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 are amazing. My situation waa a challenge and they were extremely kind, caring and compassionate from start to finish. They really know the market and use all resources. Top notch
Worked with Dave and Candy 3 times over the past ~15yrs, and will continue to in the future. They are very dedicated, pay attention to details, and make themselves available. I'd recommend them over any other agents.
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!
ACTIVE Property Inventory Count – Attached and Detached Homes
Total available homes in the MLS: 15,504
INVENTORY NUMBERS OF SELECT TOWNS AS OF May 6, 2026
💡 Weekly Overview
The broader Illinois MLS holds 15,504 active detached and attached listings — a solid inventory level heading into mid-May. Across our 24-town coverage area, we’re tracking 794 active listings, representing a focused slice of northwest suburban demand.
Elgin continues to dominate with 121 active listings, nearly 15% of all inventory in our tracked markets. St. Charles/Campton Hills follows at 84, and Schaumburg holds 82 — together these three form the deepest inventory pools for buyers in the region.
At the other end, Wayne sits at just 5 active listings, Itasca at 10, and Hanover Park at 13 — classic tight-supply markets where sellers still hold leverage.
💡 Weekly Highlights
St. Charles/Campton Hills leads the region in new construction activity with 27 new builds out of 84 total listings — that’s 32% of all inventory brand new. Elgin follows with 19 new construction listings, keeping pace as one of the area’s fastest-growing markets.
Bartlett’s attached-home inventory stands out at 28 of 46 listings (61%). That heavy attached presence, paired with 13 new construction units, makes Bartlett one of the most diverse markets for buyers looking across price points and home types.
Schaumburg’s attached-home dominance is striking — 54 of 82 listings (66%) are attached units, while only 28 are detached. This reflects Schaumburg’s condo and townhome-heavy development pattern and keeps entry-level options plentiful.
Wayne remains the tightest market we track at just 5 active listings, all detached. Itasca at 10 and Hanover Park at 13 are equally thin — these are buyer’s speed bumps where inventory moves fast and pricing stays firm.
Glendale Heights and Hoffman Estates both skew heavily toward attached inventory (16 of 21 and 30 of 53 respectively), offering strong options for first-time buyers or downsizers in the western suburbs.
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
ACTIVE Property Inventory Count – Attached and Detached Homes Total available homes in the MLS: 15,248
INVENTORY NUMBERS OF SELECT TOWNS AS OF April 29, 2026
💡 Weekly Overview
The Illinois MLS is showing 15,248 active detached and attached homes across the region — a healthy inventory level for mid-April. Of our 24 tracked communities, Elgin continues to lead with 99 active listings, followed by Schaumburg at 79 and St. Charles at 84. On the tighter side, Wayne holds just 5 listings, Winfield has 9, and Itasca sits at 10 — these are the markets where sellers still hold the advantage.
New construction activity remains steady across the northern suburbs. Bartlett leads our watch list with 15 new builds among its 39 listings (38% new construction), followed by St. Charles with 23 new homes. Geneva and South Elgin are also seeing strong builder activity with 11 and 9 new construction listings respectively.
The attached vs. detached split favors detached homes across nearly every market. Bartlett is the exception with 27 attached listings against 12 detached — reflecting the town’s active apartment-style and townhome developments. Buyers looking for single-family detached should focus on Glen Ellyn, West Chicago, and Batavia where detached homes make up the majority of inventory.
📍 Active Residential Listings by Town ✨ Bartlett – 39 total (12 detached / 27 attached / 15 new construction) ✨ Batavia – 24 total (16 detached / 5 attached / 6 new construction) ✨ Bloomingdale – 25 total (15 detached / 10 attached / 1 new construction) ✨ Carol Stream – 37 total (14 detached / 23 attached / 4 new construction) ✨ Elgin – 99 total (78 detached / 20 attached / 21 new construction) ✨ Elk Grove Village – 20 total (13 detached / 7 attached / 0 new construction) ✨ Geneva – 34 total (22 detached / 12 attached / 11 new construction) ✨ Glen Ellyn – 35 total (28 detached / 7 attached / 6 new construction) ✨ Glendale Heights – 20 total (7 detached / 13 attached / 0 new construction) ✨ Hanover Park – 18 total (7 detached / 11 attached / 0 new construction) ✨ Hoffman Estates – 53 total (22 detached / 31 attached / 7 new construction) ✨ Itasca – 10 total (8 detached / 2 attached / 0 new construction) ✨ Medinah – 0 total (0 detached / 0 attached / 0 new construction) ✨ Roselle – 23 total (15 detached / 8 attached / 0 new construction) ✨ Schaumburg – 79 total (22 detached / 57 attached / 15 new construction) ✨ South Elgin – 29 total (15 detached / 14 attached / 9 new construction) ✨ St. Charles/Campton Hills – 84 total (56 detached / 28 attached / 23 new construction) ✨ Streamwood – 28 total (7 detached / 21 attached / 0 new construction) ✨ Warrenville – 12 total (5 detached / 7 attached / 0 new construction) ✨ Wayne – 5 total (5 detached / 0 attached / 0 new construction) ✨ West Chicago – 19 total (17 detached / 1 attached / 2 new construction) ✨ Wheaton – 43 total (30 detached / 12 attached / 3 new construction) ✨ Winfield – 9 total (3 detached / 6 attached / 0 new construction) ✨ Wood Dale – 18 total (9 detached / 9 attached / 1 new construction)
💡 Weekly Highlights
Bartlett’s attached home inventory is dominant right now — 27 of 39 listings are attached, with 15 of those being new construction. Buyers looking for brand-new townhomes and condos have excellent options in the $250K-$437K range, with several D.R. Horton builds hitting the market this week.
Elgin remains the inventory king at 99 active listings, but the detached segment is where the action is — 78 detached homes give buyers serious choosing room. Combined with 21 new construction options, Elgin is a buyer-friendly market across both existing and new home categories.
The tightest markets in our watch list are Wayne (5), Winfield (9), and Itasca (10). These communities are seeing quick turnovers — homes priced right are closing in under a week. Sellers in these markets should price aggressively from day one to capture the limited buyer pool.
New construction is pacing well across the northern suburbs. St. Charles leads with 23 new builds, followed by Elgin (21), Schaumburg (15), Bartlett (15), and Geneva (11). Builders are responding to demand with a mix of price points, from the $250K attached segment up to the $700K+ custom market.
The attached vs. detached ratio is shifting in interesting ways. Traditionally detached-heavy markets like Glen Ellyn (28 detached vs 7 attached) and West Chicago (17 detached vs 1 attached) are holding steady, while communities like Schaumburg and Hoffman Estates are seeing strong attached inventory growth — reflecting changing buyer preferences for lower-maintenance living.
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 youget2forthepriceof1 #teamgoddardrealestate #realestatemarketupdate2026
Bright, updated first-floor ranch end unit in desirable Willow Bay — fully move-in ready and loaded with upgrades! This welcoming 2-bedroom, 1-bath home features newer wood-look laminate flooring, a sun-drenched family room with a cozy gas fireplace (tile surround), built-in storage, and a large bay window with an oversized window seat — an ideal spot to relax with a book or enjoy morning light.
The kitchen has been thoughtfully refreshed with rich maple cabinetry (easy-close drawers), granite countertops, a stylish tile backsplash and stainless steel appliances. An adjacent eating area opens through sliding glass doors to a private brick paver patio — perfect for outdoor entertaining or quiet mornings with coffee.
Primary bedroom offers a walk-in closet and direct access to the full bath with dual sinks and tile flooring. The spacious second bedroom and convenient mudroom/laundry (washer/dryer combo) off the attached two-car garage make everyday living easy. Recent improvements include a new roof (2025) and three newer fan-chandelier light fixtures that add modern style throughout.
Prime ranch end-unit location provides extra privacy and abundant natural light, with quick access to shopping, restaurants, banking and I-90. This attractive Willow Bay home is priced to sell and won’t last long — $259,896.
Schedule your showing today and see everything this charming home has to offer!
You must be logged in to post a comment.