Lyn Wise Group · North Shore Market Intelligence
Data: Altos Research · Single-Family Homes · lynwisegroup.com · (312) 860-7294
WHAT YOU NEED TO KNOW THIS WEEK
- Deerfield bounced back to exactly MAI 50 this week with a notably positive narrative — sales outstripping supply and upward pricing pressure possible. Its entry segment absorbed six homes against three new listings.
- Northbrook gets its most cautionary narrative of this entire series — "cooling, prices may fall" — even while remaining the strongest market at MAI 65.
- Highland Park continues to cool with prices already moving slightly lower. The 36% relist rate tells the story of a market where half the active listings have already failed once.
- Glencoe posted its first meaningful MAI uptick in weeks — from 39 to 42 — with new listings entering well below the market median, signaling seller realism.
- Lake Forest's MAI slid to 38 — the lowest of any community this week — with prices moving downward.
THE STORY THIS WEEK: WHEN MARKETS SWAP ROLES
For ten consecutive weeks, the narrative in this report has been consistent: Northbrook accelerates, Deerfield somewhat cools. The data this week tells a more complicated story — and if you have been following along, it is worth paying attention to.
Deerfield just bounced back to MAI 50. Sales are outstripping supply. Upward pricing pressure is described as possible if the trend continues. The entry segment absorbed six homes against three new listings — a two-to-one buyer-to-supply ratio that signals genuine demand at the accessible end of the market. Fifteen percent of listings saw price increases, 13% saw cuts — both relatively measured, suggesting a market that is stabilizing rather than swinging.
Northbrook, in the same week, is showing some result we have not seen for a while: conditions have been consistently cooling, and prices may begin to fall if the index continues downward. The MAI sits at 65 — still the strongest reading of any community we track — but the narrative shift matters. Markets do not turn on a single week's data, but they do telegraph turns in their language before they show up in prices. This is worth watching.
The practical message: the gap between Northbrook and Deerfield — which peaked at 19 MAI points just last week — is now 15. If Deerfield continues to recover while Northbrook moderates, the next few weeks will tell us whether this is a genuine convergence or a brief crossover before both markets settle into new patterns.
NORTHBROOK · IL 60062
MAI 65 · Strong Seller's Market · Inventory: 35 · Median DOM: 21 days
Northbrook remains the strongest market on the North Shore by any measure — but this week introduced a note of caution that is new for this market. Conditions have been consistently cooling, and prices may begin to fall if the trend continues. At 65 that warning is early, not urgent. But it is worth noting in a market that has felt invincible for most of this cycle.
The segment data tells a nuanced story. The top tier at $2,999,000 had zero new listings and three absorbed — buyers clearing available luxury inventory without competition, a genuinely strong signal. The mid-high tier at $1,499,900 had one new listing and two absorbed in 28 days. But the $925,000 segment had four new listings and zero absorbed — the first time a mid-market Northbrook segment has seen zero absorption in weeks. The entry at $637,000 absorbed one against three new listings, slightly softer than recent weeks. New listings are coming in at a median of $847,000, well below the $1,100,000 market median.
For sellers: Still the strongest market on the North Shore. A 21-day median tells you well-priced homes are moving. But the zero absorption in the $925K segment is a signal to price strategically rather than optimistically. The top and lower tiers are functioning well — the mid-market needs precise positioning.
For buyers: The slight cooling at mid-range gives you the first real breathing room in Northbrook in months. The $925K segment had supply accumulate without absorption this week — if that continues next week, it represents a genuine negotiating opportunity in a market that rarely offers one.
For first-time buyers: The entry tier at $637,000 is still moving, but the pace has eased compared to recent weeks. Three new listings against one absorbed is actually more balanced than the frenzied ratios we tracked in May and June. New listings at a median of $847,000 offer genuine options for buyers who can stretch slightly above the lowest tier.
DEERFIELD · IL 60015
MAI 50 · Strong Seller's Market · Inventory: 40 · Median DOM: 49 days
Deerfield's MAI bounced back to exactly 50 this week — sitting precisely at the line between seller's and cooling territory — but what makes this week genuinely interesting is not the number, it's that home sales are outstripping supply. The MAI has been moving higher. Upward pricing pressure is possible if the trend continues.
The most compelling number in this week's entire five-community report is Deerfield's entry segment: six homes absorbed against three new listings. Two buyers for every new home that hits the market at the $609,950 price point. That kind of ratio at the bottom of the market is a leading signal — when entry buyers are competing that actively, it typically filters upward over subsequent weeks. The $862,500 mid segment absorbed two against four new listings, a more measured pace. The top tier at $2,349,000 had zero new and zero absorbed — a frozen luxury tier that is not unusual for this market right now.
For sellers: Deerfield is back. The entry and mid markets are functioning well, demand is outpacing supply at the most accessible price points, and the Altos narrative just turned constructive. If you have been watching and waiting for a signal, this week's data is one of the cleaner entry signals we have seen in Deerfield since the spring.
For buyers: The entry level is competitive again — six absorbed against three new is not a browsing environment. Come pre-approved and be prepared to move quickly at the $609,950 price point. The mid-market around $862,500 offers more time and more options.
For first-time buyers: Deerfield's entry segment is the most active first-time buyer market on the North Shore this week. Six homes absorbed, three new listings, median days on market of just 17 for that tier. New listings entering at $775,000 give buyers options across a range. If Deerfield is your target community, this week's data says the window is open — and it may not stay open indefinitely as demand reasserts.
HIGHLAND PARK · IL 60035
MAI 53 · Strong Seller's Market · Inventory: 42 · Median DOM: 42 days
Highland Park's overall MAI of 53 still reads as a seller's market, and the narrative has been consistently cautionary for three consecutive weeks — and this week is no exception. The market has been cooling as more homes become available and demand lessens. Prices are already moving lower. The expected trend is for this to continue, especially if the index falls further toward the buyer's zone.
The 36% relist rate is the most honest indicator of what is actually happening in Highland Park right now. More than one in three active listings has already been through a full market cycle without selling and came back. That is not a market failure — it is a pricing failure. The homes in Highland Park that are priced correctly are still moving. The entry segment at $595,000 absorbed three homes against three new listings — perfectly balanced. The $895,000 mid-market had five new and two absorbed — supply building against demand. The $1,770,000 upper-mid had two new and three absorbed in 24 days — actually a strong signal at that tier. New listings entering at $897,450 sit just above the market median of $1,135,000.
For sellers: Highland Park is a market of two experiences right now. If your home is priced correctly for its tier, it is moving — the entry and upper-mid data confirm that. If you priced optimistically, the 36% relist rate tells you where that strategy leads. Pricing discipline is the single most important decision you will make before listing here.
For buyers: 42 homes and a 36% relist rate means genuine opportunity for buyers who do their homework. Some of those relisted properties now have sellers who have recalibrated their expectations after a market education. An experienced agent can identify which ones are now priced fairly and which ones are still holding out for a number the market will not support.
For first-time buyers: The entry tier at $595,000 absorbed at parity this week — three and three. That is the most balanced first-time buyer market in Highland Park in weeks. New listings entering at $897,450 give buyers more to evaluate. With 42 total homes on market, Highland Park remains one of the better communities for first-time buyers to have genuine choice without the frantic pace of Northbrook.
GLENCOE · IL 60022
MAI 42 · Slight Seller's Advantage · Inventory: 19 · Median DOM: 42 days
Glencoe posted its first genuine MAI uptick in several weeks — from 39 last week to 42 this week. That is a small move in absolute terms but directionally meaningful after a prolonged softening trend. The narrative describes the market as being at a stasis point — sales and inventory roughly in balance — with prices falling a bit and downward pressure expected to be light or variable. That is notably less alarming language than what was applying to Glencoe two and three weeks ago.
The segment data reflects this tentative stabilization. The top tier at $3,599,000 had one new listing and one absorbed in 70 days. The $2,950,000 tier had zero new and zero absorbed — inactive. The $2,295,000 tier also had zero absorption. But the entry tier at $1,809,999 had two new listings and zero absorbed — supply building without buyers at the bottom of the market. The most encouraging signal is the median price of new listings: $1,649,999 — dramatically below the $2,575,000 market median. Sellers entering Glencoe right now are pricing with realism. The 42% relist rate is a legacy figure from prior weeks of overpricing, not a signal of what new listings are doing.
For sellers: The MAI uptick is encouraging but one week does not make a trend. The practical guidance remains the same — price at or below the market median to find buyers where they actually exist. The new listings entering at $1,649,999 are the ones with the best chance of transacting given current buyer appetite.
For buyers: Glencoe above $2.25M had no absorption at all this week. Zero transactions at two of four tiers. The negotiating environment for buyers at those price points remains as favorable as it has been at any point in this cycle. The top tier did move one home this week — a reminder that even in a soft market, the right property at the right price finds a buyer.
For first-time buyers: Glencoe's entry tier at $1,809,999 represents one of the most accessible entry points this community has offered in recent memory. For buyers with the financial foundation to reach this price range, the current combination of realistic seller pricing, a recovering MAI, and motivated sellers makes this a genuine long-term value conversation worth having.
LAKE FOREST · IL 60045
MAI 38 · Slight Seller's Advantage · Inventory: 47 · Median DOM: 49 days
Lake Forest's MAI dropped to 38 this week — the lowest reading of any of our five communities and the continuation of a downward trend that has been consistent for over a month. The narrative is direct: the index has been trending lower for several weeks, prices have remained relatively stable, but if inventory continues to grow relative to demand, downward pressure on pricing is likely. Inventory grew to 47 homes — the most of any community we track this week and a level that gives buyers significant choice.
The segment data confirms where activity exists and where it does not. The top tier at $3,445,000 had two new listings and zero absorbed — more supply building at the upper end with no buyers. The $2,749,500 tier had two new and zero absorbed — same story. The $1,722,000 mid-tier had three new and zero absorbed. Only the entry at $950,000 moved — zero new listings and zero absorbed, but it had one home that remained available. New listings are entering at a median of $2,397,000 — below the $2,500,000 market median, a positive sign that sellers are beginning to price with more realism than a month ago.
For sellers: Lake Forest is the most challenging market on the North Shore right now for sellers above $1.75M. Zero absorption across three of four segments in a single week is consistent feedback from buyers about where pricing needs to go. Inventory at 47 homes gives buyers the luxury of patience. If your home is not moving, the data is telling you the price — not the presentation or the timing — is the issue.
For buyers: With 47 homes available, prices confirmed to be softening, and zero absorption in the top three tiers, Lake Forest above $1.75M is as close to a buyer's market as any community on the North Shore right now. Buyers who have been watching have more leverage than at any point in recent memory. The question is not whether the opportunity exists — it does. The question is whether you are positioned to act on it.
For first-time buyers: The $950,000 entry tier in Lake Forest had no absorption and no new listings this week — the thinnest activity we have seen at that level. For buyers targeting Lake Forest at entry level, patience is required. Something will come to market in the coming weeks, and when it does, the reduced competition from the broader softening of this market works in your favor.
MORTGAGE UPDATE
The 30-year fixed rate remains in the mid-6% range for the seventh consecutive week. What this extended stability has accomplished is meaningful: it has eliminated rate uncertainty as a variable in buyer decision-making across every price tier. The buyers active in Northbrook, Deerfield, and the entry segments of every community we track right now are not waiting for a rate cut. They are making decisions based on value, timing, and community — which is exactly the foundation that produces durable market activity rather than rate-driven surges and collapses.
FINAL THOUGHTS
The most interesting development in this week's data is not any single number — it is the direction of travel in two markets that have defined the poles of this story for months. For anyone on the sidelines waiting for the "right time" — the right time rarely announces itself. It shows up in data points like a two-to-one absorption ratio at the entry level of a recovering market, or a cautionary narrative attached to a market that has felt unstoppable. Those are the moments that, in retrospect, people wish they had acted on.
Be Wise About the Market. 🏡
Questions about what this week's data means for your home or your search? The Lyn Wise Group is here.
Lyn Wise Group | www.lynwisegroup.com | (312) 860-7294
