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)
We had the pleasure of working with Dave & Candy Goddard for the second time, and once again they went above and beyond in every area. From start to finish, they made the entire selling process smooth, organized, and stress-free. Their communication was clear, their guidance was spot on, and they were always one step ahead anticipating what was needed.
Dave and Candy truly care about their clients. They provided strong support, smart strategy, and constant follow-up that made a real difference. Every detail was handled professionally, and we always felt confident we were in good hands.
Thank you for helping sell our homes and for making the experience so seamless. We highly recommend them to anyone looking for knowledgeable, dedicated, and supportive agents.
Candy and Dave are the best. They went out of their way to show me homes and educate me on the process of buying a house couldn’t ask for better people
Dave and Candy were outstanding to work with. They were consistently honest, knowledgeable, and transparent throughout the entire process. It was clear they value integrity and client trust above all else. We always felt supported, never pressured, and confident knowing they genuinely cared about our outcome. If you’re looking for agents who truly care about their clients and not just the transaction, Dave and Candy are your people.
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!!!
ACTIVE Property Inventory Count – Attached and Detached Homes
Total available homes in the MLS: 15,081
INVENTORY NUMBERS OF SELECT TOWNS AS OF April 15, 2026
💡 Weekly Overview
The Illinois MLS inventory has grown to 15,081 active listings this week, an increase from last week’s 14,806 total. That’s 275 new homes added to the market over the past week, giving buyers more options and slightly easing some of the tight competition we’ve seen.
Across our 24-town focus area, we’re tracking 660 total listings, with Elgin leading the way at 107 homes, followed by Schaumburg (79) and St. Charles (72). The tightest markets remain Wayne with just 5 homes, Itasca with 8, and Medinah with zero active inventory.
New construction activity remains strong, particularly in Elgin (24 new builds), St. Charles (19), and Schaumburg (17). For buyers looking for brand new homes, these markets offer the most fresh inventory to choose from.
📍 Active Residential Listings by Town
✨ Bartlett – 44 total (17 detached / 27 attached / 20 new construction) ✨ Batavia – 21 total (12 detached / 6 attached / 6 new construction) ✨ Bloomingdale – 23 total (13 detached / 8 attached / 1 new construction) ✨ Carol Stream – 30 total (15 detached / 15 attached / 5 new construction) ✨ Elgin – 107 total (76 detached / 28 attached / 24 new construction) ✨ Elk Grove Village – 18 total (7 detached / 11 attached / 0 new construction) ✨ Geneva – 39 total (26 detached / 13 attached / 16 new construction) ✨ Glen Ellyn – 32 total (24 detached / 8 attached / 7 new construction) ✨ Glendale Heights – 19 total (10 detached / 9 attached / 0 new construction) ✨ Hanover Park – 20 total (8 detached / 12 attached / 0 new construction) ✨ Hoffman Estates – 40 total (19 detached / 21 attached / 5 new construction) ✨ Itasca – 8 total (7 detached / 1 attached / 0 new construction) ✨ Medinah – 0 total (0 detached / 0 attached / 0 new construction) ✨ Roselle – 19 total (13 detached / 5 attached / 0 new construction) ✨ Schaumburg – 79 total (18 detached / 61 attached / 17 new construction) ✨ South Elgin – 21 total (10 detached / 11 attached / 7 new construction) ✨ St. Charles/Campton Hills – 73 total (47 detached / 26 attached / 19 new construction) ✨ Streamwood – 28 total (13 detached / 15 attached / 0 new construction) ✨ Warrenville – 16 total (7 detached / 9 attached / 0 new construction) ✨ Wayne – 5 total (5 detached / 0 attached / 0 new construction) ✨ West Chicago – 19 total (17 detached / 2 attached / 2 new construction) ✨ Wheaton – 33 total (24 detached / 8 attached / 3 new construction) ✨ Winfield – 11 total (3 detached / 8 attached / 0 new construction) ✨ Wood Dale – 18 total (9 detached / 9 attached / 1 new construction)
💡 Weekly Highlights
Elgin continues to dominate our local market with 107 active listings, offering buyers the widest selection in the 24-town area. With 76 detached homes and 24 new construction properties, Elgin provides diverse options for families and investors alike. The town’s strong inventory levels make it an excellent market for buyers who want choice and negotiation leverage.
Schaumburg presents a unique market dynamic with 79 total listings, though notably 61 of those are attached homes—nearly 80% of the inventory. This makes Schaumburg the go-to market for buyers seeking townhomes and condos. For detached home shoppers, Schaumburg is more limited with only 18 options, so those buyers should move quickly when they find the right property.
The new construction pace remains impressive across key markets. Elgin leads with 24 new builds, followed by St. Charles with 19 and Schaumburg with 17. Bartlett’s new construction pace is solid with 20 brand new listings—representing 45% of its total inventory. For buyers who want modern features and builder warranties, these markets offer the best fresh inventory.
Medinah remains sold out with zero active listings, making it the tightest market in our area. Buyers looking in Medinah need to be ready to act fast when properties hit the market, as inventory disappears quickly. Itasca follows with just 8 homes, and Wayne rounds out the bottom with only 5 available properties.
Thinking About a Move? We’re Here to Help.
📞 Call: 630-310-8315 (voice only) 📱 Text Dave: 630-992-3283 📱 Text Candy: 630-992-5477 🌐 Visit: https://www.4ure.com
The Illinois MLS currently shows 14,806 active detached and attached single-family homes, with our 24-town snapshot totaling 660 listings. That’s a decrease of 93 listings from last week’s 753, indicating steady buyer activity across the suburbs. Elgin continues to lead with 100 active listings—the highest inventory in our coverage area—while Wayne remains the tightest market at just 3 homes available.
Bartlett holds steady at 43 listings with the same impressive 24 new construction units, maintaining its reputation for fresh inventory. Schaumburg shows a slight dip to 71 listings (down from 72), while St. Charles/Campton Hills adds 2 more homes to reach 63 total. The market is cooling slightly as inventory levels normalize after last month’s surge.
📍 Active Listings by Town
(New construction is already included within each town’s total.)
Elgin leads with 100 listings, offering the largest selection in the market.
Schaumburg continues to dominate the attached market with 55 available units.
Bartlett remains a new construction hotspot, with 24 of 43 homes being newly built.
St. Charles/Campton Hills continues to anchor the detached market with 40 homes available.
Wayne remains extremely limited, with just 3 homes available.
Detached homes now make up approximately 65% of total inventory (431 homes), compared to 35% attached (229 homes), highlighting a strong single-family presence as we move through the spring market.
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