How to Price Your DuPage County Home (Zillow Isn’t Enough)

If you’re selling a home in DuPage County, you’ve probably seen a dozen different numbers for what your house is worth. Zillow says one thing, your neighbor insists it’s worth more, and your gut might even agree. But here’s the truth: pricing your home isn’t just about picking a number, it’s a strategy. And if you get it wrong, it could cost you tens of thousands of dollars.

The key to getting the best price isn’t relying on an online estimate. It’s understanding how buyers think, how the Chicago suburban market is moving, and how to position your home so buyers compete for it.

Prefer to watch instead of read? Hit play below for a quick breakdown.

Understanding the DuPage County Housing Market

Before you can price strategically, you need to know what’s happening in the market. Right now, home prices in DuPage County are up about 7.1% year-over-year, and the absorption rate sits at 1.3 months of supply, a clear seller’s market.

But it’s not one-size-fits-all. The market behaves differently depending on price point:

• Under $500,000 – The most competitive segment with very low inventory and high demand, driven by first-time buyers.

• $500,000 to $1 million – Still a strong seller’s market, but slightly more balanced. Homes sell fast when priced correctly.

• Over $1 million – A slower, more balanced market (3.4 months of supply), but well-prepped homes still sell quickly.

Whether you’re in Glen Ellyn, Wheaton, or Lombard, the right pricing strategy depends on which submarket your home falls into.

Why a CMA Beats Online Estimates

Online estimates like Zillow can be helpful, but they don’t see your upgrades, your layout, or the micro-location of your home. That’s why a Comparative Market Analysis (CMA) is essential.

Here’s how a strong CMA works:

1. Start local, then expand – Look at homes closest in size, location, and features (ideally within half a mile). Only expand to nearby school districts if needed.

2. Analyze active, pending, and closed sales – Active listings are your competition, pending sales show what buyers are saying “yes” to, and recent closed sales confirm market trends.

3. Adjust for the details – Lot size, renovations, curb appeal, and even the street you’re on can shift your value significantly.

A CMA answers the only question that matters: What are buyers willing to pay for a home like yours right now?

3 Pricing Strategies That Work in the Chicago Suburbs

Once you understand your market position, you can choose the right pricing strategy:

1. Price Below Market to Spark Competition

Done right, pricing slightly below market can create a bidding war. Buyers feel the urgency to “win,” and competition often drives offers higher.

2. Price at Market Value (Most Recommended)

This strategy attracts serious, qualified buyers while giving you strong negotiating power. It’s straightforward, transparent, and data-backed.

3. Avoid Pricing Above Market

Testing the market with a high list price often backfires. Buyers are savvy, they’ll see an overpriced home as a red flag, leading to fewer showings and lowball offers.

The Power of Price Bracketing

One of the best tricks in pricing? Price bracketing. Buyers search online in $25,000 increments—$475K to $500K, $500K to $525K, etc. If your home is worth about $500,000, pricing exactly at $500K lets you appear in two search ranges instead of one, doubling your visibility.

More exposure = more showings = more offers.

How to Know If You’re Priced Right

The market will tell you if you’re priced correctly:

• No showings? Too high, buyers aren’t even considering it.

• Showings but no offers? Slightly overpriced, you’re close, but not compelling enough.

• Multiple showings and offers? Perfectly priced, you’ve created competition and buyers are fighting for it.

Have questions about buying or selling in DuPage County? We’re happy to help, just reach out!