Madison County Homes for Sale

the Big Bend · county seat Madison · 18,113 residents

Madison County is Madison — a historic, rural Big Bend county on the Georgia line and the I-10 corridor, with an agricultural-and-timber economy, a charming antebellum courthouse square, and very affordable country living.

51 homes for saleMedian $209KBalanced Marketthe Big Bend

Live Market Pulse

62/100
Momentum

Balanced Market

Buyer 8/10 · Seller 4/10 · Investor 5/10. One of Florida's more affordable markets, with value-priced homes and land for buyers who want a rural pace.

Free · No obligation

See Madison County Homes First

Off-market listings, true comps, and the carrying-cost math before you tour. Or get an instant cash offer on your current home.

Search all Madison County listings or get a cash offer →

Built fromZillow & Realtor.com datarealMLS listingsCensus & IRSUpdated monthly

LiveMarket PulseApril 2026

$209K

Median Value

+1.7%

1-Yr Price

82days

Avg DOM

18.2%

Price Cuts

Soft

Seller Leverage

$163/sf

Median $/Sqft

For Sale

Jon's Current Read

"Madison County is Madison — a historic, rural Big Bend county on the Georgia line and the I-10 corridor, with an agricultural-and-timber economy, a charming antebellum courthouse square, and very affordable country living. For buyers that means real negotiating room; for sellers, sharp pricing and a willingness to offer a concession. The county median is a starting point — the number that matters is the one for a specific home in a specific Madison County neighborhood, which is what we price against live comps."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Madison County snapshot (April 2026): typical home value $209K ($163/sqft), about 51 active listings, a median 82 days on market, and 18.2% of listings cutting price — a balanced market. Values are +1.7% over the past year and +7.1% over five years.

Madison's economy is agricultural-and-forestry (timber, dairy, row crops), supported by county-and-school-district government, North Florida College, a state-corrections presence, and its I-10 corridor location. It is a small, rural, very affordable county at the top of the Big Bend.

Live Inventory

Homes for Sale in Madison County

About 51 active listings across Madison County right now, median list price $379K at $163/sqft. Browse everything for sale, filter by price, area, and school zone, and ask us about any address.

Entry

under $146K

Condos, townhomes, and starter homes — the lowest-cost way into Madison County and its school zones.

Core

$146K–$271K

The heart of the market: established single-family homes and newer planned-community product.

Top

$271K+

Luxury, waterfront, acreage, and custom homes — the county's strongest-resale tier.

Search all homes for sale in Madison County →See off-market & private listings

Rolled-up counts and medians from Realtor.com, April 2026. Price bands are typical ranges for orientation, not an appraisal.

Madison County Market Scorecard

Balanced Market

Madison County is a balanced market: about 51 active listings, a median list price of $379,000, 18.2% of them cutting price, and homes going under contract in about 82 days.

$209K

Typical value

New / mo

$163

$/sqft

Days on mkt

18.2%

Cut price

n/a

Median rent

Typical home value · last 13 months $209K

Go deeper: county scorecard · all 67 counties · true cost calculator · affordability calculator.

Typical value & rent: Zillow Research. Listings & days on market: Realtor.com, April 2026. Market metrics describe homes for sale and recent sales, not residents.

Should You Buy, Sell, or Invest Here?

8/10

Buyer

One of Florida's more affordable markets, with value-priced homes and land for buyers who want a rural pace.

4/10

Seller

Demand is steady but thin and value-driven, so price to recent local comps.

5/10

Investor

Low entry prices and steady local rental demand, though appreciation here is slow and steady rather than fast.

Momentum Offers

Get a Cash Offer in Madison County

Need to sell fast, as-is, or skip the showings? Momentum Offers gets you a real cash offer on your Madison County home in 24 hours — and, because we're a licensed RealTrends-500 brokerage, we'll also show you what the same home would net on the open market, so you can choose with both numbers in front of you.

Cash offer

~$188K

Close in as little as 7–14 days
No repairs, cleaning, or showings
No financing fall-through
Pick your move-out date

List with Momentum

~$209Ktypical value

Often nets more, even after commission
Sells 1.25% above MLS average, 8 days faster
Full marketing & negotiation
We front the prep with our concierge

Get my Madison County cash offer →How Momentum Offers works

Figures are illustrative ranges, not an offer. Your actual cash offer and net-to-seller depend on the home's condition, location, and current Madison County demand. Compare both at our Madison County cash-offer page.

Schools in Madison County

The Madison County School District serves Madison, Greenville, and Lee.

Madison County High School
Madison County Central School

This is a small district; confirm the zoned assignment for a specific address. See school-zone guides →

Taxes, Insurance & Cost to Own

A median-priced Madison County home costs about $1,496/month all-in (mortgage, tax, and insurance, 10% down) against median household income of $48,176. Florida's homestead exemption removes up to $50,000 of assessed value, and Save Our Homes caps annual assessed-value increases at 3% while you keep the homestead.

Typical property-tax millage	15.660 mills (~1.57% before exemptions)
Avg. homeowners insurance	$1,028/yr (Citizens county avg)
Homestead exemption	Up to $50,000 + 3% Save Our Homes cap
Est. all-in monthly (PITI)	$1,496/mo on a $209K home
Income to buy median home	$59,837/yr (est.)

At about $1,028 a year on average, Madison is among the more reasonable insurance markets in Florida, though coastal and older homes still run well above the average. Wind-mitigation features earn insurance credits; flood insurance is priced separately by address. Run your own numbers with the true cost calculator.

New Construction in Madison County

Builders pulled 39 residential permits last year (+30.0% YoY) — 39 single-family and 0 multifamily, about 2.2 per 1,000 residents. Active master-planned communities include Madison-area acreage and subdivisions. Builders compete on rate buydowns and closing-cost credits; buyer representation matters even on a new build. See active builders →

Population & Migration

Madison County has about 18,113 residents. On a net domestic basis it gained roughly 256 people and a net +$9.45M in adjusted gross income in the latest IRS filing year (county-to-county moves within the U.S.; this does not count international migration or births). Domestic arrivals are led by GA. Migration is the demand engine behind prices: when more income flows in than out, it supports both rents and values.

12-Month Forecast

Expect Madison to stay a very affordable, steady rural market over the next 12 months, anchored by agriculture, timber, and government, with abundant land and slow price movement.

Cities & Towns in Madison County

The cities and communities that make up Madison County — each its own market with its own prices, schools, and feel.

Madison	County seat with a historic courthouse square and antebellum homes.
Greenville	Small town, birthplace of Ray Charles.
Lee	Tiny rural community.

Economy & Major Employers

Madison County School District
North Florida College
Madison County government
agriculture and timber
Florida Department of Corrections
I-10 corridor businesses

Agriculture, timber, government, and North Florida College anchor this small Big Bend county on the Georgia line.

A deep, diversified employer base is what underpins housing demand through national cycles. Talk to a local Madison County agent →

Most Popular Communities

The master-planned, golf, waterfront, luxury, and 55+ communities buyers ask about most in Madison County.

Master-planned	Madison-area acreage and subdivisions
Waterfront	Cherry Lake, Withlacoochee River, Suwannee River (east)
Luxury	lakefront and farmland estates

Lifestyle in Madison County

Madison is historic, rural Big Bend Florida: the antebellum architecture and oak-shaded square of Madison, Cherry Lake's fishing, the Withlacoochee and Suwannee rivers, and the birthplace of Ray Charles in Greenville. It is a quiet, very affordable, agricultural county with genuine small-town character along I-10.

Risks to Weigh

Madison's risks are rural: a small, agriculture-timber-and-government economy, modest incomes, limited services, and inland hurricane wind-and-rain exposure. It is inland, so surge is not a factor, and insurance is moderate. The market is small and thin.

Madison County Communities

Browse every Madison County community on our interactive map, sortable by price, schools, and commute.

Explore Madison County on the map →

Madison County Real Estate FAQ

What is the median home price in Madison County?

The typical Madison County home is worth about $209K as of April 2026 (Zillow ZHVI), +1.7% over the past year. The median list price is similar; individual neighborhoods range widely around that figure.

Is Madison County a buyer's or seller's market?

As of April 2026, Madison County is a balanced market. Homes are taking a median of 82 days to sell, and inventory has rebuilt from its lows, giving buyers more room to negotiate than in recent years.

Is Madison County expensive?

Madison County's price-to-income ratio is about 4.3×, which is below the typical Florida county. The bigger cost surprises for newcomers are property insurance and, in newer communities, CDD fees — not the sticker price.

What is the average rent in Madison County?

Zillow does not publish a reliable median-rent index for a market the size of Madison County, so we don't quote a single rent figure here. A local agent can pull recent comparable rentals for a specific home or area.

Are property taxes high in Madison County?

The typical millage is about 15.660 mills, or roughly 1.57% of taxable value before exemptions. Florida's $50,000 homestead exemption and the Save Our Homes 3% assessment cap meaningfully lower the bill for owner-occupants.

How much is homeowners insurance in Madison County?

The Citizens county-average premium is about $1,028 a year, but your actual cost depends heavily on the home's age, roof, construction, and flood zone. Wind-mitigation credits can lower it; flood insurance is priced separately by address.

Is Madison County a good place to invest in real estate?

Low entry prices and steady local rental demand, though appreciation here is slow and steady rather than fast.

Is Madison County growing?

Madison County has about 18,113 residents and is still drawing net in-migration of people and income. Migration and jobs are the forces most likely to support prices through the rate cycle.

How long do homes take to sell in Madison County?

A median of about 82 days on market as of April 2026, longer than the 2021-2022 frenzy and a sign of today's more balanced conditions.

What are the best areas to live in Madison County?

The county seat, Madison, anchors the market, and the right area depends on whether you prioritize schools, commute, the water, or new construction. Our neighborhood guides map each on price, schools, and lifestyle.

What is the price per square foot in Madison County?

Listings in Madison County are priced around the area's median per-square-foot rate as of April 2026; smaller, older, and inland homes run below it, while new construction and waterfront run above. Per-square-foot is most useful within a single neighborhood, not across the whole county.

How much income do I need to buy a home in Madison County?

As a rough rule, a buyer needs household income roughly in line with the county's price-to-income ratio of 4.3× the home price, keeping total housing costs near 30% of income. Median household income here is $48,176. A lender pre-approval gives you the exact figure for your situation.

Is now a good time to buy in Madison County?

It depends on your horizon. For buyers planning to stay several years, today's balanced market conditions — more inventory and routine price cuts — offer better terms than the 2021-2022 peak. For short-term flips, flat appreciation makes the math tight. The right answer is specific to the home and your timeline.

Do I need flood insurance in Madison County?

It depends on the address. Homes in FEMA high-risk flood zones (A or V) typically require flood insurance with a federally backed mortgage, and even outside those zones it can be worth carrying in low-lying or coastal parts of Madison County. Flood premiums are priced separately by address under FEMA Risk Rating 2.0, so always check the flood zone before you buy.

Is Madison County a good place to retire?

Florida's lack of a state income tax and the homestead/Save Our Homes protections make Madison County attractive for retirees on a fixed income, especially in its 55+ and lower-maintenance communities. Weigh that against insurance costs and proximity to healthcare when you choose a specific area.

How fast are home prices rising in Madison County?

Over the past year, the typical Madison County home value moved +1.7%. Over five years it is +7.1% and over ten years +7.4% — so the long-run trend is up even though near-term growth has cooled.

What is the cost of living in Madison County?

Housing, insurance, and property tax are the main local cost drivers; Florida charges no state income tax. A median-priced home runs about $1,496 a month all-in (mortgage, tax, and insurance), against median household income of $48,176 a year. Utilities, transportation, and healthcare track close to state averages.

What are the risks of buying in Madison County?

The main ones are hurricane and flood exposure (which drive insurance costs), rising premiums statewide, and — in fast-growing submarkets — overbuilding that can soften resale and rents. On older condos, ask about reserves and special assessments. None are dealbreakers, but all belong in your budget before you offer.

Is Madison County good for real estate investors?

Madison County's estimated cap rate is roughly in line with the state norm, so it leans toward appreciation over cash flow. Net migration and the local job base are the demand signals that matter most for landlords here.

What counties are near Madison County?

See the 'Explore more' section on this page for direct links to the neighboring county market reports, plus the full set of scorecards for all 67 Florida counties.

Has inventory in Madison County gone up?

Yes — active listings are +4.9% versus a year ago. That rebuild from pandemic-era lows is the single biggest reason buyers have more leverage now than they did in 2021-2022.

What is Madison County, Florida like?

Madison is a small, historic, rural Big Bend county on the Georgia line, with a charming antebellum courthouse square, an agriculture-and-timber economy, North Florida College, and Cherry Lake and river recreation nearby. Home prices and land are among the most affordable in the state, suiting buyers who want country living and small-town character over big-city amenities.

More the Big Bend Counties

Leon · Wakulla · Jefferson · Taylor · Dixie · Lafayette · Franklin · Gadsden

Go deeper on Madison County: Madison property taxes · market scorecard (0–100) · cash offer & sell fast · search homes for sale

Statewide tools: all 67 county scorecards · rankings & compare · interactive market map · ZIP scorecards · property-tax calculator · homestead exemption · flood insurance

Talk to a Local Expert

Your move in Madison County starts with a real person.

Buying, selling, or investing — tell us what you're working on and a Madison County specialist follows up within one business day with real comps, the off-market list, and representation that's yours.