Big Picture
The North Shore and nearby north suburbs remain in a slight-to-strong seller’s market, but we’re seeing the market flatten out at the top end and stabilize across mid-range price points.
The Market Action Index (MAI), that we present on our website for 10 Chicagoland north and North Shore suburbs, which compares sales pace versus inventory, is holding firm between 37 and 58 across most communities.
What that means:
- Prices are holding steady rather than rising quickly.
- Inventory remains tight, keeping leverage in sellers’ hands.
- Luxury segments (over $2M) are sitting longer, while mid-price homes under $1M are moving the fastest.
In short — the market has found its footing heading into late 2025, and the stage is set for an early start to the 2026 spring season.
Market-by-Market Breakdown
Wilmette – The Hottest Market This Week
- Median list price: $1.56M
- MAI: 58 (up from 55 – strong seller’s market)
- Current Inventory: 22 homes
Wilmette continues to heat up — both list prices and price per square foot are rising together, signaling strong buyer demand across all quartiles.
Buffalo Grove – Affordable + Active
- Median list price: $529K
- MAI: 56 (strong seller’s market)
- Current Inventory: 19 homes
Even with price-per-square-foot trending slightly lower, homes here are moving quickly. Buyers are finding solid value and competition remains high under $600K.
Glenview – Steady and Competitive
- Median list price: $1.2M
- MAI: 46
- Current Inventory: 43 homes
The market has plateaued, but demand remains consistent. The mid-tier ($800K–$1.3M) is most active. Higher-end listings are steady but slower to absorb.
Deerfield – Strong Demand Continues
- Median list price: $764K
- MAI: 47
- Current Inventory: 22 homes
Deerfield remains one of the North Shore’s strongest midsize markets. Prices have dipped slightly, but demand under $900K continues to drive activity.
Highland Park – Stable and Balanced
- Median list price: $1.22M
- MAI: 42
- Current Inventory: 38 homes
Prices have been stable for several weeks, showing a healthy plateau. The balance of luxury and mid-tier homes keeps the market even — no major moves, just consistency.
Northbrook – Subtle Cooling, Still Favoring Sellers
- Median list price: $1.7M
- MAI: 39
- Current Inventory: 45 homes
Prices are climbing, but value per square foot has leveled off — meaning buyers are getting more home for the money. A classic “late fall pause” pattern.
Glencoe – Small Inventory, Ready to Rebound
- Median list price: $2.48M
- MAI: 35
- Current Inventory: 18 homes
While luxury prices have softened, Glencoe’s Market Action Index is ticking upward again — a sign demand could return quickly with limited supply.
Winnetka – Plateau at the Luxury Level
- Median list price: $2.45M
- MAI: 38
- Current Inventory: 24 homes
The market’s on a plateau, with luxury homes sitting a bit longer. However, quartile trends show mid-tier ($1.5M–$2M) activity picking up.
Lake Forest – Cooling at the Top
- Median list price: $1.95M
- MAI: 37
- Current Inventory: 49 homes
Longer days on market (average 131) and large-lot properties moving slower make Lake Forest one of the few leaning toward balance. Expect price pressure only if inventory builds.
Highwood – Small Sample, but Shifting
- Median list price: $722K
- MAI: 28 (buyer’s advantage)
- Current Inventory: just 2 homes
The data’s thin here, but technically Highwood shifted into buyer’s territory. Prices have ticked higher recently, likely reflecting the type of homes listed (newer or larger).
Regional Takeaways
Across all ten markets:
- Current inventory is down in 8 of 10 suburbs compared to last month.
- Average MAI = 42.6, solidly in seller’s territory.
- Luxury homes ($2M+) are showing more plateauing than decline — no distress signs.
- Suburbs under $1M (Buffalo Grove, Deerfield, parts of Glenview) show the strongest demand-to-supply ratios.
- Median DOM across all areas: 87 days — stable compared to the past 90-day trend.
The data reinforces what many of us feel locally: the market has normalized from the pandemic peaks but remains resilient, steady, and seller-leaning. Buyers have more breathing room, but sellers still hold leverage when pricing realistically.
What This Means Heading into Winter
- Expect flat to mild price growth through the holidays.
- If mortgage rates stabilize near current levels or below, spring 2026 could see strong early movement especially in Wilmette, Deerfield, and Glenview.
- Luxury listings in Lake Forest, Winnetka, and Glencoe should focus on presentation and pricing strategy now. The buyers are selective, but serious.
- For first-time and move-up buyers, opportunity exists in markets like Buffalo Grove, Highland Park, Deerfield and Northbrook, where relative affordability meets high absorption.
Final Word: Stability Is the New Strength
The fall 2025 market isn’t about surging prices or bidding wars — it’s about balance and confidence. After several years of volatility, the North Shore has found an equilibrium. Sellers who prep well and price smart are still moving quickly. Buyers have better options and less competition.
That’s not a slowdown — that’s a sustainable market. And, that’s what’s setting up an encouraging foundation for early 2026.
See Your Neighborhood’s Data
Check your suburb’s live data anytime — updated every Tuesday at lynwisegroup.com → How’s the Market Reports.
