Glencoe, IL — Momentum Score, Home Values & Best-For

All states·Illinois·Glencoe

Cook County · Chicago-Naperville-Elgin · population 8,720

InvestorsSmall-town feel
OverviewCost of livingMoving guide
View watchlist →
78
Hot
Momentum score · 0–100

Where Glencoe stands

At or near all-time high. home values up 12.7% in the last year. averaging 10.1% annual growth over 5 years.

Median home $1,612,583
1-year +12.7%
5-yr CAGR +10.1%
vs 5-yr peak +0.0%
Population -0.4%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2026-04$1613k$834k$1115k$1396k$1677k201620182020202220242026

Lifestyle scores

🚶
Walkability
25/100
Very car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
10/100
Transit limited
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
36/100
Marginal for remote
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

How the momentum score breaks down

methodology →
Home YoY
92 · w22%
Home 5-yr CAGR
88 · w22%
Distance from peak
90 · w18%
Population growth
40 · w16%
Home 10-yr CAGR
61 · w10%
Long thesis

Glencoe has averaged 10.1% annual appreciation over five years and the trend is still live (+12.7% in the last 12 months). When a momentum trade keeps working, the simplest explanation is usually correct: more people want in.

Short thesis

Glencoe's bear case is the boring one: the cycle is real and any market that's run hard can stall. Watch for slowing population growth, rising days-on-market, or builder discounts as the early warning signals.

About Glencoe

Glencoe is a city in Cook County, Illinois, with an estimated population of 8,720. It anchors the Chicago-Naperville-Elgin metro area. The median home value in Glencoe is $1,612,583 as of 2026-04, up 12.7% over the last 12 months. Over the last five years, home values have averaged +10.1% annual growth, with prices at or near the 5-year peak. The composite momentum score is 78 of 100 (Hot). Buyers should expect competition and limited negotiation room in this market.

▲ Bull case

●Multi-year compounder: home values up an average 10.1% per year over the last 5 years — sustained, not a one-year pop.
●Trend still working: prices up 12.7% in the last 12 months — buyers are still chasing inventory.
●Held the highs: currently +0.0% from the 5-year peak — this market refused to give back gains.

▼ Bear case

●Flat or shrinking population: -0.4% per year. Housing demand has to come from somewhere — verify the source.
●Premium territory: $1,612,583 median home is a high bar to clear — affordability constrains the buyer pool.
○Thin housing market: small population means fewer transactions and slower resale. Liquidity risk on exit.

Playbook

Buyer

Expect competition, escalation clauses, and pressure to waive inspections. Make your strongest offer up front — Hot markets reward decisiveness, not negotiation. If you can't write a clean offer, you may not be the best fit for this market right now.

Seller

Price slightly above recent comps and let multiple offers work. Days-on-market should be short. Don't accept the first offer in the first 48 hours unless it's significantly above ask.

Investor

Cap rates will look ugly in a Hot market — your thesis has to be appreciation, not yield. Don't expect cash flow; expect to ride the trend and exit before it stalls.

Local safety & alerts

No active National Weather Service alerts for Cook County right now.

NWS active alerts (IL)Illinois Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Cook County routes NWS alerts; check the state EM portal for non-weather emergencies.

Cities like Glencoe

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Run the numbers for Glencoe

ToolCan I afford Glencoe?Income → city shortlistToolROI on a Glencoe rentalCap rate, cash-on-cash, DSCRToolCompare Glencoe to anywhereSide-by-side up to 3 citiesToolGlencoe cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
33° / 18°
avg high / low
Summer (Jul)
85° / 64°
avg high / low
Sunny days/yr
189
~52% of year
Annual precip
38″ rain
22″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Very low
Tornado
High
Wildfire
Very low
Earthquake
Low
Flood
Moderate

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Local sports teams

Major professional teams the Chicago-Naperville-Elgin area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Current weather

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7-day forecast on weather.gov →

Find rentals & listings

Open current Glencoe listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local economy & environment

Humidity
71%
Humid climate
Median household income
$78,400
Illinois state median
Top industries (state-level)
FinanceManufacturingHealthcare

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

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