Madison Homes: Values East and West

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Madison Homes: Great Values East and West

Madison Homes East and West Many folks who are new to the Madison homes scene are unaware that there is an East and West side to the city. Generally separated by Lake Mendota and Lake Monona and split on the isthmus dividing the two Madison lakes, both sides have a variety of Madison homes in all price ranges allowing most Madison real estate buyers to find the right home at the right price. Here are some interesting statistics for buyers representing Madison homes in the first six months of 2011.

Madison Homes: Size Matters

East side Madison homes on average tend to be a little smaller in terms of total finished square feet. Total square feet includes finished square feet above and below or partially below grade. East side homes average about 29% fewer square feet than West side Madison homes. The average for West side homes was 2,154 square feet, while the average for East side homes was 1,539 for a difference of 615 square feet or about the size of a couple 17’ x 17’ rooms.

One explanation for this is that West side Madison homes tend to have more below grade space finished than do East side Madison homes. Many older Madison homes were not built with “family rooms” per se but rather had “rec rooms” in the basement with tile floors, painted concrete walls and maybe an acoustic tile ceiling. These were great places for the kids to play but are not considered “finished space” by today’s real estate standards.

The Ages of Madison Homes

The West side of Madison was developed later than the East side so it is not surprising that the median age of West side Madison homes is 37 years while the median age of East side Madison homes is 46 years. New construction is about the same on East and West side Madison homes, but if you like older homes, then the East side will have the most to choose from especially in 60-year plus range.

If you are looking for Madison homes built within the past 10-20 years, then the West side is your best bet as nearly twice as many West side Madison homes sold in that age bracket than were sold on the East side.

List Prices for Madison Homes

List prices for Madison homes on the West side averaged higher than the list prices for homes on Madison’s East side: about 67% higher in fact. This is explained at least in part by Madison homes being relatively larger and newer on the West side. But from an economic standpoint, Madison homes on the East side are, on average, less expensive.

Sold Prices for Madison Homes

Higher list prices tend to push sold prices up so it is no shock that Madison homes on the West side do, on average, tend to sell for more than homes on Madison’s East side. In fact, the average sold price for a home on the East side is 40% lower than the average sold price for West side Madison homes. Again, this is likely due to homes being a little smaller and a little older on the East side.

Home Values

So now we come down to it. Where will you find the most value on Madison’s East side or Madison’s West side? When I work with clients, it is important to know everything they are factoring into their “value” equation. There are lots of components to that decision, including schools, proximity to work and shopping, the neighborhood, relative property values, the list goes on. And, while “value” is largely a subjective decision every buyer of Madison homes must make, one of the considerations is going to be the cost per square foot of finished square feet above and below grade.

Here’s The Scoop: Madison Homes Values

Madison Homes Savings According to my proprietary algorithm, on average, West side Madison homes have sold for $148/finished square foot above grade and $49/finished square foot below grade. East side Madison homes have, on average, sold for $121/finished square foot above grade and $40/ finished square foot below grade.

It appears that from an average cost perspective, Madison homes on the East side cost a little less per finished square foot than Madison homes on the West side. On a 1,800 square foot above grade home, this could be as much as $48,600.

Nelson & Associates Can Provide You with In-Depth Analysis of Your Madison Homes Purchase

When you work with a Madison Broker, you want to work with someone who not only understands the market, but can use that understanding to help you maximize the value of your Madison homes purchase. Jon Nelson is an MBA and principal broker of Nelson & Associates REALTORS and will be happy to work with you to find the right home at the right price. Call today for a free Madison homes consultation.

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