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집을 팔아보신 분들이라면 ‘감정평가(appraisal)’라는 단어, 한 번쯤 들어보셨을 겁니다. 특히 부동산 거래에서 이 감정평가가 매매 성사에 큰 영향을 준다는 이야기, 많이 들으셨을 텐데요. 그런데  리스팅 전에 미리 감정평가를 받는 것 , 정말 필요한 걸까요? 직관적으로는 이렇게 생각하기 쉽습니다.‘전문가에게 미리 내 집의 가치를 평가받고, 적정한 가격으로 리스팅하면 진지한 바이어들이 오겠지.’하지만 현실은 다릅니다.  리스팅 전 감정평가가 꼭 이득이 되진 않으며, 오히려 손해를 볼 수도 있습니다. 오늘은 셀러분들이 집을 팔기 전에 감정평가에 대해 꼭 알아두셔야 할 정보들을 정리해 드립니다. 감정평가는 언제, 왜 이뤄질까? 감정평가란 제3자인  공인 감정사(appraiser) 가 해당 부동산의 가치를 수치로 매기는 작업입니다.이 감정평가는  보통 바이어가 모기지를 신청한 뒤 , 대출기관(은행 등)의 요청으로 이뤄집니다. 왜냐하면, 대출기관 입장에선 자신들이 돈을 빌려주는 집이 실제 가치가 있는지 확인해야 하기 때문입니다. 즉, 대부분의 감정평가는  오퍼 수락 이후, 거래가 진행되는 단계에서 이뤄지며 , 리스팅 전에 받는 경우는 드뭅니다. 리스팅 전에 감정평가를 받는 것이 ‘비효율적’인 이유 감정평가는 보통  $300~500 정도의 비용이 들고 , 넓은 대지나 대형 주택의 경우 수천 불까지 올라갈 수 있습니다. 게다가 이 감정서(appraisal report)를  바이어 측 대출기관이 인정하지 않을 가능성도 큽니다. 왜냐하면 대부분의 은행은  자체 네트워크 내 감정사를 통해 평가를 받아야만 인정 하기 때문입니다.결국 셀러가 리스팅 전에 받은 감정서는  바이어 입장에선 의미 없는 종이조각 이 될 수도 있습니다. 게다가, 경험 있는 부동산 에이전트라면  무료로 CMA(Comparable Market Analysis)  를 제공해주며, 해당 동네의 실거래 데이터를 기반으로 적정 리스팅 가격을 제시해 줍니다. 감정가 vs. 시장가, 무엇이 더 중요할까? 감정가(appraised value)와 시장가(market value)는  항상 일치하지 않습니다 . 시장가 는 바이어가 실제로 얼마를 지불할 의사가 있는지를 반영합니다. 감정보다 감정이 섞이고 경쟁이 치열한 경우가 많습니다. 감정가 는 비교 가능한 과거 거래, 주택 크기, 상태, 구조 등을 기준으로 정형화된 방식으로 계산된 숫자일 뿐입니다. 실제로 멀티 오퍼 상황에서는 바이어가 감정가보다 훨씬 높은 가격을 제시하는 경우도 흔합니다. 즉, 시장가가 감정가보다 높게 형성되는 것은  지극히 자연스러운 현상 입니다. 감정평가 없이 집값은 어떻게 정하나? 전문 에이전트는 해당 지역의 최근 거래 사례(comps)를 바탕으로, 유사한 구조와 크기, 상태를 가진 집들을 분석하여 가격을 설정합니다. 여기에 셀러의 니즈와 현재 시장 흐름을 종합적으로 고려하여,  합리적인 리스팅 가격을 제시합니다. 그리고 이 모든 과정은 감정사 없이도 가능합니다. 무엇보다 무료입니다. 미리 감정평가를 받는 것이 오히려 손해일 수도 있다 가장 큰 문제는,  사전 감정가가 시장가보다 낮게 나올 수 있다는 점 입니다.그럴 경우 셀러 본인이 심리적으로 가격을 낮춰서 리스팅할 가능성이 높아지고, 실제로 집을 더 낮은 가격에 팔게 되는 결과로 이어질 수도 있습니다. 그리고 넓은 땅이 포함된 경우에는 감정 자체가 더 어렵고, 비용도 훨씬 더 높아지는 경향이 있습니다. 결론: 감정평가는 바이어가 하게 두세요 물론 예외적인 경우도 있을 수 있지만, 일반적인 주택 매매에서  리스팅 전에 감정평가를 받는 건 불필요한 시간과 비용 낭비 일 가능성이 큽니다. 지금 시점에서는  시장가를 정확히 분석하고, 감정을 잘 읽는 에이전트와 함께 전략을 세우는 것 이 훨씬 더 현명한 방법입니다.

If you’ve ever sold a home, you’ve probably heard the term  appraisal  tossed around—especially in real estate deals where people say it can make or break a sale. But is it actually necessary to get your home appraised  before  you list it? At first glance, it might seem like a smart move: “If I get a professional to appraise my home’s value ahead of time and list at the right price, I’ll attract serious buyers, right?” But in reality, a pre-listing appraisal doesn’t always benefit the seller—and in many cases, it can even work against you. Here’s what every seller should know before paying for a pre-listing appraisal. What Is an Appraisal, and When Does It Happen? An appraisal is a formal evaluation done by a licensed  appraiser  who assigns a dollar value to a property.Typically, this step comes  after  an offer is accepted—because it’s usually  ordered by the buyer’s lender  during the mortgage process.Why? Because the lender wants to make sure the home is actually worth the amount they're lending. So in most cases, the appraisal happens well into the transaction—not before a home hits the market. Why a Pre-Listing Appraisal May Be  Inefficient Pre-listing appraisals usually cost between $300–$500 (and more for large or complex properties). But here’s the catch: the  buyer’s lender likely won’t accept it . Most banks require appraisals to be done by someone within their own approved network.That means the appraisal you paid for may not count for anything once the buyer steps in. On top of that, experienced real estate agents offer a  Comparable Market Analysis (CMA)   for free . This gives you a solid, data-driven estimate of what your home could sell for based on similar homes in your area. Appraised Value vs. Market Value: Which One Matters? Appraised value and market value are  not  the same thing. Market value  reflects what buyers are actually willing to pay—often influenced by emotion, urgency, and competition. Appraised value  is a more conservative figure based on size, structure, and past sales—following strict formulas. In competitive markets, it’s common for homes to receive offers  above  the appraised value.If you rely on an early appraisal to set your price, you might actually price your home too  low . How Do You Price a Home Without an Appraisal? A skilled agent will evaluate recent sales ("comps") of similar homes in your neighborhood, factoring in location, condition, square footage, upgrades, and current market trends.They’ll also consider your personal timeline and goals to recommend a strategic listing price—all without needing an appraiser. And best of all, it costs you nothing. A Pre-Appraisal Could Work  Against  You The biggest risk? If the appraised value comes in  lower  than market value, you might feel pressured to list lower than you should.You could end up leaving money on the table. Plus, appraisals on large properties or those with land tend to be more complicated—and more expensive. Bottom Line: Let the Buyer Handle the Appraisal While there may be rare exceptions, in most standard home sales, a pre-listing appraisal is unnecessary and potentially wasteful.Instead, your best move is to work with a knowledgeable agent who understands the local market and can craft a pricing strategy tailored to your goals.

If you’ve been keeping up with real estate news or YouTube channels lately, you’ve probably heard things like,  “There are more homes on the market now,”  or  “Is this another 2008 crash coming?”  For buyers, these kinds of headlines might make you hesitant and tempted to wait things out. But when we take a closer, calmer look at actual market data, the picture is far more nuanced. The current rise in listings is not a sign of a market collapse—it’s a natural and even healthy step toward a more balanced and stable housing market. Yes, Inventory Is Up—But Context Matters According to recent data from Realtor.com , we now have the highest number of active listings since 2020. The white line in the graph shows current inventory, while the gray line represents pre-pandemic averages. Yes, inventory has increased compared to the peak of the pandemic. However, we’re still below the levels we used to see before COVID. In other words, even though it may feel like there are more homes for sale, we are still technically in a housing shortage. So buyers might  feel  like the market is saturated, but in reality, we’re not quite there yet. This Is Not 2008 Hearing that inventory is rising might make some people worry about a repeat of the 2008 housing crash, when a flood of listings caused home prices to plummet. But today’s situation is very different. The current increase in listings isn’t due to  overbuilding  or  oversupply —it’s because we’re finally starting to close the massive supply gap that has existed for years. Since 2012, the U.S. has consistently built fewer homes than needed to meet demand. The pandemic only worsened this trend, with supply chain issues and rising construction costs limiting new home starts. According to Realtor.com , the U.S. still needs about 7.5 years of continued homebuilding to fully meet demand. What About Chicago and Illinois? In areas like the northern suburbs of Chicago, DuPage County, and parts of Cook County, we’ve seen a modest rise in listings over the past few months. But many buyers still struggle to find homes that meet their criteria. And when a well-priced home in good condition hits the market—it still sells quickly. In high-demand areas like Naperville, Glenview, Northbrook, and Vernon Hills, buyer demand continues to outpace supply. As a result, home prices remain stable or are even inching upward. Bottom Line: More Listings = More Opportunity This isn’t a crash. It’s a reset. The rise in listings we’re seeing now signals a return to a healthier, more balanced market. For buyers who’ve been sidelined by extreme competition or lack of options, now may finally be your chance. The real question isn’t  if  you should act—it’s  when . Waiting often leads to more reasons to wait. But buyers who act early are the ones who get the best picks.

최근 부동산 뉴스나 유튜브를 보신 분들이라면  "요즘 매물이 많아졌대" ,  "이러다 또 2008년처럼 붕괴 오는 거 아냐?"  라는 말을 들어보셨을지도 모르겠습니다. 특히 바이어 입장에서는 이런 말이 다시 한번 기다리는 쪽으로 마음이 기울게 만들기도 합니다. 하지만 시장 데이터를 차분히 살펴보면, 지금의 상황은 그렇게 단순하지 않습니다. 오히려 현재의 매물 증가는  건강하고 안정된 시장으로 돌아가기 위한 과정 일 뿐, 결코 위기의 징조가 아닙니다. 매물이 많아진 건 사실이다… 그런데 맥락이 중요하다 Realtor.com의 최신 자료에 따르면,  2020년 이후 가장 많은 매물 수 가 현재 시장에 나와 있다고 합니다. 그래프를 보면 흰색 선이 현재 수준을, 회색 선이 팬데믹 이전 평균을 보여주는데요, 팬데믹 직후와 비교하면 매물은 분명 늘었습니다. 하지만 여전히  팬데믹 이전 수준에는 못 미칩니다 . 즉, 바이어들이 체감하기엔 집이 많아진 것 같지만,  사실상 여전히 공급 부족 상태 라는 점은 그대로라는 뜻입니다. 2008년과는 완전히 다르다 매물이 늘어난다는 이야기를 들으면, 많은 분들이  2008년 금융위기 를 떠올립니다. 당시에도 집이 한꺼번에 시장에 쏟아지면서 집값이 무너졌기 때문이죠. 하지만 오늘의 시장은 그때와는 완전히 다릅니다. 지금은 매물이 늘었다고 해도 그것이 ‘과잉 공급’ 때문이 아니라,  그동안 쌓여 있던 공급 부족을 조금씩 해소하고 있는 것 입니다. 아래 그래프를 보시면 2012년부터 지금까지,  미국은 매년 수요보다 집을 덜 지어왔습니다 . 특히 팬데믹 이후 공급망 문제와 건축비 상승으로 인해 신규 주택 착공이 크게 위축되면서, 이 격차는 더 커졌습니다. Realtor.com에 따르면,  현재 미국 전체적으로 약 7.5년 동안 집을 더 지어야 수요와 균형을 맞출 수 있다 고 합니다. 시카고와 일리노이의 상황은? 시카고 북부 교외 지역이나 DuPage County, Cook County 일부 지역에서는 최근 몇 달 동안 매물 수가 소폭 증가하긴 했습니다. 하지만 아직까지도 많은 바이어들이 원하는 조건의 집을 찾기 어렵다고 느끼고 계시며,  좋은 조건의 매물은 여전히 빠르게 팔리고  있습니다. 실제로 Naperville, Glenview, Northbrook, Vernon Hills 등에서는  매물 수 대비 바이어 수요가 더 많아 집값이 유지되거나 소폭 상승 중 입니다. 결론: 지금의 매물 증가는 기회다 지금의 시장은 2008년처럼 무너지는 시장이 아니라,  정상화로 향하고 있는 시장 입니다. 매물이 조금 늘어난 지금은  그동안 공급 부족으로 기회를 놓쳤던 바이어들에게는 드디어 선택지가 생기기 시작한 시점 입니다. 이제 중요한 건  언제 움직이느냐 입니다. 기다리는 사람은 계속 기다릴 이유만 생기고, 먼저 움직인 사람이 원하는 조건에 가장 먼저 도달하게 됩니다.

집을 구매할 때 많은 분들이 생각하시는 요소는 모기지 이자율, 집값, 다운페이먼트, 클로징 비용일 것입니다. 그런데 의외로 많은 분들이 간과하는 항목이 바로  HOA(Homeowners Association, 주택 소유자 협회) 비용 입니다. 모든 집이 해당되는 건 아니지만, 많은 주택 특히 최근에 개발된 커뮤니티에서는 이 비용이 필수적으로 따라붙고 있습니다. 그렇다면 HOA란 무엇이고, 과연 비용을 지불할 만한 가치가 있을까요? HOA가 주는 혜택: 단순한 ‘비용’이 아닌 ‘가치’일 수 있습니다 주변 단지가 유난히 깔끔하고, 조경도 예쁘며, 도로 정비 상태도 좋아 보였던 경험이 있으신가요? 그런 커뮤니티는 대부분 HOA가 관리하고 있을 가능성이 높습니다. HOA는 단지 내 공동 시설과 외부 환경을 관리하고, 각종 규칙을 통해 커뮤니티 품질을 유지하는 조직입니다. 대표적인 혜택은 다음과 같습니다: 단지 외관과 환경 유지 : 조경, 제설, 공용 공간 유지관리 등은 HOA가 담당하며, 커뮤니티 전반의 가치를 유지하는 데 큰 역할을 합니다. 편의시설 제공 : 피트니스 센터, 수영장, 클럽하우스, 경비 서비스 등 다양한 커뮤니티 편의시설이 HOA에 포함될 수 있어, 별도로 시설 이용료를 낼 필요가 없어집니다. 자산 가치 보호 : 이웃 중 누군가가 집 관리를 소홀히 할 경우, HOA 규정을 통해 커뮤니티 전반의 미관과 가치를 유지할 수 있습니다. 주택 유지관리의 부담 경감 : 어떤 커뮤니티에서는 외벽 도색, 지붕 수리 등도 HOA에서 담당하기도 합니다. 특히 신축 커뮤니티에서는 HOA가 더 흔합니다 Wall Street Journal의 보도에 따르면, 최근 지어진 단독주택의  80% 이상이 HOA에 포함 되어 있다고 합니다. Axios의 자료에 따르면 2024년 기준, 미국 전체 주택의 약 40%가 HOA에 속해 있었습니다. 즉, 새로운 집을 찾고 계신 바이어분들이라면 HOA가 있는 집을 마주칠 가능성이 매우 높다고 볼 수 있습니다.   HOA 비용은 얼마나 될까요? Realtor.com에 따르면, 2023년 기준 HOA의  중간 월 비용은 $125 였습니다. 물론 지역, 단지 크기, 편의시설에 따라 월 $50에서 $500 이상까지도 다양하게 나타납니다. 어떤 단지는 분기별로 부과되기도 하고, 어떤 곳은 아예 HOA가 없기도 합니다. Realtor.com의 수석 이코노미스트 Danielle Hale은 다음과 같이 조언했습니다. 바이어는 HOA가 제공하는 혜택—예를 들면 보안, 편의시설, 관리 서비스—이 본인의 예산에 얼마나 맞는지를 고려해 결정하는 것이 중요하다고 했습니다. 시카고 및 일리노이 지역에서는? 시카고 서북부나 Naperville, Schaumburg, Northbrook, Vernon Hills 같은 신축 타운홈이나 커뮤니티 기반 단지에서는 HOA가 거의 필수적으로 따라붙고 있으며, 최근에는 많은 셀러들이 이 혜택을 강조해 매물에 포함시키고 있습니다. 반대로 시카고 시내의 코압(co-op)이나 오래된 단독주택에서는 HOA가 없거나 매우 낮은 경우도 있으니, 주택 선택의 중요한 기준이 될 수 있습니다. 결론: HOA는 비용이 아니라 선택의 문제입니다 HOA는 단순한 ‘추가 비용’이 아니라  시간, 편의, 관리의 아웃소싱 이라고 보셔야 합니다. 더불어 커뮤니티의 외관과 자산 가치를 꾸준히 유지하는 데 큰 역할을 합니다. 하지만 반대로, 규정이 너무 많거나 자유로운 주택 사용에 제약이 있을 수도 있기에, 반드시 해당 커뮤니티의 규칙을 꼼꼼히 읽고 예산에 맞는지 확인하시는 것이 중요합니다. 당신은 어떤 스타일이 더 마음에 드시나요? 약간의 비용을 지불하고 관리된 커뮤니티에서 살고 싶으신가요, 아니면 스스로의 선택권을 더 중요시 여기시나요?

When buying a home, most people focus on mortgage rates, home prices, down payments, and closing costs. But one often overlooked factor is the  HOA fee —a cost that may not apply to every home, but is increasingly common, especially in newer developments. So, what exactly is an HOA (Homeowners Association), and is it worth the cost? What Is an HOA and What Value Does It Offer? If you've ever driven through a neighborhood where everything looks clean, landscaped, and well-maintained, chances are there's an HOA behind it. HOAs are organizations that manage shared community spaces and enforce community rules to maintain property values and neighborhood aesthetics. Here are some of the benefits: Neighborhood Maintenance : HOAs take care of landscaping, snow removal, and maintenance of shared areas, helping maintain a polished, cohesive community look. Amenities : Many HOAs include access to fitness centers, pools, clubhouses, and security services—eliminating the need for separate membership or service fees. Property Value Protection : HOAs can enforce rules to prevent neighbors from neglecting their property, protecting the appearance and value of the community. Reduced Home Maintenance Responsibility : In some communities, HOAs may cover exterior painting, roof repairs, or other significant maintenance tasks. HOAs Are Especially Common in Newer Communities According to the  Wall Street Journal , over 80% of newly built single-family homes are part of an HOA. Axios also reported that as of 2024, around 40% of all U.S. homes were in HOA-governed communities. So if you're house-hunting—especially in modern subdivisions—you're likely to encounter HOA properties. How Much Does an HOA Cost? Per  Realtor.com , the  median monthly HOA fee in 2023 was $125 , but fees can range anywhere from $50 to over $500 depending on location, amenities, and community size. Some HOAs charge quarterly instead of monthly. Others may not charge anything at all. Realtor.com ’s chief economist, Danielle Hale, advises buyers to evaluate whether the services offered—like security or maintenance—align with their personal budget and lifestyle priorities. What About the Chicago and Illinois Area? In suburban areas like  Naperville, Schaumburg, Northbrook, Vernon Hills , and other newer townhouse developments in the northwest suburbs, HOAs are almost standard. Many sellers highlight HOA benefits to attract buyers. Conversely, older single-family homes or city co-ops (especially in Chicago proper) may have low or no HOA fees—something to keep in mind when narrowing down your options. Bottom Line: HOA Fees Are Not Just a Cost—They’re a Lifestyle Choice HOA fees shouldn’t be seen as just an “extra expense.” They’re essentially outsourcing your time, convenience, and maintenance needs to a dedicated team. And they help maintain a community’s appearance and value over time. However, they’re not for everyone. Some HOAs enforce strict rules that may feel restrictive to homeowners who prefer more freedom with their property. So, what’s your style? Would you rather pay a bit more for a well-managed, amenity-rich neighborhood—or live with fewer restrictions and more autonomy? The choice is yours—but it’s a choice worth making thoughtfully.

많은 분들이 부동산 세금 고지서를 받아들고 나서 ‘우리 집이 이렇게밖에 안 되나?’ 하고 생각하신 경험이 있으실 겁니다. 하지만 세금 기준가(tax-assessed value)와 실제 시장 가치(market value)는 전혀 다른 개념입니다. 특히 집을 사거나 팔 때 이 둘의 차이를 정확히 이해하는 것이 매우 중요합니다. 이번 글에서는 이 두 개념이 각각 어떤 의미를 가지고 있으며, 바이어와 셀러에게 어떤 영향을 미치는지 살펴보겠습니다. 시장 가치(Market Value)란? 시장 가치는 말 그대로 “현재 부동산 시장에서 바이어가 지불할 의사가 있고 셀러가 수락할 의사가 있는 가장 현실적인 가격”을 말합니다. 이 가격은 단순히 집의 크기만으로 정해지지 않습니다. 부동산 전문가들은 다음과 같은 다양한 요소를 종합적으로 고려해 시장 가치를 추정합니다: 외관 상태, 부지 크기, 주변 커뮤니티 방 개수와 내부 마감재, 리모델링 여부 최근 같은 동네에서 팔린 비슷한 주택의 가격(소위 comps) 지역 수요와 공급 상황 학교, 교통, 편의시설 등 위치의 매력도 셀러가 리스팅 가격을 정할 때도, 바이어가 오퍼를 넣을 때도 이 시장 가치가 기준이 됩니다. 결국, 서로 간의 협상을 통해 최종 매매가격이 정해지게 되며, 이 가격이 진짜 ‘시장 가치’가 됩니다. 세금 기준가(Tax-Assessed Value)란? 세금 기준가는 해당 지역 정부(일반적으로 카운티)가 부동산 세금을 부과하기 위해 산정하는 공시지가입니다. 세무 공무원들은 다음과 같은 요소를 바탕으로 이 가치를 정하게 됩니다: 인근 유사 주택의 최근 매매 사례 주택의 현재 상태와 최근 개선 사항 수익성(임대 수입 가능성 등) 재건축 비용(화재, 재해 시 기준) 이후 감세 혜택(예: Homestead Exemption 등)을 적용하고, 지역 고유의 평가 비율(보통 80~90%)을 곱해 최종 세금 부과 기준 금액을 정하게 됩니다. 예를 들어 시장 시세가 $500,000이고 평가 비율이 80%라면, 세금 기준가는 $400,000이 되고, 여기에 지방세율을 곱해 연간 재산세가 결정됩니다. 왜 이 차이를 알아야 할까요? 많은 경우, 세금 기준가는 시장 시세보다 낮습니다. 일리노이를 포함한 여러 주에서는 매년 세금 기준가를 인위적으로 크게 올리지 못하게 제한하고 있기 때문입니다. 그렇기 때문에 주택 가격이 빠르게 상승한 지난 몇 년 동안, 시장 시세가 세금 기준가를 훨씬 웃도는 경우가 많아졌습니다. 그렇다면 셀러나 바이어 입장에서 이 차이를 어떻게 활용해야 할까요? 셀러 입장:  세금 기준가가 높을 경우, 이는 바이어에게 자신의 매물 가치를 정당화하는 근거로 활용할 수 있습니다. “공시지가도 $310,000인데, 내가 $320,000에 파는 건 너무 비싸지 않아요”라는 논리입니다. 바이어 입장:  반대로 세금 기준가가 낮을 경우, 가격 협상 시 근거로 활용할 수 있습니다. “세금 기준가는 $260,000인데, 왜 $300,000을 요구하죠?”라는 주장이 가능합니다. 하지만 요즘처럼 매물이 부족한 시장에서는 이런 협상 카드가 통하지 않을 수 있습니다. 바이어들 간의 경쟁이 여전히 치열하기 때문입니다. 결국 중요한 건 ‘합의된 가격’ 세금 기준가도, 시장 가치도 참고자료일 뿐입니다. 진짜 가격은 바이어와 셀러가 실제로 손을 맞잡는 ‘합의된 가격’입니다. 하지만 이 두 가지 개념을 제대로 이해하고 활용하면, 협상에서 더 유리한 고지를 점할 수 있습니다. 마무리 요즘처럼 시장이 빠르게 변하는 시기일수록, 내 집의 가치를 정확히 파악하는 것이 필요합니다. 단순히 세금 고지서에 적힌 금액만 보고 내 집의 가치를 판단하지 마십시오. 혹시 지금 집을 팔거나 살 계획이 있으시다면, 지역 전문가와 상의하여 시장 가치에 기반한 전략을 세우는 것이 현명합니다. 지금 바로 ‘시카고 복덕방 한상철’에게 연락하셔서 여러분의 집이 시장에서 어떤 가치를 갖고 있는지 확인해보시길 바랍니다. 시카고 복덕방 한상철 📞 773-717-2227 📩  ChicagoBDB@gmail.com

Many homeowners have opened their property tax bill and thought, “Is this really all my house is worth?” That reaction is understandable—but it also highlights a common misunderstanding:  tax-assessed value  and  market value  are not the same. And if you’re buying or selling a home, understanding the difference is absolutely crucial. In this article, we’ll explain what each of these values really means and how they can impact both buyers and sellers. What Is Market Value? Market value  refers to the price a buyer is willing to pay and a seller is willing to accept under current market conditions. It’s not based on just square footage or location—it’s determined by a combination of factors, including: Condition of the property and lot size Number of bedrooms, quality of finishes, and renovations Recent sales of similar homes in the area (“comps”) Supply and demand in the local market Neighborhood appeal, school zones, commute, and amenities Market value is what agents use to set a  listing price  or recommend an offer price. Ultimately, the  negotiated sales price becomes the true reflection of a home’s market value. What Is Tax-Assessed Value? The  tax-assessed value  is what your local government—typically the county—uses to calculate  property taxes . Assessors use a different set of data to arrive at this figure, including: Recent sales of similar properties The home’s condition and any recent improvements Potential rental income (for investment properties) Rebuilding cost estimates (in case of damage) This value is then adjusted based on local tax exemptions (like a homestead exemption) and  assessment ratios , which are usually around 80–90% of the estimated market value. Example:  If your home’s market value is $500,000 and your county uses an 80% assessment ratio, your tax-assessed value would be $400,000, which is then used to calculate your annual property taxes. Why This Difference Matters In many areas, including Illinois, tax-assessed values often  lag behind  actual market value. That’s because there are legal caps on how much assessed values can increase annually, even if market prices rise quickly. So how can this work to your advantage? For Sellers: If the assessed value is high, it can help justify your asking price.Example: “The assessed value is already $310,000, so my list price of $320,000 is reasonable.” For Buyers: If the assessed value is low, it can be a negotiation point.Example: “The tax-assessed value is only $260,000—why are you asking $300,000?” However, in today’s  competitive market with limited inventory , assessed value alone may not carry much weight. Buyers are often competing over homes, and offers tend to reflect market dynamics more than tax data. The Bottom Line: The Agreed-Upon Price Is What Really Matters Both tax-assessed value and market value serve as  reference points —but the only number that truly matters is the  price agreed upon by buyer and seller . Still, understanding both values can give you an edge when preparing to  buy, sell, or negotiate . Final Thoughts In a fast-moving market like today’s, it's more important than ever to know your home's  true market value . Don’t rely solely on your property tax statement to estimate your home’s worth. If you’re planning to buy or sell soon, speak with a local expert to get an accurate assessment and build a winning strategy. Contact: Hans Han – Chicago BDB 📞 773-717-2227 📩  ChicagoBDB@gmail.com

최근 제롬 파월 연준 의장이 한 연설이 바이어들에게 중요한 시사점을 남기고 있습니다. 많은 분들이 기다리고 계시는 “3%대 모기지 금리”는 당분간 다시 보기 어려울 가능성이 크다는 것입니다. 파월 의장은 워싱턴 D.C.에서 열린 콘퍼런스에서 연준 내부의 기준금리 장기 전망이 상향 조정되고 있다고 설명했습니다. 과거처럼 제로금리로 돌아가는 일은 경기침체가 발생하지 않는 한 어려울 것이며, 앞으로는 인플레이션의 변동성이 더 클 수 있다는 점도 함께 지적했습니다. 이러한 흐름은 모기지 금리와 직결됩니다. 연준이 금리를 오랜 기간 높은 수준으로 유지하면, 장기 국채 수익률도 함께 상승하고 이는 결국 주택담보대출 금리에 영향을 미치게 됩니다. 실제로 최근 10년물 미 국채 수익률이 상승하면서 30년 고정 모기지 금리는 6.76%까지 올랐습니다. 리얼터닷컴의 수석 이코노미스트는 현재 금리가 당분간 6.2%~6.7% 수준에서 유지될 것으로 예상하며, 급격한 금리 하락은 기대하기 어렵다고 분석하고 있습니다. 다시 말해, 지금은 과거의 저금리 시대가 아닌 “새로운 현실(New Normal)”에 적응해야 할 때입니다. 그렇다면 이런 상황에서 바이어들이 할 수 있는 가장 현명한 선택은 무엇일까요? 바로 금리 인하를 기다리기보다는 지금의 조건을 이해하고 현명한 전략을 세우는 것입니다. 금리가 조금씩 올라가는 동안 집값은 계속해서 오르고 있고, 수요가 꾸준히 유지되는 시카고 지역에서는 적절한 시점에 매입하는 것이 장기적으로 훨씬 유리할 수 있습니다. 지금 집을 사는 것이 왜 중요한가요? 현재 시카고 및 일리노이 일부 지역에서는 재고가 조금씩 늘어나고 있습니다. 이는 바이어에게 협상력을 제공하며 셀러 인센티브(Closing Cost 지원, 일시적 금리 Buy-Down 등)를 얻을 수 있는 기회입니다. 반면, 주택 가격은 여전히 오르고 있으며, 시카고 외곽 지역에서는 평균 4~5%의 연간 상승률을 기록하고 있습니다. 금리가 더 떨어질 것이라는 막연한 기대는 결국 매수 타이밍을 놓치게 만들 수 있습니다. 지금 사지 않으면 몇 달 후 더 비싼 가격과 비슷한 금리로 사야 할 수 있습니다. 결론 지금의 경제 환경은 불확실성이 클 수 있지만, 주택 시장은 이미 그 안에서 균형을 잡아가고 있습니다. 연준의 최신 시그널은 금리가 예전처럼 낮아지지 않을 것임을 명확히 보여줍니다. 그렇기에 지금은 바이어에게 있어 더 이상 기다릴 수 없는 시점일 수 있습니다. 지금이 바로 전문가와 함께 현명한 매수 전략을 세워야 할 때입니다. 바이어 맞춤형 분석과 금리 협상 전략, 인센티브 활용까지 모든 것을 도와드리겠습니다. 문의: 시카고 복덕방 한상철 773-717-2227 /  ChicagoBDB@gmail.com

A recent speech by Federal Reserve Chair  Jerome Powell  has sent a strong signal to buyers: the long-awaited return of  3% mortgage rates may not happen anytime soon . Speaking at a conference in Washington, D.C., Powell explained that the Fed’s long-term outlook for interest rates has shifted upward. Unless a recession occurs, returning to near-zero rates like we saw in the past is unlikely. He also noted that inflation is expected to remain volatile, which will influence rate policy. This has direct implications for mortgage rates. When the Fed keeps rates high for an extended period, long-term Treasury yields rise—pushing mortgage rates up as well. In fact, recent increases in the 10-year Treasury yield have brought the average 30-year fixed mortgage rate up to  6.76% . According to Realtor.com ’s Chief Economist, rates are expected to remain in the  6.2%–6.7% range  in the near term, and a sharp drop is unlikely. In short, we are entering a  “new normal,”  and it’s time to adjust expectations. What Should Buyers Do in This Market? Rather than waiting for the perfect rate, buyers should focus on understanding today’s conditions and building a  strategic plan . Here’s why: Inventory is rising  in some areas of Chicago and Illinois, giving buyers  more negotiating power  and greater chances of receiving  seller incentives  like closing cost support or temporary interest rate buy-downs. Home prices are still climbing , with Chicago suburbs seeing  4–5% annual appreciation  on average. Waiting may mean paying more for the same home later. Holding out for a lower rate  might backfire. If rates stay the same or edge up slightly—and prices continue to rise—you could end up buying at a  higher price  with the  same interest rate  later. Conclusion While the economy remains uncertain, the housing market is finding a new balance. The Fed’s latest signals clearly suggest we won’t be returning to ultra-low rates any time soon. That’s why  now may be the most important time for buyers to act . Instead of waiting,  work with an expert  to build a personalized buying strategy. From analyzing your financial situation to negotiating for rate buydowns and incentives, I’m here to help you buy smart in today’s market. Contact: Hans Han – Chicago BDB 📞  773-717-2227 | 📧   ChicagoBDB@gmail.com

최근 한 조사에 따르면, 학자금 대출이 있는 응답자 중 72%가 이 부채 때문에 주택 구입이 늦어질 것 같다고 답했습니다. 혹시 여러분도 같은 고민을 하고 계신가요?대출을   다   갚을   때까지   기다려야만   첫   집을   살   수   있을까 ? 아니면   학자금   대출이   남아   있어도   주택   융자   승인을   받을   수   있을까 ? 이런 질문을 가지는 것은 자연스러운 일입니다. 주택 구매는 인생에서 가장 큰 재정 결정을 내리는 순간 중 하나이기 때문입니다. 하지만 이런 고민이 여러분의 내 집 마련을 불필요하게 미루는 결과로 이어질 수도 있습니다. 학자금 대출이 있어도 주택 융자가 가능한가요? 결론부터 말씀드리면, 학자금 대출이 있다고 해서 반드시 주택 구입이 불가능한 것은  아닙니다.Yahoo Finance는 이에 대해 다음과 같이 분석했습니다. 학자금 대출은 주택 구입을 가로막는 장애물이 아닐 수 있으며, 자신의 재정 상황을 잘 이해하고 접근 방식을 잘 선택한다면 내 집 마련은 충분히 가능하다는 것입니다. 실제로 전미부동산협회(NAR)의 연례 보고서에 따르면, 첫 주택을 구입한 바이어 중 32%는 학자금 대출을 보유하고 있었다고 합니다. 그리고 그들의 평균 학자금 대출 금액은 약 $30,000 수준이었습니다. Chase 은행은 다음과 같은 점도 강조하고 있습니다. 학자금 대출은 신용카드 부채나 자동차 융자처럼 단지 신용 보고서 상의 다른 형태의 부채일 뿐이며, 융자 승인에 미치는 영향은 동일하다는 것입니다. 결국, 꾸준한 수입과 전반적인 재정 건전성이 있다면 학자금 대출이 있다고 해서 집을 사지 못할 이유는 없습니다. 시카고 및 일리노이 시장에서 현실적으로 가능한가요? 2024년과 2025년 상반기를 통틀어, 시카고 및 그 교외(특히 DuPage, Cook, Lake County 지역)의 주택 시장은 안정적인 가격 상승과 함께 재고 증가 현상을 보이고 있습니다. 이는 바이어가 선택할 수 있는 매물이 더 많아졌음을 의미하며, 특히 첫 집을 사려는 분들에게는 협상 가능한 여지가 더 넓어진 시장이라는 뜻입니다. 또한 최근 다양한  first-time homebuyer 지원 프로그램 이 늘어나고 있으며, 시카고시 및 일리노이 주정부 차원에서도 다운페이먼트 보조금이나 이자율 buy-down 같은 혜택이 적용되고 있습니다. 학자금 대출이 있다면, 오히려 이런 프로그램을 적극 활용해야 할 때입니다. 마무리 학자금 대출이 있다고 해서 내 집 마련을 포기해야 할 이유는 없습니다. 먼저 전문가와 상담을 통해 현재 자신의 자격 조건을 정확히 파악해 보시기 바랍니다. 막연한 두려움보다, 구체적인 수치를 아는 것이 훨씬 강력한 첫걸음이 될 수 있습니다. 학자금 대출이 있다고 해서 집을 살 수 없다고 단정 짓기 전에, 지금 전문가와 상담해보시길 권합니다. 시카고 복덕방 한상철 이 여러분의 첫 집 마련 여정을 도와드리겠습니다. 📞 773-717-2227 📧  ChicagoBDB@gmail.com

According to a recent survey,  72% of respondents with student loans  said their debt is delaying their ability to buy a home.Are you facing the same concern?Do you feel like you have to wait until your loans are paid off to buy your first home?Or are you unsure whether having student loans will block you from getting mortgage approval? These are natural questions—buying a home is one of the biggest financial decisions you’ll ever make. But waiting too long because of uncertainty could cause you to miss valuable opportunities. Can You Qualify for a Mortgage If You Have Student Loans? The answer is yes —having student loans does  not  automatically prevent you from buying a home. According to  Yahoo Finance , student debt doesn’t have to be a roadblock if you understand your financial picture and choose the right approach. In fact, the  National Association of Realtors (NAR)  reports that  32% of first-time homebuyers  had student loan debt when they purchased their homes. Their average loan balance? About  $30,000 . Chase Bank adds that student loans are just one form of debt on your credit report—like a car loan or credit card balance. What matters most to lenders is your income stability and overall financial health. If you have a steady job and manage your debt responsibly, student loans don’t have to stand in your way. What About the Chicago and Illinois Market? In both  2024 and early 2025 , the Chicago metro area and surrounding suburbs (especially  DuPage, Cook, and Lake County ) have seen a steady rise in home inventory along with moderate price appreciation.This means more listings to choose from and greater room for negotiation—especially helpful for first-time buyers. At the same time,  more homebuyer assistance programs are available than ever before . From city-level to statewide support, there are  grants for down payments ,  interest rate buy-downs , and other incentives designed to help buyers— especially those managing student loan debt . Bottom Line Having student loans is  not  a reason to give up on your dream of homeownership.Start by speaking with a professional who can assess your specific financial picture. Often, the fear of the unknown holds us back more than the numbers themselves. Before you assume “I’m not ready,” let’s look at your options together. Hans Han at Chicago BDB is here to help you take that first confident step toward owning your home. 📞  773-717-2227 | 📧   ChicagoBDB@gmail.com