Thinking about selling your Highland Park home in the next year? Securing a premium price is rarely about luck. It comes from a smart plan, market-calibrated updates, and presentation that speaks to today’s North Shore buyers. In this guide, you’ll get a 6–12 month roadmap built around local demand, proven ROI data, and a polished rollout that helps you stand out. Let’s dive in.
Highland Park market at a glance
Public snapshots place Highland Park’s median sale values roughly around $700,000 to $850,000 depending on submarket and source. Median price per square foot often falls near $290 to $300, and typical days on market shift with season and inventory. Exact pricing depends on your street and recent comparables, so plan on a current CMA a few weeks before listing.
Local demographics support strong demand for finished, move-in ready homes. The city’s estimated population is about 30,800, with a median household income near $161,875 and high educational attainment at 76 percent bachelor’s or higher, according to U.S. Census QuickFacts. Lakefront pockets and established subdivisions can command materially higher prices than inland addresses, so calibrate your budget and finish level to your micro-market.
What local buyers value now
- Move-in ready condition with clean, contemporary finishes.
- Bright, functional kitchens and updated primary and hall baths.
- Solid mechanicals with documentation for roof, HVAC, and electrical.
- Proximity to community amenities like lakefront beaches and the cultural pull of the Ravinia Festival. Check the Ravinia Festival calendar as you plan your launch and showings.
- School access is a common consideration. Highland Park is served by North Shore School District 112 for K–8 and Township High School District 113 for high school. Learn more about District 112 here.
Upgrades with the best payoff
The 2025 Cost vs Value report offers clear guidance on where your dollars work hardest. Use these projects to elevate perceived value and protect negotiation strength, then match finishes to your specific submarket.
Elevate curb appeal first
First impressions drive clicks and showings. The 2025 Cost vs Value data shows garage door replacement and steel entry door replacement among the top ROI projects, with national averages around 268 percent and 216 percent recouped. For Highland Park’s classic facades, a new garage door, a crisp front door, refreshed trim, and updated entry lighting can transform your photos and street presence. Review the full report from Cost vs Value (Remodeling/JLC).
Refresh the kitchen, don’t overbuild
A midrange or minor kitchen remodel typically delivers strong returns without a gut renovation. The 2025 report shows a minor kitchen refresh at about 113 percent recoup on average. Focus on what buyers notice in photos: quartz or stone counters, clean cabinet fronts or paint and hardware, a tile backsplash, modern lighting, and appropriately updated appliances.
Update key baths
Midrange bath remodels rank among higher-value interior projects. In practical terms, that can mean a new vanity with stone top, updated plumbing fixtures, larger-format tile, fresh lighting, and neutral paint. If your floor plan lacks a main-level powder room or a needed second full bath, adding one can increase buyer interest when done within neighborhood pricing limits.
Finishes that photograph beautifully
Small cosmetic moves deliver big perception shifts:
- Neutral interior paint with a consistent palette.
- Hardwood refinishing for a warm, continuous look.
- New light fixtures that read current and bright.
- Modern hardware and thoughtful, low-profile window treatments.
Systems that protect your price
Buyers in this market value turnkey condition and transparency. A newer roof, serviced HVAC, and updated electrical can reduce objections at inspection and appraisal. Even if systems do not return more than their cost dollar for dollar, addressing safety or code items upfront helps you hold your price. Save all receipts and permit documents.
Projects to skip or scale
Resist ultra-personalized or oversized additions that push beyond neighborhood ceilings. Major luxury overhauls, high-end additions, or elaborate outdoor features often deliver lower recoup at resale than targeted, midrange improvements. Before committing to large scope, align with a current CMA and your agent’s read on your submarket ceiling.
Staging and presentation that sell
Staging helps buyers see how rooms live. In the National Association of REALTORS 2023 staging findings, 81 percent of buyer agents said staging helped buyers visualize the home, about 48 percent of sellers’ agents reported staging decreased time on market, and roughly 20 percent said offers increased by 1 to 5 percent. See the summary from NAR.
Start with the living room, kitchen, and primary bedroom. In Highland Park’s higher-value pockets, keep styling sophisticated and understated. Highlight sightlines, architectural details, outdoor connections, and lake or yard views. Pair staging with professional photography, twilight exteriors, and drone when appropriate. For larger homes or unique lots, consider a 3D tour to reach relocating and out-of-town buyers.
The power of a pre-listing inspection
A pre-list inspection lets you identify and fix or disclose issues before you hit the market. This step removes surprises that trigger renegotiations, shortens contingency timelines, and shows buyers you care for the property. It is particularly helpful for older North Shore homes where buyers may have questions about roofs, foundations, electrical, and HVAC. Share receipts and permit histories with your disclosures.
Timing your launch
Spring typically draws the most buyers and often the strongest price performance, especially March through June. Many Highland Park buyers plan moves around the school calendar, so aiming for an April or May launch can help you capture demand while allowing time to close before the next school year in District 112. Also consider showings around the Ravinia Festival schedule. Avoid heavy concert nights on nearby residential streets, yet leverage Ravinia as a lifestyle highlight in your marketing.
Your 6–12 month prep roadmap
Use this timeline if you are targeting a spring launch. Adjust to your home’s needs and your contractor availability.
9–12 months out: plan and budget
- Meet with a local North Shore listing specialist for a preliminary CMA and project priorities.
- Get estimates for roof, HVAC, electrical, or structural items if systems are older.
- Determine permit needs early. Highland Park requires permits for many structural and major mechanical projects. Contractors can submit via the city’s Civic Access process. Learn more about local permitting context here.
6–9 months out: execute high-impact work
- Complete exterior upgrades: garage door, steel entry door, trim and paint touch-ups, driveway and entry lighting, and landscaping.
- Start kitchen and bath refreshes now if you plan them. Order long-lead items early to avoid delays.
2–4 months out: polish and stage
- Schedule a pre-listing inspection and decide what to repair versus disclose.
- Finish cosmetic work: paint, hardwood refinishing, lighting, cabinet hardware.
- Hire a stager for a consultation or full staging. Prioritize main living areas and the primary suite.
2–6 weeks out: lock presentation
- Book professional photos, including twilight exteriors and drone if your lot or views merit it.
- Final landscaping and curb dressing: mulch, trimmed hedges, seasonal annuals.
- Align pricing strategy and launch date with your agent to maximize first-weekend traffic.
Quick-win seller checklist
- Replace or paint the front door and update entry lighting.
- Install a new garage door with clean lines.
- Refinish hardwoods and repaint in a cohesive, neutral palette.
- Update kitchen hardware, lighting, faucet, and counters if worn.
- Service HVAC and have roof and electrical checked; document all work.
- Stage the living room, kitchen, and primary bedroom for photos.
Pricing and finish by neighborhood
Highland Park is a segmented market. Lakefront and named subdivisions often trade at higher medians than inland pockets, and buyers expect finishes that reflect those tiers. Set an investment ceiling with a current CMA and choose materials that match your target buyer’s expectations. The right balance protects your net proceeds and helps you avoid overbuilding.
Work with a presentation-first team
If you want a calm, strategic process and an elevated outcome, choose a partner who leads with staging, photos, and pricing discipline. The Dickstein Group delivers a white-glove, presentation-first experience that includes in-house staging and home makeovers, hands-on service with personal showings and 24/7 availability, consultative valuation, and luxury distribution through Christie’s and affiliated networks. Ready to plan your premium sale on the North Shore? Request a private consultation with Jody Dickstein.
FAQs
When should I start preparing to sell my Highland Park home?
- Begin 6–12 months before your target list date so you can complete high-ROI updates, stage thoughtfully, and time your launch for peak buyer activity.
Which updates deliver the highest ROI in Highland Park?
- Curb appeal upgrades (garage and entry doors), a minor kitchen refresh, and midrange bath updates rank highest by the 2025 Cost vs Value data, with strong returns on investment.
Do I need a pre-listing inspection for a North Shore home?
- It is highly recommended, especially for older homes, to fix or disclose issues upfront, reduce renegotiations, and give buyers confidence in your property.
How important is staging for a premium sale?
- Very important. NAR reports most agents say staging helps buyers visualize the home, often cutting days on market and sometimes increasing offer prices.
When is the best time to list in Highland Park?
- Spring typically brings the most buyer activity, with April and May often performing well so families can close before the next school year.
Do I need permits for my updates in Highland Park?
- Many structural and major mechanical projects require permits. Confirm requirements early and keep receipts and permit documentation to share with buyers and appraisers.
