Buffalo Grove 60089

Lake County, IL · 9,806 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

65affordability /100

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

Payment burden
21.1%
affordable
Days on market
45
daily
Price cuts
24.1%
of active
Valuation
-31.4%
vs assessor
Look up an address
70
/100
Stable
hot · balanced · prices rising year-over-year.
Price trend
67
Affordability
95
Valuation
35
Economic health
65

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

34/ 100SellerBalancedBuyer
Seller's Market
DOM: 57d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)0
Valuation Gap (25%)25
Supply & Demand (20%)85
Buy vs Rent (15%)50
Cancellation Rate (10%)0
Days on Market (5%)60

Seller-favored market in 60089. Expect to pay at or near list price. Payment burden: 21.1% of median income. Median days on market: 57. Renting is approximately 30% cheaper than buying (price-to-rent ratio: 15.6).

Buyer Caution

Seller's market. Be prepared to pay near list price.

Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.
HOTBALANCED

Market is running hot with fast-moving inventory. Conditions are balanced between buyers and sellers. Prices up 5.1% YoY.

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Market snapshoteach number, once

Median price
$451,632
▴ 5.1% YoY
Days on market
45
daily · zip_data
Median rent
$2,408
ZORI
Investor score
78/100
cash-flow lens
Active listings
117
90-day

Valuation3 lenses, different anchors

vs assessor
-31.4%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$310,000
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+44.5%
County-wide market — the widest, slowest signal.
Cook+44.5%
Cook+44.5%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$210
Price-to-income3.5×

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How 60089 ranks in IL
percentile vs all Illinois ZIPs · n=1303
Market velocity56%
Supply tightness47%
Affordability21%
Investment yield55%
Appreciation43%

Affordability, supply & momentum

23SUPPLY
OversuppliedSupply Tightness

Ample inventory — buyers have time and leverage to negotiate.

Months of Supply11.0 mo
Days on Market45d
Inv vs History+24.8%
Listing Density--
Affordability — payment burden
Monthly payment (P&I)$2,281
Payment burden21.1%
Median income · ZIP$129,932
Mortgage rate6.49% · 30yr
Total monthly own$2,733
Monthly rent$2,408
Market dynamics
Price cut %24.1%
Momentumhot
LeverageBALANCED
Months of supply11
Sales (90d)0
Investment analysis
Median rent$2,408
Price-to-rent15.6
Est. cap rate4.2%
Buy vs rentneutral

Livability

Walk score2
Transit score11
Bike score—

Historical trends

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Lake County contextmacro · jobs · debt · migration

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

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Chicago Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Lake County