Market Update | April 2026

Current Market Conditions
I took my family on a trip down to the Disney area in 2023.
A little test run.

At the time, we only had three kids, not the four I have now.
Rhone was 4, Remi was 2, and Cru was about 7–8 months.

Young.

I think when your kids are that age, they don’t call it a vacation… it’s a trip.

We didn’t even try the parks yet. The goal was simple, stay at a hotel, get a feel for it, see how the kids would do. Ease into it.

One night, we decided to check out Disney Springs.

For those of you who haven’t been (I hadn’t), it’s basically a massive outdoor shopping and entertainment area.
And I mean… massive.

We walk in, and right away there’s a little stand to grab a drink.

Long Island iced tea?
Sure, why not.

Three kids under four… I was still getting used to being out in public with that kind of setup. You never really know when something can go sideways.

So I figured I’d loosen up a bit.

And honestly, everything was going great.

Kids were behaving.
I was feeling a little calmer.
We took them into the Disney store and let them pick out some stuffies they had been asking for all trip.

Perfect.

We’re checking out, and on the way out, Rhone spots cotton candy.

Of course he does.

He asks my wife: no.
Asks my mother-in-law: no.
Asks me: no.

Simple enough.
At least I thought.

We walk out of the store…

…and it hit him.

Full meltdown.

And I mean full meltdown.

Throwing things out of the stroller, screaming, kicking his shoes off, shirt comes off… the whole thing.

And right in the middle of it, because why not, it starts pouring rain.

Loud rain… but not nearly as loud as Rhone.

And of course, this is happening in probably the busiest part of Disney Springs.

Hundreds of people around.

You know the feeling when your kid loses it like that… you kind of just want to disappear.
And if I’m being honest, I could feel myself getting angry too, almost matching his emotion, which is exactly what you don’t want to do in that moment.
It’s a weird mix… anger, embarrassment, a little helplessness all hitting at once.
Half the people are looking at you like you’ve completely lost control, and the other half are just thankful it’s not their kid.

Meanwhile, my wife and mother-in-law go into full pro mode.

Within a few minutes, felt like an hour, they had him calmed down.

And just like that… he was fine.

Like nothing even happened.

I remember asking if we were going to address it, and I got one of those looks—
the “stay in your lane” look.

So I did what I do best in those situations…

Grabbed another Long Island and acted like the biggest scene at Disney Springs that night never happened.

And that moment has stuck with me, because I’m seeing a version of it play out in the market right now.

Not all at once… but in moments.

Deals that are going smoothly, everything lining up, 
and then something small shifts, and the whole thing feels different.

And every year around this time… deals start to fall apart.

Not a few,
a lot.

Mid-April through mid-May is consistently one of the highest periods for cancellations. Same thing happens again in the fall.

And it’s not because the market suddenly changes overnight.

It’s more like that night at Disney Springs.

Everything is going great.
Buyers are excited.
They finally get something they’ve been chasing.
They’re under contract, things feel real…

And then something small happens along the way.

An inspection item.
A number they weren’t expecting.
A moment to pause and think about the decision they just made.

And it hits.

Not always because of that one thing…
but because everything leading up to it catches up.

Sometimes it’s timing.
Sometimes it’s fatigue.
And sometimes it’s real, and walking away is the right move.

But this pattern shows up every year.

The market isn’t falling apart… expectations are.

The deals that actually make it through right now aren’t the perfect ones, those don’t really exist.

They’re the ones where both sides expect a little friction… and work through it anyway.

Because just like that night,

It wasn’t really about the cotton candy.

And most of the time… it’s not really about the inspection item.
 

Demand picked up again. We’re in the final stretch of the big spring push.

Listings  jumped. This is prime listing season.

Rates dipped slightly.

Contract were up. April continues to be one of the biggest months of the year.

Multiple offers were intense again—buyers are going all out right now.

The downtown high rise market saw another surge in demand, which is helping that market continue its comeback.

We’re seeing more empty nesters and out-of-state buyers step back in, especially downtown. This is a big reason that market is quietly gaining momentum again.

At the same time, some buyers are hitting a wall. After months of looking and competing, they’re stepping back and renewing leases. This is one of the early signals that leads to the summer shift.

There’s a widening gap between buyers right now. Some are going all-in, pushing hard and making aggressive offers, while others are stepping back completely. Not much in between.

We’re seeing more deals get close to the finish line and then fall apart. Not always because of one issue—but because everything leading up to it catches up.

Buyers are still active, but they’re becoming more selective. Early spring was about speed, right now it’s starting to shift toward making sure it’s the right fit.

Single Family Homes 
Single families stayed hot, but the story this week was inventory, more finally hit, and showings jumped with it. There’s still a lot of pent-up demand, and when the right homes come on, buyers are stepping up fast. Bidding remains aggressive, especially under $1.5M.That said, we’re starting to hit the peak. A number of buyers are beginning to drop off after losing out multiple times, which is typical for this part of the cycle. If it’s priced right and shows well, it goes. If not, it sits. Still a strong sellers’ market, but we’re getting closer to that shift.
 

Lincoln Park, Lakeview, North Center, Roscoe Village
Not much has changed here, demand is still extremely strong, and everything that’s coming on is moving quickly. The bids this past week were aggressive, some of the numbers were honestly jaw-dropping. That said, we’re right at the peak. You’re starting to see some buyer fatigue, especially under $1M, where a number of buyers are beginning to step back after losing out multiple times. That’s still the most competitive segment, duplex downs and townhomes continue to see the most demand with the least supply, even with a bit more inventory hitting this week. The only properties that are missing are the ones that are reaching on price. Overall, still a strong sellers’ market, but we’re getting to that point where things start to shift.
 

West Town, Wicker Park, Bucktown, Logan Square, Avondale
Same as above.

West Loop
West Loop saw a good surge in demand this week. Inventory picked up, but with prices pushing higher elsewhere and the weather turning, buyers are coming back here for options. Entry-level and trophy properties continue to lead, while the middle, especially dated units, lags. Still a balanced market for now.
 

Old Town
Old Town is still very hot. Walk-ups are getting lines around the corner. Inventory picked up this week, especially townhomes and duplex downs, but demand is right there with it. High-rises here continue to outperform the rest of the city. The only listings struggling are the ones reaching on price, everything else is moving. This remains a very strong sellers’ market.
 

South Loop 
South Loop saw a pickup in demand this week, mainly at the entry level. That said, it still has to hit what buyers want, washer/dryer, lower HOA, etc. The mid-tier with dated finishes is sitting, and anything above $1M continues to lag. More inventory hit this week, so we’ll see how that plays out. This remains a balanced market for now.
 

New East Side & The Loop
The New East Side and Loop saw a pickup in demand this week, with some strength coming back at the entry level. We’re also continuing to see activity from empty nesters and out-of-state buyers, and even some return-to-office movement starting to play a role again. Across the board, buyers want the same thing, turnkey. If it checks that box and is priced right, it moves quickly. On the flip side, luxury properties that feel dated are still struggling. Price sensitivity is high here, if it’s off, it sits. For now, this remains a balanced market.
 

River North, Streeterville, Gold Coast
It is good to see things finally moving here. But it has to be turnkey and priced right, price sensitivity is high. The ones that hit fly. A big driver this week was entry-level buyers priced out of areas like Lincoln Park, coming here for value. Dated luxury is still lagging, and with more inventory hitting this week, we’ll see how that plays out. For now, this remains a balanced market.

The Big Picture:

• Outskirts: It remains a seller’s market across all categories, 

• Downtown Core:  Is feeling more like a balanced market.