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Addison Real Estate Market Conditions – January 2019

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Addison Real Estate Market Update

The Addison Real Estate Market continues to see good market conditions despite the extremely low inventory. Single family home sales decreased more than 14% in January. Although the home inventory is increasing, the extremely low inventory is still making it really difficult for buyers to find a home, benefiting home sellers.

Addison Home Sales

Single family home sales in Addison decreased 14.3% in January. 12 single family homes closed this year compared to last year at the same time when there were 14 closings. Condo and townhome sales increased 25% in January with 5 closing this year compared to 4 closings last year the same time.Addison Real Estate Market Conditions - January 2019

Addison Market Times

Market times for single family homes had an increase during January. Single family homes were on the market for an average of 94 days, compared to 68 days in January 2018, a 38.2% increase. Condo/townhome market times had a decrease of 20.9% this January with the average market time of 34 days compared to 43 days last year at the same time.Addison Real Estate Market Conditions - January 2019

Addison New Listings

During January 2019, 34 single family homes were listed for sale in Addison, an increase of 36% compared to the 25 new listings last year. New condo/town home listings had 9 new listings this January compared to last year at the same time when there were 12 new listings, a 25% decrease.Addison Real Estate Market Conditions - January 2019

Months Supply

Addison single family home inventory is still super low. January ended with 2.9 months of supply, the exact same amount as last year at the same time. The months supply of condos/townhomes had a 24.1% decrease from last January with only 2.2 months supply for sale this year compared to 2.9 months last year. Anything under a 5 month supply is considered favorable conditions for sellers.Addison Real Estate Market Conditions - January 2019

Addison Homes For Sale

At the end of January there were 70 single family homes for sale in Addison, a 6.1% increase from last year when there were 66 homes for sale. The number of condos and townhomes for sale decreased with 21 for sale this year, a 27.6% decrease from last year when there were 29 for sale.Addison Real Estate Market Conditions - January 2019

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Elmhurst Real Estate Market Conditions – January 2019

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Elmhurst Real Estate Market Update

The Elmhurst Real Estate Market had another solid month in January while starting to build up some much needed inventory. Single family home inventory increased more than 53% while condo and townhome inventory increased by 100%.

Elmhurst Market Times

Single family home market times increased in January. Homes were on the market for an average of 145 days compared to 136 days last year at the same time, a 6.6% increase. The average time a condo/townhome stayed on the market was 103 days compared to last year when it was 38 days, an increase of 171.1%.Elmhurst Real Estate Market Conditions - January 2019 market time

Elmhurst Months Supply

Single family home inventories in Elmhurst had a 4.6 month supply at the end of January, a 53.3% increase compared to last year at this time when the months supply was 3 months. The supply of condos and townhomes increased tremendously, 100% in January with 5 months supply this year compared to last year when the months supply was only 2.5.Elmhurst Real Estate Market Conditions - January 2019 months supply

Elmhurst Homes For Sale

At the end of January there were 216 single family homes for sale in Elmhurst, an increase of 38.5% from last January when there were 156 homes for sale. The number of condos and townhomes for sale increased 115% in January with 43 for sale this year compared to last year when there were 20 for sale.Elmhurst Real Estate Market Conditions - January 2019 homes for sale

Elmhurst New Listings

January single family homes new listings increased with 89 new listings compared to 83 last year at the same time, a 7.2% increase. Condo and townhome new listings remained the same as last year with 9 new listings.Elmhurst Real Estate Market Conditions - January 2019 new listings

Elmhurst Real Estate Closings

The number of single family home closed sales decreased with 22 closings this January compared to 31 last year, a 29% decrease. Condo and townhome closings had a 100% increase in closed sales with 6 closings this year compared to 3 last January.Elmhurst Real Estate Market Conditions - January 2019 closed sales

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Aurora Real Estate Market Conditions – January 2019

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Aurora Real Estate Market Update

The Aurora Real Estate slows in January. The number of closed single family homes decreased as well as the number of new listings. Market times for both single family homes and condos/townhomes increased as well as months supply. Positive signs were seen from the number of condo/town home closed sales increased as well as the sales price for single family homes.

Aurora Home Sales

72 single family homes and 43 condo/town homes closed in January. Compare that to the 80 single family home closings at the same time last year and you’ll find an decrease of 10% in the number of single family homes sold. Condo and townhome sales in January increased from last year with 43 closings this year, or about a slight jump of 13%, compared to the 38 that sold at the same time last year.

Aurora Real Estate Market Conditions - January 2019

Aurora Sales Price

During January 2019, there was an increase in median sales price for single family homes of 9% with a median sales price of $189,850 this year compared to $173,850 last year. Condo/townhomes saw their median sales price decrease to $160,000 this year compared to $165,000 this time last year, or about a 3% decrease.

Aurora Real Estate Market Conditions - January 2019 sales price

Aurora Market Times

Market times for single family homes and condos/townhomes in Aurora increased this year. Single family homes were on the market for 71 days at the end of January 2019, compared to 65 days on the market in January 2018 or a 9% increase. Condo/townhome market times increased this January with 55 days on the market, compared to the 39 days we saw at this time last year or about a 41% jump.

Aurora Real Estate Market Conditions - January 2019 market times

Aurora New Listings

During January 2019, 137 single family homes were listed for sale in Aurora, compared to the 156 new listings last year, a decrease of 12%. New condo/town home listings have had a increase of 17% with 63 new listings this January compared to the 54 last year at this time.

Aurora Real Estate Market Conditions - January 2019 new listings

Aurora Months Supply

Aurora single family home inventory increased by 5% this January, jumping to 2.0 months supply of homes for sale. The months supply of Aurora single family homes for sale at the same time last year was 1.9 months. The months supply of condos/townhomes in Aurora is jumped to 1.7 months supply for sale, up 55% from last January when there were 1.1 months of supply. Anything under a 5 months supply is considered favorable conditions for sellers.

Aurora Real Estate Market Conditions - January 2019 months supply

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Buffalo Grove Real Estate Market Conditions – January 2019

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Buffalo Grove Real Estate Market Update

Buffalo Grove real estate sales got off to a very similar start in January 2019 as in 2018. Inventory levels have improved, so it will be interesting to see if inventory keeps up with demand as we approach Spring.

Single Family Homes:

Average Market Time

The average time a single family home remains on the market in Buffalo Grove was 108 days in January 2019, which was up from 85 days in January 2018.

Buffalo Grove Real Estate Market Conditions - January 2019 market time

Months Supply

As of February 1, 2019, there is 2.8 months supply of single family homes for sale in Buffalo Grove compared to 1.9 last year. Anything under 5 months is considered a seller’s market. Now is definitely a good time to consider selling.

Buffalo Grove Real Estate Market Conditions - January 2019 months supply

Homes For Sale

At the end of January 2019, there are 95 single family homes for sale in Buffalo Grove, compare that to the 65 available at this time last year and you’ll see that inventory has improved.

Buffalo Grove Real Estate Market Conditions - January 2019 homes for sale

New Listings

49 single family homes were listed for sale in January of 2019, compared to 48 new listings last year. We should see a significant influx of new homes listed over the next couple of months.

Buffalo Grove Real Estate Market Conditions - January 2019 new listings

Homes Under Contract

22 single family homes went under contract in Buffalo Grove in January 2019 a slight decrease from 25 in January 2018.

Buffalo Grove Real Estate Market Conditions - January 2019 under contract

Closings

18 Single family homes closed in January 2019, down nominally from 19 in January 2018.

Buffalo Grove Real Estate Market Conditions - January 2019 closed sales

Condos and Townhomes:

Average Market Time

The time Condos and Townhomes remains on the market in Buffalo Grove was 85 days which is up from 62 days in January 2018.

Buffalo Grove Real Estate Market Conditions - January 2019 market time

Months Supply

As of February 1, 2019, there are 2.6 months supply of Condos and Townhomes for sale in Buffalo Grove up from last year’s figure of 1.8. Buyers still have to move quickly when an attractive listing hits the market!

Buffalo Grove Real Estate Market Conditions - January 2019 months supply

Homes For Sale

At the end of January 2019, there are 78 Condos and Townhomes for sale in Buffalo Grove, compare that to the 57 available at this time last year and you’ll see that inventory has improved..

Buffalo Grove Real Estate Market Conditions - January 2019 homes for sale

New Listings

38 Condos and Townhomes were listed for sale in January of 2018, the same figure as last year.

Buffalo Grove Real Estate Market Conditions - January 2019 new listings

Condos and Townhomes Under Contract

20 Condos and Townhomes went under contract in Buffalo Grove in January, which is a decrease from 30 from 2018.

Buffalo Grove Real Estate Market Conditions - January 2019 under contract

Closings

16 Condos and Townhomes closed in January 2019, down from 18 in 2018.

Buffalo Grove Real Estate Market Conditions - January 2019 closed sales

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Understanding your Buffalo Grove Property Tax Bill

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Property taxes are a contentious topic in Illinois and they are pretty complicated to understand, and even more difficult to explain. What follows are the results of the research I performed by chatting with the Tax Assessors representing Vernon Township and Wheeling Township in Buffalo Grove and the Lake County Treasurer with the hope of providing some clarity.

Buffalo Grove is split between Lake and Cook counties, each taxing residents differently. The Lake County portion of Buffalo Grove is in Vernon Township which has 12 different tax rates ranging from 8.119465 to 9.972825.  The three major tax groups are for District 96 – Kildeer Countryside School District, District 102 – Aptakisic Tripp School District and District 103 – Lincolnshire-Prairie View School District, with multiple sub groups for each different school district.

The portion of Buffalo Grove that is located in Cook County, Illinois is in Wheeling Township and District 214, which flows into Buffalo Grove High School.  There are 3 tax rates for Cook County Buffalo Grove residents from 11% to 12%.

To help understand how property taxes are calculated, I am including some examples below for the most common tax rates, with some descriptions of the key terms – all examples are for homes with fair market value of $400,000:

Lake County – the tax bill comes out in late April / early May and is payable 50% on June 1st and 50% on September 1st. If you pay your taxes through escrow via your mortgage payment, your lender pays the taxes for you.

Full Fair Cash value – as determined by the Lake County Assessor which is based on sales transactions over the most recent 3 year period. This is typically published in the August – September timeframe and this is what is often grounds for appeal based on an incorrect value.

Assessed value – equals 1/3 of the full fair cash value.

Exemptions – the state of Illinois offers various exemptions to home owners – the most common is the General Homestead exemption which you can deduct for your primary residence. In Lake County, it is $6,000. There are also exemptions available for Seniors, Disabled and Veterans.

Example – Buffalo Grove – Lake County – Vernon Township – D96 – Kildeer Countryside School District

Full Fair Cash Value                                  $400,000

Total Assessed Value (1/3)                        $133,333

General Homestead Exemption                    $6,000

Taxable Valuation                                      $127,333

Tax Rate                                                 9.386768%

Real Estate Tax                                      $11,952.48

District                  Taxable Valuation        Tax Rate             Tax Bill

D96                       $127,333                       9.386768            $11,952.48
D102                     $127,333                       9.222720            $11,743.57
D103                     $127,333                       8.601049            $10,951.97

Cook County – Property tax bills are mailed twice a year. The first installment is due at the beginning of March. By law, the First-Installment Property Tax Bill is exactly 55% percent of the previous year’s total tax amount. The Second-Installment Property Tax Bill is mailed and due in late summer; it reflects new tax rates, levies, assessments and any dollars saved by exemptions for which you have qualified and applied.

Example – Buffalo Grove – Cook County – Wheeling Township – Township High School District 214

Estimated Market Value                            $400,000 as determined by the Cook County Assessor

Assessment level                                              10%

Proposed Assessed Valuation                    $40,000

State Equalizer                                            2.9627

Equalized Assessed Value                         $118,508

Homeowners Exemption                            $10,000

Adjusted Equalized Assessed Value          $108,508

Tax Rate                                                   11.41%

Estimated Tax Bill                                   $12,380.76

So, in the Village of Buffalo Grove, there are 15 different tax rates. For reference, Cook County is higher than the three Lake County jurisdictions.

If you need any assistance with homes outside of Buffalo Grove, feel free to reach out to me or go to the Cook County or Lake County Assessor websites.