Selling a Home in Beverly, Chicago

If you’re considering selling in Beverly, the data below can help you understand current market conditions, what homes are actually selling for, and what the process may cost. This guide uses 90 days of closed MLS sales data — updated regularly — so you’re working with recent numbers, not last year’s trends.

Beverly Market Overview

The Beverly single-family home market has seen 32 closed sales over the past 90 days. Here’s a summary of current conditions:

Metric	Value
Median Sale Price	$395,000
Days to Contract	38 days
Sale-to-List Ratio	100%
Homes Sold (90 days)	32
Active Listings	22
Months of Supply	2.1
Price Reductions	35% of listings

With 2.1 months of supply, Beverly has fewer homes available than buyer demand would suggest — still below the 6-month threshold that defines a balanced market. But the picture here is more nuanced than in faster-moving Chicago neighborhoods.

The 100% sale-to-list ratio means sellers who price correctly are, on average, receiving what they ask for. But 35% of Beverly listings are reducing their price before going under contract — a rate that signals many sellers are initially overpricing. That gap between supply-demand fundamentals and pricing accuracy is the defining feature of this market right now.

Price Band Performance

Not all price ranges perform equally. Here’s how different price bands have performed over the past 90 days:

Price Range	Sold	Avg Days	Sale-to-List	Active
$300K-$350K	6	20 days	100%	2
$500K-$550K	2	11 days	102%	3
$250K-$300K	3	11 days	99%	2
$350K-$400K	5	112 days	99%	2
$600K-$650K	3	103 days	99%	2
$400K-$450K	3	65 days	95%	4

The $300K-$350K range is Beverly’s most active band: 6 sales, 20-day average to contract, and 100% of asking price. This is where buyer demand is concentrated and where sellers have the most predictable outcomes.

The $500K-$550K band tells a different story — only 2 sales, but an 11-day average and 102% sale-to-list ratio. These are likely well-positioned homes attracting competitive offers. However, with 3 active listings against just 2 recent sales, new inventory could soften that dynamic.

The $350K-$400K and $600K-$650K bands are where sellers need to pay the most attention. Both show 99% sale-to-list ratios, which sounds close to asking — but 112-day and 103-day averages suggest these homes are sitting. In many cases, a long time on market followed by a sale near asking means the seller reduced their price at some point before going under contract.

The $400K-$450K band is the weakest in the data: 95% sale-to-list ratio, 65-day average, and 4 active listings competing for limited buyer interest. Sellers in this range may want to price conservatively or risk a slow, costly marketing period.

What this means for your pricing decision: Beverly rewards precise pricing. If your home falls in the $300K-$350K range, the data supports confident pricing at market value. Above $400K, longer days on market and lower sale-to-list ratios mean your initial list price carries more risk — overpricing by even 3-5% could add months to your timeline.

What It Costs to Sell in Beverly

Closing costs are one of the most misunderstood parts of selling a home. Here’s an estimated breakdown for a Beverly home at the current median price of $395,000:

Cost	Estimated Amount
Listing Agent Commission (varies)	$1,995 - $9,875
Buyer Agent Commission (example 2.5%)	$9,875
Chicago Transfer Tax (1.05%)	$4,148
Illinois State Transfer Tax	$395
Cook County Transfer Tax	$198
Title Insurance (approx. 0.4%)	$1,580
Attorney Fees	$750
Misc Closing Costs	$300

The listing agent commission is the single largest variable in your closing costs. At 2-3% of the sale price, it could range from roughly $7,900 to $11,850 on a $395K home. Flat-fee alternatives exist that charge a fixed amount — for example, $1,995 — regardless of sale price. The difference in this case would be approximately $7,880.

Commission rates are not set by law and are fully negotiable. Buyer agent compensation is separate and determined as part of the listing agreement.

For a personalized estimate based on your specific sale price, use the closing cost calculator.

Pricing Strategy: What the Data Tells Us

35% of Beverly listings reduced their price before selling. Among those that did, the average reduction was 6.1%, and the median time before the cut was 93 days.

This tells us two things:

1. Over a third of Beverly sellers are mispricing from the start. A 35% price reduction rate is well above the Chicago average and suggests that many sellers — or their agents — are anchoring to aspirational values rather than current market data.
2. When pricing goes wrong in Beverly, it takes a long time to correct. A 93-day wait followed by a 6.1% cut means roughly three months of carrying costs, showing fatigue, and market stigma before the home finally moves. On a $395K home, a 6.1% reduction is approximately $24,100 — money that never comes back.

Overpricing costs more than just the price reduction itself. After 3-4 weeks on market, a listing begins to appear stale to active buyers. Even after a price cut, those buyers may not return. The result is often a final sale price below what a correctly-priced home would have achieved in its first two weeks.

The fastest-selling Beverly properties (top 25%) go under contract in approximately 9 days. These are almost always priced at or slightly below market value — a strategy that generates early interest and can result in competitive offers.

Your Listing Options

When you’re ready to sell in Beverly, you generally have three paths:

Traditional full-service agent (2-3% listing commission). You’ll work with an agent who handles pricing, photography, MLS listing, showings, negotiations, and closing. The fee is typically a percentage of the sale price — at $395K, that’s an estimated $7,900 to $11,850.

Flat-fee brokerage ($1,995 or similar fixed fee). Same MLS exposure, professional photography, and full-service support — but the listing fee is a flat dollar amount regardless of sale price. On a $395K home, the estimated savings compared to a 2.5% commission would be approximately $7,880.

For sale by owner (FSBO). You handle everything yourself. No listing commission, but also no MLS access (without a separate flat-fee MLS listing), no professional pricing guidance, and no negotiation support. Given Beverly’s 35% price reduction rate, accurate pricing is especially important here — and FSBO sellers may be at a disadvantage without access to granular price band data.

Each option has trade-offs. The right choice depends on your experience, timeline, and how much of the process you want to manage yourself.

Net Gain Realty offers the flat-fee option at $1,995 for Beverly sellers. See what’s included in a free seller report.

Commission rates are not set by law, vary by brokerage, and are fully negotiable. Buyer’s agent compensation is separate and determined by the seller. All figures on this page are estimates for illustrative purposes only.

Frequently Asked Questions

What is the median home price in Beverly, Chicago in 2026?

As of February 2026, the median sale price for single-family homes in Beverly is approximately $395K, based on 32 closed sales over the past 90 days. Prices vary by price band — the $300K-$350K range is currently the most active, with 6 sales and a 100% sale-to-list ratio.

How long does it take to sell a home in Beverly?

Beverly homes are currently going under contract in approximately 38 days on average. The fastest-selling properties (top 25%) go under contract in about 9 days. However, 35% of listings have reduced their price before selling, which suggests pricing accuracy matters more here than in faster-moving Chicago neighborhoods.

What does it cost to sell a home in Beverly?

Estimated closing costs for a Beverly home sale at the median price include Chicago transfer tax (approximately $4,148), state and county transfer taxes, title insurance, attorney fees, and listing commission. Total estimated costs depend on your listing fee structure.

Is Beverly a seller’s market in 2026?

Beverly’s market is moderate. At 2.1 months of supply, it leans toward sellers, but 35% of listings are reducing their price before selling. The 100% sale-to-list ratio indicates that correctly priced homes are getting what they ask for — but getting the price right from day one is critical.

What are Beverly transfer taxes?

Beverly is within Chicago city limits, so sellers may pay the Chicago transfer tax of $5.25 per $500 (approximately 1.05%), plus state and county transfer taxes. On a $395K sale, total estimated transfer taxes are approximately $4,741.

Related Resources

• Beverly Seller Report — Detailed price band breakdown, inventory analysis, and market velocity data
• Home Sale Calculator — Estimate your net proceeds with different commission structures