If you've been watching the northwest suburbs market — or trying to decide whether now is the right time to buy or sell — here's an honest look at what we're seeing on the ground in June 2026. As a team that's been selling homes in this area since 2001, we've seen a lot of market cycles. This one has its own character.
The Big Picture: Still a Seller's Market, But Shifting
Inventory across Prospect Heights, Arlington Heights, Mount Prospect, and Rolling Meadows remains tight compared to pre-pandemic norms, but we're finally seeing a gradual uptick in listings. That's good news for buyers who've felt priced out or outcompeted. It doesn't mean the market is cooling dramatically — well-priced homes in good condition are still moving fast — but the days of every property getting 15 offers are largely behind us.
Sellers who priced aggressively in 2024 and 2025 are now sitting on overpriced listings and cutting. Buyers are becoming more selective. The lesson for sellers right now: price right the first time, because the market will tell you quickly if you didn't.
What We're Seeing Town by Town
Prospect Heights
Prospect Heights continues to punch above its weight. Homes here — especially the larger lots Dawn originally moved here for in 1988 — are drawing serious buyers from Arlington Heights and Mount Prospect who want more land without leaving the area. Median prices in the mid-$300s. Anything clean and updated under $350K is going fast.
Arlington Heights
Arlington Heights is one of the stronger markets in the region. Downtown proximity, walkability, and the school district keep demand high. Expect to pay a premium — median prices are running $50K–$80K above comparable homes in neighboring towns. If you're flexible on location, that premium is often avoidable.
Rolling Meadows & Mount Prospect
Both towns offer solid value for buyers priced out of Arlington Heights. The condo market in Rolling Meadows is active — we've been selling units at Mallard Cove, Three Fountains, and Riverwalk fairly steadily. Mount Prospect single-family inventory is tight, and good homes there move quickly.
What This Means If You're Buying
Get pre-approved before you even start looking — not pre-qualified, pre-approved. In this market, a seller won't take you seriously without it. Be ready to move fast on anything that's priced well. And don't skip the inspection — we're seeing more deferred maintenance on homes that were pushed to market quickly during the frenzy years.
What This Means If You're Selling
Presentation matters more now than it did two years ago. Buyers have options and they know it. Clean, staged, and photographed well beats cluttered and overpriced every time. Price at market value, not above it — the first two weeks are when your listing gets the most traffic, and that window is too valuable to waste on a price that buyers scroll past.
If you're curious what your home would sell for in today's market, reach out. We'll give you a straight answer — no pressure, no obligation.
Questions About the Current Market?
We've been tracking the northwest suburbs market since 2001. Whether you're thinking about buying, selling, or just curious what your home is worth right now — we're happy to talk.
Contact Dawn or Josh →Or call us: (847) 738-1884