Glencoe 60022

Cook County, IL · 10,927 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

—affordability /100

Buyer leverage is seller slight; weigh payment burden and the 3-lens valuation before bidding.

Days on market

daily

Price cuts

0.0%

of active

Valuation

-20.1%

vs assessor

Look up an address

/100

Mixed

hot · seller slight · prices rising year-over-year.

Price trend

Valuation

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

Negotiate Hard

DOM: 41d (stable) · Market Dynamics rolling median · hourly

Score Components

Valuation Gap (25%)60

Supply & Demand (20%)100

Buy vs Rent (15%)100

Cancellation Rate (10%)0

Days on Market (5%)40

Moderate buyer leverage in 60022. Room to negotiate 5-10% below list. Median days on market: 41. Renting is approximately 336% cheaper than buying (price-to-rent ratio: 52.3).

What to Offer

Offer 5-10% below list. You have room to negotiate.

Conditions resemble 2019 pre-pandemic levels — moderate overvaluation with slowing demand. Negotiation room exists.

HOTSELLER SLIGHT

Market is running hot with fast-moving inventory. Sellers hold a slight edge. Prices up 13.4% YoY.

Address lookup$99 report path

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<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/chicago/zip/60022?utm_source=embed&utm_medium=backlink">Glencoe 60022 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$1,651,405

▴ 13.4% YoY

Days on market

daily · zip_data

Median rent

$2,650

ZORI

Investor score

40/100

cash-flow lens

Active listings

90-day

Valuation3 lenses, different anchors

vs assessor

-20.1%

Market vs assessed value — a tax-roll lag, not a deal signal.

Avg assessor$1,320,000

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+44.8%

County-wide market — the widest, slowest signal.

Cook+44.8%

Lotvox comps · mv_valuation_gap

Read together: Above county comps but sustainable on local incomes.

Pricing detail

Price / sqft$466

Price-to-income—

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How 60022 ranks in IL

percentile vs all Illinois ZIPs · n=1303

Market velocity80%

Supply tightness59%

Affordability—

Investment yield1%

Appreciation96%

Affordability, supply & momentum

33SUPPLY

BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply16.9 mo

Days on Market29d

Inv vs History+4.1%

Listing Density--

Affordability — payment burden

Monthly payment (P&I)$8,534

Payment burden—

Median income · ZIP—

Mortgage rate6.71% · 30yr

Total monthly own$10,185

Monthly rent$2,650

Market dynamics

Price cut %0.0%

Momentumhot

LeverageSELLER SLIGHT

Months of supply16.9

Sales (90d)0

Investment analysis

Median rent$2,650

Price-to-rent52.3

Est. cap rate1.2%

Buy vs rentfavors renting

Livability

Walk score9

Transit score50

Bike score—

Historical trends

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Price bandsmix-shift

Price Bands — the median behind the median

A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in Cook.

Current tiers · 12 months to Aug 25floor 10 sales/tier

7 tiers had too few sales at every level and are left blank rather than estimated.

Tier	Median	$/sqft	Sales	Share	Source
Under $250k	—	—	—	—	fewer than 10 sales at zip, county and metro level
$250k–$500k	—	—	—	—	fewer than 10 sales at zip, county and metro level
$500k–$750k	—	—	—	—	fewer than 10 sales at zip, county and metro level
$750k–$1M	—	—	—	—	fewer than 10 sales at zip, county and metro level
$1M–$1.5M	—	—	—	—	fewer than 10 sales at zip, county and metro level
$1.5M–$2M	—	—	—	—	fewer than 10 sales at zip, county and metro level
$2M+	—	—	—	—	fewer than 10 sales at zip, county and metro level
All sales (the headline median)	$310k	$225	12	100%	COUNTY · Cook, IL

No mix-shift history for this area. no geography from this ZIP up to metro has 8+ quarters of 10+ recorded arms-length sales across at least 4 price tiers. Trends are drawn only from recorded transactions; the last-sale snapshot above cannot carry a time series, because a property that sold twice keeps only its latest sale — which drags the history upward through the tiers and would invent the very mix shift this section exists to test for.

National context — not local

NAR's aggregate existing-home median for the United States and the Midwest census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 60022.

United States
Midwest

Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.

Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.

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Cook County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

This ZIP code crosses county lines. Property data shows Cook (66.7%) and Cook (33.3%). County metrics below are shown separately for each county.

Cook (66.7%)

Cook (33.3%)

ZIP 60022→2 counties

12-Month Direction

+19Moderate Improvement

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

38· Weak

Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.

Payment Burden57

25.9%

affordable

Source: Lotvox · Updated 2026-05-15

Buy vs Rent63

1.055x

balanced

Source: Lotvox · Updated 2026-05-15

Valuation0

+44.8%

overvalued

Source: Lotvox comps · Updated 2026-05-15

Supply/Demand5

2.8 mo

seller

Source: Lotvox MLS · Updated 2026-05-15

Insurance Risk

28/100

low_risk

Source: FEMA/NFIP · Updated 2026-04

County distress indicators

ECONOMIC INDICATORS

Economic indicators are mixed relative to comparable U.S. counties.

Unemployment Rate

Higher than many comparable counties

Source: BLS LAUS · 2026-0667d ago

Poverty Rate

Near national averages

Median Household Income

Higher than most U.S. counties

Cost of Living (RPP)

Near national averages

Home Value (ZHVI)$326,039

County data: BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA · Coverage derived from property records · Counties with <2% coverage excluded as likely data errors