DeMarcus Hunter of Blackstone & Birch Partners

Given Manhattan's more relaxed zoning environment, consolidation could make a lot of sense if you're planning long-term ownership. The tax savings from demolishing the existing structure could be substantial, and you'd have more flexibility for future use. I'd suggest reaching out to Will County Planning & Zoning first to understand their specific requirements. They're generally pretty helpful with these types of inquiries. Are you looking at this as a way to expand your current property, or is this more of an investment/development opportunity? The strategy might differ based on your end goals. Hope this helps

You're correct - pocket listings typically won't appear on Zillow, Realtor.com, or other major consumer sites because these platforms pull from the MLS. However, this is actually by design and often an advantage: Controlled Exposure: Only serious, pre-qualified buyers and agents in our network see it No Public Price History: If you do need to adjust pricing later, there's no online record Exclusive Feel: Creates urgency among buyers who know they're seeing something special Other Companies' Practices: Most major real estate platforms (Realtor.com, Homes.com, Redfin) follow similar patterns - they primarily show MLS listings. Some agents do promote pocket listings on their personal websites or through private buyer networks. Your Strategy is Smart Because: You can test your high-end price point without public exposure No risk of "days on market" stigma if it takes time to sell You maintain pricing flexibility Creates exclusivity that can actually drive higher offers How I Handle Pocket Listings: I market them through my professional network, personal database of 10,000+ active buyers and sellers, and targeted outreach to agents representing serious buyers in your price range. In Naperville's market, this approach often works well for higher-end properties. Timeline Consideration: Most pocket listings get 2-4 weeks of private marketing before going to MLS if needed. This gives you a clean test of market response at your preferred price point. Would you like to discuss what price range you're considering and how we can structure the pocket listing strategy to maximize your results? I can also share some recent examples of successful pocket listings in Naperville to give you a better sense of timing and outcomes.

James, I understand your frustration with unresponsive communication. I hope it's been handled by now but still adding this here in hopes of helping you get to your goal: seamless sell at the highest price in the most efficient manner. - that's exactly the kind of experience that should never happen in real estate. Steps to Cancel Your Current Agent: 1. Review Your Listing Agreement Check the termination clause in your signed agreement Look for the specific cancellation process and any required notice period Note any potential fees or penalties 2. Document the Communication Issues Keep records of unreturned calls/voicemails Save timestamps of your attempts to reach them This protects you if there are any disputes (a cancellation 'for cause' helps you to unwind the relationship without flack from the agent) 3. Send Written Notice Email AND certified mail requesting immediate cancellation Reference the communication failures and your right to terminate Request confirmation of cancellation in writing "Please confirm receipt" type of thing 4. Contact Their Broker If the agent remains unresponsive, escalate to their managing broker The brokerage has a responsibility to ensure client service standards 5. Make sure it's taken down from the MLS Ensure your property is removed from all listing platforms Get confirmation that marketing has stopped Your new agent cant begin his/her worked until this is cleared What You Should Expect from a Real Estate Agent: Response within 24 hours maximum (I personally respond within 2-4 hours) Regular market updates and feedback Proactive communication about showings and interest Transparent discussion about pricing and strategy adjustments Moving Forward: The good news is you can relist immediately with a responsive agent who values communication. In Chicago's current market, having an agent who's actively working for you makes a significant difference in both timeline and final sale price. Red flags like this are exactly why I built my practice around transparency and consistent communication - every client deserves an agent who treats their home sale as the priority it is. Would you like guidance on what questions to ask when interviewing your next agent to ensure you get the service level you deserve?

Start early! Building the team before the real estate season starts is crucial!

I have to start with "I'm not a lender but...". I think it depends how much equity you have in your first property. I think you're still going to need to investigate the loan pre-approval process with a qualified lender.

It may sound funny, but the first step is actually figuring out what you want and if your budget matches that desire. I have worked with buyers that see their dream house only to then check with a lender who shoots down the dream. There is so much marketing collateral online these days. After the list of priorities is clearly identified, you would be amazed how quickly the search finalizes

This is one of those situations where honest communication is your best friend - literally! dY(TM), Here's what I'd suggest: Have an upfront conversation with your friend. Be genuine about your concerns. You might say something like: "I really value our friendship, and I want to make sure we handle this in a way that protects that above all else. What are your thoughts on mixing business with our personal relationship?" Consider these key factors: Does she specialize in your area and property type? How does she handle stress and potential conflicts? Are you both comfortable with the business side potentially affecting your friendship? Can you both commit to keeping friendship and business separate? Alternative approaches: She could refer you to a trusted colleague while still being involved as your "advisor" You could work together with clear boundaries and expectations set upfront You might choose someone else but involve her in the process so she doesn't feel excluded The reality is: Good realtors understand that not every friend should be their client, and good friends understand that business decisions aren't personal rejections. Whatever you decide, approach it with transparency. A true friendship can handle an honest conversation about what's best for everyone involved." What aspects of this situation do you think would be most important for someone to consider when making this decision? Send a message

Many realtors carry the certification in their title. Are you looking to just better know the process for short sales and foreclosures?

What happens to your home when you die? This is such an important question, and you're absolutely right that it's a reality we all need to prepare for. Here's what typically happens: If you have a will or estate plan: Your home passes to whoever you've designated as beneficiaries The process goes through probate court, which can take 6-12 months If there's a mortgage, beneficiaries can either take over payments, sell the property, or pay off the loan If you don't have a will: Your state's intestacy laws determine who inherits (usually spouse, then children, then other relatives) The process is longer and more complicated Court decides how to distribute your assets Key steps to take now: Create or update your will - specify exactly who gets the property Consider a living trust - helps avoid probate and speeds up the process Talk to your family - I know it's difficult, but having this conversation prevents confusion later Review beneficiaries on any life insurance or retirement accounts Keep important documents organized and tell someone where they are For your aging parent: Approach it gently - maybe start by sharing that you're updating your own estate planning and ask if they'd like help organizing theirs. Frame it as wanting to honor their wishes, not rushing anything. Professional help: Consider consulting with an estate planning attorney who can guide you through the specific laws in Illinois and help create a plan that protects everyone involved. You're being thoughtful by planning ahead - this kind of preparation is actually a gift to your loved ones during what will already be a difficult time.

Important disclaimer: I'm a real estate professional, not an accountant or tax advisor. For specific tax strategies, you should definitely consult with a qualified CPA or tax professional who can review your unique situation. That said, here are some common strategies people use to minimize or avoid capital gains tax on real estate: For Primary Residences: Section 121 Exclusion - If you've lived in your home as your primary residence for at least 2 of the last 5 years, you can exclude up to $250K (single) or $500K (married) in capital gains Timing matters - Make sure you meet the 2-year residency requirement before selling For Investment/Income-Generating Properties: 1031 Like-Kind Exchange - Defer capital gains by reinvesting proceeds into a similar investment property within specific timeframes (45 days to identify, 180 days to close) Installment Sales - Spread the gain over multiple years by receiving payments over time Opportunity Zones - Invest gains into qualified opportunity zone funds for potential tax benefits Hold until death - Properties receive a "stepped-up basis" when inherited, eliminating capital gains for heirs General Strategies: Offset with losses - Capital losses from other investments can offset real estate gains Improve your basis - Keep records of all improvements and renovations that increase your property's cost basis Consider timing - If you expect to be in a lower tax bracket next year, timing the sale might help For your specific situation (moving and renting first): Since you're planning to rent for a year before buying, make sure you understand how this affects your primary residence status for tax purposes. Next steps: Consult with a qualified CPA or tax advisor Gather all documentation of improvements and original purchase costs Consider the timing of your sale in relation to your residency requirements Remember, tax laws change and everyone's situation is different. A tax professional can help you navigate the best strategy for your specific circumstances.

Hi Ethel! There are several reasons you might need a condo appraisal, and I can definitely help guide you through the process. Common reasons for condo appraisals: Refinancing your mortgage Selling your property (market value assessment) Property tax appeals Estate planning or divorce proceedings Removing PMI (private mortgage insurance) Insurance purposes Types of appraisals: Full appraisal ($400-$600) - Most comprehensive, required for refinancing/selling Desktop appraisal ($100-$200) - Based on public records and comparable sales Drive-by appraisal ($200-$300) - Exterior inspection only What to expect: Licensed appraiser will evaluate your unit's condition, size, location, and recent comparable sales Process typically takes 1-2 weeks from scheduling to receiving the report You'll get a detailed report with photos and market analysis How I can help: Recommend trusted, licensed appraisers in the Chicago area Provide recent comparable sales data to help you understand your condo's potential value Help you prepare your unit for the appraisal (minor improvements that can impact value) Review the appraisal report with you once completed Before the appraiser arrives: Clean and declutter your space Make a list of any recent improvements or upgrades Gather documentation of HOA fees and building amenities Ensure easy access to all areas of your unit Since you're in Chicago, I work with several reputable appraisers who specialize in condo properties and understand the local market dynamics. The cost and timeline can vary depending on your specific needs and location within the city. What's prompting the need for the appraisal? This will help me point you toward the right type of appraiser and process for your situation. Feel free to reach out - I'm happy to connect you with trusted professionals and help ensure you get an accurate assessment of your condo's value!

Hey Karen! Tucson to HuntleyaEUR"that's quite the climate adjustment! Hope you're ready to trade sunshine for snow and discover what "real winter" feels like. dY~,, Buying sight unseen can feel nerve-wracking, but with the right team and process, it's absolutely doable. I'm DeMarcus Hunter with Blackstone & Birch Partners here in Chicagoland, and I've helped plenty of long-distance buyers navigate exactly this scenario. Here's how we make sight-unseen purchases work: dYZJPY Virtual Tours & Live Video Walkthroughs " I'll walk through properties with you in real-time, showing you everything (including the stuff they don't photograph) dY?~i,? Neighborhood Deep Dives " Huntley's a great area with solid schools and that small-town feel, but I'll help you understand what daily life looks like there vs. nearby towns like Lake in the Hills, Algonquin, or Crystal Lake dY"? Thorough Inspections & Due Diligence " Since you can't be here, we'll make sure inspections are extra detailed and I'll attend on your behalf to flag anything concerning dY?? Trusted Local Partners " Inspectors, lenders, attorneys, title companiesaEUR"people who specialize in remote closings and won't leave you hanging dY"< Remote Closing Coordination " Most of this can be handled digitally, so you're not making multiple trips back and forth A few questions to help me point you in the right direction: What's your timeline? (Spring is coming fast!) What's driving the Huntley area specificallyaEUR"work, family, lifestyle? Any must-haves for the home or neighborhood? While Huntley is a bit outside my primary zone, I work with excellent agents in that area and can either connect you directly or coordinate the whole process myself to make sure you've got someone looking out for your interests every step of the way. Feel free to reach outaEUR"let's get you settled before the spring thaw! dY"z (773) 531-6163

Many people are ready to jump in and get in motion when the most important preparation comes from good planning, strategy, and collaboration. Spending a little more time upfront to confirm that list of little touches to make the house 'pop,' detailed schedule of important dates to hit, and open lines of communication steal the show. Unlock the possibilities!!! If the foundation is correct, many great things can be built upon it!

you have a right to appeal. best done with an attorney that knows the methodology behind the number and is able to explain it well to you. also best to appeal every bill. most attorneys will just collect a quarter of the savings as their wage

Treat it like interviewing. Go full STAR. Most people just do the (S)ituation and (T)ask water leaked in my basement. Why not go for the (A)ction and (R)esult as well? Example. Water leaked due to heavy rain and loss of power at the home. Explain as a result, we had completely permitted basement remodel from insurance and now have 2 UPS installed in series to keep pumping for X hours during loss of power.

I have to first preface by saying im not an accountant nor am I am attorney. You don't get taxed extra just because it's an ADU aEUR" you get taxed because you added more livable space. Normally we provide an answer to show our expertise. I provide this from a place of truly trying to help (and potentially provide a more fruitful conversation with your real estate attorney and local taxing municipality. An interior ADU in Kankakee is the "quicker, profitable" route because the $75k exemption will likely "hide" the entire tax increase for four years. A detached ADU will likely exceed that exemption, leading to a permanent (and higher) step-up in your annual tax bill

A large down payment equals "financial stamina." In multi-offer situations, it shows deep commitment and liquidity to bridge appraisal gaps. As your agent, I put your needs first by vetting for creditworthy buyers to ensure a smooth finish. Real estate is about life-critical emotions, not just checkboxes. I'm here to ensure your buyer has the strength to cross the finish line with "no regerts." I don't just find high numbers; I find certainty. Let's protect your equity together.