Madison CT Home Prices & Commission Data 2026
Key Takeaways:
Madison's median home price of $580,000 positions it as one of New Haven County's most premium residential markets, with 6.2% year-over-year appreciation driven by shoreline demand and top-rated schools
The town's $15,080 median commission per side ranks among the highest in New Haven County, with only 85 active agents and 16 closing 6+ deals annually creating substantial market share opportunity
Madison's shoreline premium — waterfront and water-view properties command 35-50% above inland values — creates a natural price segmentation where agents can specialize in premium or core market farming
The $450,000–$650,000 core segment drives 52% of transactions, while the $800,000+ shoreline/luxury segment generates disproportionate commission per deal, adjacent to similar patterns in Guilford
US Tech Automations helps agents track Madison's price dynamics with automated CMA generation, commission forecasting, and segment-specific farming campaigns that maximize GCI per farming dollar
Madison Home Price Fundamentals
Madison is a town in New Haven County, Connecticut, located approximately 20 miles east of New Haven along the Long Island Sound shoreline. With 36 square miles of territory — from the beaches of Hammonasset State Park to the rural northern border with Durham — Madison combines coastal Connecticut character with excellent schools and suburban convenience, bordered by Guilford to the east, Clinton to the west, and Killingworth to the north, according to New Haven County geographic records.
What are home prices in Madison CT? According to SmartMLS data, Madison's median home price of $580,000 represents a significant premium within New Haven County, reflecting the combined value of Long Island Sound proximity, top-rated public schools, and the town's historic New England character. The 6.2% year-over-year appreciation — above the county average of 4.5% — demonstrates sustained demand from both local move-up buyers and NYC-area relocators seeking Connecticut shoreline living, according to Connecticut Association of Realtors price analysis.
| Price Indicator | Madison CT | Guilford CT | Clinton CT | New Haven County |
|---|---|---|---|---|
| Median Sale Price | $580,000 | $545,000 | $365,000 | $340,000 |
| Average Sale Price | $645,000 | $590,000 | $395,000 | $375,000 |
| Price per Square Foot | $265 | $242 | $195 | $195 |
| Median List Price | $599,000 | $565,000 | $378,000 | $355,000 |
| Sale-to-List Ratio | 99.8% | 100.2% | 100.5% | 99.8% |
| YoY Appreciation | +6.2% | +5.5% | +4.8% | +4.5% |
According to SmartMLS data, Madison's $265 price per square foot — 36% above the New Haven County average — reflects the shoreline location premium that differentiates Madison from inland alternatives. The 99.8% sale-to-list ratio indicates a market approaching equilibrium where accurate pricing is critical: overpricing leads to extended DOM, while accurate pricing generates rapid absorption, according to pricing strategy analysis.
Madison's median home price of $580,000 creates a price-to-income ratio of approximately 3.8x against the town's $152,000 median household income — among the most sustainable ratios for Connecticut shoreline communities, according to affordability analysis, suggesting continued price support from the local income base.
Price Distribution by Segment
| Price Range | Transaction Share | Buyer Profile | Avg. DOM |
|---|---|---|---|
| Under $400,000 | 12% | Condos, starter | 16 |
| $400,000–$500,000 | 18% | First-time families | 20 |
| $500,000–$650,000 | 28% | Core family market | 24 |
| $650,000–$800,000 | 20% | Move-up premium | 30 |
| $800,000–$1,100,000 | 14% | Waterfront/luxury | 42 |
| $1,100,000+ | 8% | Estate/direct waterfront | 65 |
Which price segment is most active in Madison? According to SmartMLS transaction data, the $500,000–$650,000 range accounts for 28% of Madison closings — the core family market where school-driven demand creates consistent transaction velocity. The combined $400,000–$650,000 range at 46% represents the primary farming target zone where volume and per-deal economics intersect most favorably, according to segment optimization analysis.
According to shoreline market analysis, Madison's $800,000+ segment (22% of transactions combined) generates outsized commission per deal — a single $1,000,000 closing at 2.55% yields $25,500 per side, approximately 1.7x the median-price commission. Agents who develop shoreline expertise access this premium segment alongside core market farming, according to luxury market economics.
Price Analysis by Neighborhood
| Neighborhood | Median Price | Price/Sq Ft | Character | Shoreline Proximity |
|---|---|---|---|---|
| Madison Beach/Surf Club | $885,000 | $345 | Direct beach access | Waterfront |
| West Wharf area | $810,000 | $325 | Sound views, historic | 0.2 miles |
| East River area | $620,000 | $275 | Near beach, family | 0.5 miles |
| Madison Center/Green | $565,000 | $258 | Walkable, historic | 1.0 mile |
| North Madison | $495,000 | $225 | Rural residential | 3+ miles |
| Route 79 corridor | $475,000 | $218 | Suburban, larger lots | 2+ miles |
| Neck Road area | $725,000 | $298 | Near water, established | 0.3 miles |
| Copse Road area | $545,000 | $245 | Established family | 1.5 miles |
According to SmartMLS neighborhood data, Madison Beach/Surf Club's $885,000 median — 53% above the town-wide figure — demonstrates the price premium that direct beach access commands. The gradient from waterfront ($885,000) to inland North Madison ($495,000) creates a $390,000 spread that enables agents to serve multiple buyer price points from a single geographic farm, according to spatial pricing analysis.
According to SmartMLS data, the shoreline premium in Madison adds approximately $150,000–$250,000 in value for every quarter-mile of proximity to Long Island Sound — creating a price gradient that agents must understand at the micro-neighborhood level for accurate pricing and buyer matching.
Historical Price Trends
| Year | Median Price | YoY Change | Annual Sales | Avg. DOM |
|---|---|---|---|---|
| 2021 | $465,000 | +15.8% | 310 | 22 |
| 2022 | $510,000 | +9.7% | 280 | 28 |
| 2023 | $525,000 | +2.9% | 260 | 35 |
| 2024 | $546,000 | +4.0% | 270 | 30 |
| 2025 | $580,000 | +6.2% | 280 | 25 |
According to SmartMLS historical data, Madison's 5-year price trajectory shows 24.7% cumulative appreciation from $465,000 (2021) to $580,000 (2025) — following the typical Connecticut pattern of pandemic surge, rate-driven moderation, and re-acceleration as the market adjusted to higher rates. The 2025 acceleration to 6.2% signals renewed demand that may sustain through 2026, according to market cycle analysis.
According to Connecticut Association of Realtors trend data, Madison's recovery from the 2023 slowdown was faster than neighboring Clinton (still below 5% appreciation) — reflecting the premium community's relative demand resilience when broader market conditions soften, according to comparative recovery analysis.
Commission and Agent Economics
| Commission Metric | Madison CT | Guilford CT | New Haven County |
|---|---|---|---|
| Average Commission Rate | 5.2% | 5.15% | 5.15% |
| Agent-Side Commission | 2.6% | 2.58% | 2.58% |
| Commission per Transaction | $15,080 | $14,061 | $8,772 |
| Licensed Agents (Area) | 85 | 110 | — |
| Agents Closing 6+/Year | 16 (19%) | 22 (20%) | — |
What can agents earn farming Madison CT? According to SmartMLS data, Madison's $15,080 median commission per side is 72% above the New Haven County average — making it one of the most lucrative per-transaction farming markets in the county. An agent closing 10 deals annually generates $150,800 in GCI; a dominant 15-deal agent earns $226,200 from a single farming zone, according to production modeling.
| Farming Strategy | Monthly Cost | Est. Deals | Annual GCI | ROI |
|---|---|---|---|---|
| Starter (200 homes) | $500 | 2–3 | $30,160–$45,240 | 4.0x–6.5x |
| Growth (400 homes) | $900 | 4–7 | $60,320–$105,560 | 4.6x–8.8x |
| Dominant (800 homes) | $1,600 | 8–14 | $120,640–$211,120 | 5.3x–10.0x |
According to farming ROI analysis, Madison's high per-deal commission means even modest farming operations achieve strong returns — a 200-home farm generating just 2 deals covers the annual marketing investment 4x over, according to cost-return modeling.
According to agent production data, Madison's top 16 agents (closing 6+ deals) control approximately 58% of the town's 280 annual transactions — the remaining 69 agents split 42% of volume, averaging 1.7 deals per agent per year, according to SmartMLS production analysis.
Property Tax Analysis
| Taxing Component | Rate/Detail | Annual on $580,000 |
|---|---|---|
| Madison Mill Rate | 28.85 mills | $11,685 |
| Assessment Ratio | 70% of market value | $406,000 assessed |
| Effective Tax Rate | 2.02% | $11,685 |
| Shoreline Supplement | None (uniform rate) | — |
| Senior Freeze Available | Yes, income-qualified | Varies |
According to Madison Assessor records, the current mill rate of approximately 28.85 mills produces an effective tax rate of 2.02% — the lowest among New Haven County's shoreline communities and significantly below inland towns like Hamden (3.33%). The $11,685 annual tax bill on a median-priced home represents a key selling point for buyers comparing Madison to Fairfield County shoreline alternatives where effective rates often exceed 2.5%, according to tax comparison analysis.
How do Madison property taxes compare to nearby towns? According to comparative tax data, Madison's 28.85 mill rate is below Guilford (approximately 32.10 mills) and well below Branford (35.80 mills), creating a measurable tax advantage that agents should quantify — the $2,000-$3,500 annual savings versus neighboring communities compounds into meaningful affordability over time, according to tax savings analysis.
Investor and Rental Market
| Rental/Investment Metric | Madison CT | Shoreline Avg. |
|---|---|---|
| Investor Transaction Share | 8% | 12% |
| Median Rental Price (SFH) | $3,200/month | $2,600/month |
| Seasonal Rental Premium | +60-80% (summer) | +40-50% |
| Cap Rate (Annual Rental) | 3.5-4.5% | 4.0-5.0% |
| Vacation Rental Revenue | $45,000-$65,000/year | $30,000-$45,000 |
According to rental market data, Madison's 8% investor transaction share is lower than the shoreline average — reflecting the owner-occupant dominance of this affluent community. However, the seasonal rental premium (60-80% above annual rates during June-August) creates a niche opportunity for agents who serve seasonal rental investors targeting Hammonasset Beach proximity, according to vacation rental analysis.
Demographic and Income Profile
| Demographic Factor | Madison CT | Guilford CT | New Haven County |
|---|---|---|---|
| Population | 18,200 | 22,500 | 864,000 |
| Median Household Income | $152,000 | $145,000 | $72,000 |
| Homeownership Rate | 85% | 87% | 62% |
| Median Age | 47.5 | 46.2 | 38.5 |
| Bachelor's Degree+ | 68% | 62% | 35% |
| Average Homeowner Tenure | 15 years | 14 years | 8.5 years |
According to Census Bureau American Community Survey data, Madison's $152,000 median household income — the highest among New Haven County's shoreline communities — supports the town's $580,000 median home price with a sustainable 3.8x price-to-income ratio. The 68% college-educated population is the most highly educated in the county, creating a buyer and seller demographic that responds to data-driven, analytically substantive marketing, according to demographic analysis.
Who buys homes in Madison CT? According to buyer origin analysis, Madison attracts approximately 30% of buyers from the broader New Haven metro area (families upgrading for schools and shoreline access), 22% from NYC and Fairfield County (lifestyle relocators seeking shoreline value), 20% from within Madison (move-up or downsize), and the remainder from other Connecticut communities and out-of-state, according to SmartMLS buyer demographic data.
According to Census Bureau data, Madison's 15-year average homeowner tenure — the longest among New Haven County shoreline communities — creates a farming environment where patience is the essential virtue, and agents must maintain 18-24 months of consistent outreach before expecting meaningful listing conversion.
School District Impact
| School Metric | Madison CT | Guilford CT | Clinton CT |
|---|---|---|---|
| CT DPI Ranking | Top 10% | Top 15% | Top 35% |
| SAT Average | 1195 | 1180 | 1095 |
| Graduation Rate | 98% | 97% | 93% |
| Per-Pupil Spending | $20,500 | $19,200 | $17,200 |
According to Connecticut Department of Education data, Madison Public Schools' top-10% statewide ranking is a primary driver of the town's home price premium. Families who relocate for school quality represent 40% of Madison buyers, making school data essential content for farming agents' buyer-facing communications, according to school district premium analysis.
USTA Platform Comparison for Madison
| Feature | US Tech Automations | kvCORE | BoomTown | Follow Up Boss |
|---|---|---|---|---|
| Shoreline Premium Calculator | Proximity-based pricing | No | No | No |
| Luxury Marketing Templates | Beach lifestyle content | Basic | Generic | No |
| Commission Forecasting | Deal-level ROI projection | Basic | No | No |
| Seasonal Market Alerts | Summer/winter trend triggers | No | No | No |
| Multi-Segment Farming | Waterfront + inland zones | Basic | Single zone | No |
| Monthly Cost | $149–$399 | $499+ | $750+ | $395+ |
US Tech Automations provides the price-segment intelligence and shoreline-specific tools that Madison's premium market demands. The platform's proximity-based pricing calculators help agents quantify the waterfront premium for both buyers and sellers — a capability that directly translates to pricing accuracy and won listings.
How to Farm Madison CT Effectively
Develop dual farming tracks for shoreline and inland segments. According to SmartMLS data, Madison's $390,000 price spread between waterfront and inland creates two distinct markets requiring different messaging — US Tech Automations multi-segment farming manages both tracks simultaneously.
Master the shoreline proximity premium formula for pricing accuracy. According to spatial pricing data, each quarter-mile from Long Island Sound represents $150,000–$250,000 in value — agents who quantify this gradient win listing presentations.
Create comparative pricing guides versus Fairfield County shoreline alternatives. According to regional data, Madison offers comparable shoreline lifestyle at 30-40% below Westport and Old Greenwich — produce content that captures NYC-area relocators comparing options.
Build a seasonal rental expertise niche. According to rental data, Madison's vacation rental market generates $45,000-$65,000 annually for well-positioned properties — agents who serve this investor segment generate recurring commission from a small but profitable buyer pool.
Target long-tenure homeowners with equity appreciation data. According to historical data, homeowners who purchased in 2020 or earlier have seen 25%+ appreciation — personalized equity estimates motivate listing consideration.
Develop school-focused content for the 35-49 buyer demographic. According to Census data, families with school-age children drive the core market — Madison school performance guides capture high-intent buyer attention.
Leverage Hammonasset State Park proximity in lifestyle marketing. According to Connecticut DEEP data, Hammonasset is Connecticut's most-visited state park — its proximity enhances Madison's lifestyle appeal in buyer-facing content.
Position property tax advantage in buyer comparison materials. According to tax data, Madison's 28.85 mill rate creates measurable savings versus neighboring towns — quantify the annual and 10-year savings in buyer presentations.
Cross-reference with Guilford for buyers considering both shoreline communities. According to buyer migration data, 25% of Madison buyers also considered Guilford — objective comparison content captures undecided prospects.
Frequently Asked Questions
What is the median home price in Madison CT?
According to SmartMLS data, Madison's median home price is approximately $580,000, reflecting 6.2% year-over-year appreciation — among the strongest growth rates in New Haven County's shoreline communities.
How much do waterfront homes cost in Madison?
According to SmartMLS data, waterfront and direct beach-access properties in Madison's Beach/Surf Club area carry a median of approximately $885,000, with premium properties exceeding $1.5 million depending on lot size and sound exposure.
What is the commission per deal in Madison CT?
According to SmartMLS data, Madison's $15,080 median commission per side at the prevailing 5.2% total rate is 72% above the New Haven County average — reflecting the town's premium price point.
How competitive is real estate in Madison for agents?
According to CREC and SmartMLS data, 85 licensed agents serve Madison with only 16 (19%) closing 6+ deals annually. The low competition-to-transaction ratio creates meaningful market share opportunity for committed farming agents.
How do Madison property taxes compare?
According to Madison Assessor records, the 28.85 mill rate produces an effective tax rate of 2.02% — the lowest among New Haven County's shoreline communities and significantly below Branford (35.80 mills) and Hamden (47.50 mills).
Is Madison CT a good investment?
According to historical data, Madison has appreciated approximately 25% over five years with sustained demand from both local and NYC-area buyers. The town's school quality and shoreline access provide durable value support through market cycles.
How fast do homes sell in Madison CT?
According to SmartMLS data, Madison's median days-on-market is 25, with core-segment homes ($500,000-$650,000) averaging 24 days and luxury properties ($1.1M+) averaging 65 days.
What school district serves Madison CT?
According to Connecticut Department of Education records, Madison Public Schools consistently ranks among the top school districts in New Haven County — a primary driver of the town's home price premium and family-oriented buyer demand.
How does Madison compare to Guilford for home prices?
According to SmartMLS comparative data, Madison's $580,000 median is approximately 6% above Guilford ($545,000), with the differential primarily reflecting Madison's stronger shoreline premium and Hammonasset Beach proximity.
What neighborhoods are most expensive in Madison?
According to SmartMLS data, Madison Beach/Surf Club ($885,000), West Wharf ($810,000), and Neck Road area ($725,000) lead Madison's price rankings — all within 0.5 miles of Long Island Sound.
Conclusion: Madison's Premium Farming Opportunity
Madison's $580,000 median price and $15,080 per-deal commission create the economic foundation for a high-value farming practice. The town's combination of shoreline premium, top-ranked schools, and low property taxes sustains demand through market cycles — making Madison a farming zone where long-term commitment produces exceptional returns.
The dual-market opportunity — core family market ($450K-$650K) plus shoreline luxury ($800K+) — enables farming agents to build practices that serve multiple buyer segments from a single geographic base. The 85 active agents competing for 280 transactions means systematic farming quickly establishes competitive positioning.
US Tech Automations provides the price-segment analytics, shoreline premium tools, and commission optimization workflows that Madison's premium market demands. Start capturing Madison's high-commission farming opportunity today.
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Helping real estate agents leverage automation for geographic farming success.
