What’s Really Happening in the DuPage County Housing Market This Fall

What’s Really Happening in the DuPage County Housing Market This Fall

National headlines rarely reflect what’s happening in your own backyard, and even local news doesn’t always tell the full story. Show us any market, and we’ll show you three different ones within it.

Real estate in DuPage County and the surrounding Chicago suburbs is hyper-local. Broad housing trends matter, but what’s happening in Glen Ellyn, Wheaton, or Lombard can look very different depending on your neighborhood and price point.

Whether you’re a buyer, seller, or homeowner, the goal of this DuPage County real estate update is to help you see the market clearly and make decisions with confidence.

At The Bulava Group, a family-owned real estate team with Keller Williams Premiere Properties, we’ve helped over 2,500 families move across the Chicago suburbs. Our mission is simple, to help you make the best decisions for your family.

Current Market Snapshot (Detached Single Family)
The DuPage County housing market remains competitive, defined by low supply and steady buyer demand. Inventory has crept up slightly since summer, but it's still well below what's considered a balanced market, meaning well-priced homes continue to move quickly.



What These Numbers Tell Us

The months of supply of inventory tells us where the market stands today.

Metrics like days on market, total homes sold, and average sale price reflect what’s already happened.

But if you want to see where the market is headed next, you have to look at the pending ratio, the most important and most overlooked number in real estate data.

The pending ratio shows the relationship between how many homes are on the market versus how many are going under contract.

When that number drops below 50%, it means more homes are being listed than sold, a sign that inventory will begin to build.

Right now, the DuPage County pending ratio sits at 48%.

That doesn’t mean we’re suddenly shifting to a buyer’s market, but it does suggest inventory will keep rising gradually, which could ease pressure on buyers over the next few months.

Real estate in the Chicago suburbs has always been cyclical. Fewer transactions happen every fall and winter because of weather, holidays, and school schedules.

So a dip in activity this time of year isn’t alarming, it’s seasonal.

What has people uneasy is perspective: for the last five years, homes sold in a weekend no matter the season. What we’re seeing now isn’t a crash; it’s a return to normal, a market where preparation, presentation, and strategy matter again.

What This Means for Sellers

For sellers, this market is still working in your favor, but strategy matters more than ever.

With only 1.2 months of supply, DuPage County is technically still a seller’s market, but the pace has normalized. Homes that used to sell in three days might now take three weeks, and that’s okay, it’s how a healthy market functions.

The key to success right now is positioning:

• Price for attention, not negotiation. In a market where buyers have more options, you want your home to be the obvious choice.

• Presentation wins. Clean, bright, and well-staged homes still draw multiple offers and sell for 100%+ of list price.

• Prep early. The sellers who meet with us months before listing consistently net more because we help them focus on only the updates that matter.

If you’re thinking about selling in spring 2026, now is the time to start planning. We can show you how your home compares to recent sales in Glen Ellyn, Wheaton, or Lombard, and what adjustments could get you  more money in your pocket.

What This Means for Buyers

Buyers finally have a bit more breathing room, but not as much as national headlines might suggest.

Inventory is growing slowly, yet demand across DuPage County remains steady. The best homes still attract strong competition, especially between $400K–$800K, but the frenzy has cooled enough that you can make thoughtful, informed decisions.

Here’s how to approach the market strategically:

• Get positioned early. Pre-approval and clarity on your price range are essential; well-prepared buyers move first when good homes appear.

• Watch for stale listings. Homes sitting 30+ days may have motivated sellers open to negotiation.

• Lean local. Neighborhood-level data matters, Glen Ellyn behaves differently than Downers Grove or Naperville.

With rates stabilizing and seasonal slowdown approaching, Q4 is a window where prepared buyers can secure great homes before the spring surge.

What This Means for Homeowners Curious About Equity

Homeowners often want to understand where their equity stands, and for good reason.

Your equity influences nearly every financial decision tied to your home:

whether you can make your next move, refinance, invest in another property, or borrow against it to fund other goals.

Over the past several years, the DuPage County housing market has experienced rapid appreciation. Most homeowners who bought before or during 2019 have gained, and held, substantial equity. That stability has been one of the quiet success stories of the post-pandemic market.

Looking ahead, though, we expect a major slowdown in appreciation. Prices are likely to remain steady or rise only slightly over the next few years. This doesn’t signal a downturn, it’s simply the market catching its breath after historic gains.

Of course, real estate is never one-size-fits-all. Equity growth depends on what’s happening right around you.

If your neighborhood is seeing new construction or higher-end remodels, your home’s value may continue to climb faster than the broader market. On the other hand, areas with more resale competition or aging housing stock could flatten out sooner.

The Bottom Line

The DuPage County housing market isn’t crashing, it’s normalizing.

After several years of record-breaking appreciation and lightning-fast sales, we’re settling into a healthier rhythm where preparation and strategy matter again.

For sellers, that means results will depend more on presentation, pricing, and timing.

For buyers, it means there’s finally room to make thoughtful decisions instead of racing the clock.

And for homeowners, it’s a reminder that equity is best understood, and protected, when you stay informed about what’s happening around you.

The market may be shifting, but the fundamentals remain strong.

Homes are still selling, buyers are still active, and the Chicago suburbs remain one of the most stable and desirable housing markets in the country.

Dave & Matt | The Bulava Group | Keller Williams Premiere Properties