (0 = lowest risk, 100 = highest risk)

County	Score ▼	Band	Pop %	Price	Permits	Afford
Dane CountyRisk Driver	75	Elevated	82.8%	0	100	100
Green County	50	Average	5.3%	67	67	67
Columbia CountyStabilizer	42	Below Average	8.4%	100	33	0
Iowa County<5%	33	Below Average	3.5%	33	0	33

Score History

Month	Phase	Score	Price	Permits	Afford	Employ	Migr
2026-06	Exp	68	30	89	18	95	86
2025-12	Hyp	62	48	81	19	45	86
2025-11	Rec	63	61	60	18	64	89
2025-09	Hyp	66	66	60	18	76	89
2025-07	Rec	70	70	60	18	98	89
2025-06	Ress	70	68	60	19	97	89
2025-04	Hyp	61	51	60	19	65	89
2025-02	Hyp	67	63	60	19	88	89
2025-01	Rec	60	69	60	19	42	89
2024-11	Hyp	63	55	60	19	73	89
2024-09	Hyp	62	52	60	19	67	89
2024-08	Ress	58	59	60	19	40	89
2024-06	Ress	61	83	60	20	32	89
2024-03	Hyp	59	77	60	18	26	89
2024-02	Exp	60	83	60	18	26	89
2023-12	Exp	63	93	60	23	31	89
2023-09	Exp	60	83	60	23	23	89
2023-08	Rec	61	79	60	23	33	89
2023-06	Rec	64	80	60	23	46	89
2023-03	Hyp	53	40	60	19	28	89
2023-02	Ress	56	47	60	19	37	89
2022-12	Ress	57	58	60	16	37	89
2022-11	Hyp	56	57	60	16	33	89
2022-10	Exp	57	57	60	16	38	89
2022-09	Rec	62	61	60	15	64	89
2022-07	Rec	62	49	60	15	75	89
2022-06	Exp	61	41	60	15	77	89
2022-04	Exp	60	35	60	15	76	89
2022-01	Rec	57	23	60	14	74	89
2021-11	Rec	54	15	60	14	64	92
2021-10	Exp	55	15	60	14	68	92
2021-08	Exp	53	23	60	14	48	92
2021-05	Exp	55	26	60	15	57	92
2021-03	Rec	54	17	60	14	62	92
2021-01	Rec	53	19	60	14	53	92
2020-10	Rec	53	23	60	11	51	91
2020-07	Rec	53	18	60	11	57	91
2020-06	Exp	55	15	60	11	70	91
2020-04	Exp	52	15	60	11	50	91
2020-03	Rec	50	14	60	11	39	91
2020-01	Rec	52	22	60	11	48	91
2019-12	Exp	53	28	60	11	49	85
2019-10	Exp	52	24	60	11	50	85
2019-09	Rec	55	26	60	11	65	85
2019-07	Rec	53	20	60	11	57	85
2019-04	Rec	52	24	60	11	48	85
2019-03	Exp	54	29	60	12	58	85
2019-01	Exp	57	46	60	12	57	85

Data Vintages

Price (HPI)2026-Q2

Permits2026-08

Income2024

Employment2026-08

Migration2023