The 2025 median increased while the number of sales declined
The citywide MLS population contained 549 closed two-to-four-unit listings in 2025, down 10.4% from 613 in 2024. The median reported sale price was $150,000, up 22.4% from the 2024 median of $122,500. Median source-defined days on market increased from 10 to 11, while the median sale price equaled 100.7% of original list price.
The 22.4% change is not a repeat-sales appreciation rate. Different properties sold in each year, and the mix changed by neighborhood, condition, occupancy, unit configuration, financing, and transaction circumstances.
| Year | Unique sales | Median sale price | Median DOM | Median sale / original list |
|---|---|---|---|---|
| 2024 | 613 | $122,500 | 10 | 100.1% |
| 2025 | 549 | $150,000 | 11 | 100.7% |
| Change | −10.4% | +22.4% | +1 day | +0.6 percentage points |
The largest official-polygon transaction populations remained in the north, northwest, and southwest
The official 14621 polygon contained 100 qualifying 2025 closings, followed by Maplewood with 57, Edgerton with 50, the 19th Ward with 46, and Beechwood with 34. These are the largest independently calculated official-polygon populations in the dataset.
Official neighborhood and association polygons can overlap. The rows therefore describe each named geography separately and must not be added together to recreate the citywide count.
| Official City polygon | 2025 sales | 2025 median | Median DOM |
|---|---|---|---|
| 14621 | 100 | $95,500 | 17 |
| Maplewood | 57 | $165,000 | 8 |
| Edgerton | 50 | $107,500 | 14.5 |
| 19th Ward | 46 | $168,250 | 11.5 |
| Beechwood | 34 | $137,500 | 13.5 |
| Lyell-Otis | 22 | $125,000 | 8 |
| North Marketview Heights | 16 | $90,000 | 17 |
| Genesee-Jefferson | 15 | $150,000 | 8 |
| Park Central | 13 | $480,000 | 6 |
| Neighborhood Of The Arts | 12 | $361,250 | 11 |
| South Wedge | 12 | $305,000 | 9.5 |
| Upper Monroe | 12 | $322,750 | 8 |
Higher 2025 medians appeared in several smaller central and southeast samples
Park Central recorded the highest publishable 2025 median at $480,000 across 13 sales. Park Meigs followed at $418,750 across 10 sales, Neighborhood of the Arts at $361,250 across 12, Upper Monroe at $322,750 across 12, and North Winton Village at $315,500 across 10.
These results describe the sold-property mix, not neighborhood-wide values or expected returns. They do not control for unit count, building size, renovation, tenancy, utilities, legal use, or commercial components.
| Official City polygon | 2025 sales | Median sale price | Median DOM |
|---|---|---|---|
| Park Central | 13 | $480,000 | 6 |
| Park Meigs | 10 | $418,750 | 7 |
| Neighborhood Of The Arts | 12 | $361,250 | 11 |
| Upper Monroe | 12 | $322,750 | 8 |
| North Winton Village | 10 | $315,500 | 7 |
| South Wedge | 12 | $305,000 | 9.5 |
| Pearl Meigs Monroe | 8 | $291,500 | 15 |
| Lock 66 | 6 | $277,450 | 11 |
| Swillburg | 8 | $270,776 | 7.5 |
| Highland Park | 11 | $270,000 | 6 |
Five-year median changes were large, but the composition warning matters
Among polygons with at least five sales in both 2021 and 2025, the largest median changes appeared in Plymouth-Exchange, Genesee-Jefferson, Lyell-Otis, Charlotte, and Edgerton. The 19th Ward median changed from $105,000 across 51 sales in 2021 to $168,250 across 46 sales in 2025.
These are changes between two annual transaction populations. They should not be described as appreciation without a repeat-sales or property-characteristic model.
| Official City polygon | 2021: sales · median | 2025: sales · median | Median change |
|---|---|---|---|
| Plymouth-Exchange | 7 · $81,000 | 9 · $175,550 | 116.7% |
| Genesee-Jefferson | 13 · $70,000 | 15 · $150,000 | 114.3% |
| Lyell-Otis | 28 · $71,000 | 22 · $125,000 | 76.1% |
| Charlotte | 15 · $135,000 | 8 · $228,000 | 68.9% |
| Edgerton | 41 · $65,000 | 50 · $107,500 | 65.4% |
| Bensonhurst | 15 · $90,000 | 11 · $146,500 | 62.8% |
| Beechwood | 34 · $85,000 | 34 · $137,500 | 61.8% |
| 19th Ward | 51 · $105,000 | 46 · $168,250 | 60.2% |
| Maplewood | 64 · $109,500 | 57 · $165,000 | 50.7% |
| 14621 | 109 · $65,000 | 100 · $95,500 | 46.9% |
Updegraff participation is strongest in the 19th Ward on a substantial sample
Across the official 19th Ward polygon, Updegraff Group LLC appeared on 34 of 240 unique 2021–2025 MLS transactions, or 14.2%. Corn Hill’s measured share was slightly higher at 14.8%, but that result represents four of only 27 transactions.
The 19th Ward result is the stronger evidence of sustained market participation because it combines a high measured share with a much larger transaction population. This count includes listing, co-listing, selling, or co-selling office fields and counts each MLS number once even when the brokerage represented both sides.
| Official City polygon | 2021–2025 sales | UGR participated | Deduplicated share |
|---|---|---|---|
| Corn Hill | 27 | 4 | 14.8% |
| 19th Ward | 240 | 34 | 14.2% |
| South Marketview Heights | 76 | 9 | 11.8% |
| Park Central | 56 | 4 | 7.1% |
| Swillburg | 28 | 2 | 7.1% |
| Plymouth-Exchange | 44 | 3 | 6.8% |
| Lock 66 | 32 | 2 | 6.3% |
| Upper Monroe | 67 | 4 | 6.0% |
| Neighborhood Of The Arts | 39 | 2 | 5.1% |
| Beechwood | 173 | 8 | 4.6% |
This report does not claim investment performance
The dataset does not establish rents, vacancy, operating expenses, capital requirements, financing, cash flow, cap rates, total return, or legal unit status. Those measures require property-level evidence and reconciled operating data.
Raw listing addresses, coordinates, remarks, agent details, and other restricted fields are not published. The site exposes only aggregate results, definitions, dates, and limitations.