Buying a Home: Strategies for 2026

Whether it’s a seller’s market or a buyer’s market, many of the fundamentals of buying a home stay the same. That holds true whether I’m helping someone purchase in Northern Illinois or Southwest Florida.

The market influences how we negotiate. But the foundation is understanding your budget, choosing the right community, and having a game plan for both the purchase and life after closing.

Here’s what I encourage my buyers to think about.

1. Start with a monthly payment you’re comfortable with

If you’re financing your purchase, one of the first steps is getting pre-approved. Work with your lender partner to understand what you can borrow—and what you’re comfortable spending each month.

Those aren’t necessarily the same number.

The purchase price is only part of the picture. In Northern Illinois, property taxes are a major consideration. In Southwest Florida, taxes still matter, and I also pay close attention to property insurance. If a property is in a flood zone, I want my buyer to get a flood insurance quote for that specific home before moving too far into the decision.

We need those expenses in the budget so your lender can help establish a realistic purchase price.

I always come back to this question: What monthly housing payment will let you feel comfortable living in your home?

Taxes, insurance, and other expenses can increase. Even if you’re still working, I wouldn’t build your budget around expected pay raises. I want you to have some cushion.

Your lender can explain the qualifying ratios. Your own comfort level should help guide what you ultimately choose to spend.

2. Get to know the community—not just the city

Knowing which city you want to buy in is a good start. But I also encourage buyers to get a feel for the specific community they’re considering.

Can you picture your everyday life there? Does the location work for your routine? Is it somewhere you can see yourself making a home?

That matters whether you’re purchasing a primary residence, a winter home, or a future retirement home.

If schools are part of your decision, take time to research the specific schools serving each property. Look beyond the district name. Contact the district to confirm attendance boundaries, grade levels, programs, and enrollment requirements.

Buyers sometimes ask me, “Is this a good school?” I can help point you toward reliable, objective information. But deciding whether a school fits your child’s needs is a personal decision for your household.

I don’t want my opinion to replace your research or judgment. I want you to feel informed about the community before you commit to living there.

3. Have a game plan—and look beyond the cosmetics

As we move through 2026, I’m seeing signs of a more balanced market in Northern Illinois. Some homes are sitting longer, and I’m seeing more price reductions. In the transactions and listings I’m observing, buyers may have more room to negotiate.

That doesn’t mean every seller will negotiate the same way. We still need to evaluate the particular home, its pricing, and the competition.

But a dated carpet or an old paint color shouldn’t automatically take a property off your list.

If the location, layout, and other important features fit your needs, those cosmetic items may be worth looking past. We may be able to account for them in the negotiation, or they may be manageable updates after you move in.

No home is perfect. I encourage buyers to look at the whole picture. Don’t let a few unattractive finishes keep you from considering a home that otherwise works well for you.

4. Remember that price is only one negotiating tool

A price reduction isn’t the only lever a buyer or seller can pull.

Another option to explore with your lender is a seller contribution toward a mortgage rate buydown. Depending on the loan program and applicable limits, that assistance could help pay for a permanent rate reduction or temporarily reduce payments during the early years of the loan.

For a buyer, that’s worth comparing with a reduction in the purchase price. For a seller, it may be another way to make the offer work for both sides.

The key is having your lender explain the numbers: the upfront cost, the monthly benefit, and what your payment will be after any temporary buydown ends.

I want buyers to be comfortable with the ongoing payment—not just the introductory payment.

Whether I’m representing a buyer or seller in Northern Illinois or Southwest Florida, the goal is to understand the available options and build a strategy around the client’s situation.

5. Think ahead about the inspection

Paint and carpet are one thing. Problems involving the roof, mechanical systems, or other significant repairs deserve a different level of attention.

For buyers, the inspection helps us better understand the home’s condition and consider what to do next.

For sellers, I think a pre-listing inspection is worth discussing. It can provide an opportunity to identify potential concerns before going on the market.

If larger repair items come up, a seller can consider addressing them ahead of time and discuss the appropriate disclosures with their real estate professional.

Getting ahead of those issues can help buyers make a more informed decision and reduce surprises once the home is under contract. It doesn’t guarantee a closing, but it can give both sides a clearer understanding of the property.

6. Keep your finances steady through closing

Some of the most important things buyers can do are basic good practices.

Get your documentation organized. Respond to your lender’s requests. Keep credit card balances under control, and talk with your lender before taking on new debt or making a major purchase.

The furniture and brand-new car can wait until after closing. You don’t want a purchase to complicate your financing while your loan is being reviewed.

I also generally encourage buyers to avoid changing jobs right before making an offer or during underwriting. If an employment change is necessary, talk with your lender first so you understand how it could affect your approval.

Getting under contract is one step. Keeping yourself in a strong position through closing is just as important.

7. For sellers, help buyers picture themselves at home

Although this article focuses on buying, there’s an important piece of advice for sellers: make it easy for buyers to imagine living in your home.

I encourage presenting the property as close to a model home setting as practical—clean, uncluttered, and thoughtfully arranged.

Clear crowded surfaces. Put away personal items. Reduce the number of family portraits and photographs on display.

I know that can feel a little sad. Those belongings are part of what makes the home yours. But when you’re selling, you want to give buyers room to picture where their furniture would go, how their belongings would fit, and what everyday life might look like.

The goal is to help someone walk through the door and begin to see it as their future home.

8. Leave room for life after closing

As a big Dave Ramsey fan, I encourage buyers to work toward an emergency fund covering six months of living expenses.

A garage door can fail. A furnace can need repair. A water heater can need replacing. Having a cushion can help you handle those surprises without reaching for a credit card.

Beyond that emergency fund, I encourage homeowners to consider setting aside 2 to 3 percent of the home’s purchase price each year for maintenance and future repairs.

That’s a nice-to-have savings goal, adjusted to your budget and the home’s age and condition. It isn’t a prediction of what every home will cost to maintain.

You may not spend that amount every year. The idea is to let reserves build so you’re better prepared when a roof, furnace, air conditioner, or windows eventually need replacing.

For me, buying successfully means being able to afford life after closing, too. I want my buyers to enjoy their home without relying on credit card debt every time something needs attention.

Homeownership should be a blessing, not a curse.

9. Choose a home with the years ahead in mind

Before making an offer, ask yourself: If I stay in this home longer than I initially planned, will it still meet my needs?

Pay close attention to the location, square footage, number of bedrooms, and number of bathrooms.

Paint and carpet can be changed relatively easily. Adding a bathroom or creating more living space can be expensive and complicated—and may not be practical for the property.

Looking past dated finishes is one thing. Compromising on the location or space you truly need is another.

In Southwest Florida, your priorities will also depend on how you intend to use the home. A winter residence, a property intended for rental use, and a full-time retirement home serve different purposes. If rental use is part of your plan, verify the applicable rules and restrictions before purchasing.

If this is going to be your next forever home, take the time to get the choice as close to right as possible. It doesn’t have to be perfect, but it should accommodate the needs and priorities that matter most to you.

Buying a home successfully means more than getting an offer accepted. It means feeling comfortable with the payment, confident in your choice of community, and happy with the home after the boxes are unpacked.

That’s what I want for my clients, whether they’re buying in Northern Illinois or Southwest Florida.

Thinking about your next move? Let’s talk through your budget, your priorities, and a game plan that fits your life.

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