Madison Lakes Real Estate Market Update: July 2025
Here’s your clear, picture-free snapshot of what actually happened in Madison Lakes, Davie, FL through July 2025—no fluff, just the numbers and what they mean.
Madison Lakes at a Glance
Madison Lakes stays popular for its lakes, well-kept homes, and central Davie location. Easy commutes, solid schools, and that close-knit vibe keep demand steady across price points.
Active Listings (July 2025)
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Active listings: 7 single-family homes (July 2024: 10)
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Median list price: $792,000 (July 2024: $720,000)
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Average days on market (active): 22 days (July 2024: 29 days)
Signal: Inventory is down about 30% YoY, and homes are moving faster. Well-priced listings are getting strong attention out of the gate.
Pending Sales (Real-Time Demand)
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Pending sales: 4 (July 2024: 3)
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Average list price of pendings: $786,500 (July 2024: $715,000)
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Median days to contract: 14 days (July 2024: 18 days)
Read: More homes under contract, at higher price points, in less time. Demand > supply for the good stuff.
Closed Sales (What Actually Sold)
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Closed sales (July 2025): 3 (July 2024: 5)
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Median sold price: $785,000 (July 2024: $710,000)
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Sale-to-list ratio: 98.5% (July 2024: 97.2%)
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Avg. list-to-close: 38 days (July 2024: 45 days)
Take: Fewer closings = lower turnover, but prices up and closer to ask. The market’s smaller—just not softer.
Year-Over-Year Highlights
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Inventory: –30% (10 → 7 active)
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Median sold price: +10.6% ($710K → $785K)
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Avg. DOM (active): –24% (29 → 22 days)
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Closings count: down (5 → 3), suggesting long-term owners are staying put
July 2024 vs. July 2025 (Side-by-Side)
| Stat | July 2024 | July 2025 | % Change |
|---|---|---|---|
| Active Listings | 10 | 7 | –30% |
| Median List Price | $720,000 | $792,000 | +10% |
| Pending Sales | 3 | 4 | +33% |
| Median Pending Price | $715,000 | $786,500 | +10% |
| Closed Sales | 5 | 3 | –40% |
| Median Sold Price | $710,000 | $785,000 | +11% |
| Sale/List Ratio | 97.2% | 98.5% | +1.3 pts |
| Avg. DOM (Active) | 29 | 22 | –24% |
What’s Driving the Shift?
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Low inventory: Owners love their rates and their neighborhood—few new listings.
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Steady demand: Move-in-ready and lakefront homes lead, pulling prices up.
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Quick turnaround: Faster contract times = confident buyers with pre-approvals in hand.
How Madison Lakes Stacks Up
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Davie overall: Median SFH $685,000 (July 2025), +7% YoY → Madison Lakes outpaces town averages.
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Broward County: Median SFH $603,000, ~32 DOM → Madison Lakes shows higher prices and quicker sales.
Seller Playbook
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Price it right from day one—educated buyers punish overreach.
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Prep & stage—curb appeal and clean, updated interiors win speed and price.
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List while inventory is lean for maximum attention.
Buyer Playbook
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Get pre-approved and move decisively on the right house.
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Track listings closely—fewer options mean fewer second chances.
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Don’t panic—new inventory still appears; patience + readiness = win.
Bottom Line
Madison Lakes is still a standout: tighter supply, stronger pricing, faster moves. If you’re selling, you’ve got leverage with a smart strategy. If you’re buying, show up prepared and strike when it’s right.