This report provides a preliminary valuation for the 2-bedroom, 1-bath condo at 9S220 S Frontage Rd, Unit 101 in Willowbrook, Illinois — located within the Stratford Green Condominium complex. The unit was purchased in March 2021 for $135,000 following a full gut remodel, and the seller reports it has been further updated since. Based on four recent sales of identical 920 sq ft units in the same Lake Drive / Frontage Road corridor, the current market value is estimated at $195,000 – $220,000, with the most probable sale price in the $205,000 – $212,000 range for a summer 2026 listing.
The unit’s key strengths are its full 2021 remodel (open-concept kitchen with granite and island, glass-enclosed bath, luxury vinyl plank flooring, energy-efficient windows), its main-level / ground-floor entry (accessibility advantage), a pond view patio, and an HOA that includes heat, gas, water, and parking — making the true cost of ownership more competitive than it appears at first glance. The primary limiting factor is the single bathroom, which places a ceiling on value relative to 2-bath units in the broader 60527 market.
| Feature | Detail | Feature | Detail |
|---|---|---|---|
| Property Type | Attached Condo, 1 Story | Complex | Stratford Green Condos |
| Exterior | Brick & Frame | County | DuPage |
| Heating | Gas Baseboard | Cooling | Wall A/C Unit |
| 2024 Property Taxes | $1,714/yr | Last Sold | March 2021 — $135,000 |
| Parcel ID | 0935114281 | Township | Downers Grove |
| Disability Access | Yes — Main Level Entry | Pets | Cats OK |
The HOA fee is comprehensive and includes several utilities that buyers in comparable buildings pay separately. This meaningfully reduces the effective cost of ownership.
Since purchasing in March 2021 for $135,000, comparable sales in the same corridor show values have risen to the $191,000 – $213,500 range for identical 920 sq ft units. At a mid-point estimate of $205,000, this represents an estimated gain of approximately $70,000 in value since purchase — a 52% increase in five years. Assuming a standard 5% down payment on the original purchase, equity is estimated at approximately $154,000 or ~75% of current value, depending on the remaining loan balance.
A summer 2026 listing is well-timed. The Willowbrook attached market has been active, with 920 sq ft units moving in 2–4 weeks when priced correctly. The seller’s recent remodel work positions this unit at the upper end of the comp range.
Let’s discuss what a summer sale could look like — net proceeds, timing, and how to position this unit to attract the strongest buyers.
📞 Call Mike: 773-544-9785 ✉ Send a Quick EmailThe strongest comparables are identical 920 sq ft, 2-bed / 1-bath units in the same Lake Drive / Frontage Road corridor in Willowbrook. These buildings share the same age, construction, and HOA structure as Stratford Green. All four sales below occurred between July 2024 and August 2025 and represent the most current market evidence available.
| Address | Sold | Price | Bed/Bath | Sq Ft | $/SqFt | Notes |
|---|---|---|---|---|---|---|
| 9S240 Lake Dr #17-207B | Aug 2025 | $213,500 | 2/1 | 920 | $232 | Identical sqft, 2nd floor |
| 9s110 Lake Dr #14-201 | Jun 2025 | $202,500 | 2/1 | 920 | $220 | Identical sqft, ground floor |
| 9S220 Lake Dr #16-201 | Jul 2025 | $191,000 | 2/1 | 920 | $208 | Identical sqft, ground floor |
| 9S201 Lake Dr #207 | Sep 2024 | $196,000 | 2/1 | 920 | $213 | Identical sqft, updated |
| 10735 5th Ave Cutoff #304, Countryside | Mar 2026 | $180,000 | 2/1 | 900 | $200 | Slightly smaller, different city |
| 8322 Portsmouth Dr #A, Darien | Feb 2026 | $235,000 | 2/1 | 954 | $246 | Slightly larger, Darien |
| Subject Property (Unit 101) | $205K – $212K est. | 2/1 | 920 | $223–$230 | Full 2021 remodel + recent updates | |
Automated valuation tools provide a useful baseline, but they do not account for the 2021 remodel or any subsequent updates. As a result, both Zillow and Redfin are likely undervaluing this unit relative to what a well-presented, recently updated home will achieve on the open market in summer 2026.
| Provider | Estimate | Note |
|---|---|---|
| Zillow Zestimate | $192,100 | Range: $179K–$204K |
| Redfin Estimate | $199,406 | Range: $190K–$230K |
| CMA Low (comp avg) | $195,750 | Ground floor, standard finish |
| CMA High (remodel premium) | $220,000 | Full remodel + recent updates |
| Mike’s CMA Mid | ~$207,000 | Most likely sale price |
The Willowbrook attached market (60527) has seen steady appreciation in the 920 sq ft corridor. The MRED MLS trailing 12-month data through early 2026 shows a median attached sale price of $270,000 across all attached properties in Willowbrook — though this figure is skewed upward by larger 2-bath townhomes. The relevant 1-bath / 920 sq ft corridor has traded in the $191,000 – $213,500 range in the past 12 months, representing approximately +4.7% year-over-year appreciation for the attached segment.
For a full picture of what the Willowbrook attached market is doing right now, see the Willowbrook Home Value page with current MRED MLS data.
This unit is served by two well-regarded school districts. The high school assignment — Hinsdale South (District 86) — is a meaningful selling point for buyers with school-age children and is one of the most recognized school brands in the western suburbs.
| Update / Feature | Potential Value Impact | Why It Matters |
|---|---|---|
| Additional updates since 2021 (fixtures, appliances, paint) | +$5,000 – $15,000 | Fresh presentation commands premium in this price range |
| HVAC / wall A/C unit condition | +$3,000 – $8,000 | Buyers will ask; newer unit = less negotiation |
| Patio condition & staging | Perception value | Pond view patio is a key selling feature — should be highlighted |
| In-unit washer/dryer or hookups | +$5,000 – $10,000 | Many buyers in this price range prioritize in-unit laundry |
| Storage unit or additional storage | Perception value | 920 sq ft buyers are sensitive to storage |
| HOA financial health / reserve fund | Buyer confidence | Buyers’ lenders will review HOA financials; healthy reserves = smoother close |
Ready to talk? Reach out at [email protected] or call 773-544-9785
If you are curious how the broader Willowbrook market compares to neighboring communities, visit the Willowbrook Home Value page for current MRED MLS data. You can also explore what homes are selling for in nearby Hinsdale, Burr Ridge, Clarendon Hills, and La Grange. To understand why Mike’s background as a former licensed appraiser gives sellers a unique advantage in pricing and negotiation, visit the Appraiser & Realtor Advantage page. You can also learn more about when a pre-listing appraisal makes sense vs. a CMA — a question many sellers in this price range ask.
