Monday, October 27, 2025

North DuPage County Multifamily Market Q4 2025 | Stable Rents, Tight Vacancy & Limited Supply



North DuPage County Multifamily Market Q4 2025 | Stable Rents, Tight Vacancy & Limited Supply


The North DuPage County multifamily market Q4 2025 remains stable with 5.2% vacancy, 2.7% annual rent growth, and minimal new development. Owners and investors continue to benefit from balanced fundamentals and consistent renter demand supported by nearby employment centers and suburban amenities.



North DuPage County Multifamily Market Q4 2025 Overview


Key Metrics (Q4 2025)




  • Vacancy Rate: 5.2%




  • 12-Month Rent Growth: 2.7%




  • Average Asking Rent: $1,812/month ($1.96/SF)




  • Units Under Construction: 138




  • 12-Month Absorption: 168 units




  • 12-Month Deliveries: 120 units




The North DuPage County multifamily market Q4 2025 shows a 40-basis-point improvement in vacancy from last year. Submarkets such as Lombard, Glendale Heights, and Addison continue to perform well as renters seek affordability compared to Naperville and Downers Grove.



Rent Growth and Vacancy | North DuPage County Multifamily Market Q4 2025


Vacancy: 5.2% (Metro: 3.4%)
Annual Rent Growth: 2.7%
Average Asking Rent: $1,812/month


By Property Class




  • 4 & 5 Star: $2,035/month




  • 3 Star: $1,790/month




  • 1 & 2 Star: $1,450/month




Key Highlights




  • Class B assets maintain the lowest vacancy levels and strongest leasing activity.




  • Rent growth remains moderate but steady, aligning with the submarket’s long-term average.




  • Proximity to major job corridors supports ongoing absorption and stability.




The North DuPage County multifamily market Q4 2025 continues to attract renters seeking quality housing below central DuPage pricing while maintaining strong access to I-355 and I-290 employment centers.



Cap Rates and Investment Trends | North DuPage County Multifamily Market Q4 2025


12-Month Investment Summary




  • Total Sales Volume: $84 million




  • Total Units Sold: 480




  • Average Price/Unit: $175,000




  • Market Cap Rate: 6.3%




Recent Transactions




  • Windsor Place Apartments (192 units, Addison) – Sold for $35M ($182,292/unit)




  • Village Green Lombard (140 units) – Sold for $24.3M ($173,571/unit)




  • Glen Haven Apartments (84 units) – Sold for $13.6M ($161,904/unit)




Investor activity in the North DuPage County multifamily market Q4 2025 remains steady as buyers prioritize stabilized assets and dependable returns.



Development Pipeline | North DuPage County Multifamily Market Q4 2025


Under Construction: 138 units




  • Addison Grove Residences (Addison Rd) – 84 units, delivering mid-2026




  • Glen Oaks Apartments Expansion (Lombard) – 54 units, completing early 2026




Recent Deliveries:




  • York Center Flats – 92 units (Delivered Q3 2024)




  • Highland Station Lofts – 28 units (Delivered Q2 2024)




The North DuPage County multifamily market Q4 2025 maintains one of the smallest pipelines in DuPage County. New projects represent less than 1% of existing inventory, limiting supply risk and supporting rent stability through 2026.



2026 Outlook and Owner Strategy | North DuPage County Multifamily Market Q4 2025


Forecasts for 2026




  • Rent Growth: +2.5% – +3.0%




  • Vacancy: ≈5.0%




  • Cap Rates: 6.2% – 6.5%




Strategic Takeaways




  • Maintain occupancy above 95% through proactive renewals.




  • Target light value-add repositioning for rent gains.




  • Monitor pricing on small- to mid-cap trades as lending conditions ease.




Long-term fundamentals in the North DuPage County multifamily market Q4 2025 remain strong heading into 2026. Employment hubs in Lombard, Addison, and Glen Ellyn continue to attract renters priced out of downtown Chicago. Moderate rent growth and stable occupancy make this one of the most recession-resistant submarkets in the metro area.



Request the Full North DuPage County Market Report




Discuss Your Property’s Value


Contact Randolph Taylor, CCIM, a licensed Chicago multifamily broker, to review your property’s value, cap rate range, and sale timing.

Schedule a Call



References


CoStar Market Analytics – North DuPage County Multifamily Report
National Multifamily Housing Council (NMHC)
Chicago Multifamily Market Q4 2025 Update
Naperville Lisle Multifamily Market Q4 2025 Update
Aurora Multifamily Market Q4 2025 Update
CoStar





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Glen Ellyn West Chicago Multifamily Market Q4 2025 Update | Strong Performance & Investor Outlook



Glen Ellyn / West Chicago Corridor Multifamily Market Q4 2025 Update | Strong Performance & Investor Outlook


The Glen Ellyn West Chicago multifamily market Q4 2025 recorded another strong quarter with 4.2 % vacancy, 3.2 % rent growth, and steady investment activity. The corridor continues to perform as one of the most balanced suburban markets in DuPage County, supported by limited new supply and durable renter demand.



Glen Ellyn / West Chicago Multifamily Market Q4 2025 Overview


Key Metrics (Q4 2025)




  • Vacancy Rate: 4.2 %




  • 12-Month Rent Growth: 3.2 %




  • Average Asking Rent: $1,575 / month ($1.80 / SF)




  • Units Under Construction: 334




  • 12-Month Absorption: 290 units




  • 12-Month Deliveries: 310 units




According to CoStar Analytics, the Glen Ellyn West Chicago multifamily market Q4 2025 shows consistent renter retention, with rents about $300 below the metro average ($1,880). Vacancy fell from 4.8 % to 4.2 % over the year, driven by moderate completions and strong absorption.


The corridor’s total inventory stands near 8,250 units, distributed as 15 % Class A, 38 % Class B, and 47 % Class C product. Workforce-focused housing remains the dominant performer, sustaining over 90 % tenant retention.



Rent Growth and Vacancy | Glen Ellyn West Chicago Multifamily Market Q4 2025


Vacancy: 4.2 %
Rent Growth: 3.2 % YoY
Average Effective Rent: $1,575 / month


Average Rents by Property Class




  • 4 & 5 Star – $1,950 / month




  • 3 Star – $1,620 / month




  • 1 & 2 Star – $1,275 / month




Highlights




  • Vacancy remains below the 5-year average of 4.6 %.




  • Class B properties outperform, leading rent growth at +3.5 %.




  • The corridor provides strong value compared to higher-cost western suburbs.




The Glen Ellyn West Chicago multifamily market Q4 2025 combines affordability with location advantages along Roosevelt Road and Route 59, keeping demand steady across all asset classes.



Cap Rates and Investment Trends | Glen Ellyn West Chicago Multifamily Market Q4 2025


12-Month Investment Summary




  • Properties Sold: 5




  • Total Units: 575




  • Sales Volume: $121 million




  • Average Price per Unit: $210,000 (DuPage avg. $212,000)




  • Market Cap Rate: 5.8 % (metro 6.7 %)




Notable Transactions




  • Wheaton Oaks Apartments (144 units) – Sold for $31.5M ($218,750 / unit)




  • The Glen Ellyn Residences (98 units) – Sold for $20.2M ($206,000 / unit)




  • West Chicago Commons (85 units) – Sold for $17.6M ($207,000 / unit)




Investor Takeaways
The Glen Ellyn West Chicago multifamily market Q4 2025 continues to draw both private and institutional buyers targeting stabilized suburban assets. Value-add potential in 1980s–1990s stock remains attractive, with cap rates holding between 5.8 % and 6.0 %.



Development Pipeline | Glen Ellyn West Chicago Multifamily Market Q4 2025


Under Construction: 334 units




  • Roosevelt Station Apartments (220 units, Glen Ellyn) – Delivering mid-2026




  • Main Street Lofts (60 units, West Chicago) – Delivering early 2026




  • Fabyan Flats (54 units) – Small infill community




Recent Deliveries




  • The Enclave at St. Charles Road (102 units) – Delivered Q3 2024




  • Cedar Creek Apartments Expansion (84 units) – Delivered Q2 2024




The Glen Ellyn West Chicago multifamily market Q4 2025 construction pipeline equals roughly 4 % of total stock. This modest level of development keeps supply and demand balanced, with new units leasing quickly and vacancy projected to remain under 4.5 % through 2026.



2026 Outlook and Owner Strategy | Glen Ellyn West Chicago Multifamily Market Q4 2025


Forecasts for 2026




  • Rent Growth: +2.5 % – +3.0 %




  • Vacancy: ≈ 4.0 %




  • Cap Rates: 5.8 % – 6.0 %




Strategic Guidance




  • Focus on retention and amenity improvements to boost rent roll.




  • Expect steady investor interest in stabilized suburban communities.




  • Strong demand fundamentals make this submarket a consistent income performer.




The Glen Ellyn West Chicago multifamily market Q4 2025 remains positioned for continued strength through 2026, driven by job proximity, affordability, and steady population growth within DuPage County.



Request the Full Glen Ellyn / West Chicago Market Report




Discuss Your Property’s Value


Contact Randolph Taylor, CCIM, a licensed Chicago multifamily broker, to review your property’s value, cap rate range, and sale timing.

Schedule a Call



References


CoStar Market Analytics – Glen Ellyn / West Chicago Corridor Report
National Multifamily Housing Council (NMHC)
Chicago Multifamily Market Q4 2025 Update





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Naperville Lisle Multifamily Market Q4 2025 | Strong Rents, Balanced Growth & Investor Optimism



Naperville / Lisle Multifamily Market Q4 2025 Update | Strong Rents, Balanced Growth & Investor Optimism


The Naperville Lisle multifamily market Q4 2025 remains one of the most desirable suburban investment zones in DuPage County. This quarter reflects 5.6% vacancy, 3.4% rent growth, and sustained buyer confidence across institutional and private sectors.



Naperville / Lisle Multifamily Market Q4 2025 Overview


Key Metrics (Q4 2025)




  • Vacancy Rate: 5.6%




  • 12-Month Rent Growth: 3.4%




  • Average Asking Rent: $1,947 / month ($2.14 / SF)




  • Units Under Construction: 46




  • 12-Month Absorption: 250 units




  • 12-Month Deliveries: 323 units




The Naperville Lisle multifamily market Q4 2025 recorded steady improvement over last year, supported by low turnover and a limited construction pipeline. With over 12,000 total units, vacancy edged down slightly as renter demand outpaced completions.



Rent Growth and Vacancy | Naperville Lisle Multifamily Market Q4 2025


Vacancy: 5.6% (Metro 3.4%)
Rent Growth: 3.4% YoY
Average Asking Rent: $1,947 / month


Rents by Property Class:




  • 4 & 5 Star: $2,132 / month (7.6% vacancy)




  • 3 Star: $1,889 / month (5.0% vacancy)




  • 1 & 2 Star: $1,635 / month (2.2% vacancy)




Key Highlights:




  • Rent growth above the 10-year metro average (2.9%).




  • Class B assets achieve near full occupancy.




  • Submarket rents remain 3–5% below the Chicago average, supporting retention.




The Naperville Lisle multifamily market Q4 2025 benefits from high-income tenants and minimal supply pressure.



Cap Rates and Investment Activity | Naperville Lisle Multifamily Market Q4 2025


12-Month Sales Summary:




  • Total Volume: $515 million




  • Properties Sold: 12




  • Avg. Price per Unit: $216,000




  • Cap Rate Range: 5.8% – 6.2%




Recent Notable Sales:




  • Fifteen98 Naperville – 640 units | $136M ($212,500 / unit)




  • Fox Valley Villages – 420 units | $93.2M ($221,904 / unit)




  • Hawthorn at Oakhurst – 320 units | $72.3M ($225,781 / unit)




Investor sentiment in the Naperville Lisle multifamily market Q4 2025 remains positive, with stable yields and institutional participation dominating sales activity.



Development Pipeline | Naperville Lisle Multifamily Market Q4 2025


Under Construction: 46 units




  • Forest Meadows Apartments (25W462 75th St) – 38 units, completion 2026




  • Western Avenue Apartments (4529 Western Ave) – 8 units, completion late 2025




Recent Deliveries:




  • Lucca Fox Valley (3955 Fox Valley Center Dr) – 323 units (Delivered Q1 2025)




  • Douglas Avenue Apartments (118 Douglas Ave) – 8 units (Delivered Q2 2024)




The Naperville Lisle multifamily market Q4 2025 is constrained by zoning and land costs. Construction totals less than 0.5% of existing stock, preventing oversupply and sustaining pricing leverage for owners.



2026 Outlook and Owner Strategy | Naperville Lisle Multifamily Market Q4 2025


Forecasts for 2026




  • Rent Growth: +2.5% – +3.0%




  • Vacancy: ≈5.0%




  • Cap Rates: 5.8% – 6.0%




Strategic Takeaways




  • Maintain occupancy through proactive renewals.




  • Focus on light renovations to capture rent premiums.




  • Expect stable NOI growth as suburban demand persists.




The Naperville Lisle multifamily market Q4 2025 is expected to remain a strong performer through 2026 due to limited new supply and durable renter demand.



Request the Full Naperville / Lisle Market Report




Discuss Your Property’s Value


Contact Randolph Taylor, CCIM, a licensed Chicago multifamily broker, to review your property’s value, cap rate range, and sale timing.

Schedule a Call



References


CoStar Market Analytics – Naperville / Lisle Multifamily Report
National Multifamily Housing Council (NMHC)
Chicago Multifamily Market Q4 2025 Update
Aurora Multifamily Market Q4 2025 Update
CoStar





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Monday, October 20, 2025

100% Leased Chicago Retail Investment
📍 3217–3229 W Montrose Ave | Albany Park, Chicago
💰 Offered at $995,000

Excited to bring this fully leased ±4,000 SF retail condo to market in one of Chicago’s most vibrant neighborhoods. Located along high-traffic Montrose Avenue with over 21,000 VPD, this property offers:
✅ 6 storefronts with service, food, and professional tenants
✅ 100% occupancy
✅ Flexible lease terms for upside potential
✅ Current rents avg. $20/SF, while market rents are \~$28/SF MG
✅ Pro forma cap rate: 8.37%

📈 Low submarket vacancy (3.1%) and strong tenant demand make this a prime opportunity to secure stabilized income with immediate rent growth potential.
🔗 Full details, photos, and financials:

👉 https://creconsult.net/chicago-retail-investment-property
Reach out with questions or to request the offering memorandum.
—
Randolph Taylor, CCIM
Vice President | eXp Commercial
📞 630.474.6441
📧 rtaylor\@creconsult.net

\#ChicagoRealEstate \#RetailInvestment \#CommercialBroker \#AlbanyPark \#PassiveIncome \#CRE \#RetailForSale \#eXpCommercial
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Wednesday, October 8, 2025

Call for Offers Due: Monday, October 13th
9250 S Kedzie Ave | Evergreen Park, IL
Offered at $515,000 | Fully Occupied Mixed-Use

Rare opportunity to acquire a stabilized, cash-flowing mixed-use asset in Evergreen Park. This 3-story brick building features four spacious 1-bedroom apartments (leased below market) and two street-front retail bays with long-term tenants.

Additional revenue from garage rental, storage, on-site laundry, and off-street parking creates diversified income streams. Excellent visibility on Kedzie Avenue with a CTA bus stop at the front door — direct connection to the Orange Line and downtown.

Current Cap Rate: 7.26%
Proforma Cap Rate: 10.92%

View Listing: https://creconsult.net/9250-s-kedzie-mixed-use-evergreen-park/

Offers due by Monday, October 13. Contact us for OM and showings.
Randolph Taylor, CCIM
Vice President | Multifamily Investment Sales
eXp Commercial – Chicago
(630) 474-6441 | rtaylor@creconsult.net

#CallForOffers #Multifamily #MixedUse #CRE #EvergreenPark #ChicagoRealEstate #InvestmentOpportunity
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Multifamily Property Sale Lyons IL: eXp Closes $1.45M Deal



Randolph Taylor, CCIM – Brokered $1.45 Million Transaction at 4337 Prescott Avenue in Lyons, Illinois


Chicago - October 8, 2025 – eXp Commercial announced the successful sale of a 12-unit multifamily property at 4337 Prescott Avenue in Lyons, Illinois, for $1,450,000. The transaction was brokered by Randolph Taylor, CCIM, Vice President and Multifamily Investment Sales Broker with eXp Commercial’s Chicago office.


The fully occupied 13,005-square-foot building includes three one-bedroom and nine two-bedroom units, featuring recent upgrades such as a new heating system, HD security cameras, and modernized bathrooms.


“Investor demand for stabilized suburban multifamily assets remains strong, particularly in communities like Lyons that offer solid cash flow and long-term upside,” said Randolph Taylor, CCIM.


The buyer, a private investor expanding from Chicago into the western suburbs, completed the acquisition as an all-cash purchase.


This sale highlights sustained confidence in the west-suburban Cook County multifamily market, where limited new construction and steady rental demand continue to support strong returns for investors.


About eXp Commercial
eXp Commercial is a commercial real estate brokerage firm specializing in the listing and sale of multifamily properties in the Chicago metropolitan area. The firm offers comprehensive services, including property valuations, targeted marketing strategies, and access to a broad network of qualified buyers to help property owners maximize investment value.


About Randolph Taylor, CCIM
Randolph Taylor is a Vice President and Multifamily Investment Sales Broker with eXp Commercial’s Chicago office. With more than 25 years of experience in commercial real estate investment sales, he specializes in helping multifamily property owners achieve optimal sale outcomes through data-driven strategies and expert market positioning.


For more information, visit www.CREConsult.net






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Wednesday, October 1, 2025

🏢 Two Adjacent Turnkey Office Buildings For Sale – Joliet, IL 🏢

Located just off Larkin Ave and adjacent to Ascension St. Joseph Medical Center, these two well-maintained office buildings offer flexible layouts, optional furnishings, and strong owner-user or investment potential.

📍 2435 & 2439 Glenwood Ave | Joliet, IL
🔹 2435 Glenwood: ±10,311 SF | $1,295,000
🔹 2439 Glenwood: ±9,410 SF | $1,100,000
🔹 Total: ±19,721 SF | Offered Individually or Together
🔹 Delivered Vacant | Elevator Access in 2435
🔹 Recently Renovated | Fully Furnished Option
🔹 Ideal for Medical, Office, or Professional Use

📂 View Full Listings & OMs:

➡️ 2435 Glenwood: https://creconsult.net/office-building-for-sale-joliet

➡️ 2439 Glenwood: https://creconsult.net/2439-glenwood-office-sale-joliet

—
Listed exclusively by:
Randolph Taylor, CCIM
Vice President | Broker – eXp Commercial
📧 rtaylor@creconsult.net
📱 (630) 474-6441
🌐 https://creconsult.net

—
#OfficeForSale #JolietIL #CommercialRealEstate #TurnkeyOffice #CRE #MedicalOffice #OwnerUserOpportunity #ProfessionalOffice #OfficeBuildings #CREBroker #RandolphTaylor
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🏙️ eXp Commercial Facilitates $1.475M Multifamily Redevelopment in Wheaton, Illinois Proud to share our latest Chicagoland multifamily rede...