A Tale of Two Markets: The Suburban "Hunger Games" vs. The City "Let’s Make a Deal"
- The Biggest News Jason Rosenberg
- 5 days ago
- 3 min read
By Jason Rosenberg Real Estate Broker | 24+ Years Experience
If you listen to the national news, you’re hearing averages. "Home prices are up X%," or "Inventory is down Y%." But if you actually live here in Chicagoland, you know that averages are about as useful as a screen door on a submarine.
We are currently living in two completely different real estate worlds.
I see this every day on the ground. I’ll show a condo in the Loop at 10 AM where we are the only people walking through, and by 2 PM, I’m standing in a line of ten people in Downers Grove trying to view a split-level that smells faintly of potpourri and desperation.
If you are thinking of moving in late 2025, you need to know which game you are playing. Here is the reality check.
The Suburbs: The "Hunger Games" Edition
In the Western and Northern suburbs (think Naperville, Schaumburg, Buffalo Grove, Glenview), inventory is tighter than a pair of skinny jeans after Thanksgiving dinner.
People locked into those 3% mortgage rates from a few years ago simply aren't moving unless they have to (job change, divorce, or they finally realized they can't shovel snow anymore).
This has created a bottleneck. When a decent house hits the market under $600k, it’s not just getting offers; it’s getting "I will name my firstborn child after you" offers.
My Advice:
To Suburban Sellers: You are holding a winning lottery ticket. Demand is still outpacing supply. But here is the kicker: Why are you paying 5% or 6% commission to sell a house that will practically sell itself? You don't need a broker to find a buyer; the buyers are already camping on your lawn. You need a broker to manage the chaos and save your equity.
To Suburban Buyers: Speed is everything. You cannot "sleep on it." If we see a house you like on Tuesday, we are writing the offer Tuesday night. No, you can't bring your uncle who "knows about construction" to see it next weekend. By next weekend, that house will be sold.
The City: The "Let's Make a Deal" Edition
Shift gears to downtown Chicago—River North, South Loop, Streeterville. The condo market here is softer. We have more inventory (over 2 months supply vs. the suburbs' 1.7 months), largely because some folks are migrating out to find backyards for their dogs.
But where others see "softness," I see leverage.
My Advice:
To City Buyers: You are in the driver’s seat. You can negotiate. We can ask for closing cost credits. We can ask them to fix that weird noise the dishwasher makes. If you’ve been renting because you were scared of bidding wars, look at the city condo market now. It’s the only place in Illinois where you won’t get elbowed in the ribs by another buyer.
To City Sellers: You cannot overprice your unit. Period. If you price your condo like it’s 2021, it will sit on the market longer than a jar of Malort at a church picnic. We need to price it sharp and stage it perfectly.
The Common Denominator: Interest Rates
Whether you are buying in the city or the burbs, rates are hovering in that low-to-mid 6% range.
I tell my clients on the radio show every Sunday: Marry the house, date the rate. If you find the right home, buy it. You can refinance if rates drop in 2026. But if you wait for rates to drop to 4% before you buy, you are going to be competing with 50,000 other people who had the exact same idea. That competition will drive prices up faster than the rate drop saves you money.
The Bottom Line
Don't let a generic headline dictate your financial future. Real estate is hyper-local. What’s happening in Rogers Park isn't what's happening in Orland Park.
Whether you are looking to fight for a suburban gem or negotiate a deal on a city condo, you need a strategy that fits the neighborhood. And you certainly don’t need to overpay your Realtor to do it.
Ready to make a move? Let’s run the numbers. Call/Text me: 312-882-9797 Visit: JasonRosenbergRealEstate.com
Sources & Data (Current as of Late 2025):
Interest Rates: 30-year fixed rates stabilized in the low-to-mid 6% range in Q4 2025 (Freddie Mac / Mortgage News Daily).
Suburban Inventory: Inventory remains historically low in key suburbs, often hovering below 2 months of supply (Mainstreet Organization of REALTORS® / Illinois REALTORS® Market Stats).
City Inventory: Chicago condo inventory has seen slight increases, offering more balanced conditions compared to the suburbs (Chicago Association of REALTORS®).
Market Sentiment: "Date the rate" philosophy remains the primary advice from economists as rates are not projected to return to 3% anytime soon (National Association of REALTORS® Forecasts).
