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A PRACTICAL GUIDE FOR BUYERS
BUYER RESOURCES
Practical tools, preparation notes, and official homebuyer resources for Illinois and Wisconsin.
BUDGET & UPFRONT COSTS
Plan for more than the down payment
1
The purchase price is only the starting number. Leave room for closing costs, the home inspection, insurance, property taxes, moving expenses, and the first repairs or purchases after closing.
A lender can tell you what you may qualify for.
Your own budget should tell you what you can comfortably carry each month.
CLOSING COSTS | INSPECTION & INSURANCE | TAXES, MOVING & RESERVES
PLANNING YOUR SEARCH
Decide what matters before opening the listings
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Separate the features that cannot easily be changed from the ones that can. Location, property taxes, commute, lot size, layout, and total monthly cost often matter longer than paint colors, lighting, or finishes.
The more specific your priorities are, the easier it becomes to recognize the right property—and pass on the wrong one.
NON-NEGOTIABLES | LOCATION & TAXES | COMMUTE & LAYOUT
MAKING AN OFFER
Build the offer around more than price
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A strong offer is a combination of price, financing, earnest money, contingencies, and timing. Each term creates a different balance between making the offer competitive and protecting your position as a buyer.
We will review those tradeoffs before anything is signed. The objective is not to win a property at any cost. It is to make an offer that still makes sense for you.
PRICE & FINANCING | CONTINGENCIES | EARNEST MONEY & TIMING
2
MORTGAGE PREPARATION
Use the pre-approval as a starting point
A pre-approval provides a working price range and shows sellers that a lender has reviewed your basic financial information. It is not a final loan approval, and it does not require you to use that lender.
When comparing mortgage options, look beyond the advertised interest rate. Review the estimated monthly payment, lender fees, mortgage insurance, and total cash needed at closing.
PRICE RANGE | MONTHLY PAYMENT | FEES & CASH TO CLOSE
4
EVALUATING A HOME
Look beyond the finishes
A presentation can make it easy to overlook the details that may affect ownership later.
Pay attention to property taxes, association fees, insurance considerations, maintenance needs, and anything a professional inspection should examine more closely.
A beautiful room should not outweigh an expensive issue.
MAJOR SYSTEMS | TAXES & INSURANCE | MAINTENANCE & INSPECTION
Before the first showing
Set a monthly housing budget that feels manageable—not simply the maximum amount available to you.
Speak with a lender and obtain a current pre-approval when appropriate.
Separate your non-negotiables from the features you can update later.
Include property taxes, insurance, and association fees when comparing homes.
Keep your pre-approval letter or proof of funds ready when you begin making offers.
OFFICIAL HOMEBUYER RESOURCES
The information provided on this page is for general educational purposes only and is not financial, legal, tax, lending, or inspection advice. Program availability, eligibility requirements, rates, and terms may change. Please consult the appropriate licensed professional or official program provider regarding your individual circumstances.