West Town Market Report
Single Family
90-day market data from Chicago MLS — updated April 5, 2026
Source: MRED MLS, 90-day sold data. Updated April 5, 2026.
Example 2.5% commission on the West Town median of $615K = $15,375. Net Gain's flat fee = $1,995.
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Price Band Breakdown
Where buyers are actually competing in West Town
| Price Range | Sold | Avg Days | Sale-to-List | Above Ask | Active |
|---|---|---|---|---|---|
| $500K-$600K Strongest Demand | 57 | 14d | 102% | 28/57 | 9 |
| $400K-$500K | 52 | 22d | 101% | 24/52 | 4 |
| $700K-$800K | 42 | 13d | 102% | 21/42 | 4 |
| $600K-$700K | 35 | 19d | 102% | 17/35 | 8 |
| $800K-$900K | 24 | 24d | 101% | 8/24 | 2 |
The $500K-$600K price range in West Town shows the strongest buyer demand over the last 90 days with 57 closed sales, averaging 14 days from listing to contract, with buyers paying 102% of asking price. There are currently 9 active listings in this range, so sellers pricing into this band should expect buyer interest but need to differentiate on condition, presentation, and accurate pricing relative to comparable recent sales. Sellers in adjacent price bands should study this range carefully, as it represents the concentration point where the most transactions are occurring and where buyers have demonstrated the greatest willingness to compete.
Market Momentum
What's happening right now in West Town
There are currently 111 homes under contract in West Town against 54 active listings, a pending-to-active ratio that indicates the market is absorbing inventory nearly as fast as it appears. When pending sales approach or exceed active supply, it signals that buyer demand is strong enough to keep pace with new listings entering the market. 89 of those contracts were executed in the last 30 days alone, confirming that this is current buyer activity rather than a carryover from a previous cycle.
The Cost of Overpricing
What happens when sellers miss the market in West Town
In West Town, correctly priced homes are selling in a median of 6 days. Listings that required at least one price reduction sat on the market for 70 days before going under contract, an additional 54 days compared to homes that never needed an adjustment. Those sellers still ended up cutting an average of 4% from their original asking price. The pattern is consistent across price bands: overpricing does not lead to higher sale prices. It leads to longer market exposure, reduced buyer interest, and a final sale price that often falls below what the home would have fetched with accurate pricing on day one. 3 listings in West Town expired without selling after averaging 123 days on market. These properties exhausted their initial buyer interest window, went through price reductions that signaled desperation rather than value, and ultimately failed to transact. The data shows that the West Town market is active and functional for homes priced within the range where buyers are competing. The listings that fail are not victims of a slow market. They are casualties of pricing that ignored where actual demand exists.
Market Velocity
How fast the West Town market is moving
Only 15% of active listings in West Town have required price reductions, which indicates that most sellers entered the market with realistic expectations and found buyers without adjusting. Correctly priced homes are going under contract in 6 days at the median, with the fastest quartile reaching agreement in just 4 days. That pace leaves very little room for sellers who list above market value and plan to negotiate down. With just 0.6 months of supply across 54 active listings, West Town remains a seller's market. Limited inventory gives correctly priced listings leverage in negotiations, but that advantage disappears quickly for homes that sit beyond the median days on market.
What This Means for Your Listing
Commission savings at the West Town median
In a market where correctly priced homes in West Town sell in 6 days, the listing agent's job is straightforward: accurate pricing based on comparable sales data, professional photography and MLS marketing, and responsive transaction management through closing. These are execution tasks with well-established processes, not creative problem-solving that justifies a percentage of your home's value. At the West Town median of $615K, a traditional commission in the 2-3% range costs $15,375. Net Gain Realty provides the same MLS listing, the same buyer exposure, and the same professional service for a flat fee of $1,995. That is a potential difference of $13,380 that stays in your pocket at closing. The service does not change. The exposure does not change. The only difference is what you pay for it.
Or send your address to matthew@netgain.realty for a property-specific analysis
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