Homes for sale across Springfield, Chatham, Rochester, Sherman, and Auburn — the only true metro market in our service area, where state-government paychecks, two major hospital systems, and top-tier suburban school districts keep demand consistently active.
Listings represented directly by Apex Realty. For the full Sangamon County MLS inventory, scroll down to the browse map.
Click any photo — opens that active Sangamon County listing.
Sangamon County is the metro engine of our service area — 877 square miles, roughly 196,000 residents, and a real estate market that operates on a different scale than every county around it. Springfield is the state capital and the county seat, but the action increasingly happens in the suburbs: Chatham to the south, Sherman to the north, Rochester to the east. Add Memorial Health, HSHS St. John's, Springfield Clinic, SIU School of Medicine, and the State of Illinois itself, and you have an employment base no neighboring county can match.
Apex Realty is headquartered in Jacksonville, about 35 minutes west on I-72 — close enough that Sangamon County has been part of our daily territory since day one. Springfield isn't a market you skim from a website; the difference between a Vinegar Hill bungalow, a Ball-Chatham new build, and a Rochester country-club home is the difference between three completely different buyer pools. Our agents know which Springfield zip codes are appreciating, which suburbs have buyer waitlists, and which downtown lofts will and won't appraise.
Whether you're a physician relocating to a Memorial or HSHS contract, a state employee buying your first home in a Springfield neighborhood, or a family chasing a Ball-Chatham or Rochester catchment — we work the full county.
Meet the Apex teamLive data from the RMLS Alliance MLS — every active residential listing in Sangamon County from every brokerage. Map and list view, filter by price, beds, or features.
Each Sangamon County community has its own market dynamics, school district, and neighborhood character. Click through for local listings, market notes, and area-specific guides.
State capital, county seat. Historic neighborhoods, mid-century ranches, downtown lofts.
View Springfield →Premier southern suburb. Top-rated Ball-Chatham schools. Newer construction at premium.
View Chatham →Fast-growing northern suburb. New build subdivisions, executive homes.
View Sherman →Historic downtown, established residential streets. Strong school district.
View Auburn →Affluent eastern suburb. New construction, top schools, country-club community.
View Rochester →Northeast Sangamon. Affordable older homes near the Sangamon River.
View Riverton →Sangamon's market is driven by the most durable paycheck base in Central Illinois: roughly 50,000+ state-government, hospital, and university employees who don't move when commodity prices swing. Springfield medians sit around $145K–$186K with a healthy spread between prewar historic neighborhoods (Aristocracy Hill, Enos Park), mid-century ranches on the west side, and new-build subdivisions hugging the Chatham and Rochester corridors. The suburban CUSDs — especially Ball-Chatham 5 and Rochester 3A — set the pace; everything else trails them by 30-60 days on market.
Buyers will pay $15K–$40K more for an otherwise identical home inside Ball-Chatham or Rochester boundaries versus a Springfield SD 186 catchment, and well-presented Chatham new construction in the $300K–$425K band routinely goes under contract in under 14 days. Sherman is the up-and-coming alternative for buyers priced out of Chatham.
For buyers, that means deciding early whether school district is a deal-breaker — because if it is, you'll be writing inside 48 hours of a tour and competing with relocating physicians and dual-income state-government households. For sellers in those catchments, the leverage is yours, but only if the listing photos, staging, and entry pricing match what the suburb is actually closing at. Mispricing a Chatham or Rochester home by 7-10% above comps still produces a stale listing — even here.
Auburn, Pleasant Plains, Williamsville, and Riverton compete directly with Sherman and Chatham for buyers who want sub-30-minute commutes plus more acreage or older housing stock at a discount. Inventory in these towns sits longer than Chatham/Rochester but turns reliably whenever a Springfield-based employer announces a hiring push.
If you want a real read on a specific Sangamon submarket — Ball-Chatham new construction, Springfield historic-district resales, Rochester country-club inventory, or anything in between — reach out and we'll pull comps, days-on-market by price band, and active competition before you do anything else.
Springfield (state capital and county seat, ~114,000), Chatham (~14,000), Auburn (~4,800), Sherman (~4,500), Rochester (~4,000), and Riverton (~3,500) are the largest. Sangamon also contains Pleasant Plains, Williamsville, Loami, Pawnee, Divernon, Spaulding, Buffalo, Dawson, Mechanicsburg, and roughly two dozen more incorporated communities and villages across its 877 square miles.
Springfield itself runs roughly $145K–$186K median, but the county-wide picture is broader: Chatham and Rochester new construction routinely closes in the $300K–$425K range, Sherman runs $250K–$350K, and rural townships and older Springfield neighborhoods can be well under $130K. The live MLS browse above shows real-time pricing across every submarket.
Six major districts serve the county. Ball-Chatham CUSD 5 and Rochester CUSD 3A are the recognized suburban premiums and drive a significant resale lift. Auburn CUSD 10, Pleasant Plains CUSD 8, and Williamsville-Sherman CUSD 15 are strong rural-suburban options. Springfield SD 186 serves the city itself with a mix of magnet, neighborhood, and choice schools — we'll walk through specifics by catchment based on your kids and priorities.
Effective rates typically fall in the 2.1–2.4% range, with the higher end concentrated in the premium suburban school districts (Ball-Chatham, Rochester) where the levy supports the schools driving the resale premium. A $250K Chatham home commonly carries $5,500–$6,200 in annual taxes; a similar Springfield home in SD 186 may land closer to $5,000–$5,500. Every MLS detail page lists the actual tax bill.
It's the best rental market in our service area. State-government and hospital-system payrolls produce a deep, stable W-2 tenant pool, and UIS plus Lincoln Land Community College drive consistent student and young-professional demand. Springfield single-family rentals in the $130K–$170K acquisition range can cash-flow on conventional financing, and small multifamily near UIS and the medical district trades with a real cap-rate market.
Yes. The southern and western reaches of Sangamon — toward Loami, New Berlin, and Pawnee — have substantial row-crop acreage, plus Lake Springfield draws a smaller waterfront and recreational segment. We represent farm, acreage, and recreational buyers and sellers across the county. See our Farm & Recreational page.
We're about 45 minutes from Springfield via I-72 and run that route daily. For any MLS-listed property accepting showings, we can typically schedule a tour within 24 hours; for Apex listings or homes held by other Springfield-area brokerages, often same-day. Text your agent directly or use the contact form — no callback queues.
Whether you're three years out or three weeks from moving, an Apex agent will walk you through the Sangamon County market — what's available, what's coming, and what you should actually pay attention to. No pressure, no obligation, just a real conversation.
Every active home for sale inside each of Sangamon County’s school districts — with school-by-school context and live MLS data.
The largest district in our service area — ~13,800 students across 35 buildings inside Springfield city limits.
Explore the district →Fast-growing south-Sangamon suburb district; ~4,800 students; Glenwood High School draws steady buyer demand.
Explore the district →Combined north-Sangamon two-town district; ~1,500 students; strong I-55 commuter draw.
Explore the district →Small southwest-Sangamon district; ~1,100 students on a single shared campus in Auburn village.
Explore the district →East-Sangamon suburb; ~2,000 students; Rochester High School holds multiple state athletic championships.
Explore the district →Northeast-Sangamon Sangamon-River-town district; ~1,200 students; the value play in the metro.
Explore the district →