Edwardsville Illinois Homes for Sale

Lake Homes for Sale in Edwardsville IL

2011-09-21T23:18:00.001-05:00

Imagine sitting on your dock enjoying a beautiful afternoon at your own lakeside paradise. Kayaking, fishing, bird watching and simply getting the best out of life.

This can all be yours if you choose a lake house as your next home in Edwardsville, Illinois.

Click here to see lake homes for sale in Edwardsville, Illinois.

Video of the Historic Leclaire Neighborhood in Edwardsville

2011-07-07T14:30:00.002-05:00

One of the most sought-after historic areas of Edwardsville is the charming and affordable Leclaire neighborhood.

Founded by industrialist N.O. Nelson as a company town to support his manufacturing business, Leclaire was a model community where workers could live in single-family homes and families had amenities such as parks, schools and recreation. Leclaire was originally an independent town, but has long been a part of the city of Edwardsville. Its homes are part of the acclaimed Edwardsville School District.

Today Leclaire is listed on the National Register of Historic Places. Many homes are built in the classic American Craftsman style with broad front porches and original woodwork lovingly preserved inside. The centerpiece of the neighborhood is Leclaire Lake, which is a prime spot for a little recreational fishing, a nice walk or a visit to the playground. Generations of Edwardsville High School students have had their prom pictures taken in the scenic park.

Click here to see homes currently for sale in Edwardsville's Leclaire neighborhood. And, if you've never had the chance to see Leclaire in person, click on the video below for a brief look. See something you'd like to tour in person? Give me a call at 618-791-8007 or email Nancy@GoshenRealtyGroup.com and we'll find the home of your dreams in Leclaire.

Wildey Theatre Reborn in Edwardsville, Illinois

2011-06-20T14:28:00.001-05:00

One of the many great things about life here in Edwardsville, Illinois is the vibrant downtown.

Now the restored and reopened Wildey Theatre is adding a lot of evening events to the community's already active social calendar.

Like many single-screen older movie houses, the Wildey closed its doors in the early 1980s (the last first-run film to play there was "The Big Chill" in 1984).

After many starts and stops at preservation over the ensuing 27 years, the city acquired the property in 1999 and this year has given us back this civic gem.

Opened originally in 1909 as an opera house and a meeting site for the International Order of Odd Fellows (note the I.O.O.F. in the friezework at the top of the building), the Wildey has held a firm grip on the hearts of Edwardsville residents over the years.

Through its history, the Wildey has hosted musical performances, vaudeville shows, silent films, dance recitals and all manner of events. The facility graduated to "talkies" with Al Jolson's "The Jazz Singer" in 1927. Read more about the history of the Wildey here.

If you go to the Wildey, you can buy tickets up to an hour in advance of the show at the box office (located in the Art Deco ticket booth in front of the theater at 250-254 North Main Street in Edwardsville, IL 62025. Or, you can order tickets online at this link.

Tickets cost $8 for adults, $6 for students (children, high schoolers and college students with valid student ID) and seniors (age 55+).

Concerts at the Wildey are open to students age 16 and up, but under 16 must be accompanied by an adult. Infants and children under one do not require a ticket if they are in their parent's lap.

My family recently saw Alfred Hitchcock's "Rear Window" during a double feature that also offered Hitch's "Vertigo" on the bill. It was wonderful to see a favorite film the way it was meant to be experienced. Jimmy Stewart's character was more helpless in his wheelchair. Grace Kelly was more beautifully luminous. Character actress Thelma Ritter's wisecracks cracked wiser. And Raymond Burr's killer was more menacing on the Wildey's big screen. Audience members gasped at some of the more shocking moments just like moviegoers in 1954 when the film was first released.

Coming up at the Wildey as I write this blog post are the Mel Brooks classics "Young Frankenstein" and "Blazing Saddles," concerts from Erin Bode and Alvin Jett & the Phat NoiZ, an appearance by storyteller Bobby Norfolk, Roland Johnson and the Voodoo Blues Band, "It" starring silent film queen Clara Bow, and a coffee concert featuring Gershwin tunes. Whenever you're reading this, there's bound to be something you'll want to attend.

See the full list of current Wildey bookings here.

Next door the Encore Wine Bar has opened, giving Wildey patrons a place to sip before and after the show. A wine tasting and movie event featuring the Meryl Streep movie "It's Complicated" is scheduled for June 30 at 6:30 p.m.

To contact the Wildey staff, click here.

To paraphrase from another of my favorite classic movies, "Casablanca," I think the reborn Wildey and a new generation of Edwardsville residents are at the beginning of a beautiful friendship.

I'll see you at the movies!

Pool Homes for Sale in Edwardsville, IL

2011-06-18T16:32:00.000-05:00

If you've been making do like the folks on this page, instead of enjoying an inground pool of your own, maybe it's time to look at pool homes in Edwardsville.

And, it's hot outside. Which is the best excuse I know for wanting a new home with a beautiful, cool pool.

Click here to see all of the pool homes currently for sale in Edwardsville, Illinois.

Note that this link to my website presents the most expensive pool homes first. If you'd like to see the most affordable pool homes first, scroll to the bottom of the page.

If you're ready to take the plunge into a pool home of your own, call me at 618-791-8007 or email Nancy@GoshenRealtyGroup.com.

Home Values in Edwardsville: Prices are Up, Volume is Down

2011-06-18T15:50:00.001-05:00

How are home values in Edwardsville, Illinois?

As you might imagine, this is a question I get all the time because people are confused and anxious about the worth of their homes.

If you look at the national media, you might be forgiven for thinking that everything in real estate is bad news. So let's take a deep, cleansing breath and look at the image of lovely Leclaire Park at the right and then peek at the real Edwardsville numbers for a dose of truth:

In 2009, 334 homes were sold in Edwardsville. The average home stayed on the market 157 days, and sold at an average price of $198,122.

Fast forward to 2010 and fewer homes were sold in Edwardsville -- 317. Those homes also stayed on the market a little longer -- an average of 168 days on the market.

But here's the great news: Home sales prices in Edwardsville actually ROSE 12.44 percent in 2010 over 2009. The average home in 2010 sold for $222,780 and posted a good list-to-sell ratio of 95 percent.

Today, at the midway point in 2011, Edwardsville home sales are on pace to be slower than 2010, but they are selling at a very stable price.

Year-to-date on June 1, 2011, just 102 Edwardsville homes have been sold. That's 20.7 percent fewer than January 1 to June 1 in 2010. However, prices on these sold homes are up nearly half a percent over 2010. (Note that some of the higher sales volume in 2010 can be attributed to the homebuyer's tax credit that was offered in the first half of 2010.)

What does all of this mean? To me it says that if you need or want to sell your Edwardsville home in 2011, it can be done efficiently if you have kept it in good condition and if you price it right from the very beginning using your Realtor's in-depth research on comparable, recent sales as a guide.

More questions about Edwardsville real estate? You can reach me at Nancy@GoshenRealtyGroup.com or follow the market on my site at www.GoshenRealtyGroup.com.

Edwardsville Home Buyers: Can Your Realtor Help You Get Pre-Approved for the Right Loan?

2011-05-03T19:46:00.000-05:00

Thanks to my blogs, websites and some very selective advertising, my phone rings with calls, beeps with text messages or dings to lets me know when an email query from a new buyer has come through.

On a good day, it can be a real symphony of sounds squawking forth from the Blackberry.

Ring! Beep! Ding! I love days like that.

Today was one of those days and one new buyer -- I'll call him Mike -- emerged at the head of the pack because he's already done what I asked him to do -- talk to one of my preferred lenders about a mortgage loan.

After a new customer and I first make contact and chat for a while about their real estate goals like Mike and I did today, I ask if they have seen a lender to find out what kind of loan would be best for them.

Very often the answer is, no, they haven't talked to a lender yet. Mike admitted that he -- in his own words -- was "clueless" about how to go about getting himself and his wife and kids a place to call their own.

I gave him the name of a lender who I trust to do a great job making a decision about the best loan for his situation. Before the day was over, the lender called to let me know that Mike had talked to him and they are meeting tomorrow to go over the process.

So, in a sense -- yes -- as your Realtor, I can help you get pre-qualified and pre-approved for that mortgage loan you need to become a homeowner. I do it by making sure you talk to a good lender who I trust to give you the best possible advice.

"My" lenders (I get proprietary about people who do a great job for my clients) know about:

Grant programs in Madison County and St. Clair County, Illinois (the two counties in which I do most of my work) to get money for closing costs and other pre-paid items for my buyers who meet certain income levels
VA loans for military veterans
FHA loans with small downpayment criteria
USDA Rural Development loans for buyers who are considering homes outside of the cities
203K Loans for both the purchase and rehab of a home
Credit repair -- for free -- for buyers who are on the edge of qualifiying for a loan
They even have conventional loans with 3 percent downpayments as I write this post

Folks, a good lender will have a smorgasbord of choices and will match your needs and circumstances to their offerings.

Conversely, if a buyer has too many credit problems to allow them to become a homeowner right now, these good lenders will tell them to wait a while and just rent for the time being while they work on bringing their debt to income ratio into balance.

If you're in the market for a home in Edwardsville or anywhere throughout Madison, St. Clair and Macoupin counties, and you need to take the first step -- getting a good loan -- call or text me at 618-791-8007 or email Nancy@GoshenRealtyGroup.com to talk about it.

Together your lender, your Realtor (that's me) and the most important person in this process -- you -- will make a great team to get your loan done, get your next home selected and get you to a smooth closing.

For Sale By Owner in Edwardsville? Know the Numbers.

2011-02-26T16:55:00.001-06:00

Edwardsville For Sale By Owner (FSBO)

We've been talking with a lot of homeowners in Edwardsville lately who have been trying to sell their homes as FSBOs -- For Sale by Owner.

Many of them have been frustrated by the process and are asking us why more prospective buyers aren't viewing their homes.

While my partner Kristina and I respect their decision to try to sell on their own, we're finding that many homeowners we meet with aren't aware of the success and failure rates in the process.

A new survey conducted this month by HomeGain.com again proves that sellers have a much greater change of getting their home sold using a professional.

In the survey, 83 percent of homeowners said they used an agent to sell their home, whereas 17 percent said they tried to sell it themselves. This closely aligns with results from the 2010 Profile of Buyers & Sellers from the National Association of Realtors, which found 88 percent of sellers were assisted by a real estate agent and 83 percent of buyers bought their home with the services of an agent.

Of the 83 percent of homeowners surveyed who used a listing agent to sell their home, nearly 60 percent were successful. Of the 17 percent who tried to sell on their own, just 39 percent surveyed achieved a sale. That's a 50 percent higher closing rate for Realtor-based attempts to sell.*

“It is especially striking that home owners fare significantly better in selling their homes using a REALTOR® than selling on their own,” says Louis Cammarosano, general manager at HomeGain. “Due to that relative success, the level of satisfaction in the home selling process is also higher for home sellers utilizing the services of a REALTOR® than those who try to sell their homes on their own."

Other findings in the For Sale by Owner vs. REALTOR® survey include:

88 percent of home owners who sold their homes using a REALTOR® said they would use a REALTOR® again.

24 percent of FSBOs eventually contacted a REALTOR® to help sell their home.

Kristina and I also took a look at the success/failure rate of the biggest flat fee MLS listing service in our area by comparing their listings to their expirations over the past year. Our research found that sellers using the flat fee service in our area had just a one in five chance of achieving a successful sale in 2010.

Remember that this flat fee listing service takes the seller's money up front whether the property sells or not (as opposed to a full-service listing in which the seller pays from his proceeds only when the home successfully closes).

With this flat-fee service, homeowners pay extra for changes in the MLS or additional photos during the listing period or a variety of other extras. Homeowners using the flat fee service also have to conduct their own showings and open houses, which means a disruption in personal schedules. They also must handle their own negotiations on price and terms and inspection negotiations, often against an experienced buyer's agent. (The flat fee service also suggests that the home seller hire an attorney to review the contract before it is signed -- another expense.)

The seller also has to pay a fee to the cooperating brokerage at closing if the buyer is represented by an agent. So when you consider the time and money spent by this point, why not use a full-service agent to make the process easier on yourself and to achieve a higher rate of success?

When we list your Edwardsville home for sale, we'll conduct a complete market analysis on your property to help you place it in a highly competitive position in the local market. We'll market your home aggressively to the widest possible pool of buyers. We'll negotiate with buyers and their agents on your behalf. And we'll negotiate any inspection responses to watch out for your best interest. We'll handle the dozens of details that come up to get you to a successful closing.

In short, we understand why someone might try to sell on their own or with a flat fee service, but if you've tried it and it doesn't work out for you and you still need to sell, please get in touch with us at Nancy@GoshenRealtyGroup.com or 618-791-8007 for help.

* Source: “HomeGain Survey Finds Home Sellers Fare 50% Better in Getting Their Homes Sold Using a REALTOR® Than Selling on Their Own,” HomeGain.com (Feb. 24, 2011)

Are You Ready to Sell Your Edwardsville Home?

2011-02-10T09:36:00.001-06:00

Are you ready to list your Edwardsville home for sale?

We like to call this time of year, "Selling Season." It's that time when the serious buyers pop out -- much like the February groundhog -- to see what's on the market and make their moves, roughly between Valentine's Day and the end of August.

Don't get me wrong, there is still plenty of activity after this six or seven-month period, but the vast majority of home buying will be done in these next few months.

So if you're thinking about selling your Edwardsville or Glen Carbon home in 2011, it's time to call for a consultation. We'll walk through your property with you, discuss its top selling features, talk about your real estate goals and discuss our services for home owners.

Once we've agreed to work together, my team will gather a large amount of research on recently sold homes comparable to yours that will offer a real-world view of home prices in our current market.

We'll also look at your active competition and homes currently under contract to get a complete picture of the situation you'll face as a seller. We'll see how long homes like yours have been staying on the market prior to selling and we'll consider your motivation to help you determine a price that will make sense and will attract buyers.

We don't take every listing. But those we take, we take to sell.

Search for Edwardsville Homes for Sale on our website at GoshenRealtyGroup.com.

Let's use this active time of year to sell your Edwardsville home and help you move on to the next chapter in your life whether you're downsizing, moving up, relocating or just ready to live somewhere new.

Call or text me at 618-791-8007 to schedule a time to talk about your home or just email Nancy@GoshenRealtyGroup.com. We're Edwardsville's only RE/MAX office and we're the experts on marketing your Edwardsville real estate.

HUD Homes For Sale in Edwardsville

2011-02-02T16:45:00.000-06:00

Are you interested in purchasing a HUD home for sale in Edwardsville, Illinois?

The inventory of HUD-acquired homes changes constantly, so be sure to check HUD Home Store and contact Nancy Milton for the latest information on available homes.

Today there are four HUD homes available for purchase (note that this information was correct when posted, but is likely to change rapidly):

518 Dewey for $101,000

2704 Hunter's Ridge for $163,800

218 4th Street for $90,000

571 Clover for $168,000

Consumers may begin their search for HUD homes on www.HudHomeStore.com, but only a registered agent can submit a bid on behalf of a buyer. Just contact Nancy Milton to bid on HUD homes in Edwardsville.

Learn more about Goshen Realty Group via our QR Code

2011-02-02T09:51:00.001-06:00

If you're familiar with QR codes, you know what to do with this image on the right.

If you're new to this technology, here's the scoop. The black and white image to the right is called a QR Code. It can be scanned with a QR Code reader on any smart phone. When it's scanned, it will direct the user to a page of content that will provide them with more information. Or, if you see a QR code on a web page, like this one, just click it to be taken to a page with more details.

In this case, the code on this page will connect you with an extensive profile of Goshen Realty Group at RE/MAX Preferred Partners, Edwardsville's only RE/MAX office.

Questions? Just send me an email Or, call or text 618-791-8007.

Edwardsville IL Real Estate Market Update

2011-01-18T15:51:00.001-06:00

How did the real estate market in Edwardsville, Illinois fare in 2010? Here are the totals:

From January through December 2010, 317 new and existing homes valued at $70.6 million were sold in Edwardsville.

Existing re-sale homes that sold during the year were on the market an average of 150 continuous days prior to selling. New construction homes were on the market longer before selling -- an average of 251 days. Additional homes expired or were withdrawn from the market without selling. Homes that are priced too high for market conditions or those with condition problems are among those most likely to expire without selling.

If you look at Edwardsville's new construction homes only, the average selling price was $454,737 in 2010 compared to a listing price of $497,816. That's a list-to-sell price ratio on new homes of 91.3 percent.

For existing homes, the average selling price was $207,992 in 2010 and the average listing price was $218,726, resulting in a list-to-sell price ratio of 95 percent.

Please note that the list-to-sell ratios only consider the final listing price, which may have been the result of one or more price drops during the course of the marketing period.

If you have questions about selling your Edwardsville home or the local market in general, contact me at Nancy@GoshenRealtyGroup.com or call 618-791-8007.

HOMES FOR SALE IN THE OAKS NEIGHBORHOOD IN EDWARDSVILLE

2010-10-06T22:48:00.000-05:00

The Oaks neighborhood in Edwardsville, Illinois is tucked away off IL-143 (also known as Marine Road). The subdivision is east of downtown Edwardsville and offers an easy commute to I-55.

The surrounding area includes the Moose Lodge and the celebrated Andria's Countryside Restaurant, one of the finest steakhouses in the region.

Click here to see homes for sale in The Oaks.

Most homes in The Oaks were built in 2004-2006. They range in style from spacious ranches to two-story and story-and-a-half models.

POOL HOMES FOR SALE IN EDWARDSVILLE AND GLEN CARBON UNDER $250,000

2010-09-17T15:39:00.000-05:00

Pool season is officially over here in St. Louis' Illinois suburbs, but that doesn't mean you can't still make a splash by buying an affordable pool house to call your own.

Click here for a list of pool homes for sale in Edwardsville and Glen Carbon priced under $250,000.

Want to know more about the ins and outs of buying a house with a pool? Call, text or email with your questions.

EDWARDSVILLE HOME SELLERS: GET YOUR FREE HOME VALUE REPORT

2010-09-17T15:24:00.002-05:00

Edwardsville Home Owners: Would you like to know what homes have been selling for in your Edwardsville neighborhood? Just fill out the following form and we'll get back to you with information on recent comparable sales in your area.

Relocating to Edwardsville? Here are Lodging Choices for Your Next Visit

2010-08-25T18:11:00.000-05:00

If you're relocating to Edwardsville or any of St. Louis' Illinois suburbs, chances are you'll need to make a few visits while you're viewing properties and getting to know our region.

For those of you considering relocation to the Edwardsville and Glen Carbon areas, this post will give you three lodging options and links to the properties. You can establish your base camp at one of these three hotels while you search homes for sale.

HAMPTON IN & SUITES -- The newest of the three hotels listed here, it is located at the IL-157 exit just south of I-270 in Glen Carbon, Illinois, a perfect spot for someone who might be commuting to the new job and searching for homes.

Hampton Inns are known for their comfy Hampton Bed, a morning breakfast buffet and a grab and go breakfast bag for those who are too busy to stop. The hotel offers an indoor pool and an exercise room.

COMFORT INN -- Located on the bluff overlooking the Mississippi River bottomland and the St. Louis skyline in the distance, this is the oldest of the three properties, but it has been renovated and re-branded several times and includes conference rooms.

Music buffs will be interested to note that musician Jackson Browne recorded some of the tracks from his "Running on Empty" album at the hotel when it was a Holiday Inn many years ago. He and his band had finished a late night at the famed Mississippi River Festival at Southern Illinois University at Edwardsville (SIUE) when they headed back to the hotel, set up the recording equipment and the rest is music history.

COUNTRY HEARTH INN & SUITES -- It's not in the country, but it does have a hearth and a great position along IL-157 (Old Route 66) in Edwardsville IL next to the Edwardsville Sonic and within a quick dash of Edwardsville High School.

This is the hotel closest to Southern Illinois University at Edwardsville (SIUE) and the SIUE Business Park. It also is closest to downtown Edwardsville and the Madison County courthouse and government offices.

Need help with your Edwardsville or Glen Carbon area relocation? Call, text or email me at 618-791-8007. We'll discuss your timetable and your real estate needs, then find the perfect new home for you.

Here's a link to the advanced search function on our website at Goshen Realty Group where you can search like a pro with no registration required.

If you'd like to save your searches and listings you like best, you can sign up for a free property manager account here by just clicking the mailbox on the home page.

Get Your Own Gettysburg Address in Edwardsville

2010-08-25T16:59:00.001-05:00

Would you like to have your own Gettysburg address? Sorry, I couldn't resist a quick pun about this popular Edwardsville subdivision's battlefield name.

The Gettysburg Estates subdivision is located off Gerber Road near Goshen Road. It is east of IL-159 and close to schools, shopping and the new YMCA Meyer Center.

Click here to see details and pictures of homes currently for sale in the Gettysburg neighborhood.

Gettysburg is located in the Edwardsville School District.

See anything you like? Call, text or email and we'll see if the homes in Gettysburg Estates will meet your needs.

2010-07-23T14:55:00.000-05:00

When the editors of Family Circle magazine recently named Edwardsville, Illinois as one of the nation's 10 Best Towns for Families, one of the many reasons cited was the 116,000-square-foot Meyer Center YMCA. The magazine even illustrated Edwardsville's page with a picture of the rock-climbing tower in the Y's lobby.

If you're thinking of relocating to Edwardsville, you'll want to know that there actually are two Y's. The Esic Center, first built in the 1960s and expanded several times, and the new Meyer Center. The facilities flank either side of town about five miles apart, so no matter where you choose to live in Edwardsville, there is a YMCA close to you.

A new website debuted this week for the Edwardsville YMCA, allowing online registration for members. It's a great way to get signed up for classes, lessons, and everything the facilities offer.

Here's a quick rundown of the special features of each Edwardsville YMCA:

MEYER CENTER -- roller skating rink, gymnastics center, five indoor tennis courts, fitness center, climbing tower, summer camps and day camps, child care, two-lane indoor track, party and rental rooms, court-and-a-half gym, outdoor pools and a wide variety of classes.

ESIC CENTER -- two indoor pools, full-court gym, fitness center, racquetball courts, child care, pre-school classses, multi-purpose rooms, playground, youth and adult programs and classes.

Programs and classes cover just about anything fitness related -- from fencing and zumba (an aerobic workout set to Latin music) to mixed martial arts conditioning and sculpt 'n spin workouts. There are even stroller power walks for parents with little ones.

The Meyer Center's fitness area offers 12 treadmills, 12 elliptical machines, 5 bikes, 5 steppers, one stepmill, two low-impact steppers one rowing machine one versaclimber, a 15-piece Nautilus Nitro line, a 9-piece Cybex line, assorted specialty machines and a cardio theater entertainment system. Plus there is a 1,600-square-foot area devoted to free weights (that's the size of a decent house, folks, so it's big). The Esic Center has similar equipment plus spinning classes. (That's a workout on stationary bikes.)

Drop-in fitness classes are scheduled throughout the week and include the aforementioned Zumba with classes for adults or parents along with their kids, cardio blast, cardio kickboxing, awesome abs, fitness over 50, Nia Fusion (described as body-mind movement) and many others. Pilates classes, kettlebells, beginning and intermediate yoga are on the list too -- and the choices go on.

The Y's are open from 5:30 a.m. until 10 p.m., Monday through Thursday and until 9 p.m. on Fridays. Saturday hours are 7:30 a.m. until 8 p.m. and Sunday the facilities open at 10 a.m. and close at 6 p.m. Learn more at the new Edwardsville YMCA website or call 618-655-1460.

--Nancy
Your Edwardsville Realtor

Buying n a HUD Foreclosure House in Madison County Illinois? I've Got the Key -- the HUD Key -- and 7 Easy Steps to Success

2010-07-11T22:14:00.001-05:00

Have you considered buying a HUD (U.S. Department of Housing and Urban Development) foreclosure for your first home or as an investment property?

If so, I literally hold the key to all HUD homes in St. Louis' Illinois suburbs. (Only HUD-approved real estate brokers and their agents are permitted to represent buyers for HUD homes. We are issued keys that unlock all of the foreclosure properties for our investment or owner occupant buyers.)

If you're interested in pursuing a HUD foreclosure, particularly in Madison or St. Clair counties and the communities of Edwardsville, Highland, Glen Carbon, Maryville, Collinsville, Troy, Wood River, Bethalto, East Alton, Alton, Granite City, O'Fallon, Fairview Heights, Belleville, etc., get in touch with me and we'll talk about the best way to achieve your real estate goals.

So how does this HUD thing work, Nancy?

If the home's owner has defaulted on a government-backed FHA loan, HUD will foreclose on the property and will then be the seller of record when the home is put back on the market.

Several companies administer HUD listings on behalf of the government. For Illinois, it's a group called HMBi. Go to HMBi's web site, www.hmbiweb.com/listings.html Click on Illinois and then you can go to the page that will allow you to see what homes are available by city. Note that not all cities will always have HUD homes available at any given time.

All HUD homes are sold through an online bidding process. When a HUD property first comes on the market, online bids are accepted only from owner-occupant buyers -- those buyers who plan to live in the property -- or non-profit organizations (such as Habitat for Humanity) or governmental agencies that plan to buy and rehab the house for the betterment of the community. If the house doesn't sell in a specified period of time, HUD will open the bidding to investors.

Now that you know the basics, here are the 7 EASY STEPS TO SUCCESS you and I can follow to get a HUD foreclosure home under contract for you:

STEP 1: Find a Realtor. While you may look at the HUD houses online, only HUD-approved real estate brokers and their agents are allowed to place the bid on your behalf and work with you to complete your transaction with HUD. This is where my HUD keys come into play. I can show all HUD homes in our area to you.

STEP 2: Get pre-approved for your financing. If you plan to use a loan to purchase your property you should get pre-approved before beginning to look at HUD homes. Why? Because HUD acts fast. Once a bid is accepted, HUD will place very strict time limits on its transaction, so it is critical that you are ready to immediately follow through to complete the sale. If you are a cash buyer, you must get a funds availability letter from your bank. (We'll discuss HUD-appropriate loans in another post, including the very nifty 203K loan that allows you to finance both the house and up to $35,000 in needed repairs.) Even if you're buying a conventional home instead of a HUD foreclosure, this is good advice. Always, always get pre-approved before looking at property.

STEP THREE: Determine your real estate goals and discuss those goals thoroughly with your Realtor. Do you want a home that will be your residence? Or, are you looking for an investment property? Will you be fixing the house for eventual sale? (We'll discuss HUD's rules about flipping homes in another post.) Or will you be using it as rental property? When you are looking at the HUD homes in Madison and St. Clair counties online, think about the property's location, the materials used in its exterior construction (e.g., brick vs. vinyl siding) and its assessed value. Homes assessed at a higher value will have more of a financial up side for you after you've fixed the defects and brought it back to the neighborhood's standards. What you're going for is the lowest purchase price on a home the offers the highest potential value.

STEP FOUR: View HUD homes online and select those that meet your goals. If a home won't meet your needs, don't look at it. It will waste your time. (And trust me, once you've seen a few HUD homes, you'll see that it's not necessarily a fun process.)

STEP FIVE: Visit the homes that meet your needs in person with your Realtor. Be prepared. Many HUD houses are in bad shape. Utilities are usually disconnected, so bring a flashlight. Wear sturdy shoes (no open-toed sandals or flip flops) as there is often debris inside the house and sometimes unsafe conditions on stairs and floors. Bring a camera so you can take pictures of the homes you're considering. If you have a buddy who is a contractor, invite him to come with us. He can help you understand the costs of necessary repairs. (We'll talk about the specific items to look for in a HUD home in another post, but a short list includes electrical systems, HVAC, roof, windows, appliances -- if there are any -- siding, foundation, mold evidence, water damage, etc.) Note that many substandard condition items will be noted on property's online description. Here's an example from a home currently listed in Collinsville: "EVIDENCE OF POSSIBLE MOLD; EVIDENCE OF WOOD DESTROYING ORGANISM DAMAGE ON DETACHED STORAGE UNIT AND SUN DECK; REPAIR INTERIOR WALLS; REPLACE CEILING TILES." Don't let that bold face information scare you. Understand that it's great to know about some conditions in advance so you can make plans to deal with them while you're considering your buying decision. If this type of information bothers you, then you are not a good candidate to buy a HUD foreclosure.

STEP SIX: Select your target house and decide what to offer for it. To give you an idea of what to offer, I will research what similar houses nearby have sold for over the past six months. It's also advisable to have a professional home inspection at this stage. HUD does not warrant the condition of the homes it sells and will not provide for the repairs of these homes, so it is important for the bidder to know what they are getting into in terms of the home's condition. Home inspections will cost anywhere from $250 to $450 in our market. Termite inspections are $30 to $40. Radon inspections are $150. And, depending on the home, you may want to consider septic inspections, well inspections, etc. And, yes, to answer a very common question before you even ask: if you decide not to buy the home, you are out the money you've paid for inspections. Consider it money well spent on avoiding a home that turns out to have more problems than you can monetarily or emotionally deal with.

STEP SEVEN: Have me place your bid. If you are bidding as a owner occupant during the initial offer period, you will find out if your bid was accepted at the end of HUD's set time period. If you are bidding on a home that was not purchased during that initial phase, then it has entered what HUD calls an "extended phase" and bids are opened each day. If you have placed an acceptable bid, HUD will notify me within 48 hours and we will prepare a contract for your purchase of the property. Note that HUD pays the the buyer's broker's fees at closing, so my professional services during this transaction process are free to you. How's that for a nice bonus for you? Also, note that I will need to see your driver's license and have your SSN to process the bid. HUD will cancel sales contracts with buyers who have provided incorrect name or social security number information. If that bothers you, then you are not going to be able to buy a HUD foreclosure.

Questions about buying a HUD foreclosure in Madison or St. Clair counties? Want to know if there are HUD foreclosures in your target cities of Edwardsville, Glen Carbon, Maryville, Collinsville, Troy, Highland, Belleville, O'Fallon, Fairview Heights, East Alton, Granite City, Wood River, Alton, etc.? Call me at 618-791-8007 or send an email to Nancy@GoshenRealtyGroup.com.

I'll look forward to helping you find the right property and get it under contract as efficiently as possible.

Off Campus Housing Options for SIUE Students in Edwardsville

2010-07-09T22:56:00.001-05:00

Dear SIUE Parents:

Do you have a student in need of off campus housing for the upcoming academic year at Southern Illinois University at Edwardsville (SIUE).

There are a number of multi-bedroom, reasonably priced homes for sale in the Edwardsville area that might fit your needs.

Many of my clients have purchased a home for their student and rented additional bedrooms in the home to other students, covering some or all of the mortgage payment. Several have had close-in-age children who used the home throughout their consecutive college careers.

Wouldn't it be great at the end of four years (or more) of college to have equity in a property instead of having wasted housing costs that were paid to a university dorm or apartment landlord?

Click here to see three, four and five-bedroom homes currently for sale near Southern Illinois University at Edwardsville and priced at less than $200,000.

If you have questions about life in Edwardsville or would like to schedule at time to see available student-ready homes, send an email to me at Nancy@GoshenRealtyGroup.com or dial 618-791-8007.

--Nancy

Nancy Milton, Realtor/GRI
Your Edwardsville Realtor

Edwardsville Homes for Sale: $200,000 to $250,000

2010-07-08T09:56:00.003-05:00

The charming city of Edwardsville, Illinois -- the seat of Madison County government and home to Southern Illinois University at Edwardsville (SIUE) -- offers a wide variety of real estate options in the $200000 to $250000 price range.

Click here to see the homes currently for sale in this price category.

If you'd like to have an updated list of Edwardsville real estate delivered to your inbox as soon as homes come onto the market, send an email to Nancy@GoshenRealtyGroup.com or call me at 618-791-8007.

--Nancy

Nancy Milton, Realtor/GRI
Your Edwardsville Realtor

Homes for Sale in Edwardsville's Dunlap Lake Neighborhood

2010-07-07T14:00:00.001-05:00

Lake living in Edwardsville, Illinois?

Yes, you can be close to town and still enjoy all the benefits of living on or near a beautiful lake.

Established in 1939, the Dunlap Lake neighborhood is filled with attractive single-family homes in a variety of styles and ages that boast lakefront property or lake views.

Click here to see the homes currently for sale at Dunlap Lake.

Fishing and boating are allowed at Dunlap Lake. Note that all anglers 16 and older need to have an Illinois fishing license. Boats must be less than 20 feet in length (pontoon boats may be 25 feet) and need to be registered with the state. Only small motors are allowed on the thousand-acre lake. Homes off the lake can use the association's access areas to launch their boats or fish on the lake.

Here's an aerial view of Dunlap Lake in Edwardsville. Call me at 618-791-8007 or email Nancy@GoshenRealtyGroup.com if you have questions about Dunlap Lake living or would like to see homes at the lake that meet your needs.

--Nancy

Nancy Milton, Realtor/GRI
Your Edwardsville Realtor

View Larger Map

Homes for Sale in the Arbor Lake Subdivision

2010-07-05T23:25:00.000-05:00

Looking for a newer luxury home in Edwardsville, Illinois? Try the Arbor Lake subdivision.

With homes ranging in price from the mid-$400,000s to the high $700,000s, the new subdivision is perfect for buyers interested in a great location with state-of-the-art amenities and beautiful finishes.

Click here to see homes currently for sale in Arbor Lake.

Arbor Lake is well-positioned for an easy commute to St. Louis or points around Madison County, IL. It is near the YMCA Meyer Center and schools.

Call me at 618-791-8007 to learn more about homes in this attractive subdivision or send an email to Nancy@GoshenRealtyGroup.com.

Homes for Sale in the Historic Leclaire Neighborhood of Edwardsville

2010-07-05T18:57:00.001-05:00

Edwardsville industrialist N.O. Nelson created an idyllic company town in Madison County, Illinois in the 1890s. He named it Leclaire after the French social reformer who developed a profit-sharing system in France.

Click here to see homes for sale in the Leclaire neighborhood of Edwardsville.

Nelson, who manufactured plumbing products and fire hydrants, provided affordable homes for his workers, pleasant factory conditions, profit sharing and other benefits that were uncommon in that day. Nelson's ahead-of-his-time vision included free schools and recreational opportunities for the children of his factory workers and much more. (Leclaire Lake, the center of Nelson's village, is pictured at right.)

The village of Leclaire was annexed by the adjacent city of Edwardsville in the 1930s. Today Leclaire is listed on the National Register of Historic Places. Its tidy homes and craftsman-style bungalows are much sought-after by buyers who appreciate the area's authentic Midwestern charm.

If you'd like to visit homes for sale in the Leclaire Historic District of Edwardsville, contact me at 618-791-8007 or send an email to Nancy@GoshenRealtyGroup.com.

Here's a map of the Leclaire neighborhood.

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Family Circle Magazine Names Edwardsville one of America's 10 Best Towns for Families

2010-07-05T16:19:00.002-05:00

Here's one more reason to love the community we sell -- as if we needed more!

Family Circle magazine has named Edwardsville, Illinois as one of the 10 Best Towns for Families in the U.S.

You can read the article here.

Family Circle's editors cited the area's top-notch schools, amazing community facilities such as the new 116,000-square-foot YMCA, the town's spirit of volunteerism, the easy commuting traffic to the metropolitan center of St. Louis, Missouri and the rich cultural life found in a university town. (Edwardsville is home to Southern Illinois University at Edwardsville.)

If you'd like to know more about Edwardsville, Illinois and its homes and neighborhoods. Just contact me at 618-791-8007 or by email at Nancy@GoshenRealtyGroup.com.

Family Circle also provided this snapshot of Edwardsville, Illinois:

Population: 25,263
Median Income: $63,490
Median Home Price: $152,000
Households with Children: 31%
Student/Teacher Ratio: 15:1
Great Schools Rating: 9

I Want to Buy a Luxury Home in Edwardsville

2010-05-02T11:34:00.000-05:00

"I want to buy a luxury home in Edwardsville."

Well, of course you do. Why wouldn't you?

Edwardsville offers a wonderful, small-town quality of life within just a short commute of all the pleasures of a larger city -- St. Louis. The Edwardsville school district is acclaimed for its dedication to quality education, and Edwardsville's dining, shopping and outdoor activities make it one of the most desirable places to live in the St. Louis metropolitan area.

Click here to see a list of luxury homes available for sale in Edwardsville.

To make an appointment for a personal tour of your favorite homes, call/text Nancy Milton at 618-791-8007 or contact Goshen Realty Group by email.

We'll be happy to discuss your real estate goals and will work to find you the perfect new luxury home in Edwardsville.