Chicago Housing Market Update – September 2025
Chicago’s suburban housing market in September 2025 showed mixed signals. Buyers and sellers across Cook, DuPage, Lake, and Will Counties experienced different conditions in pricing, inventory, and sales activity. Here’s what you need to know if you’re planning to buy or sell this fall.
Single-Family Trends
Inventory & New Listings
In Cook County, active inventory dropped 4.9% year-over-year, limiting buyer choices. DuPage saw a sharper decline, with listings down 33.8%. Meanwhile, Lake County offered some relief with a 21.2% increase in new listings, and Will County surged with 26.6% more homes on the market.
What this means for you: Buyers will find more options in Will and Lake Counties, while DuPage remains tight and competitive.
Buyer Demand & Pending Sales
Pending sales were down across the board: Cook (-18.6%), DuPage (-15.4%), Lake (-20.8%), and Will (-26.2%). This shows softer buyer demand despite some week-to-week improvements.
Takeaway: Sellers should be prepared for longer market times and more negotiations.
Home Prices & Value Trends
Prices showed a mixed picture. Cook’s median list price fell 4.9% to $341,400. DuPage held steady with a 2.6% increase to $624,900. Lake dropped 6.6% to $559,900, while Will’s absorbed price slipped 11.3% to $385,000.
What this means for you: Buyers in Lake and Will may see more negotiating room, while sellers in DuPage are holding stronger ground.
Chicago Condo Market 2025 – Suburban Trends
Inventory & Seller Activity
Cook’s condo inventory shrank by 7.5% with fewer new listings, making it harder for buyers to find options. By contrast, DuPage saw a 15.5% increase, and Will County jumped 41.7%, suggesting sellers are more active there.
Takeaway: Buyers have the most choices in Will and DuPage, while Cook remains tight.
Sales & Market Absorption
Pending sales fell in every county, with Cook down 26% and DuPage down 13.2%. Absorption rates also dropped, especially in DuPage (-24.8%) and Will (-34.9%), showing slower turnover.
Condo Pricing Insights
Prices varied: Cook dipped 6% ($315,000), while DuPage rose 10.8% ($299,000). Lake and Will saw modest increases of 1.1% and 3.8%, respectively.
What this means for you: Buyers in Cook may have more leverage, while DuPage remains competitive with rising condo prices.
Chicago Housing Market 2025 – Buyer & Seller Outlook
For Buyers: Will County (homes) and Cook County (condos) present more opportunities thanks to increased inventory or softer prices. Patience could give you an edge in negotiations.
For Sellers: DuPage offers stronger pricing power. Sellers in Will and Lake should be flexible to stay competitive in slower markets.
Financing: Mortgage rates are still elevated around 6.26%. While the Fed funds rate dropped, affordability remains tight. This keeps buyers cautious but creates room for negotiation.
Here’s the bottom line on what the numbers mean this month:
- Will County: More homes are on the market and prices are softer, which creates opportunities for buyers to negotiate.
- DuPage County: Fewer listings are keeping supply tight, helping sellers maintain stronger pricing power.
- Cook County condos: With shrinking inventory and slower sales, cautious buyers may find room to bargain.
- DuPage condos: Despite higher supply, prices continue to climb—giving sellers the upper hand.