Germantown Hills has the highest household income of any community in the Peoria area and roughly 1,260 households to spread it across. That combination — real money, almost no housing stock — makes it the most misread market we work in. It also means you should treat any single monthly price statistic about this village with suspicion, including the ones below.
Published figures for Germantown Hills disagree with each other more than anywhere else we cover:
That reported 14.3% year-over-year decline is almost certainly not a market downturn. In a village with roughly 1,260 households, a month might see fewer than ten closings. If last May happened to include two riverfront estates and this May did not, the median drops double digits without a single homeowner losing value.
The Census-derived $264,900 [2] figure runs low for a different reason: it values the entire existing housing stock, including older and smaller homes that rarely trade, rather than the newer construction that dominates actual sales.
What to do instead: price and value in Germantown Hills off comparable sales on comparable streets, not off a village-wide median. We would rather show you six specific closings near your address than quote you a number that four houses could have moved.
| Figure | Amount | Source & period |
|---|---|---|
| Median sale price | $360,035 | May 2026, reported −14.3% YoY |
| Average asking price | ~$326,270 | Active listings, 2026 |
| Median property value | $264,900 | Census-derived, 2024 |
Germantown Hills School District 69 serves grades PK through 8 — about 838 students — and it is excellent: SchoolDigger [3] ranks it 33rd of 811 Illinois districts with a five-star rating, putting it in the state's top 5%. That ranking is a primary reason families pay a premium to live here.
The part that surprises buyers: District 69 does not run a high school. Students continue to Metamora Township High School in District 122 [4], which draws from three separate grade school districts — Germantown Hills 69, Metamora CCSD 1, and Riverview CCSD 2.
So a family moving here for the elementary district should understand that the high school is shared with the wider Metamora area, and is roughly a fifteen-minute drive from most Germantown Hills addresses.
| Elementary (PK–4) | Germantown Hills Elementary |
| Middle (5–8) | Germantown Hills Middle School |
| High school | Metamora Township High School · District 122 |
Germantown Hills sits about 8 miles northeast of Peoria — roughly 9 miles by car via Illinois Route 116 [1], which runs about a 14-minute drive without traffic. The average resident commute is 21.1 minutes [2].
It is, in practice, the closest of the affluent suburbs to Peoria by drive time while sitting in a different county — Woodford rather than Peoria or Tazewell. That county line matters for property tax rates and is worth reviewing before you write an offer.
Drive times are typical off-peak estimates and vary with traffic and starting point within the village.
| Destination | Approx. drive |
|---|---|
| Downtown Peoria | ~14–18 min |
| OSF Saint Francis Medical Center | ~15 min |
| Caterpillar East Peoria campus | ~15 min |
| Metamora Township High School | ~15 min |
The reported median sale price fell 14.3% year over year to $360,035 in May 2026 [6] — but that figure is unreliable at this scale. With roughly 1,260 households in the village, a handful of high-end sales in the prior year can produce a double-digit swing with no change in what any individual home is worth. Value your home off comparable sales on comparable streets, not off the village median.
Germantown Hills School District 69 for PK–8, ranked 33rd of 811 Illinois districts with a five-star SchoolDigger rating. High school students attend Metamora Township High School in District 122.
About 8 miles northeast [1], roughly 9 miles by car on Route 116 — a 14-minute drive without traffic. Average commute is 21.1 minutes.
Median household income is $147,341 [2], the highest in the Peoria area and more than double the metro's $67,195. Pair that with a top-5% elementary district and a village of only about 3,403 people [5], and demand concentrates on a very small number of homes.
Woodford County — not Peoria or Tazewell. That affects property tax rates and is worth reviewing before writing an offer.
For buyers who can meet the price, the fundamentals are unusually strong. Median household income is $147,341, the highest in the Peoria area [2]; Germantown Hills School District 69 ranks 33rd of 811 Illinois districts with a five-star SchoolDigger rating; and the average commute is 21.1 minutes, with Peoria about 9 miles away [1]. High school students attend Metamora Township High School [4]. Two practical caveats: the village has only about 3,403 residents across roughly 1,260 households [5], so single-month price statistics swing hard and should not be read as trends; and it sits in Woodford County rather than Peoria or Tazewell, which changes the property tax picture.
The Ashley Home Team — Bryce Ashley, Illinois license 475.182580, at eXp Realty — serves Germantown Hills and Woodford County, and can be reached at 309-397-6982. With roughly 1,260 households in the village [5], monthly medians here are volatile enough to mislead, so pricing a home in Germantown Hills means working from individual comparable sales rather than headline averages.
16 active listings in Germantown Hills as of 20 August 2026 — prices, reductions and open houses update continuously on the feed.
View all 16 Germantown Hills listingsOpens the searchable MLS feed on eXp Realty.
We will send comparable sales for your street — no obligation.
Call 309-397-6982