Metro East Housing Market Update – March 2026

📊 Median Home Prices by City + What It Means for You

The March 2026 housing data is in, and across the Metro East, the story is a lot more balanced than most people expect.

If you’ve been hearing mixed things about the market, you’re not alone. Some areas are up, some are flat, and a few have pulled back slightly. But when you zoom out, the bigger picture becomes clear.

👉 The Metro East housing market is not declining
👉 It’s transitioning into a more balanced, sustainable pace

This breakdown gives you a clear look at median home prices by city, along with what those numbers actually mean if you’re buying, selling, or just keeping an eye on things.

📍 Quick Snapshot of the Market

💰 Home prices range from $162,500 to $415,300

📈 Most markets are flat to slightly up year over year

📉 Some areas show short-term pullbacks, not long-term declines

🧭 Overall trend is stable, balanced, and localized

📊 Data is based on rolling 3-month median sales prices to smooth out short-term volatility

🏆 Median Home Prices by City (March 2026)

Here’s how key Metro East markets are performing right now:

• 📍 Shiloh — $415,300 | +10.7%
• 📍 Waterloo — $366,500 | -12.7%
• 📍 Troy — $360,000 | -1.0%
• 📍 Maryville — $355,450 | -3.3%
• 📍 Glen Carbon — $345,000 | +11.3%
• 📍 O’Fallon — $330,000 | -2.1%
• 📍 Edwardsville — $300,000 | +7.1%
• 📍 Columbia — $286,580 | -6.0%
• 📍 Highland — $279,950 | +15.7%
• 📍 Swansea — $279,000 | -7.0%
• 📍 Mascoutah — $270,000 | -0.2%
• 📍 Godfrey — $223,375 | +10.9%
• 📍 Bethalto — $214,000 | -0.5%
• 📍 Collinsville — $185,000 | -0.5%
• 📍 Belleville — $162,500 | -6.6%

💰 Price Breakdown by Tier

Breaking the market into price ranges makes it easier to see where things stand.

🔝 Higher Price Markets ($330K+)

• Shiloh — $415,300
• Waterloo — $366,500
• Troy — $360,000
• Maryville — $355,450
• Glen Carbon — $345,000
• O’Fallon — $330,000

👉 These areas continue to hold strong value and consistent demand.

🏘️ Mid-Range Markets ($250K–$330K)

• Edwardsville — $300,000
• Columbia — $286,580
• Highland — $279,950
• Swansea — $279,000
• Mascoutah — $270,000

👉 This is where many move-up buyers are active right now, with relatively stable pricing.

💰 Affordable Markets (Under $250K)

• Godfrey — $223,375
• Bethalto — $214,000
• Collinsville — $185,000
• Belleville — $162,500

👉 These markets continue to attract first-time buyers and investors, supporting demand.

📈 What’s Happening in the Market Right Now

🧠 The Market is Stabilizing

Most towns are sitting within a few percentage points of where they were last year.

That’s not a decline — that’s a return to normal conditions after rapid appreciation.

🏡 Higher Price Areas Are Holding Strong

Markets like Shiloh, Glen Carbon, and Edwardsville continue to show strong pricing and demand.

Even in areas like Waterloo, where prices are down year over year, values are still elevated.

💰 Affordable Markets Are Still Active

Godfrey and surrounding areas continue to see steady activity, driven largely by first-time buyers entering the market.

📍 Real Estate is Hyper-Local

You can drive 10–15 minutes and see completely different trends.

That’s why understanding your specific market matters more than national headlines.

🚨 Biggest Movers in the Market

📈 Strong Growth

• Highland — +15.7%
• Glen Carbon — +11.3%
• Godfrey — +10.9%
• Shiloh — +10.7%

👉 These areas continue to see upward pressure on pricing.

📉 Notable Pullbacks

• Waterloo — -12.7%
• Swansea — -7.0%
• Belleville — -6.6%
• Columbia — -6.0%

👉 These reflect normalization, not long-term decline.

🧠 What This Looks Like in Real Life

👉 A buyer in the $180K–$220K range will still face competition, especially in places like Bethalto or Collinsville.

👉 A buyer in the $300K–$400K range has more negotiating power today than they did a year ago.

👉 Sellers in strong markets like Glen Carbon or Shiloh can still command solid prices, but only with the right strategy.

👉 In areas that have flattened, pricing correctly from the start is critical.

🧭 What This Means for You

🏡 If You’re Buying

• More balance, less chaos
• Opportunities in stabilized markets
• Continued competition at lower price points

💰 If You’re Selling

• Pricing matters more than ever
• Overpriced homes sit
• Well-positioned homes still sell

📊 If You’re Watching the Market

The Metro East is not declining.

It’s shifting into a more sustainable pace with strong long-term fundamentals.

🏙️ County-Level Trends

• 📍 Madison County — $197,500 | +9.7%
• 📍 St. Clair County — $195,000 | -1.6%

👉 Overall trend remains stable with localized variation.

📣 Final Thoughts

We’re not seeing a crash.

We’re seeing a normalization.

And in many cases, that creates better opportunities for both buyers and sellers.

🤝 Want a More Personalized Breakdown?

If you want to know:

• what your home is worth
• how your neighborhood is performing
• or what your next move should be

Reach out or send me a message — I’m always happy to help.

📊 Source: MARIS MLS

🏠 618 Homes
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