Every spring the national headlines tell you the sky is falling. Every spring we pull the actual closed-sale numbers for Southern Illinois and find a market that's alive and well. Here's what really happened in 2025 across the nine towns we track — Marion, Carbondale, Mount Vernon, Herrin, Carterville, Murphysboro, Du Quoin, West Frankfort and Benton — and how 2026 opened.
2025: The Year That Wasn't Supposed to Happen
While cable news ran "housing crash" graphics, our nine towns closed 4,616 homes for roughly $707 million in 2025 — a home changing hands about every two hours, all year long. Marion led the way with over 1,100 closings and finished the year with a median above $200K. Carterville held its position as the premium market. And the affordable end — Herrin, Murphysboro, West Frankfort, Benton, Du Quoin — stayed busy all four quarters.
How 2026 Opened
January put 280 closings on the board across the nine towns — a normal winter pace for us. Winter is always our quiet season; the real story starts when the spring market wakes up in March and April. Inventory remains the market's defining feature: there still aren't enough quality listings, which is exactly why well-priced homes keep selling fast and prices keep holding.
What This Spring Means For You
Sellers: spring is your season, and tight inventory is your leverage. Homes that are priced right and show well are not sitting. If you've been waiting for "the right time," the data says it's the season you're standing in. Start with a real number: what's my home worth?
Buyers: more listings arrive in spring than any other season — it's the best selection you'll see all year. Come pre-approved (our in-house lender Jarod Sanders makes that painless) and be ready to move on the good ones, because everyone else sees them too.
🔮 Greg Holthaus Predicts
2026 holds the pattern: steady closings, firm-to-rising prices in the strongest towns, and continued pressure on the affordable end as buyers hunt value. Southern Illinois doesn't boom and it doesn't bust — it grinds forward, which is exactly what you want the place you own real estate to do.
My professional opinion based on local closing data — not a guarantee. Follow the weekly numbers on Market Monday.
Frequently Asked Questions
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📱 Got a Question About This Market? Text Greg.
Buying? Selling? Not sure where to start? Text Greg Holthaus directly — just tell him you saw his blog. He'll help you think through your decision, match you with the best broker for your situation, and point you in the right direction. He's open to a text any time.
Text Greg · 618.925.8654
Who is Greg Holthaus?
Greg Holthaus is the Owner and Designated Managing Broker of Southern Illinois Realty Experts, with 25+ years in Southern Illinois real estate and more than 10,000 transactions closed. He leads a full-service operation — home sales, mortgage, title, and property management under one roof — with offices in Marion, Herrin, and Carbondale. Meet Greg ›
About this article: General guidance from the team at Southern Illinois Realty Experts, a full-service brokerage offering home sales, mortgage, title, and property management across Southern Illinois. Every transaction is different — talk to a SIRE broker about your specific situation. Nothing here is a loan offer, rate quote, or guarantee.