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

All states·Illinois·Glenview

Cook County · Chicago-Naperville-Elgin · population 47,634

Shrinking
Glenview, IL
Image: Wikipedia · Glenview, Illinois
OverviewCost of livingMoving guide
View watchlist →
71
Rising
Momentum score · 0–100

Where Glenview stands

At or near all-time high. home values up 8.0% in the last year. population shrinking 0.6% per year. rents up 6.7% in the last year.

Median home $675,105
1-year +8.0%
5-yr CAGR +5.9%
vs 5-yr peak +0.0%
Population -0.6%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2026-04$675k$435k$524k$613k$702k201620182020202220242026

Lifestyle scores

🚶
Walkability
32/100
Very car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
22/100
Transit limited
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
61/100
Workable for remote workers
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.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$2,625/mo$1,761$2,272$2,783202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent133140100120140202220242026

Rent vs buy

Price-to-rent ratio: 21.4
Lean rent

At a 21.4 price-to-rent ratio, the math is starting to lean toward renting in Glenview. Owner-occupier ROI requires longer holds and the assumption that prices keep appreciating roughly at the rate of rent.

How the momentum score breaks down

methodology →
Home YoY
85 · w22%
Home 5-yr CAGR
69 · w22%
Distance from peak
90 · w18%
Population growth
37 · w16%
Rent YoY
85 · w12%
Home 10-yr CAGR
51 · w10%
Long thesis

Glenview has held up across the cycle: home values at $675,105 with +5.9% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Glenview's population is shrinking 0.6% per year. Housing demand has to come from somewhere — if people are leaving, the buyer pool is shrinking faster than the inventory. That eventually shows up in price.

About Glenview

Glenview is a city in Cook County, Illinois, with an estimated population of 47,634. It anchors the Chicago-Naperville-Elgin metro area. The population has contracted 0.6% per year on average since 2020. The median home value in Glenview is $675,105 as of 2026-04, up 8.0% over the last 12 months. Over the last five years, home values have averaged +5.9% annual growth, with prices at or near the 5-year peak. Rents in Glenview average $2,625 per month, up 6.7% year-over-year. The composite momentum score is 71 of 100 (Rising). The market is healthy with prices supported by underlying demand.

▲ Bull case

●Trend still working: prices up 8.0% in the last 12 months — buyers are still chasing inventory.
●Healthy 5-year run: +5.9% annualized over 5 years, outpacing US inflation.
●Held the highs: currently +0.0% from the 5-year peak — this market refused to give back gains.
●Hot rental market: rents up 6.7% YoY — landlords have pricing power, supports new investment math.

▼ Bear case

●Flat or shrinking population: -0.6% per year. Housing demand has to come from somewhere — verify the source.
○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About Glenview (Wikipedia)

Glenview is a village in Cook County, Illinois, United States. It is located approximately 15 miles (24 km) northwest of the Downtown Chicago. Per the 2020 census, the population was 48,705. The Village of Glenview is governed by New Trier and Northfield townships.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

Playbook

Buyer

You're not in a frenzy but you're not getting bargains either. Make a competitive offer with normal inspection terms. Don't lowball — the listing will move with or without you.

Seller

Price at fair market value; expect movement in 30-45 days. Don't get clever with terms (rent-back, contingencies) — buyers in a Rising market have options.

Investor

Appreciation tailwind exists but cash flow requires discipline on price. Run the numbers conservatively and confirm rent comps before committing.

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 Glenview

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Run the numbers for Glenview

ToolCan I afford Glenview?Income → city shortlistToolROI on a Glenview rentalCap rate, cash-on-cash, DSCRToolCompare Glenview to anywhereSide-by-side up to 3 citiesToolGlenview 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

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

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

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

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

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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