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.
Only on the right house. Neither side has the upper hand in Champaign right now.
Neither side has the upper hand in Champaign. Buyers and sellers are evenly matched. The market will not hand you a discount. You have to find it in one specific listing.
About as many homes are under contract as are sitting unsold. Neither side is desperate. Your room to negotiate depends on the listing, not the market. Few sellers are dropping their price. Asking prices are holding firm. Your discount will come from one stale listing, not from the whole market.
A typical Champaign home takes 42 days to find a buyer. Half of them take even longer. That is 57% 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 130 homes for sale in Champaign. That is 2.7 times the tightest month on record, but below the peak of 526. Supply is growing against last year.
Asking prices are 13.5% below their Mar 2025 peak. You are not buying at the top. Prices are rising again. Every month you wait costs money. The question is no longer when. It is which house. Champaign prices have risen in 87 of the last 108 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.
This market is turning. Which way is not settled yet. Check the monthly numbers above before you commit.
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 5.7 times the median income. Most locals cannot buy. That keeps rental demand deep. It also caps the rent they can pay. 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.
Only on the right house. Neither side has the upper hand in Champaign right now. 108 out of every 100 homes for sale have a buyer, 17% of sellers have cut their price, and a typical home takes 42 days to sell.
Asking prices are 13.5% below their Mar 2025 peak. You are not buying at the top. Prices are rising again. Every month you wait costs money. The question is no longer when. It is which house.
Assume +6.6% a year. Champaign has grown about 6.6% 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 10.1% over the last year. That is a timing signal, not a trend.
A typical Champaign home takes 42 days to find a buyer. Half of them take even longer. That is 57% 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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