The Goddard Report Weekly: Inventory Is Climbing—But Buyers Aren’t Biting Yet
Bartlett • Schaumburg • Streamwood • Hanover Park • Carol Stream
If you’ve been watching Candy’s weekly Goddard Report, you’ve seen it too: more homes are hitting the market, and a bigger share is sitting. The shift is most obvious in attached homes (condos & townhomes), where we’re now seeing median market times stretching well into the 50-day range in several nearby suburbs. That’s a notable jump from mid-year, and it lines up with what we’re hearing at showings: “We like it—the payment just isn’t there.”
This Week’s Local Takeaways
Supply is up versus earlier fall readings, especially in attached inventory.
Days on Market are lengthening, with many attached listings crossing the 50-day mark.
Price reductions are reappearing on homes that overshoot the payment window buyers can comfortably afford.
Detached is holding up better than attached, but even single-family sellers are learning that list-price discipline matters again.
(Data source: Candy’s Weekly Goddard Report. Town-by-town details available on request.)
Why Is This Happening? One Word: Affordability
Affordability has three moving parts—home price, mortgage rate, and income. Prices have softened only modestly, incomes aren’t jumping, so the swing variable is the mortgage rate. Despite two recent Fed rate cuts, 30-year mortgage rates haven’t fallen nearly as much as many expected. That’s because mortgages don’t track the Fed funds rate directly—they’re priced off long-term bond yields and mortgage-backed securities (MBS) spreads, plus a risk/term premium that’s been unusually wide since the pandemic era. Bankrate+2Kiplinger+2
“But didn’t the Fed cut rates?”
Yes—but the Fed controls short-term rates, while mortgage rates are long-term and respond more to the 10-year Treasury and MBS investor demand. In this cycle, even as the Fed has eased, longer-term yields and MBS spreads have stayed sticky, keeping mortgage quotes elevated relative to history. That’s why rate headlines and your actual mortgage quote can feel disconnected. Forbes+2FRED+2
Where are mortgage rates right now?
Freddie Mac’s weekly survey shows rates easing from recent peaks, but still high enough to pinch monthly payments—which is exactly what we’re seeing in local showing traffic and offer activity. Translation: buyers are picky, and anything even slightly mis-priced will sit. Freddie Mac
What It Means for Sellers (Right Now)
Win on presentation + price. With more options on the market, buyers compare aggressively. Nail the prep, photos, and pricing inside the likely appraisal/payment window.
Expect activity to cluster around price-improved homes. Fresh pricing + clean condition is outperforming stale listings.
Attached sellers: Consider strategic pricing or seller credits to buy down the rate if your DOM pushes past 30–45 days without solid offers.
What It Means for Buyers
More choice, less pressure. You can shop a bit longer and negotiate more thoughtfully.
Use credits creatively. Asking for a temporary or permanent rate buydown can move the monthly payment more than a small price cut.
Focus on total monthly cost. Factor taxes, HOA, insurance, and potential assessments—especially on condos/townhomes.
Will Lower Rates “Fix” Everything?
Lower rates would help, but don’t expect a 1:1 reaction to Fed decisions. Mortgage pricing will move when inflation expectations, term premium, and MBS spreads improve in tandem. Until then, payment-based pricing is the playbook. Brookings+1
Need a town-by-town snapshot?
Candy’s Goddard Report tracks Detached vs. Attached vs. New Construction, weekly changes, and DOM by area. If you want the latest chart pack for Bartlett, Schaumburg, Streamwood, Hanover Park, Carol Stream, and nearby suburbs, text us and we’ll send it over.
Call: 630-310-8315 (voice only) Text: Dave 630-992-3283 • Candy 630-992-5477 Co-branded with: Dan Rock, Guaranteed Rate (NMLS# 194424)
Dave and Candy were very knowledgeable, honest, and transparent. The whole process of selling my condo stress free. Would definitely work with them again and recommend them!
We worked with Dave & Candy Goddard to purchase our home, and honestly, we couldn’t have asked for better agents. They are incredibly knowledgeable about the market and helped us understand what to look for beyond just the basics. Dave took the time to inspect each property during showings like a pro, pointing out things we wouldn’t have noticed and giving honest feedback, which we really appreciated.
Throughout the process, they were patient, responsive, and genuinely supportive. It felt like they were guiding us every step of the way, not just trying to close a deal. Their professionalism stood out, but they were also warm and approachable, which made the whole experience less stressful and more enjoyable.
They went above and beyond for us, and we’re truly grateful. If you’re looking for agents who actaully know what they are doing, Dave & Candy are it.
I've had the pleasure of knowing Candy and Dave for over 15 years, and I can confidently say they are one of the most trustworthy and knowledgeable real estate professionals I’ve ever worked with.
Most recently, they helped me with the purchase of my new home, and I couldn't be more grateful for their guidance and support throughout the entire process.
If you're looking for agents who are knowledgeable and treat you like family, I'd highly recommend Candy and Dave.
Candy and Dave were excellent. Very well prepared, full of knowledge, communication was outstanding. Would highly recommend them. They sold our home in no time & got us a higher price than what we asked!!!
Dave and Candy have been our agents for years! They have helped my husband and I buy and sell through every stage of our life. They’re always incredibly responsive and knowledgeable. When working with Dave and Candy you truly feel like they’re always looking out for your best interest. They are the only ones we will ever trust with our home buying and selling needs. Thanks again for everything you’ve always done for us Dave and Candy!
Very responsive- answered weekend calls immediately! Knowledgeable about the property, location and came prepared to answer all of questions and informed us on how to best list the property for sale. Entire process was seamless- will definitely use again! Thank you Candy & Dave!
From start to finish, Dave and Candy Goddard made selling our family’s home very easy. On our initial meeting they were able to answers all of our questions and concerns and saved us time by doing their due diligence prior to meeting us. A very professional team and highly recommend them.
Inventory continues shifting across Cook, DuPage & Kane Counties as we move deeper into November. Detached homes remain strong in Elgin, Schaumburg, and St. Charles/Campton Hills, while attached inventory continues to drive activity in affordability-focused markets.
This week also officially adds Wayne to the report, expanding coverage to 24 towns.
Below is the verified, alphabetized list containing all numbers exactly as written on your sheet, including your updated Itasca and South Elgin counts.
📊 Active Home Inventory by Town (Alphabetical Order)
(Detached + Attached = Total. New Construction already counted within total.)
Whether you’re buying or selling in Cook, DuPage, or Kane County, having accurate weekly data gives you an edge. We track the market so you don’t have to.
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