Prices, inventory, and demand — distilled every month into one clear verdict: buyer’s market or seller’s. The investor’s read, before you make an offer.
Yes, if you negotiate. Buyers have the upper hand in Champaign right now.
You have the upper hand in Champaign. Most homes for sale still have no buyer. Many sellers have already dropped their price once. Sellers are competing for you. Use it.
Only 55 out of every 100 homes for sale have found a buyer. The other 45 are still waiting. Your offer may be the only one on the table. About 1 in 4 sellers has already dropped their price. Each one has learned their first price was too high. Start below their new price, not their old one.
A typical Champaign home takes 53 days to find a buyer. Half of them take even longer. That is 43% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago. There are 160 homes for sale in Champaign. That is 3.3 times the tightest month on record, but below the peak of 526. Supply is growing against last year.
Asking prices are 24.4% below their Mar 2025 peak. You are not buying at the top. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller. Champaign prices have risen in 90 of the last 111 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.
The discount is already here. It is not getting bigger. Buy now while sellers are still weak. Waiting for a lower price stopped working a year ago.
Most Champaign households rent. 53 out of every 100 households are renters. That share has held steady for five years. Champaign added about 800 renter households in five years. Renter households average 2.0 people. Singles and couples rent here. Two bedrooms beat four.
Households grew 5% in five years. The housing stock grew 4%. The two are moving in step. 10.5% of homes sit empty. Tenants have options. Budget extra weeks of vacancy between leases.
The median Champaign household earns $61,300 a year. Incomes here have grown 2.8% a year since 2019. Home prices have outrun incomes. Locals are being priced out. A typical home costs 5.0 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. A tenant on the median income can pay about $1,532 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast.
That is the market, not your address. Run an address through the app to see its rent estimate and cash flow.
Yes, if you negotiate. Buyers have the upper hand in Champaign right now. 55 out of every 100 homes for sale have a buyer, 26% of sellers have cut their price, and a typical home takes 53 days to sell.
Asking prices are 24.4% below their Mar 2025 peak. You are not buying at the top. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller.
Assume +6.1% a year. Champaign has grown about 7.9% a year for five years and for ten. That is a durable trend, not a boom artifact. It is a fair long-run input. Prices rose 5.9% over the last year. That is a timing signal, not a trend.
A typical Champaign home takes 53 days to find a buyer. Half of them take even longer. That is 43% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago.
Most Champaign households rent. 53 out of every 100 households are renters. That share has held steady for five years. 10.5% of homes sit empty. Tenants have options. Budget extra weeks of vacancy between leases.
A tenant on the median income can pay about $1,532 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast. The median Champaign household earns $61,300 a year.
Champaign has six ZIP codes. Each links to its live market dashboard.
Closest matches on asking price, price per square foot, days to sell, buyer demand, and price cuts.
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