Chicago's North Shore - North and Northwest Suburbs Real Estate Archive

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Organize … Before You Shop for a Home

by Allyson Hoffman

Buying a home can be complicated, so to ensure that the process goes smoothly, it’s best to get organized before you begin the search for the home of your dreams. Whether you are seasoned purchaser, who has bought and sold homes over the years, or a first time buyer, preparing ahead of acting is a prudent approach to a successful buy. So, consider these steps to optimize your experience and results.

Review Your Finances. Will you pay cash or require a mortgage?  Before you apply for a loan, be sure to check your credit, and examine or repair blemishes to maximize your credit score.  It’s also best to avoid acquiring any new debt at this time, including auto purchases or other large items on credit.

Define Your Budget. Determine how much home you can afford. Many online resources and calculators can help you prepare. Keep in mind that most loan programs require your mortgage payment be no more than 28% to 31% of your gross monthly income, (though there are loan programs that stretch those numbers). Also consider your cash on hand to cover a down payment and closing costs.  Depending on the mortgage, at a minimum you’ll need anywhere from 3.5% to 20% down, plus additional funds for other closing expenses.  To reduce their risk, lenders generally prefer borrowers with healthy savings.  So to increase the likelihood of an unconditional mortgage approval, muster as much financial backbone as you are able.

Apply for Your Mortgage. Get pre-approved for a loan before you start your search.  A pre-approved buyer is expected by today’s sellers. So, applying for a loan first and having a definitive answer on how much you can borrow ensures that you have financing ready when you find your dream home.

Refine Your Shopping List. Once your finances are in order, you’ll want to decide which home features you really need, which features you prefer and what price range is comfortable for you.  For easy reference, put this list on paper.

Select a Realtor. With a strong buyer’s agent, your reference list of features and a determined price range, you should be able to efficiently locate properties that match your needs and find suitable communities or neighborhoods that provide affordable homes of the type you’d like.  An agent’s guidance can be an invaluable resource, especially if you are new to the area.

Shopping for a home can be exciting, particularly if the venture is efficiently planned and well organized.  The time it takes to prepare before you look at properties will almost certainly be well spent, save you headaches later on, and put you comfortably in the driver’s seat when you find the home you love.

So if you are considering a home purchase in Chicago’s North Shore, North or Northwest suburbs this coming year, feel free to contact me today for a no-obligation consultation. I will be happy to answer any questions you may have about the home buying process.

Allyson Hoffman, ABR, ACRE, CDPE, CRS, e-PRO, GRI, SFR, SRES
RE/MAX Villager
Serving Chicago's North Shore, North and Northwest Suburbs
847-310-5300
[email protected]

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Allyson Hoffman is your ultimate real estate resource for Chicago's North Shore, North and Northwest Suburbs and surrounding areas. Visit my website for detailed information regarding today’s real estate markets.

Photo courtesy Alan Cleaver/Flickr.com

Refinancing with Bad Credit

by Allyson Hoffman

It's a fact of life … credit, bad or good, often controls one’s financial destiny.  So successfully mortgaging or refinancing with bad credit can be a tall order to fill.

When it comes to risk tolerance, mortgage lenders have strict guidelines.  Consequently, they’ll review your credit, your home equity and your debt-to-income ratio when assessing your ability to finance or refinance. While some lenders may extend more lenient funding, generally there are few options for borrowers with questionable credit.

A good first step to improve your potential for loan approval might include a credit review to address adverse or inaccurate entries – not the most novel idea, but a basic good practice.

If your credit shows late payments, the easy and obvious fix is to religiously pay bills on time.  Late bills or collections are devastating to your credit score.  So strive to amass some excess money each month that allows consistent on-time payments and faster reduction of principal on higher-interest rate loans.  This will reduce your debt-to-income ratio more quickly, keep credit cards controlled, potentially lower your mortgage balance while increasing home equity, and simultaneously improve your credit score which makes you more appealing to a lender.

Lastly, for those with credit scores between 620 and 640, consider discussing FHA financing with your lender. These government-insured loans are designed to help borrowers with lower income or credit scores.

While there’s no magic overnight fix to get your credit right, making a few small changes and sticking to a plan, increases the likelihood you’ll get the financing or refinancing you need. Feel free to contact me today for a consultation. I’ll be happy to discuss any questions you may have, and/or help you determine the value of your home.

Allyson Hoffman, ABR, ACRE, CDPE, CRS, e-PRO, GRI, SFR, SRES
RE/MAX Villager
Serving Chicago's North Shore, North and Northwest Suburbs
847-310-5300
[email protected]

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Allyson Hoffman is your ultimate real estate resource for Chicago's North Shore, North and Northwest Suburbs and surrounding areas. Visit my website for detailed information regarding today’s real estate markets.

Photo courtesy of Simon Cunningham/Flickr.com

Rent-to-Homeownership

by Allyson Hoffman

What can you do if you really want to own a home, but just don’t have the funds available right now? A rent-to-own agreement is an option for those who still need a bit of time to prepare before they are ready to purchase.

New Avenues for Success

Reasons for choosing to rent-to-own, could be for lack of a down payment, too much debt, or credit concerns, amongst others. These agreements can be made so that property owners and renters can sign a contract that allowing the renter to lease the property for a time, generally one to three years, while a portion of the the rent itself may be considered by the property owner as a down payment credit. Keep in mind that renters sometimes pay a bit above market rent value to make this work, but it's still a solid way to gain headway on homeownership.  Not all owners will consider this as a possibility, so if this the only way to get a foothold on homeownership, remember that your home selections will be limited to only those properties and owners who will consider this avenue.

This is also a choice that can sometimes benefit sellers, especially if they're ready to move elsewhere but have had difficulty selling their home.

How They Work

When a buyer and seller agree on a rent-to-own arrangement, the sales contract is generally written up to reflect a lease agreement that must also be accepted and, vice versa, the lease agreement reflects the agreed sales contract.  All documents typically are reviewed by a lawyer to assure that any issues are addressed upfront.  These lease agreements typically consist of an agreed upon lease period, a monthly rental rate, how any agreed rent credit will factor in the down payment, and who will pay for utilities and repairs during the lease.

In making this decision, be certain to weigh the cost of renting-to-own as compared to an outright home purchase.   Make sure all responsibilities are set out in writing to eliminate future issues regarding the property. It is always worthwhile to hire a home inspector before you rent so that a professional can tell you and the seller if there are any problems requiring discussion before an agreement is set in stone.  If you will ultimately require a mortgage, be sure to also talk to a lender before you make any moves. Contact me today for a consultation and any additional information you may need. I will be happy to answer any questions you have, and/or help you find the home of your dreams.

Allyson Hoffman, ABR, ACRE, CDPE, CRS, e-PRO, GRI, SFR, SRES
RE/MAX Villager
Serving Chicago's North Shore, North and Northwest Suburbs
847-310-5300
[email protected]

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Allyson Hoffman is your ultimate real estate resource for Chicago's North Shore, North and Northwest Suburbs and surrounding areas. Visit my website for detailed information regarding today’s real estate markets.

Image courtesy of Joel Telling/Flickr.com

Knowing When to Refinance

by Allyson Hoffman

Deciding to refinance your home is a big decision because the process accompanying a refinance resembles the same procedures followed when initiating your original purchase mortgage. You'll again need to submit an application, have credit reviewed and obtain a new appraisal for your home.

Refinance costs and the associated potential savings should be evaluated based upon how long you plan to remain in the house to help you determine the financial benefits of this decision.

For example, if refinancing could save you $200 per month and the refinance fees cost $2,500, it would take a year before true savings started.   Generally, the longer you remain in the house, the more money you'll save in the long term.  So, should you plan on selling in the near future or may be eligible soon for a better job in a new area, refinancing might not be as beneficial as the monthly savings indicate.

Here are a few fees that come with refinancing:

  • Application Fee
  • Appraisal Fee
  • Underwriting
  • Recording
  • Credit Report

Some simple guidelines for deciding to refinance include:

  • Consider refinancing to reduce your monthly payments and lower your interest rate.
  • Consider refinancing to reduce the term of your loan.
  • Consider refinancing to consolidate debt.
  • Consider refinancing if the interest rate is more than two percent lower than your current rate.

Keep in mind that these are not hard-and-fast rules since each situation has its own unique elements to consider. Contact me today if you would like assistance and I will be happy to answer any questions you may have, and/or help you determine the value of your home.

Allyson Hoffman, ABR, ACRE, CDPE, CRS, e-PRO, GRI, SFR, SRES
RE/MAX Villager
Serving Chicago's North Shore, North and Northwest Suburbs
847-310-5300

[email protected]

Get your latest Home Value
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Allyson Hoffman is your ultimate real estate resource for Chicago's North Shore, North and Northwest Suburbs and surrounding areas. Visit my website for detailed information regarding today’s real estate markets.

Image courtesy 24oranges.nl/Flickr.com

Five Ways to Boost Your Credit Score before Applying for Home Loan

by Allyson Hoffman

In today’s market, your credit score is more important than ever. A difference of just a few points can mean a lower interest rate saving you thousands of dollars over the life of a loan or the difference between an approval and denial of your loan application.

That is why doing everything possible to maintain a good credit score or boost it in the months leading up to applying for a home loan is so important.

Here are five things to consider that could potentially boost your credit score:

Check the Accuracy of Your Credit Reports

By law you are allowed to request one free credit report each year. So request your credit report several months before you intend to apply for a loan. According to an eight-year study released by the FTC, 25% of consumers identified errors when they reviewed their credit reports. That’s a staggering number when you consider that even a small error can have a significant impact on your credit score.  So dispute inaccuracies in your report and keep in mind that credit monitoring agencies are required to address any disputes in a timely manner.  Make sure to review your report from all three credit agencies for accuracy.

Reduce Your Credit Card Balances

Lenders typically consider large credit card balances as red flags. If you use credit cards regularly and don’t pay off the bills each month, try to reduce your outstanding balances to no more than 30% your borrowing limit.  Ideally, this should be done at least a few months prior to applying for a loan.

Ask for Late Payment Forgiveness

At one time or another, most of us have been late paying a bill.  Most people are unaware that they can request a “goodwill deletion” from a company and remove the black mark from their credit report entirely. Many companies are willing to do this for customers, especially if the late payment was a one-time occurrence.

Keep Your Accounts Open

Reducing credit card debt is good; but closing credit card accounts can be bad. Length of credit history factors into your overall credit score and can account for as much as 15 percent of the total number. So if you close old, established credit accounts, your credit score could suffer even though you have less debt.

Pay All Bills on Time

Recent activity is weighted more heavily in credit scoring than things in the past.  So even if you had previous dings your credit history, by paying your bills on time and in full now, hopefully for several months before applying for a loan, your credit profile may improve.  This will demonstrate to lenders that you a responsible credit risk and may also slightly boost your credit score.

Because repairing damaged credit takes time, it is wise to get started early – at least three to six months before you plan to buy a home.  That will give your efforts time to bear fruit. If you are ready to act soon, contact me today for a consultation. I will happy to answer any questions you may have and/or help you find your dream home.

Allyson Hoffman, ABR, ACRE, CDPE, CRS, e-PRO, GRI, SFR, SRES
RE/MAX Villager
Serving Chicago's North Shore, North and Northwest Suburbs
847-310-5300
[email protected]

Get your latest Home Value
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Allyson Hoffman is your ultimate real estate resource for Chicago's North Shore, North and Northwest Suburbs and surrounding areas. Visit my website for detailed information regarding today’s real estate markets.

Photo courtesy of Simon Cunningham at Flickr.com.

 

Check Your Credit Before You Shop for a New Home

by Allyson Hoffman

Buying a home is a big step and a home mortgage is a long-term commitment, unlike any other item you’ll likely experience. To prepare for applying for a mortgage, you may want to take these steps to ensure that your credit is in good shape.

The first thing to do is check your credit reports. Once a year this can be done for free by pulling your records from all three credit reporting bureaus. You’ll want to review them to be sure that all of the information is correct. For a small fee, you can also get your overall credit score.

If you find errors on your credit report, work on getting them corrected before applying for a mortgage. It will make the process easier, could raise your score and place you position to secure a better interest rate. Higher credit scores which make you eligible for lower interest rates can easily translate into saving thousands of dollars in interest over the life of the loan.

Common credit reporting errors include payments showing as late that really weren’t and bills showing outstanding balances that have been paid off. Follow the credit bureau’s instructions to correct errors you may find.

Late payments can decrease your credit score, but consistently making all future payments on time will help to mitigate the situation. Experts also suggest that you can bump your score up by a few points by paying down or paying off your credit card balances. Of course, you’ll need to keep your balances down, so don’t charge new purchases to those credit cards unless you are able to pay the full balance at the end of the month.

Applying for new credit will also temporarily lower your credit score, so buying any big ticket items like a car or furniture, in the months before applying for a mortgage loan is discouraged. Ideally, you may not want to secure any additional new debt within a year of buying a home.

Finally, don’t close old accounts thinking it will raise your score. In general, you want to show a long, reliable credit history, so make sure you keep your oldest credit card open. Use your credit wisely, but don’t abuse it.

Making sure your credit score is optimized should save you money in the long run on mortgage costs, as well as let you know how much house you can afford. This will allow you to shop for a home with confidence.

If you have any questions about checking your credit score or getting a mortgage pre-approval, contact me to set up an appointment for a consultation. I’d be happy to offer you suggestions on how to improve your score and help you find the home of your dreams.

Allyson Hoffman, ABR, ACRE, CDPE, CRS, e-PRO, GRI, SFR, SRES
RE/MAX Villager
Serving Chicago's North Shore, North and Northwest Suburbs
847-310-5300
[email protected]

Get your latest Home Value
Receive Your Personalized Listing Alerts

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Allyson Hoffman is your ultimate real estate resource for Chicago's North Shore, North and Northwest Suburbs and surrounding areas. Visit my website for detailed information regarding today’s real estate markets.

Photo courtesy Marius Mauresan, Stock.XCHNG.

15 or 30 Years – Which Mortgage is Best for You?

by Allyson Hoffman

Your home is one of the biggest purchases you’ll ever make. If you’re like most people, you’ll need a mortgage to buy it.

Because there are a lot of different mortgage loans available, many buyers wrestle with the option of choosing a traditional 30-year loan, or alternately, a 15-year mortgage with a faster amortization schedule.   Both choices have pros and cons. So, before you make a decision, take a look at these points:

A 30-year mortgage offers flexibility.  Monthly payments are lower, because they are spread out over more time. So if you become ill, lose your job, or have other financial distress, you are less likely to have difficulty paying your mortgage.  Moreover, if you want to accelerate the payoff of your mortgage, you can choose to pay extra each month toward your loan principal or pay extra principal whenever your cash flow permits you to do so comfortably.

Keep in mind, however, that a 30-year mortgage carries a higher interest rate than a 15-year loan. That’s because the bank is taking a much longer risk with 30-year borrowers. So even if you do pay off your mortgage early, you will still be paying more in interest.

On the other hand, a 15-year mortgage with a lower interest rate will save you money. The shorter term of the loan coupled with lower rates can put thousands of dollars in your pocket due to considerable saved interest payments over the life of the loan.

A 15-year mortgage requires borrowers to amortize their loans in half the time of 30-year loan mortgagors, so your 15-year loan is satisfied earlier. If you can afford the higher monthly payments, but don’t have the discipline to make extra payments yourself, this might be the right option for you.

The downside to a 15-year mortgage is the lack of flexibility as compared to a 30-year loan. If you should have the misfortune of future financial difficulties, paying less as you would with a 30-year mortgage, is simply not an option.

To decide which mortgage is right for you, the best course to follow is to secure a pre-approval for your mortgage before you start shopping for a home.  Lenders are readily available to assist you with this.  If you do not have a reputable, experienced and successful lender in mind, but would like to speak with someone who really knows the ins and outs of the mortgage arena, I can provide you a list of trusted lender affiliates. They will help you to determine what the payments can be and assess how this works into your current budget.  Then when you’re ready to shop for a house, please contact me for an appointment to discuss a plan for your home search. I look forward to helping you find your next dream home!

Allyson Hoffman, ABR, ACRE, CDPE, CRS, e-PRO, GRI, SFR, SRES
RE/MAX Villager
Serving Chicago's North Shore, North and Northwest Suburbs
847-310-5300
[email protected]

Get your latest Home Value
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Allyson Hoffman is your ultimate real estate resource for Chicago's North Shore, North and Northwest Suburbs and surrounding areas. Visit my website for detailed information regarding today’s real estate market.

Photo courtesy Fernando Mengoni, Stock.XCHNG.

Are You Ready to Find Your New Home?

by Allyson Hoffman

Are You Ready to Find Your New Home? 

It’s not hard to see the signs. The housing market in some regions is roaring toward a complete recovery. In California and Florida, developers are resorting to lotteries to handle the scores of prospective buyers each new home brings.  It seems every week brings new, positive reports on housing starts, sales and other statistics. So if buying a home is on your agenda this year, you’ll need to be prepared.

Know What You Can Afford

This part of the process can be difficult, because you have to be painfully honest with yourself or you risk problems down the road. You know how much you make. What you need to know is how much of that is available for a mortgage payment and insurance every month, as well as annual taxes and fees. Sometimes, it can be easier to work from the other direction and determine how much you have left over after other expenses are accounted for in your plan. These are things like car payments, monthly food purchases or school-related expenses.   However you arrive at it, a number representing how much you can spend each month on housing is a critical component of your home search. You won’t be the only one doing this, of course. Your lender will also make the same assessment when deciding how much they’re willing to lend you!

Know What You Want

This can be a real challenge. First you’ll want to make a list of all the things that would make a new house perfect for the life you envision. Try only to add things that would really make you happy.  This part isn’t about what you can afford. It’s about what you’d like to have.  Is it a media room, a three-car garage, a hot tub and/or his and hers closets in the master? Write it down in a list that can really help you narrow potential choices as you compare the list to the features of houses you’ve seen or plan to see.

Know What You Need

This can be even harder than making your initial list, because you have to take the list of what you want and remove everything that isn’t essential. The list above is your “wish list” and this is a list of things that a potential new home must have. You might be able to live without wood floors, but what about central heating and air? Or access to top notch schools and medical care? Providing this list to your real estate professional means you’ll only see houses that have already passed this essential screening.

By thinking though through these considerations before you begin searching for your new home, you will undoubtedly save a lot of time. This preparation will pay off when you  begin looking at houses and with some luck, you’ll find that great new home without a problem!

If you have questions about the buying process, please contact me.  I am always happy to answer any questions about the real estate buying and selling process

Allyson Hoffman, ABR, ACRE, CDPE, CRS, e-PRO, GRI, SFR, SRES
RE/MAX Villager
Serving Chicago's North Shore, North and Northwest Suburbs
847-310-5300
[email protected]

Get your latest Home Value
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Allyson Hoffman is your ultimate real estate resource for Chicago's North Shore, North and Northwest Suburbs and surrounding areas. Visit my website for detailed information regarding today’s real estate markets.

Be a Power Buyer: The Pre-Qualification Process

by Allyson Hoffman

You're ready to buy a home, but do you really know how much you can afford?

Before you set out on your new home search, it is important to know how much you are able to afford.  This is referred to as being pre-qualified, which is different than being pre-approved and can be accomplished through a preliminary interview with your prospective lender.  During the pre-qualification process you will learn a number of different things about your finances such as:

  • How much home you can afford
  • The amount of down payment you will need
  • The minimum down payment and the advantages of higher down payments
  • What the bank feels you can afford for a monthly payment

Determining this information ahead of time will also assist your agent in finding the right properties for you to look at that fall within your budget.

The next recommended step is to be pre-approved.  This step is more involved.  Your lender will need to review your finances in greater detail, including running your credit profile, to determine how much money they can tentatively agree to loan you for your home purchase. Your lender will review the following:

  •  Gross Monthly Income
  • Credit History
  • Amount of any/all outstanding debts
  • Source and amount of money available for down payment and closing costs
  • Type of Mortgage
  • Interest Rates, etc.

Analysis of this information will allow the lender to determine two important ratios:

  • Debt-to-Income Ratio
    Your bills/debt each month should not exceed 36 percent of your gross monthly income
  •  Housing Expense Ratio
  • Your monthly mortgage payment should not exceed 28 to 33 percent of your gross monthly income

Though there may be some flexibility in these ratios (depending upon the lender and the type of loan program you prefer), submitting your information to your lender’s automated underwriting program for approval should provide you a greater sense of confidence in your ability to secure the financing you’ll need to reach your objective.   With a strong pre-approval in hand your offers to sellers should be better received and more likely to be seriously considered.  For more information on the home buying process, please feel free to contact me for additional information or assistance.

Allyson Hoffman, ABR, ACRE, CDPE, CRS, e-PRO, GRI, SFR, SRES
RE/MAX Villager
Serving Chicago's North Shore, North and Northwest Suburbs
847-310-5300
[email protected]

Get your latest Home Value
Receive Your Personalized Listing Alerts

Let’s Connect, Socially!

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Allyson Hoffman is your ultimate real estate resource for Chicago's North Shore, North and Northwest Suburbs and surrounding areas. Visit my website for detailed information regarding today’s real estate markets.

What Changes to Credit Scoring Mean for You

by Allyson Hoffman

Owning a home is major investment in your financial future. Unfortunately, for a lot of people who would like to buy a home, the last several years have been rough. So, it comes as welcome good news that the three major credit bureaus that calculate your credit scores are revising their formula to benefit people with limited or no credit histories.  Under the change, debts with zero balance that are paid in full or settled will no longer be taken into account. Previously, those same debts would have been a component of credit scores for up to seven years, even if the balance on them was zero. Additionally, victims of natural disasters won't be penalized for negative accounts in the aftermath of those events. VantageScore is now used by seven of the top ten U.S. financial institutions and four of the top ten auto and mortgage lenders.

FICO, the most relied upon credit scoring model, may be making changes as well. Monday, they announced they would look into ways to take alternative records into account for people with limited or no credit histories. People who are trying to improve their scores should consider FICO's top three tips for repairing credit.

  1. Check Your Credit Report – This is your first step to identifying what needs to be paid or corrected.
  2. Setup Payment Reminders – Your best strategy for repairing your credit is to pay your debts on time.
  3. Reduce the Amount of Debt You Owe – This sounds obvious, but even paying off a debt a little at a time can be a big boost for your credit.

You’ll have to show lenders you are serious about being financially responsible before they will approve a mortgage loan. For more about those tips and repairing your credit history, see this story on myFico.com and this report from the Federal Trade Commission.

If you're ready to buy now, let's sit down and talk about what you want, what you need and what will work best to make your dreams come true!

Allyson Hoffman, ABR, ACRE, CDPE, CRS, e-PRO, GRI, SFR, SRES
RE/MAX Villager
Serving Chicago's North Shore, North and Northwest Suburbs
847-310-5300
[email protected]


Get your latest Home Value
Receive Your Personalized Listing Alerts

Let’s Connect, Socially!

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Allyson Hoffman is your ultimate real estate resource for Chicago's North Shore, North and Northwest Suburbs and surrounding areas.  Visit my website for detailed information regarding today’s real estate markets.

This blog is maintained by Michael of Kim Hughes & Company.

Displaying blog entries 11-20 of 65

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Allyson Hoffman
RE/MAX Villager
1245 Waukegan Road
Glenview IL 60025
847-310-5300
Fax: 847-400-0881

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Glenview, IL, 60025

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