Frequently asked questions
If your question isn't answered here, call (217) 419-2251 and ask.
- What does it cost to work with you as a buyer?
- Commission arrangements vary by transaction and are set out in writing before you commit to anything. Ask on the first call and you'll get specifics for your situation rather than a general answer.
- How do you decide what my home should list for?
- Recent comparable sales in your area, what's currently competing with you, and the condition of your property. The result is a range rather than a single number, along with what each end of it means for how long the sale is likely to take.
- Should I make repairs before I list?
- Some improvements return more than they cost and some don't. We'll walk the property and identify which repairs are worth doing beforehand and which are better addressed as a credit at closing.
- How long does it take to sell a house?
- It depends on price, condition, and the market at that moment. You'll get a realistic estimate for your property up front, and an honest reassessment if the market doesn't respond the way we expected.
- I'm a first-time buyer. Where do I start?
- Start with financing. Knowing what you can borrow, what your monthly payment looks like, and what you need for a down payment and closing costs turns a vague search into a specific one. Then we look at properties that fit.
- Do you work with investors?
- Yes — on rentals and on renovation projects. The analysis is about what the property returns after real costs: rents, vacancy, taxes, insurance, maintenance, and for projects, the repair budget against the after-repair value.
- Can you buy my property directly instead of listing it?
- In some situations, yes. We'll first talk through whether a direct sale or a listing serves you better, because for many properties listing nets more even after costs — and you should hear that before deciding.
- What areas do you cover?
- Call or email and we'll tell you straight away whether your property or search is in an area we cover well. If it isn't, we'd rather point you to someone who knows it than take it on.