$184,900
201 S Charles St
Beecher City, IL
Multi-family11,326 sqft lot
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Beecher City, IL Housing Market
Balanced market+12.0% YoY
Zillow, August 2026 · Refreshes monthlyRedfin, through September 2025 · No longer updatingFreddie Mac via FRED, September 2026 · Refreshes weekly
The typical home in Beecher City, IL is worth $196,580, rose 12.0% over the past year (Zillow Home Value Index, August 2026). The last median sale price Redfin published was $77,000 (through May 2026). With 1.0 months of supply and homes going under contract in about 188 days, Beecher City is a balanced market. At today's 7.03% 30-year fixed rate, 20% down on a $196,580 home is about $1,049/mo in principal and interest.
Key numbers for Beecher City, IL
Typical home value
$196,580
+12.0% in 12 months
Zillow, August 2026
Median sale price
$77,000
Last published period
Redfin, through September 2025
Days on market
188
Slow-moving
Redfin, through September 2025
Active listings
1
1.0 months of supply
Redfin, through September 2025
30-yr fixed rate
7.03%
Freddie Mac weekly average
Freddie Mac via FRED, September 2026
Median household income
$47,500
Home costs 4.1x income
U.S. Census ACS, 2023
Sale-to-list ratio
93.9%
Selling below asking
Redfin, through September 2025
Zillow figures are as of August 2026 and refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Beecher City a buyer's or seller's market?
Balanced market1.0 months of supply188 days on market93.9% of asking
Beecher City, IL is a balanced market, based on 1.0 months of supply and homes selling in about 188 days. Under 2 months of supply is a severe shortage: expect competition on almost anything priced correctly, and little room to negotiate below asking.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Beecher City housing market data show?
Every row below is Redfin's final published month for Beecher City, IL. Redfin, through September 2025
| Metric | Value |
|---|---|
| Median sale price | $77,000 |
| Median list price | $184,900 |
| Median price per sq ft | $35/sq ft |
| Median days on market | 188 days |
| Active inventory | 1 listings |
| Months of supply | 1.0 months |
| Sale-to-list price ratio | 93.9% |
| Homes sold (that month) | 1 |
| New listings (that month) | 1 |
| Market condition | Balanced market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Beecher City is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Beecher City is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Beecher City home prices moved?
Across the 10 months we hold for Beecher City, IL, the median sale price fell 56.7%, from $177,900 in May 2021 to $77,000. The live Zillow value series has rose 12.0% in the last 12 months, which is the more current read now that Redfin's series has stopped. For prices to fall meaningfully from here, supply would have to keep building past 1.0 months while the sale-to-list ratio slips below its current 93.9%. Watch those two together — they move before the median does.
Redfin, through September 2025 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Beecher City?
Priced off the typical home value of $196,580 at the current 7.03% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $39,316 | $157,264 | $1,049/mo |
| 5% | $9,829 | $186,751 | $1,246/mo |
Zillow, August 2026 for the price · Freddie Mac via FRED, September 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $1,049, that implies roughly $44,977 a year before you add taxes and insurance. The median household in Beecher City earns $47,500, about $2,523 more than that threshold — the typical local household clears the payment on a typical local home with 20% down. That puts the price-to-income ratio at 4.1x — above the historical 3x norm but in line with much of the country in 2026.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Beecher City in the next 12 months?
Tell us your timeline. We send the Beecher City market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Beecher City?
Zillow does not publish a rent index (ZORI) for Beecher City, IL, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in Beecher City?
Active listings in Beecher City, IL went from 2 in May 2021 to 1 in September 2025, a -50.0% change. Falling inventory tightens competition. When supply drops while demand holds, sale-to-list ratios rise before the median sale price does.
| Month | Active listings | New listings |
|---|---|---|
| May 2021 | 2 | 1 |
| September 2021 | 2 | not published |
| January 2022 | 1 | not published |
| May 2024 | 1 | not published |
| June 2025 | 1 | not published |
| September 2025 | 1 | 1 |
Redfin, through September 2025
How does Beecher City compare to Illinois and the U.S.?
Beecher City homes sell for $77,000 — 77% below the Illinois median of $337,900. Against the national median of $410,700, Beecher City runs 81% lower.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Beecher City, IL | $77,000 | not published | 188 days |
| Illinois statewide | $337,900 | +5.9% | 43 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through September 2025 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Beecher City
What buyers should watch
- Months of supply, currently 1.0. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The gap between 5% and 20% down here is $197 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 7.03%, every full point of rate change moves the payment on a $196,580 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Beecher City listing goes under contract in 188 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 93.9% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month Beecher City added 1 new listings against 1 sales — more clearing than arriving, which is the better window to list.
- Your equity moved +12.0% in the last 12 months on the Zillow value series. That, not the price you paid, is what sets your net proceeds.
- Comparable ZIP-level pricing inside Beecher City varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Beecher City
There are currently 1 homes listed for sale in Beecher City, Illinois. The median listing price is $185K.
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Active listings
1
Homes on market
Median list price
$185K
Avg. days on market
188
Days until sale
New this week
1
Newly listed
Sale-to-list:93.9%
How much do homes cost in Beecher City by property type?
How the Beecher City, IL market breaks down across single-family homes, condos and townhouses. Redfin, through September 2025
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $77,000 | $35/sq ft | 1 | 188 days |
Who lives in Beecher City?
American Community Survey estimates for Beecher City. U.S. Census ACS, 2023
Population
419
Households
194
Median income
$47,500/yr
Median age
39.1 years
Owner-occupied
61.3%
Median home value
$85,300
Median gross rent
$611/mo
Mean commute
25.2 min
61.3% of occupied homes in Beecher City are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market. The Census self-reported median home value is $85,300 against Zillow's $196,580 typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions.
Which public schools serve Beecher City?
2 schools tracked · 370 students
The largest public schools serving Beecher City, IL by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
Beecher City Grade School
Grades PK-5 · 200 students
Beecher City Jr-Sr High School
Grades 6-12 · 170 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near Beecher City, IL?
Ordered by distance from Beecher City, not by size. Compare Beecher City side by side with any of them.
Beecher City housing market FAQ
Is Beecher City a buyer's or seller's market?
Beecher City, IL is currently a balanced market. That read comes from 1.0 months of supply, homes going under contract in about 188 days, and sellers getting 93.9% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Beecher City?
The typical home in Beecher City, IL is worth $196,580 (Zillow Home Value Index, August 2026). The median sale price in the last month Redfin published was $77,000, about $35 per square foot.
Is Beecher City cheaper than the rest of Illinois?
Beecher City's median sale price of $77,000 is 77% lower than the Illinois statewide median of $337,900, and 81% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Beecher City?
Homes in Beecher City, IL spent a median of 188 days on market before going under contract, versus 43 days statewide. Over two months means buyers have time to inspect, compare and negotiate. (Redfin, through May 2026.)
What income do you need to buy a home in Beecher City?
At the current 30-year fixed rate of 7.03%, 20% down on a $196,580 home is about $1,049 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $44,977 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $47,500.
Are home prices rising in Beecher City?
The typical home value in Beecher City, IL rose 12.0% over the last 12 months, from $175,492 to $196,580 (Zillow, August 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Beecher City?
Beecher City ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Beecher City?
That depends on your timeline, not on a headline. What the data says today: Beecher City, IL is a balanced market with 1.0 months of supply, the 30-year fixed rate is 7.03%. Properties Incorporated publishes the data; it does not give financial advice.
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