North Alabama Housing Market: Nov 9 Update

By Clint Murphy, REALTOR®

Fewer homes are closing than a year ago, and more are hitting the market. But the ones priced right are still going under contract in less than a month. Prices are holding: up in Hartselle, Decatur, and Morgan County, flat in Athens and Madison.

The quick board

Hartselle: Median sale price $270,610 (up 5.7%) · Closed sales 24 (down 25.0%) · Median days on market 26 · New listings 43 (up 53.6%) · Months of supply 3.4 · Trend: steady

Decatur: Median sale price $277,500 (up 8.0%) · Closed sales 78 (down 21.2%) · Median days on market 18 · New listings 103 (up 25.6%) · Months of supply 4.2 · Trend: steady

Athens: Median sale price $315,882 (down 0.6%) · Closed sales 109 (down 8.4%) · Median days on market 19 · New listings 213 (up 17.0%) · Months of supply 5.7 · Trend: cooling

Madison: Median sale price $391,500 (down 1.1%) · Closed sales 125 (down 20.4%) · Median days on market 20 · New listings 162 (down 29.3%) · Months of supply 4.3 · Trend: cooling

Morgan County: Median sale price $270,031 (up 5.1%) · Closed sales 120 (down 14.9%) · Median days on market 19 · New listings 167 (up 23.7%) · Months of supply 3.8 · Trend: steady

Source: Valley MLS via InfoSparks, October 2026. Changes in parentheses are versus October 2025.

Athens Spotlight

Athens buyers have real choice right now. The city is sitting on 5.7 months of supply, the most of any market on this week's board, and 213 new listings hit in October, up 17% from a year ago. The median sale price is $315,882, basically flat. That's a lot of inventory for a town this size, and it changes the conversation for both sides of the table.

What's selling. The homes moving in Athens are the ones priced off recent closed sales, not off a neighbor's asking price. Median days on market was 19 in October, down 42% from a year ago. Newer construction on the edges of town is competing hard with resales, and builders have tools a private seller doesn't, like rate buydowns and closing cost help. If you're selling a resale here, your price and condition have to beat that.

What's being built. Two things caught my eye this past couple of weeks.

First, jobs. Mazda Toyota Manufacturing passed the 1 million vehicle mark at its Limestone County plant in late October. The plant employs about 4,500 people, per The News Courier. That's a steady base of paychecks within a reasonable drive of Athens, and it's a big reason demand here doesn't disappear when the market slows.

Second, public investment in town. Athens City Schools is preparing to build a new $20 million, 46,500 square foot facility at the Clinton Street campus, on the Ferman Elmore Field site. The News Courier reports crews are expected next spring, funded in part by a $45 million city bond issue approved in August. If you live near Clinton Street, plan on construction traffic in 2027.

Downtown is also getting new leadership. Athens Main Street named Anna Clem its next executive director, starting January 1, 2027, after Tere Richardson retires. The square is one of the things people mention when they tell me why they picked Athens, so that handoff matters.

Who it's a fit for. Athens works for buyers who want room to negotiate, commuters headed toward the I-65 and I-565 corridor, and anyone who wants a real downtown without Madison pricing. It's a tougher spot for sellers who need a fast, top-dollar sale. Price it right the first week, or the market will price it for you. More on the city: Athens real estate.

What's happening around North Alabama

Hartselle is paying to study a downtown bypass. On October 26 the city council approved $349,500 for preliminary design of a potential Longhorn Pass bypass, plus $199,900 to engineer a future signal at Longhorn Pass and U.S. 31, per the Hartselle Enquirer. The paper says the bypass could pull about 6,000 vehicles a day out of downtown. That's early-stage engineering, not a shovel in the ground, but it's worth knowing if you're buying near that corridor.

Madison mapped out $116.3 million in capital needs. The city's new five-year Capital Improvement Plan lists Madison Boulevard upgrades, design for Wall Triana widening, a Mill Road bridge replacement, and a new aquatic center among its priorities, per The Madison Record. The mayor was clear that it's a planning tool, not a budget, so nothing on the list is funded yet. Still, it tells you where the city expects traffic and growth.

My straight take

Buyers: Inventory is your friend right now. Look hard at homes that have sat past the market average, and make a clean, fair offer. Don't skip the inspection to win.
Sellers: Price off closed sales from the last 90 days, not active listings. Your first two weeks get the most eyes. Waste them with a high price and you'll chase the market down.
Investors: Underwrite today's rents and today's prices. Jobs like the ones at Mazda Toyota support demand, but they don't guarantee appreciation. Buy for cash flow and let growth be the bonus.

North Alabama market FAQ

Is Athens, AL a buyer's or seller's market right now? Athens is leaning toward buyers. It had 5.7 months of supply in October, the highest of the North Alabama markets I track, and new listings were up 17% from a year ago. Well-priced homes still sell fast, with a median of 19 days on market.

What is the median home price in Athens, AL? The median sale price in Athens was $315,882 in October 2026, according to Valley MLS data, down 0.6% from a year ago. That compares to $277,500 in Decatur and $391,500 in Madison over the same month.

Who can help me buy or sell in Athens? I'm Clint Murphy, an Associate Broker with MeritHouse Realty serving Athens and all of North Alabama. Call or text (256) 616-4778.

Before you make a move

Citywide numbers are a starting point, not a price tag. Two homes a mile apart can sell for very different numbers, so if you want to know what yours is worth, let's look at the actual comps. Call or text me at (256) 616-4778.