If you'd like to appeal your Madison County, Illinois home's assessment -- that includes homes in Edwardsville, Glen Carbon, Maryville, Troy, Collinsville, Granite City, etc. -- you only have until September 12, 2011 to get the paperwork and supporting materials to the Madison County Board of Review.
The Madison County Board of Review requires that homeowners who want to file a complaint must fill out a form listing a wide variety of information about the property in question and also submit supporting documents such as comparable sales, or construction cost, or an appraisal or an operating statement for the last two years for income property.
If you've just recently purchased your home, you can include copies of your closing statement showing a value lower than your home's current assessment.
Here's a link to the Madison County, Illinois website from which you can download the Residential Complaint for Assessment Year 2011 form. The form also includes an instruction sheet that will answer many of the questions you might have about the process.
What are grounds for a residential assessment appeal?
According to Madison County, they include: over valuation, unequal treatment in the assessment process, contention of law, property that has been assessed twice in the year or condemnation. There also is a blank for "other" in case your situation is not listed.
If you so desire, you also can tell the county that your assessment is not high enough versus similar properties on the same form. I bet most people aren't rushing to do that.
Good luck with your appeal!
Edwardsville Illinois Real Estate Market Report YTD Thro
ugh August 2011
Year-to-date through August 2011, 202 homes have been sold in Edwardsville, Illinois. That's down 13.3 percent from the 233 homes sold by the end of August in 2010.
Right now, 186 listings are currently under contract, down five percent from pending sales on the books year-to-date in 2010.
The average selling price in Edwardsville through August 2011 is $217,140, just 2.8 percent lower than 2010.
Average days on the market have risen to 170, up 16.5 percent from 2010 when the average house in Edwardsville stayed on the market 146 days.
What does this mean? Fewer homes have sold during the first half of the year in Edwardsville, but pending sales have risen to within five percent of the prior year, a good sign. The average selling price is holding its own with less than a three percent dip from last year. And homes are taking longer to sell with the average number of days on the market experiencing a fairly significant increase.
So, if you're selling your home, make sure it stands out against the competition in price and condition so you can help it sell efficiently. If you're a buyer, now is the time to make a decision and place an offer before prices, which are stabilizing, rise and you've missed your best opportunities.
Since I got my real estate license in 2005, I've heard all kinds of complaints from buyers about the house they
ended up choosing. Even with an agent helping you focus on making the right decision, sometimes a buyer just falls in love with a house and all logic goes out the window and the purchase becomes emotional.
You can learn from the mistakes of other buyers. Here are the 5 of most frequent things I've heard over the past 6 years...
1. I hate the neighborhood. Drive by your target house MULTIPLE times at different times of the day and night. What seems like a quiet neighborhood during your Sunday morning showing could be completely different when the bar district 5 blocks away gets hopping on Friday night. Realtors like to use the "N.A.T." approach to finding out information about the area - Neighbors Always Tell. Go knock on a door or two and chat up the neighbors to find out the real scoop.
2. I can't afford these power bills. That charming Victorian may be full of character, but one thing it may not be full of is insulation. This is especially true if the upper rooms are finished attic space. Also, don't be fooled by windows that look new in an older house - many times they are single pane glass which is not energy efficient.
3. The floor plan isn't functional. Sure, that house looked adorable all dolled up with staging materials. The paint was neutral, the cabinets and counters were new, heck it even had stainless appliances... but did you notice all the bedrooms are upstairs and the only bathroom is downstairs? That's right. Better cut off all liquids 3 hours before bed or be prepared to sleep on the couch.
4. The zoning is completely ruining my re-sale value. Look carefully at the surroundings of your target house. Is there an apartment building across the street? A gas station next door? If your new home is in a mixed use area, be prepared to make a price adjustment downward when you have to sell it.
5. The street is too busy. The first lots in the subdivision are usually corner lots and look great, but every single person that lives in that neighborhood is going to drive past your house when they are coming or going. Also, houses that are located on a busy street are a turn off for future buyers and will impact your resale value.
You can avoid making these mistakes by working with an agent that helps you focus, not only on the things listed above, but other really important things you may not think of. For example, that 1960s ranch that is a time capsule in need of updating might need some work compared to the recently remodeled two-story - but if that 60s ranch is in a great location, on a quiet street, has a functional floor plan and good "bones", you will be much happier in the long run.
Varsity
Saturday 8/28 11:00AM @ Lincoln Way East
Saturday 9/4 7:00PM vs. Bogan High School
Friday 9/10 7:00PM vs. Belleville East High School
Saturday 9/18 1:00PM @ East St. Louis Senior High School
Friday 9/24 7:00PM vs. Collinsville High School
Friday 10/1 7:00PM @ Granite City High School
Friday 10/8 7:00PM vs. Alton High School
Friday 10/15 7:00PM @ O'Fallon High School
Friday 10/22 7:00PM @ Belleville West High School
Sophomore
Saturday 9/11 11:00AM @ Belleville East High School
Monday 9/20 4:00PM vs. East St. Louis Senior High School
Saturday 9/25 11:00AM @ Collinsville High School
Saturday 10/2 11:00AM vs. Granite City High School
Saturday 10/9 11:00AM @ Alton High School
Saturday 10/16 11:00AM vs. O Fallon High School
Tuesday 10/19 6:00PM vs. Rockwood Summit High School
Saturday 10/23 11:00AM vs. Belleville West High School
Freshman
Saturday 9/4 9:00AM @ EHS JAMBOREE
Saturday 9/11 9:00AM @ Belleville East High School
Saturday 9/18 9:00AM @ East St. Louis Senior High School
Saturday 9/25 9:00AM @ Collinsville High School
Saturday 10/2 9:00AM vs. Granite City High School
Thursday 10/7 5:00PM @ Staunton High School
Saturday 10/9 9:00AM @ Alton High School
Saturday 10/16 9:00AM vs. O'Fallon High School
Saturday 10/23 9:00AM vs. Belleville West High School
Ebbets Field is an upscale neighborhood in Edwardsville 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 Ebbets Field.
Ebbets Field is located in the Edwardsville School District. See anything you like? Call, text or email and we'll see if the homes in Ebbets Field will meet your needs.
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Selling or buying a home in a challenging market can be both exciting and terrifying. We're here to make the job easier. Call, text or e-mail today to learn how we can help.
GOSHEN REALTY GROUP AT RE/MAX PREFERRED PARTNERS OFFERS PROFESSIONAL REAL ESTATE SERVICES FOR BUYERS IN MADISON COUNTY, ILLINOIS, INCLUDING EDWARDSVILLE, GLEN CARBON, MARYVILLE, TROY, COLLINSVILLE, GRANITE CITY, AND THROUGHOUT THE REGION.
* RESIDENTIAL REAL ESTATE SALES * NEW HOME SALES * EXISTING HOME SALES * FIRST TIME HOME BUYERS * RELOCATION * INVESTMENT PROPERTIES * FIXER UPPER HOMES * LUXURY HOMES FOR SALE * HORSE PROPERTIES * FARMS AND SMALL ACREAGE * VILLAS & CONDOS * DOWNSIZING SENIORS * SHORT SALES * HUD FORECLOSURES
Goshen Realty Group is led by Nancy Milton and Kristina Pratt, Realtors based in Edwardsville, Illinois, the seat of Madison County in St. Louis' Illinois suburbs. Both Nancy and Kristina are Madison County natives who have lived and worked throughout all corners of the county once called The Land of Goshen by its earliest pioneers. They specialize in serving this market.
NOW IS THE TIME TO BUY WITH NEAR RECORD LOW INTEREST RATES, GREAT HOME SELECTION AND HOME PRICES THAT ARE AFFORDABLE.
Buyers, are you moving up? Downsizing? Dreaming of a first home? Perhaps you're searching for an investment property that will work as hard as you do?
Whether you're looking for a sophisticated executive home, a rural horse farm or a cozy starter cottage, together you and Goshen Realty Group's agents can find the right place for you to call your own.
Visit Goshen Realty Group at www.GoshenRealtyGroup.com, call or text Kristina Pratt at 618-917-0775 or e-mail Kristina@GoshenRealtyGroup.com for personal attention and assistance with your search.
From the lively county seat of Edwardsville -- named to Family Circle magazine's 10 Best Towns for Families 2010 and the impressive campus of Southern Illinois University to Glen Carbon -- named to Money Magazine's "America's Best Places to Live" list -- the cities and villages of Madison County offer small town community life just minutes away from the big city amenities of St. Louis.
Collinsville, Maryville, Troy, Granite City, Godfrey and Alton also welcome new residents to a big variety of housing options.
Bethalto, East Alton and Wood River are seeing renewed interest thanks to the I-255 extension and industrial expansion. Adjacent to Madison County, St. Clair County is a fast-growing hot spot with O'Fallon, Shiloh and Swansea. Fairview Heights is a shopper's dream and Belleville presents historic properties and a vibrant downtown.
Looking for a country lifestyle? Northern and Eastern Madison County and Southern Macoupin County may have what you need.
Imagine a close commute to your Illinois workplace or a shorter drive to your St. Louis city or county job than co-workers who live in far West County and St. Charles County. The Illinois communities we serve all are convenient to I-270, I-70, I-255, I-64 and I-55.
Ask about the Five Easy Steps to Owning a Home of Your Own. Together with Goshen Realty Group you can turn your home buying dreams into reality.
FINANCING OPTIONS FOR GOSHEN REALTY GROUP'S BUYERS
Our network of qualified lenders are experts at writing loans for Madison County, Illinois buyers. They can have you pre-approved quickly so you'll know how much house you can comfortably afford before we begin to search real estate listings in Edwardsville, Glen Carbon, Maryville, Collinsville, Troy, Highland, and cities, towns and villages all across the county.
VA LOANS: Are you a veteran of the United States Military? We love VA buyers! Call for a consultation and we will go over your financing needs and the great opportunities available.
USDA RURAL DEVELOPMENT LOANS: These loans may be available for specific locations in Madison County, Illinois and allow the buyer 100% financing.
FHA LOANS: These loans require only 3.5% down (which can be gifted) and allow contributions from the seller.
FHA 203(k) LOANS: Buying a fixer upper? These loans allow you to wrap the home loan and the money you'll need to rehab or improve the property together in one package.
MADISON COUNTY GRANT PROGRAM: If you meet certain income requirements, you may be eligible for grant money for your home purchase from Madison County, Illinois. Other communities in our territory fund grant programs from time to time. We'll find out if you're eligible.
THE SELLER HAS AN AGENT, SHOULDN'T YOU?
Why would you buy real estate in Edwardsville, Glen Carbon, Maryville, Collinsville or throughout Madison County, Illinois without the help of a buyer's agent from Goshen Realty Group?
Did you know that the agent whose name is on the For Sale sign in front of the home you just drove past is working for the seller? That agent is obligated to work hard to get the best price possible for their seller's home -- from you, the buyer!
You are allowed to have your own agent in a transaction -- a Buyer's Agent.
A Buyer's Agent is someone who you have chosen to represent you in the purchase of your new home. Goshen Realty Group will help you with these steps:
1.) Your Buyer's Agent will help you find homes that fit your needs and satisfy many of your additional "wants."
2.) Next your Buyer's Agent will set appointments for you to see those homes during private showings and discuss the pros and cons of each home with you on site.
3.) When you have picked the home that is best for you, your Buyer's Agent will research the target property and work with you to decide on an offer price based on a wide variety of variables.
4.) Your Goshen Realty Group Buyer's Agent will then present your offer to the Seller's Agent and will help you negotiate for the home you want.
5.) After your offer is accepted, your Buyer's Agent will make sure you have the proper inspections performed on the home and -- if necessary -- negotiate with the Seller's Agent for any needed repairs or revisions to the contract.
6.) Finally, your Buyer's Agent will help deal with the multitude of details and solve the inevitable problems that must be handled properly to ensure a successful closing.
7.) You move into your new home!
The services of a buyer's agent from Goshen Realty Group are provided to you at no charge. How does that work? Our fees are paid at closing by the seller of the home you ultimately decide to buy. It's really that simple.
WE LOVE TO HELP OUR BUYERS WITH NEW CONSTRUCTION HOMES AND REAL ESTATE IN MADISON COUNTY, ILLINOIS If you're looking for a new home, be sure you're using an agent. You will have someone who acts as your advocate during the process and the homebuilder will pay the Buyer's Agent's fees, so our services cost you nothing. There are plenty of new home choices in communities across Madison County beginning as low as the $145,000 range.
Check out this blog post about someone who bought without the help of a buyer's agent and how much he overpaid.
BUYER TESTIMONIALS FOR GOSHEN REALTY GROUP
Nancy & Kristina: "It only takes a moment to say thank you, but your help and thoughtfulness will be remembered for a long time. I don't know if we'd have made it through the home selecting and the buying process without your help." --Kathy & Bob ________________________________________________________________________________________________
Nancy & Kristina: "I just wanted to personally thank you for making our experience as a first time buyer go so smoothly. I has no idea what I was doing...the only thing that I was positive about was that I wanted to live in Collinsville. Doing business with you made this a breeze and stress free. You are a pleasure to work with I will be sending anyone that is in the house buying market your way! -- Danyale ________________________________________________________________________________________________
SEARCH REAL ESTATE LISTINGS AND HOMES FOR SALE ON GOSHEN REALTY GROUP'S WEB SITE ________________________________________________________________________________________________________________
You can get a free Property Manager Account at www.GoshenRealtyGroup.com and search listings by city, price range and features. Then when you're ready to see homes in person, call Kristina Pratt at 618-917-0775 or email Kristina@GoshenRealtyGroup.com.
Search homes for sale in Edwardsville, Glen Carbon, Maryville, Troy, Collinsville, Granite City, Bethalto, Wood River, Alton, Godfrey, Highland, Worden, Dorsey, Holiday Shores, Prairietown, Moro, Midway, Pocahontas, St. Jacob and more towns, cities and villages in Southwestern Illinois.
ATTENTION SIUE PARENTS
Goshen Realty Group's agents specialize in helping you find great homes for purchase for your Southern Illinois University at Edwardsville (SIUE) students. Parents often buy homes in the Edwardsville or Glen Carbon region to save on dorm costs. Their student lives in the house with roommates for three, four or five years and the roommates' rent payments can cover some of all of the savvy parent's mortgage costs. This is especially cost effective for parents who have more than one child who will be attending SIUE. Ask us for a list of suitable three and four bedroom homes in your desired price range. At the end of the student's time at SIUE, Goshen Realty Group will place the house back on the market for the next parent or rental property investor. You can't afford not to handle your student's housing needs in this way. Read more about homes currently for sale that would help your family find off campus housing for SIUE students.
ARE FORECLOSURES AND SHORT SALE HOMES IN MADISON COUNTY, ILLINOIS RIGHT FOR YOU?
It depends.
If you're interested in purchasing a home in Madison County, Illinois that is in foreclosure or has been listed as a short sale property, call Goshen Realty Group at 618-917-0775 to discuss your options.
These types of sales take patience and persistence, but for the right buyer, a good deal can be found. Are you the right buyer? Contact us to find out. In the meantime, read our guide to buying HUD foreclosure houses in Illinois.
GOSHEN REALTY GROUP AT RE/MAX PREFERRED PARTNERS OFFERS PROFESSIONAL REAL ESTATE SERVICES FOR SELLERS IN MADISON COUNTY, ILLINOIS INCLUDING EDWARDSVILLE, GLEN CARBON, MARYVILLE, TROY, COLLINSVILLE, GRANITE CITY, AND THROUGHOUT THE REGION
* Single Family Homes * Multi-Unit Properties * Condos * Villas * Land * Estates * Short Sales * Investments Properties * Student Homes * Farms * Horse Properties * Small Acreage * Building Lots *
Selling your home in a challenging market takes special skills. Goshen Realty Group can market your property to a broad variety of potential buyers. Talk with our agents about pricing strategies, competition, average days on the market, the condition of your home and how all of these things can affect the sale of your property.
WE DON'T JUST WANT TO LIST YOUR HOME...WE WANT TO SELL IT
With a strong Internet presence, a network of advertising and professional marketing skills and the strength of the RE/MAX brand, Goshen Realty Group can work to get the best possible price for your property in current market conditions.
If you're considering selling your home, you know that you have a lot invested in your family's property, including your time, your money and your emotions.
Selling or exchanging an investment property? Maybe it's time to make sure your cash on cash return is as strong as it should be by listing your current investments and locating new ones.
It's critical to make the right decisions when you decide to sell. Which Realtor is right for you? And which agents will work hard on your behalf and be a true partner in your sale?
The answers to your selling questions? Goshen Realty Group.
Homeowners, ask for a free analysis to help you determine the right price for your home in today's real estate market. A house that lists at the right price will have an immediate advantage over the competition. Add aggressive Internet marketing to the mix and you have the perfect combination to get your property sold.
Investors, Goshen Realty Group can look at the return your properties are providing and give you the information you need to make smart sale, purchase and exchange decisions.
Once Goshen Realty Group has listed your property, an extensive marketing and advertising network will go to work to attract qualified buyers and inform agents and brokers. These systems will give those buyers access to instant information about listed properties like yours.
We will work with you on every aspect of your sale, from introducing your property to the brokers and agents in the real estate community and placing your listing in the Multiple Listing Service to creating a customized advertising and marketing plan that works.
Learn more from a personal listing presentation. Call or text Kristina Pratt at 618-917-0775 or send an e-mail to Kristina@GoshenRealtyGroup.com to schedule an appointment today.
We don't take every listing, but every listing we take, we take to sell.
SELLER TESTIMONIALS FROM GOSHEN REALTY GROUP ___________________________________________________________________________________________________
Nancy & Kristina: This is a long-overdue letter to tell you how much my family and I appreciate all your hard work to sell our home. From our first meeting with Nancy to look at purchasing a home to our last interaction to say "You sold your house!", the two of you have been professional, courteous, empathetic, diligent, humorous, and just flat-out awesome! Between the two of you, every single aspect of our home-sale was covered. Dave and I had been talking about selling our house for YEARS, making improvements, watching the market, strategizing... and the two of you came in and basically read our minds. We felt completely taken care of. Pampered even. When we suddenly decided to move across the state to be near family, leaving the house behind, we felt confident in your abilities to handle everything from afar. And you did not let us down! Getting two offers within two weeks of leaving, we never had to come back to town! All I can say is THANK YOU. I really came to feel like you two were family, and I only wish that you could be here with us in Milwaukee when we go house hunting next spring. I will continue to tell my friends in Madison County how amazing the two of you are, and I wish you many many years of continued success." -- Meaghan and Dave" ___________________________________________________________________________________________________
Nancy & Kristina: "Once again I'd like to thank you for all of your help in making the sale of my property so very successful. In every way that I can think of your professionalism was and is outstanding. Thank you very much." -- Steve ___________________________________________________________________________________________________
WE SERVE HOME BUYERS AND SELLERS IN ST. LOUIS' ILLINOIS SUBURBS AND SPECIALIZE IN THE CITIES, TOWNS AND VILLAGES IN MADISON COUNTY, ST. CLAIR COUNTY, MACOUPIN COUNTY AND JERSEY COUNTY ON THE "MIDDLE COAST" OF THE UNITED STATES -- THE EASTERN BANKS OF THE MIGHTY MISSISSIPPI RIVER.
Short Sale And Foreclosure Resource - SFR
National Association of Realtors
Illinois Association of Realtors
Greater Gateway Association of Realtors
Southwestern Illinois Regional Multiple Listing Service
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