Clarendon Hills homes are selling for 101.2% of list price in an average of 21 days — one of the most competitive ratios in the western suburbs. The trailing 12-month median has moved through a wide range this year — from $775,000 in May, up to $837,500 in June, down to $822,500 in July, and back up to $859,500 in August — in a persistently thin inventory market. Former licensed appraiser Mike Berg delivers a precise, MLS-based valuation built on the same methodology used by certified appraisers.
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Clarendon Hills is one of the most sought-after villages in the Western Suburbs, prized for its intimate, small-town feel, walkable downtown, and placement within the elite Hinsdale Central High School district. Understanding value here requires a hyper-local focus — and an understanding of what the data is actually telling us.
All figures are sourced directly from MRED MLS trailing 12-month data through August 2026, supplemented with August 2026 monthly figures. Data current as of September 14, 2026. Detached and attached segments are shown separately, as they represent distinct buyer pools and valuation methodologies.
* All data sourced from MRED MLS, trailing 12-month period through August 2026 and August 2026 monthly figures. Data current as of September 14, 2026. Detached and attached figures represent separate market segments and should not be combined. Does not account for seller concessions. *August 2026's single-month figures are unusually thin even for this market — only 5 detached and just 1 attached closing — and should be read as statistical noise, not a repricing of the market: the $1,581,000 detached and $159,900 attached single-month medians above reflect a handful of transactions each, not a market shift. The trailing 12-month detached median remains the reliable benchmark, and it has moved through a real range this year — $775,000 in May, $837,500 in June, $822,500 in July, $859,500 in August — normal fluctuation in a low-volume market that has, on net, trended upward over the past four months. Always use the trailing 12-month figures as the primary benchmark.
Data: MRED, trailing 12 months, verified September 2026.
Clarendon Hills' location on the BNSF Metra line is its most powerful asset. Providing one of the most reliable and direct commutes into Chicago's Union Station, this access underpins the village's property values and ensures consistent demand from city commuters.
| Chicago Loop (Union Station) | ~30 min via BNSF Metra (express) · ~40 min local |
| Chicago Loop (Drive) | ~35–50 min via I-55 (off-peak) · 65–80 min peak |
| O'Hare International Airport | ~25 min via I-294 |
| Midway Airport | ~25 min via I-55 North |
| Oak Brook Corporate Corridor | ~10 min via Route 83 |
| Downtown Clarendon Hills | A highly walkable downtown enhances the village feel |
Homes within a 10-15 minute walk of the Clarendon Hills Metra station command a significant, measurable price premium over those further out. This 'walk-to-train' factor is a critical component of any accurate valuation in the village.
Value in Clarendon Hills is almost entirely a function of walk-to-train proximity and lot size. The village is small and cohesive, but the subtle differences between blocks can have a major impact on price.
| Area / Neighborhood | Typical Value Range | School District | Market Temp | Notes |
|---|---|---|---|---|
| Walk-to-Train (North of RR) | $925K – $1.5M+ | D181 / D86 | HOT | Highest demand, premium for location |
| Walk-to-Train (South of RR) | $825K – $1.25M | D181 / D86 | HOT | Slightly more accessible than north side |
| South of 55th Street | $700K – $1.0M | D181 / D86 | WARM | Larger lots, not walkable to train |
| Condos & Townhomes | $295K – $555K | D181 / D86 | HOT | Strong T12M appreciation (+23.6%), sales volume roughly doubled YoY |
ⓘ These are general ranges only. Your specific home's value depends on its exact location, lot size, condition, finishes, and recent comparable sales. Request a precise Clarendon Hills valuation →
Automated valuation models are notoriously inaccurate in small, affluent, low-inventory markets like Clarendon Hills. The data is too thin and the nuances are too great for an algorithm to handle.
With fewer than 8 detached home sales per month on average — and just 9 active listings at August month-end — there isn't enough data for an AVM to create a reliable model. Zillow is forced to pull comps from other towns, polluting the data set and creating a flawed estimate. This thin-data problem is exactly why the trailing 12-month median itself has ranged from $775,000 to $859,500 within the past few months alone, even as the underlying market remains competitive.
The value impact of being in the Hinsdale Central High School district is immense. AVMs cannot distinguish this from neighboring towns that feed into different high schools, leading to inaccurate cross-town comparisons that can undervalue your home by $100,000 or more.
When a market consistently sells above list price — 101.2% trailing 12 months, up 1.2 pts year-over-year — it means the 'list price' itself is a poor indicator of final value. AVMs rely heavily on list prices, causing them to systematically undervalue homes in a competitive market like this. Paired with days on market at 21 (-12.5% year-over-year), the signal is clear: demand keeps outpacing supply.
A home three blocks from the Metra station and one a mile away are treated as equivalent by Zillow — they are not. This premium can be 10-15% or more, a nuance completely missed by automated tools that don't factor in walkability to commuter rail.
Mike Berg's background as a former licensed appraiser means your valuation is built on the same methodology banks require — not a quick CMA pulled from a dashboard.
Review of your home's size, age, condition, finishes, lot, and any improvements — the same factors a certified appraiser would document in a formal report.
Identification of the most relevant closed sales from MRED MLS — filtered by property type, proximity, size, and condition — not just whatever sold nearby.
A defensible price range with adjustments for condition, location, and market timing — delivered with a clear explanation of the reasoning, not just a number.
According to MRED MLS data for the trailing 12 months ending August 2026, the median sale price for detached single-family homes in Clarendon Hills is $859,500, up 11.3% year-over-year — though the trailing median has ranged from $775,000 to $859,500 over the past several months, a normal pattern in a low-volume market. Homes are selling at 101.2% of list price in an average of 21 days — one of the strongest demand signals in the western suburbs. Your specific home's value depends on its size, condition, finishes, lot, and proximity to the Metra station and downtown.
Clarendon Hills is served by Community Consolidated School District 181 for elementary and middle school, and Hinsdale Township High School District 86 for high school. Students attend the highly-ranked Hinsdale Central High School. The combination of top-tier elementary, middle, and high schools is a primary driver of home values in the village.
Clarendon Hills and Hinsdale are neighboring villages that share the same top-rated high school, Hinsdale Central. Hinsdale has a larger, more bustling downtown and a higher median price point (over $1.5M). Clarendon Hills offers a smaller, more intimate village feel with a trailing 12-month median detached price of $859,500 through August 2026. Buyers often choose Clarendon Hills for its quieter character and slightly more accessible pricing while still getting the benefit of the same BNSF Metra line and school district.
Clarendon Hills' 101.2% trailing 12-month list-to-sale ratio — up 1.2 points year-over-year — indicates a strong seller's market where demand consistently outpaces supply. With an average of 21 days on market and only 9 active listings at August month-end, well-priced homes frequently receive multiple offers, driving the final sale price above the initial asking price. This is fueled by the village's desirable schools, BNSF Metra access, and charming character.
Clarendon Hills continues to demonstrate a highly competitive market through August 2026, with homes selling at 101.2% of list price in an average of 21 days. The list-to-sale ratio improved 1.2 points year-over-year and days on market improved 12.5% versus a year ago, even after ticking up slightly from July's ultra-tight 18 days. Its fundamentals — top schools, commuter access, and high quality of life — make it a resilient and sought-after market for long-term investment.
Two resources worth reading before you sell: What to Fix Before Selling — a practical guide on which repairs and updates actually pay off — and The True Cost to Sell a House in Illinois, covering commissions, transfer stamps, and closing costs by town.
Get a precise, MLS-based valuation from a former licensed appraiser — not an algorithm. No obligation, no pressure, just an accurate number you can act on.
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