Downsizing in Naperville and the Western Suburbs: Selling the Family Home in 2026
Selling the house you raised your family in is a big decision, and it’s usually as much about stairs, yard work and being near the grandkids as it is about money. Here’s how downsizing typically works in the western suburbs, what the numbers say about freeing up equity, and where people tend to move.
By Jake Kilts, HomeSmart Realty Group · Published October 2026
The equity gap: house versus condo or townhome
One way to see how much a move could free up is to compare what single-family homes and attached homes (condos and townhomes) sold for in the same town over the last year.
| Town | Average single-family sale | Average condo/townhome sale | Difference |
|---|---|---|---|
| Glen Ellyn | $785,285 | $367,790 | $417,495 |
| Lisle | $691,115 | $275,981 | $415,134 |
| Naperville | $810,310 | $397,638 | $412,673 |
| Downers Grove | $699,184 | $296,217 | $402,967 |
| Wheaton | $685,194 | $333,061 | $352,133 |
| St. Charles | $692,976 | $418,952 | $274,024 |
| Geneva | $659,384 | $420,688 | $238,696 |
| Yorkville | $485,198 | $295,462 | $189,735 |
| Oswego | $496,452 | $322,272 | $174,180 |
| Lombard | $454,583 | $290,278 | $164,305 |
| Plainfield | $496,746 | $348,790 | $147,956 |
| Woodridge | $517,744 | $377,581 | $140,163 |
| Bolingbrook | $440,842 | $303,795 | $137,047 |
| Aurora | $398,241 | $310,781 | $87,460 |
The gap is biggest in Glen Ellyn, Lisle and Naperville, where the average single-family home sold for roughly $417,000, $415,000 and $413,000 more than the average condo or townhome. That isn’t all profit, since selling costs, taxes and the price of a newer or one-level home all come into it, but it’s why many long-time owners can buy their next place with cash or a small mortgage.
Where downsizers in the western suburbs usually go
- Ranch homes in the same town. One-level living without leaving the neighborhood. They’re in short supply in most towns, so expect competition.
- Townhomes and condos. Lower maintenance, often with an attached garage. Naperville, Lisle and Wheaton have plenty near downtowns and the Metra.
- 55+ communities. Places like Carillon in Plainfield offer single-level homes, clubhouses and activities. See my Plainfield page for local numbers.
- New construction. Several builders in Plainfield, Oswego and Yorkville build ranch-style homes and townhomes with first-floor primary suites.
Sell first or buy first?
This is the question I get most from downsizers. The common options:
- Sell first, then buy. You know exactly what you have to spend and you’re never paying two mortgages. You may need a short-term rental or a rent-back, where you stay in the home for a few weeks after closing.
- Buy first. Easier on moving day, but you need cash, a bridge loan or a loan against your current home, and sellers may not accept a home-sale contingency.
- Line them up. Close on both the same week. It takes planning, but it’s how a lot of downsizers do it.
Getting a long-time home ready
- Start sorting early. Decide what goes to family, what’s donated and what moves with you. Estate-sale companies can handle the rest.
- Don’t over-renovate. Buyers of older homes in Naperville, Downers Grove and Wheaton often plan their own updates. Paint, flooring repairs and a deep clean usually matter more than a new kitchen.
- Get a pre-listing inspection if the home hasn’t been checked in years, so there are no surprises with the roof, furnace or sewer line.
- Gather records: improvements, permits, the original survey, warranties. They help your price and your taxes.
A note on taxes
Many long-time owners qualify for the federal home-sale exclusion on part of their gain, and Illinois seniors may be getting property tax exemptions that won’t automatically carry over to a new home. Talk with your tax professional before you sell. I’m not a tax advisor, but I can connect you with people who are.
Frequently asked questions
How much equity can I free up by downsizing in Naperville?
Over the last 12 months, Naperville single-family homes averaged about $810,000 and condos and townhomes averaged about $398,000. Your own numbers depend on your home, but a pricing review will show you both sides.
Can I stay in my home for a while after I sell?
Yes. A rent-back, also called a post-closing possession agreement, is common in the Chicago suburbs. It lets you stay for a set time after closing, which makes it much easier to sell first and buy second.
Thinking about selling?
Request a free Private Pricing Review and I’ll send you a realistic price range within 24 hours, and we can map out the sell-and-buy timing that works for you. You can also reach me here or call 630-487-1896.
Selling in your town
Lisle · Naperville · Aurora · Downers Grove · Wheaton · Plainfield · Bolingbrook · Oswego · Woodridge · Lombard · Geneva · St. Charles · Yorkville · Glen Ellyn
Jake Kilts, HomeSmart Realty Group · 630-487-1896
About this data
Source: MRED multiple listing service, Market Trends reports, October 2025 through September 2026, pulled October 2026. Averages are weighted by the number of sales each month. Market time is the MLS days-on-market measure for homes that closed. Information is deemed reliable but not guaranteed.
This article is general information, not tax or legal advice.
