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        <title>Central Illinois Real Estate Blog</title>
        <link>https://www.brinkoetter.com/blog/</link>
        <description>Up to date information about the Central Illinois and Decatur real estate market, active listings, moving tips and tricks, and area facts, and more. Brinkoetter Realtors makes buying and selling easier.</description>
<item>
    <guid>https://www.brinkoetter.com/blog/top-3-reasons-to-list-your-home-now-before-the-spring-rush.html</guid>
    <link>https://www.brinkoetter.com/blog/top-3-reasons-to-list-your-home-now-before-the-spring-rush.html</link>
        <author>ryan@brinkoetter.com (Ryan Campbell)</author>
        <title>Top 3 Reasons to List Your Home Now (Before the Spring Rush)</title>
    <description> <![CDATA[ 



Spring is usually the busiest time to sell a home. But in Decatur, Illinois and Macon County, Illinois, listing your home now can give you an edge. Our local market is unique, and selling early can make a big difference.


1. Less Competition = More Attention


Many homes come on the market in the Spring. Listing early means your home stands out while there are fewer houses for buyers to choose from. More attention can mean more showings and stronger offers.


2. Serious Buyers Are Already Looking


Even before Spring, buyers are searching for homes with many ready to move for jobs, school, or other reasons.


Brinkoetter.com makes it easy for buyers to find your home. They can use Quick Search buttons to see homes by price, type, or neighborhood. They can also explore areas through our Communities page: https://www.brinkoetter.com/search-communities.php


3. Affordable Living Brings More Buyers


Decatur has recently been noted as one of the most affordable places to live in the U.S. This draws lots of attention from buyers who want a good value, which keeps demand strong.


** source reference, https://nowdecatur.com/2025/11/25/248853/


Why Brinkoetter.com? Extra Tools for Buyers


Listing your home on Brinkoetter Realtors gives it unmatched exposure. Brinkoetter.com is Central Illinois’ most visited local real estate website, attracting thousands of buyers every month actively searching for homes in Decatur, Macon County, and surrounding areas.


When buyers create an account, they can:




Get alerts immediately when new homes are listed


Save favorites to compare and revisit later


Track homes in their preferred neighborhoods




With so many buyers coming to Brinkoetter.com first, your home reaches a large local audience, making a bigger impact and greater potential results. Early exposure here means your property stands out before the Spring rush, right when buyers are become more motivated and intentional.


Bottom Line


Listing your home now helps you beat the Spring rush, attract serious buyers, and take advantage of Macon County’s affordable, high-demand market.


Ready to get started? Reach out now for a free consultation and see how listing your home early may create stronger buyer attention and opportunities. Visit Brinkoetter.com to connect with a local agent and start your journey
 ]]> </description>
    <pubDate>Mon, 09 Mar 2026 09:52:00 -0500</pubDate>
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    <guid>https://www.brinkoetter.com/blog/macon-county-market-update---2025-year-end-review.html</guid>
    <link>https://www.brinkoetter.com/blog/macon-county-market-update---2025-year-end-review.html</link>
        <author>ryan@brinkoetter.com (Ryan Campbell)</author>
        <title>Macon County Market Update - 2025 Year End Review</title>
    <description> <![CDATA[ 
 


The Macon County housing market in 2025 showed clear progress. It was busier than 2024, with higher prices and more total dollars changing hands. At the same time, it felt far more stable than the frenzied market that began in 2020, when homes often sold in days with little time to think. For buyers and sellers in Decatur and across Macon County, 2025 was a year of steady momentum rather than market chaos.


Sales and Prices at a Glance


In 2025, 1,322 homes sold in Macon County, about a 6 increase over 2024. While that number is still below the 2020 peak, prices continued to rise in a healthy way.


The average home sold for about $163,500, up from nearly $158,000 in 2024 and far above the 2020 average of $125,000. As prices climbed, so did total market value. Residential sales topped $216 million in 2025, the highest level compared to recent years.


Brinkoetter Realtors led the market again in 2025. The company was involved in 54 of all home sales in Macon County. Brinkoetter Realtors handled 949 total transaction sides, making up 43 of the county’s total sales volume. Homes sold by Brinkoetter Realtors averaged $196,000—about 20 higher than the county average of $163,000.


Tom Brinkoetter summed it up well: “This isn’t a market being pushed by panic or hype. Growth in Macon County has been steady and supported by real demand.”


Where Buyers Were Spending


The mix of home prices tells an important story. Sales under $100,000 continued to shrink, with 378 closings in 2025, down sharply from 2020. Fewer low-priced homes on the market are putting upward pressure on prices overall.


The $100,000 to $199,999 range remained the heart of the market, posting 543 sales. This price point continues to attract the widest group of buyers. At the same time, higher-priced homes gained traction. More than 400 homes sold for $200,000 or more, showing growing confidence among move-up buyers.


How Fast Homes Sold


Even with higher prices, demand stayed strong. About three out of every four homes sold within 30 days. Well-priced homes still moved quickly, but buyers had a bit more time than they did in recent years.


Long listings were rare. Homes sitting on the market longer than four months dropped sharply compared to earlier years, pointing to a market that continues to clear inventory efficiently.


What This Means Going Forward


Overall, 2025 leaned in favor of sellers, but without the frenzy of past years. Inventory remained tight, prices held firm, and buyers were more thoughtful in their decisions.


As Brinkoetter notes, “This kind of market rewards preparation. Sellers who price correctly and buyers who act with confidence are the ones seeing the best results.”


For anyone looking to buy or sell in Macon County, current trends show that now is the time to act in our strong, fast-moving market.


 If you’re thinking about selling, we offer a complimentary Comparative Market Analysis—giving you a clear picture of your home’s potential value and the equity you’ve built. Connect with our team today and see what your Brinkoetter Agent can do for you


**statistical data sourced from the Central Illinois Board of Realtors, MLS for Macon County residential listings

 ]]> </description>
    <pubDate>Mon, 12 Jan 2026 15:54:00 -0600</pubDate>
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    <guid>https://www.brinkoetter.com/blog/state-of-real-estate-market-in-macon-county--august-1st-2023-update.html</guid>
    <link>https://www.brinkoetter.com/blog/state-of-real-estate-market-in-macon-county--august-1st-2023-update.html</link>
        <author>tom@brinkoetter.com (Tom Brinkoetter)</author>
        <title>State of Real Estate Market in Macon County ::  August 1st, 2023 Update</title>
    <description> <![CDATA[ 



As of August 1, 2023, the residential real estate market in Macon County, Illinois, is experiencing fluctuations in various aspects. Let's jump into the latest data to gain a better view of the current state of real estate in our local market.


 Active Listings and Under Contract/Pending Properties


 Currently, there are 116 active listings in Macon County, 51 properties are active under contract, and 104 properties are in a pending status, indicating stable interest from buyers in the market. In total, there are 155 properties under contract or pending, suggesting a healthy level of real estate activity in the area.


 July 2023 Sales Performance


 In July 2023, the market witnessed a total of 100 sales. Although this figure represents a decrease of 29 compared to the previous year's sales, it's crucial to consider the broader context of the real estate market and potential external factors, such as higher interest rates and continued low inventory, that might have influenced this change.


 The average sales price for properties sold in July 2023 stood at $179,039, reflecting an impressive increase of 26.5 from the average sales price in July 2022. This surge in average sales price could be attributed to various factors such as increased demand and limited supply.


 “It’s worth noting that despite the increase in average sales price, the total sales volume for July 2023 amounted to $17,904,000, representing only a 10.3 decrease from the sales volume achieved in the same month of the previous year ($19,961,000), says Brinkoetter Realtors Designated Managing Broker/ Owner, Tom Brinkoetter. “While the overall number of transactions has decreased, the increase in individual property prices is propping up current the total sales volume but I do anticipate a homes value to check up over the next year.”


Year-to-Date Performance


Looking at the year-to-date data up to August 1, 2023, a total of 667 sales have been completed. Compared to the same period in 2022, this indicates an 18.4 decrease in the number of sales. Again, this could be influenced by various factors, including broader economic trends and buyer preferences.


Despite the dip in sales volume, the average sales price for properties sold since the beginning of the year was $150,249, representing a 9.5 increase from the same period in 2022 ($136,022). This indicates a positive trend in property values and suggests that the real estate market in Macon County remains attractive to potential buyers.


Brinkoetter Realtors was involved in 51 of all residential transactions in Macon County. On the list side, our average sales price of $183,000 was 20 higher than the MLS Macon County average.


The total sales volume for the year so far reached $100,216,000, which shows a 9.8 decrease from the volume achieved during the same period in 2022 ($111,130,000). As with the July 2023 data, this further demonstrates the beginning of a market correction coming in 2024 as inventory rises and buyer demand is slowly tempered.


Average Sales Prices by Location


Breaking down the average sales prices by location, we find the following figures for selected areas in Macon County:


- Decatur: $133,788


- Forsyth: $259,075


- Mt. Zion: $236,098


These numbers indicate variations in property values across different neighborhoods in Macon County, with Forsyth showing the highest average sales price and Decatur being more affordable on average.


For those looking to make a change, take note that the residential real estate market in Macon County, Illinois, presents a mix of both positive and challenging indicators. While the average sales price has experienced substantial growth, the number of sales and total sales volume have seen declines compared to the previous year. This suggests a market that is still adjusting to changing conditions, and potential buyers and sellers should carefully consider these dynamics when making their real estate decisions. Lean into your trusted real estate agent for guidance as you navigate your way to your next home.


If you're considering selling your home, we provide a complimentary Comparative Market Analysis. Understanding the potential value of your home not only helps you make an informed decision about listing it but also gives you vital information about the potential equity you've built up in your property.  To connect with our team, follow the link to get in touch with your Brinkoetter Agent today


**statistical data sourced from the Central Illinois Board of Realtors, MLS for Macon County residential listings
 ]]> </description>
    <pubDate>Fri, 04 Aug 2023 08:54:00 -0500</pubDate>
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    <guid>https://www.brinkoetter.com/blog/a-house-of-unmatched-quality-embracing-the-beauty-of-details.html</guid>
    <link>https://www.brinkoetter.com/blog/a-house-of-unmatched-quality-embracing-the-beauty-of-details.html</link>
        <author>ryan@brinkoetter.com (Ryan Campbell)</author>
        <title>A House of Unmatched Quality: Embracing the Beauty of Details</title>
    <description> <![CDATA[ 



2997 Westlawn Avenue in Decatur, IL


4 beds | 3.5 baths | 5,440 SqFt | 40.00 Acres | 3 Car Garage


Step into a world where craftsmanship, natural beauty, and attention to detail reign supreme. In an era where homes are mass-produced and shortcuts are taken, there exists a rare gem that stands out from the rest. This extraordinary house is a testament to the artistry and precision of a bygone era. From the breathtaking landscapes to the meticulously designed interiors, every aspect of this residence exudes elegance and grandeur. Join us as we take a journey through this remarkable property and explore the unparalleled quality that sets it apart.


The Majesty of Nature:


Nestled within an old growth oak/maple/hickory forest, this property is a nature lover's paradise. Encompassing 40 acres, the land boasts meandering hiking/biking trails, ATV/motorcycle trails, and sprawling pasture/meadow areas. A large creek gracefully winds its way through the landscape, adding to the tranquility and charm. With its ideal location, the property offers the perfect opportunity to create a natural pond or even a small lake, seamlessly blending with the surrounding beauty.





Preserving Nature's Bounty:


Respecting the majesty of the surrounding century-old oak trees, the house was thoughtfully positioned to minimize their loss. As you explore the property, you'll discover thousands of oak and maple trees embracing the estate. With its western half offering potential for development into estate-sized lots, this residence offers a harmonious blend of preservation and growth, catering to various needs and preferences.


A Haven for Recreation:


Whether you're a wildlife enthusiast or an avid hunter, this property offers endless possibilities for leisure and adventure. Herds of deer grace the rear patio, making daily encounters a breathtaking experience. For hunters, the land has produced numerous trophy bucks, showcasing its potential as a prime hunting ground. Connected to a series of wooded creeks and the Sangamon River, this forest serves as a deer and wildlife superhighway. Furthermore, the property's private sanctuary ensures an abundance of mushrooms, free from the grasp of mushroom poachers.





Practical and Purposeful Spaces:


Beyond the main residence, additional structures enhance the functionality and versatility of this property. The barn/shed, with its generous dimensions, features full electric service, a poured concrete floor, and well-designed doors and windows. Furthermore, a custom-made potting shed, complete with poured concrete flooring and ample storage, caters to the needs of gardening enthusiasts. Lastly, the oversized 3-car garage provides abundant space for vehicles, as well as tractors, golf carts, or mowers. Its attic, easily accessible via a wide staircase, serves as a convenient storage area for outdoor furniture and bicycles.


Endless Spaces for Living and Entertaining:


Inside, a plethora of unique living and entertaining spaces await. From the large formal living room with its original fireplace, later converted to a gas log, to the stately great room adorned with a library balcony, each room exudes its own distinct charm. The sunroom, which doubles as a spacious laundry room, boasts an abundance of windows, allowing natural light to flood the space. With its well-thought-out dimensions, this room offers both practicality and a tranquil sanctuary.





Fireplaces that Warm the Soul:


In this home, fireplaces are not merely decorative additions but a source of genuine warmth and charm. Three custom-masonry oversized fireplaces take center stage, offering a cozy ambiance and a respite from the outside world. Designed with large openings, these fireplaces provide maximum warmth and comfort. To add convenience, a pass-through firewood box eliminates the need to carry messy firewood through the house. Meanwhile, a spacious ashpit allows for easy ash removal, simplifying the maintenance process.





Outdoor Oasis:


Surrounding the house are inviting patios and porches, offering shaded retreats on three sides. The west patio, adorned with intricate brick design and encircled by majestic hard maple trees, provides a serene setting with full shade and breathtaking sunset views. These outdoor spaces beckon residents to immerse themselves in the splendor of nature, creating memories to last a lifetime.





A Kaleidoscope of Colors:


As spring arrives, the property blossoms into a vibrant landscape, thanks to the years of labor dedicated to planting thousands of daffodil bulbs. The gardens, meticulously tended and curated for over four decades, feature an abundance of dogwoods, redbuds, and other ornamentals. Perennial flowering plants adorn the grounds, immersing the senses in a tapestry of colors and fragrances. Meanwhile, the natural showcase of the forest itself, boasting a wide variety of tree species, adds an additional layer of beauty and wonder.


In a world where modern homes often lack the depth and character of the past, this exceptional residence stands as a testament to a bygone era. From the awe-inspiring natural surroundings to the meticulously crafted interiors, every aspect of this property showcases a commitment to quality and attention to detail. As you explore the sprawling landscape, elegant fireplaces, versatile structures, and inviting living spaces, it becomes evident that this house offers not just a place to live but an opportunity to embrace a lifestyle of timeless beauty and unparalleled comfort.





View 2997 Westlawn Drive


Come explore this beautiful property online, presented by Brinkoetter Realtors.


Full Listing Details




Find your dream Decatur, Illinois home with the help of Brinkoetter Realtors. Click here to get in contact with us and start your home search

 ]]> </description>
    <pubDate>Tue, 30 May 2023 09:35:00 -0500</pubDate>
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    <guid>https://www.brinkoetter.com/blog/featured-listing-26-oak-ridge-drive-decatur.html</guid>
    <link>https://www.brinkoetter.com/blog/featured-listing-26-oak-ridge-drive-decatur.html</link>
        <author>tom@brinkoetter.com (Tom Brinkoetter)</author>
        <title>Featured Listing: 26 Oak Ridge Drive, Decatur</title>
    <description> <![CDATA[ 



3 beds | 2.5 Baths | 3,274 SqFt | 0.17 Acres


Welcome to 26 Oak Ridge Drive in Decatur, Illinois - a stunning property that boasts breathtaking views of Lake Decatur. This recently renovated home is a true gem, offering all the modern amenities and luxuries you could ask for in a lakeside retreat.


From the moment you step inside the front door, you'll be struck by the beautiful lake views that greet you. The open-concept kitchen and living area are perfect for entertaining, with plenty of natural light and direct access to the upper deck. Whether you're cooking up a storm in the kitchen or lounging on the deck with friends and family, you'll love the relaxed, laid-back vibe of this home.





The main level also includes two guest bedrooms and a full bathroom, providing ample space for visitors. Upstairs, the entire upper level is dedicated to the master suite, offering a spacious bedroom, renovated bathroom, and large walk-in closet. Wake up each morning to stunning views of the lake, and enjoy the peace and tranquility of this beautiful space.





But the real star of the show at 26 Oak Ridge Drive is the outdoor living space. With a large, multi-level deck system, you'll have plenty of space to relax and take in the beautiful scenery. Whether you're enjoying a quiet cup of coffee in the morning or watching the sun set over the lake in the evening, this is the perfect place to unwind and recharge.





The walk-out basement provides easy access to the lower deck and lakefront, making it the perfect space for entertaining or hanging out with friends and family. With a game room (family room), rec room, laundry area, storage space, and even a sauna, there's something for everyone at 26 Oak Ridge Drive.


If you're looking for a beautiful lakeside retreat with all the modern amenities and stunning views, 26 Oak Ridge Drive is the perfect property for you. With its recent renovations, spacious living areas, and amazing outdoor space, this home is sure to impress. So why wait? Come see for yourself what makes this property so special, and start living your best lake life today










Tour 26 Oak Ridge Drive


View this beautiful property online with our virtual 3D walkthrough, presented by Brinkoetter Realtors.


Take A Tour




Find your dream Decatur, Illinois home with the help of Brinkoetter Realtors. Click here to get in contact with us and start your home search

 ]]> </description>
    <pubDate>Wed, 29 Mar 2023 08:53:00 -0500</pubDate>
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    <guid>https://www.brinkoetter.com/blog/check-out-our-new-listing-service-home-staging-consultations.html</guid>
    <link>https://www.brinkoetter.com/blog/check-out-our-new-listing-service-home-staging-consultations.html</link>
        <author>ryan@brinkoetter.com (Ryan Campbell)</author>
        <title>Check out our New Listing Service: Home Staging Consultations</title>
    <description> <![CDATA[ 
In addition to our HDR Photos, Interactive Floorplans, Drone Footage, and Listing Videos, we’re excited to roll out our new Home Staging Consultations. This a free additional service offered to all our new listings and another way we are adding value to our clients.


Getting a home ready for the market can be a daunting and overwhelming task that is keeping some potential sellers on the sidelines and stalling making the decision to list their home. Do we need to paint the living room? What exterior improvements need to be made? Will my updates give me a return on my investment? These are just a few of the questions that could be racing through your head. Brinkoetter Realtors is here to help take out the guess work and provide professional advice with our new free listing service, Home Staging Consultations.


So What Is “Home Staging”?


Simply put, it is the preparation of your Decatur or Central Illinois home for sale with the goal of improving the appeal of your property to draw the largest number of prospective buyers, sell your house faster, and get the most potential money for your property.


Meet Our Staging Expert, Aimee Dial:


She brings with her a Bachelor’s degree in Interior Design, 10+ years experience as a Licensed Realtor, and  4+ years experience owning a home staging business. Aimee understands the business, knows what buyers want and is tuned in to our local market.


How It Works:


First, you’ll need to get in touch with your Brinkoetter Agent and start the conversation about listing your home for sale. From there, your Brinkoetter Realtor will schedule an appointment with our Staging Expert to conduct a “walk-and-talk” in-person meeting. We recommend doing this in advance of your planned listing date to ensure ample time is available to make any necessary updates. During this consultation, an overall plan and priority level of specific recommendations (down to the paint color) will be provided based on your budget, potential net value return, and possible improved marketability.


What To Expect:


Custom tailored professional advice based on comps and neighborhood standards for both how to stage your home (i.e. rearrange, remove, declutter, etc.) and potential opportunities for cosmetic changes (i.e. updated paint colors, flooring, &amp; light fixtures, minor repairs, etc.).







 “Keep in mind, my professional advice is not one size fits all,” says Aimee. “It is customized to each sellers’ home based on comparable properties in the neighborhood. Not all homes look like they belong on HGTV and trying to do so without professional guidance may be over-improving for the neighborhood and will not translate into more money in your pocket after the closing. My goal is to help you attract the most potential buyers and get the most potential return on your investment.”


Let Brinkoetter Realtors and Staging Expert, Aimee, help take the guessing work out of these important decisions; let us take some stress out of the process.


Considering listing your Central Illinois home? Need help getting your home market ready? Let’s start a conversation Follow the link to connect with your Brinkoetter Agent or give us a call at (217) 875-0555 today.
 ]]> </description>
    <pubDate>Fri, 17 Feb 2023 10:06:00 -0600</pubDate>
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<item>
    <guid>https://www.brinkoetter.com/blog/state-of-real-estate-in-macon-county-2022-market-review.html</guid>
    <link>https://www.brinkoetter.com/blog/state-of-real-estate-in-macon-county-2022-market-review.html</link>
        <author>ryan@brinkoetter.com (Ryan Campbell)</author>
        <title>State of Real Estate in Macon County: 2022 Market Review</title>
    <description> <![CDATA[ 
After enjoying a white-hot marketplace fueled by strong buyer demand, low inventory and record low interest rates, we began a slow, predictable return toward a more typical market. Though we have experienced a return to stability with a rise in interest rates and increased inflation, our market remains resilient and resistant to discouraging national trends. In 2022, our market saw 1443 units sold, down 9, and a total of $199,000,000 in total sales volume, down 7.5. Driven by low inventory and continued buyer demand, home values remain strong with average sales price rising 2 to $138,475 and the median sales price rising 5.8. In further positive news, 78 of homes sold in Macon County were on the market less than 30 days; 91 sold in less than 60 days.


Brinkoetter Realtors was involved in 50 of all residential transactions in Macon County. On the list side, our average sales price of $169,000 was 22 higher than the MLS Macon County average and yielded a 99 List-to-Sell percentage. A small difference in sales price could mean a big difference at the closing table.


Though national headlines leave would-be buyers and sellers with a crisis of confidence, here in Macon County the news remains optimistic. “A lot of what you see on the news can vary greatly across the country,” says Brinkoetter Realtors Designated Managing Broker/ Owner, Tom Brinkoetter. “Our local market is not impacted on the same scale as larger metro areas like Chicago, Las Vegas, Phoenix, San Francisco. This is evident in the migration of consumers from outside of Central Illinois looking to relocate and reduce cost of living. Our market will remain strong and attractive due to its stability and affordability.”


Continues Brinkoetter, “The biggest challenge in our local market as of today is the lack of inventory. But our challenge is a seller’s greatest opportunity. Listing your home now in this less-competitive market could mean more potential value for your home and the chance to capitalize on a great moment to make a change.”


For the takeaway, we encourage you to not be rattled by what you read and hear, the strong buyer trend continues leaving an advantageous real estate market for sellers. If you’re thinking about listing your home, we offer a Free Comparative Market Analysis with no pressure to list your home. Knowing the potential value of your property not only lends to a more-informed decision about listing and determining an appropriate asking price, it provides you critical information about potential equity you have acquired.


Let’s start a conversation Click here to learn more or follow the link to connect with your Brinkoetter Agent.


Brinkoetter Realtors leads the industry with interactive software, innovative communication, cutting-edge technology, and a highly-skilled team, committed to serving our clients throughout Decatur and Central Illinois. Get more attention, more exposure and make a bigger impact when you list with Brinkoetter Realtors. Go to Brinkoetter.com to connect with one of our agents today


 


*statistical data sourced from the Central Illinois Board of Realtors, MLS for Macon County residential listings
 ]]> </description>
    <pubDate>Fri, 03 Feb 2023 08:00:00 -0600</pubDate>
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    <guid>https://www.brinkoetter.com/blog/state-of-real-estate-in-macon-county-july-2022-market-update.html</guid>
    <link>https://www.brinkoetter.com/blog/state-of-real-estate-in-macon-county-july-2022-market-update.html</link>
        <author>ryan@brinkoetter.com (Ryan Campbell)</author>
        <title>State of Real Estate in Macon County : July 2022 Market Update</title>
    <description> <![CDATA[ 
As we round the half point of 2022, the hurried pace surrounding home sales in the Macon County residential real estate market is starting to show signs of a gradual slow and return to normalcy. We’ve been living through unprecedented times, and the real estate market has been enjoying unprecedented opportunities for buyers and sellers alike. As Macon County real estate slowly begins to assume a more typical pace, let’s take a quick look back.  


In 2019 and pre-pandemic, there were 1303 residential homes sold in Macon County at an average sales price of $118,126. Fast-forward to the end of 2021, our area saw 1572 residential homes sold for the year with an average sale price landing at $135,914. That equates to a 21 increase in the number of homes sold and a 15 increase in average sale price. As we transition into the second half of 2022, we are starting to see this leveling off with 10 decrease in the number of homes sold and a moderate decrease of 2 in the average sale price compared to the same period for the previous year.


After a robust two year run with residential homes sales in our area, rising interest rates, inflation concerns, and an inclement global economic climate have led to a decrease in buyer demand and a slow accumulation of active listings on the market.  “We anticipate this rebalancing will continue through the end of the year and even into the early part of 2023,” says Brinkoetter Realtors Designated Managing Broker/ Owner, Tom Brinkoetter. “Buyers and sellers alike should not be concerned. A return to a normal, more-balanced real estate market is essentially good for everyone in the long run, but we may need to reset our expectations as we navigate our way through the changing market.”


So what should sellers expect to see? The fever-pitch of buyer demand has been tempered in recent months and is effectively leading to a gradual accumulation of inventory. Sellers anticipating the instant sale and multiple offers we’ve seen over the past two years should be prepared that we are entering a new, more traditional climate. As we move more toward normalcy, sellers should expect an increase in the number of days their home is on the market. With a large percentage of homes going under contract within 30 days over the last two and half years, we will start to see shift to a more traditional 90-120 days on market environment. Keep in mind, families are still growing, job opportunities are on the incline, buyer needs will continue to change and homes will still be sold. Sellers should remain optimistic and ready to make a move in the months to come.


So what should buyers expect to see? With 30-yr mortgage rates roughly double what they were a year ago, some buyers have put their moves on hold. Others have simply adjusted their purchase price to accommodate the rate increase. Though the rates have increased, historically speaking, current mortgage rates are still very favorable and there’s also the old adage, “date the rate and marry the house.” Rates change and opportunities arise for refinancing as the economic climate shifts so the rate you employ today may not be the same rate you have 5 to 10 years down the road.


Adds Brinkoetter, “As we move into a more traditional market, buyers should expect more inventory and less competition; sellers should expect more competition and a reduced buyer pool; both should prepare for favorable experiences at the negotiating table as the real estate playing field begins to level out.”


And though the “unprecedented days” may soon be behind us, settling into the predictability of a more typical tomorrow may prove a welcome relief to our communities and neighbors. The Macon County real estate market will remain a strong, resilient economic driver in the months to come. Buyers and sellers may be required to adjust their expectations on timing or interest rates, but certainly not on what they want most out of a home. 


Brinkoetter Realtors leads the industry with interactive software, innovative communication, cutting-edge technology, and a highly-skilled team, committed to serving our clients throughout Decatur and Central Illinois. Get more attention, more exposure and make a bigger impact when you list with Brinkoetter Realtors. Go to Brinkoetter.com to connect with one of our agents today


*statistical data sourced from the Central Illinois Board of Realtors, MLS for Macon County residential listings
 ]]> </description>
    <pubDate>Fri, 15 Jul 2022 08:24:00 -0500</pubDate>
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    <guid>https://www.brinkoetter.com/blog/lakeside-luxury-home.html</guid>
    <link>https://www.brinkoetter.com/blog/lakeside-luxury-home.html</link>
        <author>ryan@brinkoetter.com (Ryan Campbell)</author>
        <title>20 Lake Point, Decatur, IL </title>
    <description> <![CDATA[ 
Born from a dream, nurtured by imagination, and matured into a vision realized, this custom-designed property is a work of art featuring state-of-the-art technology and materials chosen for their quality. Every last detail has been selected for optimal light and luxurious comfort: numerous large windows, premium architecture, lavish amenities, and the latest home automations. We invite you to take a journey with us and imagine yourself in the luxury of a lakeside home.





 20 Lake Point Decatur, IL 62521


Listed at $1,290,000


4 Beds | 5.5 Baths | 9,340 SqFt | 1.37 Acres | 4 Car Garage


This custom built, Mid-Century home is situated on a scenic 1.37 acres overlooking Lake Decatur. Inside, over 9,000 sqft boast an abundance of style and amenities, and offer breathtaking views from room to room. Greeting guests with a hand-cut limestone foyer, the home’s 9'-13' ceilings and floor-to-ceiling windows are a spectacularly welcoming sight. The open concept kitchen is equipped with custom-lacquered, white wood cabinetry and high-end appliances, including a Gaggenau gas stove and sub-zero refrigerator.


This sprawling home also includes a large family area, bar with patio access, theater room, wine cellar, workout room, indoor pool and spa, and 4 spacious on-suite bedrooms. Outside you'll find a Japanese Garden &amp; Fish Pond, lower level deck, tiered upper level deck, and dock. Additional highlights include 5 fireplaces, instant hot water system, water purifier and softener system, fully operational elevator for easy catering, copper roof, 4-car garage, and woodworking shop.



Follow the links below to explore more:


Full Listing Details


3D Virtual Walkthrough


Drone Footage






Want to learn more or set up your private viewing? Get in touch with Tom Brinkoetter at 217-855-0581 or email tom@brinkoetter.com today.

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    <pubDate>Thu, 17 Feb 2022 09:25:00 -0600</pubDate>
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    <guid>https://www.brinkoetter.com/blog/state-of-real-estate-in-macon-county-2021-market-summary.html</guid>
    <link>https://www.brinkoetter.com/blog/state-of-real-estate-in-macon-county-2021-market-summary.html</link>
        <author>ryan@brinkoetter.com (Ryan Campbell)</author>
        <title>State of Real Estate in Macon County:  2021 Market Summary</title>
    <description> <![CDATA[ 
The Macon County residential Real Estate market experienced another robust year in 2021 with a total of 1580 properties sold at an average sale price of $135,914. A 6 increase in total sales, 9 increase in sales price, and 47 drop in average days on market provided a powerful combination for home sellers. As a company, Brinkoetter Realtors was involved in 57 of all MLS home sales in Macon County and delivered a 98 list to sell percentage with an 11 higher average sales price of $156,219.


If you live in the Maroa-Forsyth School District, your area saw 114 sales, a 20 increase, and an average days on market of 21 days. In the Mt. Zion School District and opposite side of the county, there was a decrease in sales from 237 properties to 210 properties for a drop of roughly 11. The average days on market decreased by 48 to 29 days and the average sales price was up 11, an increase from $196,482 in 2020 to 217,455 in 2021. Leading indicators for school districts across the county trended in a positive direction. The largest increase in average sales price was in the Argenta-Oreana School district which saw a 20 increase in the average sale price from $135,956 to $163,228 and a 54 drop in days on market to an average of 30 days.


What story do these number tell?


If we look back over the last 20 years, the average number of residential sales in Macon County per year was 1334 sales with an average sale price of $107,266. During that time frame, we saw periodic ebbs and flows of average sales and sales price but with an overarching theme of stability over time. Our local real estate market has been in a sustained period of growth over the past couple of years driven by a lack of inventory, low interest rates and very high demand. However, current conditions are indicating a cyclical trend of a market correction could be approaching.


“Our local real estate market has been a bustle of activity,” says Brinkoetter Realtors Designated Managing Broker/ Owner, Tom Brinkoetter. “Homes have been selling faster throughout the county, and at higher prices. And while this has been a success story for sellers, the truth is, these conditions will not last forever. With the current real estate market trends, coupled with potential increases in mortgage rates, our market may soon move back toward a more traditional real estate environment. And once that shift occurs, the housing market will become a lot more competitive and values will stabilize.”


Continues Brinkoetter, “I’d encourage anyone thinking of selling their home to have a conversation with their agent now. Waiting much longer will mean more competition and less demand in the housing market, and you may miss the opportunity to maximize your selling position.”  Today’s housing market is unique and especially advantageous for sellers, but will not last forever.  Brinkoetter Realtors leads the industry with interactive software, innovative communication, cutting-edge technology, and a highly-skilled team, committed to serving our clients throughout Decatur and Central Illinois. Get more attention, more exposure and make a bigger impact when you list with Brinkoetter Realtors. Go to Brinkoetter.com to connect with one of our agents today


*statistical data sourced from the Central Illinois Board of Realtors, MLS for Macon County residential listings
 ]]> </description>
    <pubDate>Fri, 21 Jan 2022 08:15:00 -0600</pubDate>
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