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DuPage County, Illinois

Single-family vs. condo trends, market pressure signals, and 5-year price history. Source: Redfin.

Median Sale Price
$460,000
+30.1% YoY
Active Inventory
2,429
Days on Market
42 days
Price Drops
14.1%

Single-Family vs. Condo

Source: Redfin (property-type breakdown)
Single-Family Median
$555,000
+10.9% YoY
Condo / Co-op Median
$254,500
+8.3% YoY
SFR vs. Condo YoY Gap
+2.6%
SFR outperforming condos
DOM: SFR vs. Condo
41d / 43d
SFR / Condo

Buyer vs. Seller Market Indicators

Latest month — Redfin
Months of Supply
2.6 mo
Seller market

Inventory ÷ monthly sales. Below 3 = strong seller market; 3-6 balanced; above 6 = buyer market.

Sale-to-List Ratio
101.4%
Bidding-war territory

Median closing price ÷ original list price. Above 100% = homes routinely closing above asking.

% Sold Above List
52%
Highly competitive

Share of closed sales priced above asking. The single cleanest read on bidder competition.

What does your sqft target cost in DuPage County, Illinois?

$259/sqft median (Redfin)
+$0 adj
+$0 adj
optional
Estimated price
$517,875
Above median (+13% vs median)
Region median
$460,000
all homes
Price-tier reverse lookup — what sqft does each price band buy?
$600,000
≈ 2,317 sqft
$1,200,000
≈ 4,634 sqft
$2,000,000
≈ 7,724 sqft
$5,000,000
≈ 19,310 sqft

Estimate = (median $/sqft × your sqft) + bed/bath/lot adjustments. Bed and bath adjustments use Appraisal Institute / Fannie Mae standard rules of thumb (~$15K/extra bedroom, ~$20K/extra bathroom vs. a 3bd/2ba baseline; half-bath = half adj). Lot premium is a $1.50/sqft heuristic beyond a 6,000 sqft baseline — accuracy varies sharply by urban infill vs. acreage market. Quality, condition, year built, and HOA are not modeled here. For a deeper county-level hedonic AVM, see AVM Lite.

Rent + invest vs. buy + own — backtested

15-yr rolling history · S&P 500
Property type:
Upfront capital committed (both paths): $106K = 20% down + 3% closing on a $460K home
BUY + OWN
Median ending wealth $404K $247K real
Net gain on $106K upfront: $298K
Range: $404K → $404K
Wealth = home value (appreciated at 3%/yr) − remaining mortgage − 6% selling cost. Gain = wealth − upfront. Leveraged appreciation on full $460K asset comes from the 20% down.
RENT + INVEST
Median ending portfolio $873K $589K real
Net gain on $288K contributed: $585K
Range: $403K → $2.34M
Same upfront cash + each year's (own − rent) surplus invested in S&P 500 at actual annual returns. Median renter contributed $288K total.
Median wealth delta: $469K in favor of RENT + INVEST
What if you'd started in a recent year? (most-recent 15yr window: 2011–2025)
WindowBuy wealthBuy gainRent wealthRent gainWealth delta
2011–2025$404K$298K$1.30M$1.02M$901K rent
2010–2024$404K$298K$1.33M$1.05M$929K rent
2009–2023$404K$298K$1.29M$999K$883K rent
2008–2022$404K$298K$864K$576K$460K rent
2007–2021$404K$298K$1.12M$828K$712K rent
2006–2020$404K$298K$957K$669K$553K rent
2005–2019$404K$298K$857K$569K$453K rent
2004–2018$404K$298K$707K$419K$303K rent

Educational tool, not investment or real-estate advice. Past performance does not guarantee future results. Backtests use actual annual total returns including dividends from S&P 500 (Damodaran (NYU Stern) annual total return (with dividends), 1957-present.).

Buyer model: 30-yr fixed mortgage, P&I + property tax + insurance + maintenance (1% of value/yr) + HOA. Selling cost = 6%. Investor model: down payment + annual cashflow surplus invested in the chosen index at that calendar year's actual return.

Tax model: pre-tax comparison. Toggle "after-tax mode" to apply MID, SALT, LTCG, and the Sec 121 capital-gains exclusion.

This calculator does not adjust for: PMI (assumed 20%+ down), differential transaction costs by state, lifestyle factors (commute, schools, kids), illiquidity / forced-sale risk, or insurance availability constraints (e.g., FL/CA wildfire). Consult a fiduciary advisor and tax professional before acting on any of this.

Market Pressure Signals

Derived from Redfin trend
Inventory vs. Long-Term Avg
+16.1%
surplus — buyer leverage
DOM vs. 24-Mo Avg
-13.1%
currently 42 days
Long-Term Avg Inventory
2,092
Long-Term Avg DOM
48 days

Mortgage & Price Stress

State HPI + national delinquency
State HPI YoY
+6.0%
positive — appreciating
State HPI vs. Peak
0.0%
at or near peak peak 2026-04-01
National Mortgage Delinquency
1.86%
benchmark — 2026-04-01 county-grain delinquency requires paid data

State-grain HPI YoY + drawdown from peak is the cleanest free price-stress proxy. The national delinquency rate gives the macro mortgage-stress backdrop. True county-level mortgage delinquency lives in paid datasets (MBA NDS, CoreLogic LP).

Getting a Mortgage Here

CFPB HMDA 2025
Applications Denied
19.4%
3.2 pts easier than Illinois
Loans Actually Made
18,219
4,390 turned down
Average Loan Made
$377,997
what lenders here actually wrote
National Denial Rate
23.4%
benchmark — all 51 states

Every lender above a size threshold has to report each application and what they did with it. The denial rate here counts only applications a lender actually ruled on — approved or denied. Files the applicant withdrew, and files closed as incomplete, are left out of both halves, so this runs higher than tables that bury them in the denominator. Compare every state and county →

Value Ratios

Median home price ÷ county median income
Value / Income
4.2×
stretched
Median Household Income
$110,502
Census ACS B19013

Historically affordable markets sit at 3–4× income; over 5× is stretched, over 6× is severely overvalued. Lower ratios point to bargain opportunities.

Housing Stock & Owners

Census ACS 5-year (B19013, B01003, B25002, B25003, B25034, B25007)
Population
927,263
total residents
Total Housing Units
366,099
all units, occupied + vacant
Vacancy Rate
4.5%
tight
Homeownership Rate
73.1%
of occupied units owner-occupied
Boomer Owners (65+)
22.5%
of homeowner households
Millennial / Gen-X Owners (35-54)
6.7%
of homeowner households
Pre-1949 Housing Stock
8.0%
structures built before 1949

When boomer-owner share is high, expect more inventory hitting the market over the next decade as homes transition. High vacancy + high old-stock often signals deferred-maintenance markets where buyers can negotiate.

Net Migration (IRS Tax Returns)

IRS Statistics of Income — Migration Data
Net Migration
-4,265
losing people (2022–2023)
Inbound Returns
21,312
35,377 people moved in
Outbound Returns
24,407
39,642 people moved out
Net Returns
-3,095
household-filer basis

Top 5 Origins (where movers came from)

  1. Cook, Illinois — 11,143 returns
  2. Will, Illinois — 2,388 returns
  3. Kane, Illinois — 1,715 returns
  4. Kendall, Illinois — 523 returns
  5. Lake, Illinois — 397 returns

Top 5 Destinations (where movers went)

  1. Cook, Illinois — 8,374 returns
  2. Will, Illinois — 2,877 returns
  3. Kane, Illinois — 2,648 returns
  4. Kendall, Illinois — 967 returns
  5. Lake, Illinois — 523 returns

IRS Statistics of Income tracks county-to-county migration via tax-return change-of-address. Net migration uses the exemption count (a proxy for people, including dependents). True net flow can lag by 1–2 years vs. real-time movements.

Who's Moving In (Census ACS)

Source: Census ACS B07001 (5-year)
Inbound Movers (1 yr)
52,582
5.73% of pop. — moved here from outside the county
From Other States
11,993
1.31% of pop. — interstate inbound
From Abroad
6,113
moved into the county from outside the U.S.
Same House 1 Year Ago
89%
stable residents

Census ACS asks where people lived 1 year ago, so this counts inbound movers but does not show outbound — true net migration would require IRS SOI parsing.

Trends

Up to 5 years of monthly data

Median Sale Price

Trailing 12 months

Active Inventory

Trailing 12 months

Days on Market

Trailing 12 months

Looking for state-level data? See Illinois statewide stats →

Verify any number on this page: data sources, formulas, and cross-references →