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Until next week…

The Weekly Welcome

Michael Steber — Tue, 09 Jun 2026 02:46:13 +0000

{{first_name}},

The World Cup kicks off Thursday. Mexico opens against South Africa at the Azteca in Mexico City, the US plays Friday, and somewhere between now and July 19th, half your office is going to be watching a match they can't fully explain on a phone they're pretending isn't under the desk.

I'm not going to pretend I have strong soccer opinions. But there's something genuinely fun about a month where the whole world is paying attention to the same thing. It's the closest we get to a global pause button. And June in Lake County with the weather finally cooperating, Libertyville Days coming up, and 104 World Cup matches on the schedule? Honestly, not a bad place to be.

Now. Real estate. Let's keep it brief this week.

The Rate Update — June Edition

Here's the good news: rates are heading in the right direction.

The 30-year fixed mortgage came in at 6.48% as of June 4th — down from 6.53% the week before. A year ago at this time the average was 6.85%. That's a real improvement, even if it doesn't feel dramatic on a month-to-month basis.

The forecast through the summer is for rates to stay in the low-to-mid 6% range, with no dramatic swings expected. Steady and predictable — which is actually what a market needs to find its footing.

The buyers moving right now are serious, motivated, and pre-filtered by a market that hasn't made it easy to show up casually. If you're a seller, that's a good thing — the people walking through your door have a real reason to be there. If you're a buyer, the competition is manageable and sellers are realistic. There are worse times to make a move.

The Mortgage Bankers Association expects the 30-year rate to hold between 6.4% and 6.5% through the rest of 2026 — which means the window we're in right now is about as stable and predictable as it's been in a while. That's not nothing.

A Quick Favor

Reviews matter more than most people realize. They're how someone who doesn't know me yet decides whether to trust me — and in this business, trust is the whole thing.

If we've worked together, if I helped a friend or family member of yours, or honestly if you just enjoy getting this newsletter every week — I'd be grateful if you took 30 seconds to leave a review. It doesn't need to be long. It just needs to be real.

👉 Leave a Google Review

Thank you. It means more than you know.

The Private List

Here are a few active buyer needs we're working on right now — real clients, ready to move:

Investor (Cash Buyer) — Looking for AS-IS opportunities anywhere in Lake County. No repairs, no clean-out needed.
Wadsworth Buyer — Needs 4+ bedrooms, 3-car garage, ideally in Warren Township High School district.
Winthrop Harbor Buyer — Ssingle-family home.
Lake Villa Buyer — 2 story preferred, private backyard, unfinished basement welcome.
Grayslake Buyer — Prefers Wildwood area, 3 bedrooms, usable backyard. Light remodeling is fine.

If your home — or someone you know's home — fits one of these profiles, there's a real chance we can skip the open market entirely. Feel free to forward this to anyone thinking about selling.

Around the Area

If you've lived in Lake County for more than five minutes, you already know about Libertyville Days — and if you're newer to the area, consider this your introduction to one of the better summer traditions around.

Libertyville Days is coming up later this month, taking over downtown Libertyville with live music, food, carnival rides, and what I will go on record saying is probably the best parade in Lake County. It's the sort of event where you run into everyone you know, stay longer than you planned, and leave wondering why you don't spend more time in downtown Libertyville the other 51 weekends of the year.

Full disclosure — we sponsor the beer tent. Which means if you show up, grab a cold one, and happen to see me standing nearby looking very proud of myself, that's why.

Mark your calendar — more details at libertyvilledays.com.

The Big Picture

June has this thing where it makes everything feel possible. The weather finally means it. The kids are almost out of school. The World Cup is on. And the housing market — steady and moving in the right direction — is working for the people who decide they're done waiting for perfect conditions.

Perfect conditions are a myth. Good decisions aren't.

As always, I'm a text away.

Until next week…

The Weekly Welcome

Michael Steber — Tue, 02 Jun 2026 01:38:00 +0000

There's a war going on in real estate right now, {{first_name}}. You probably don't care. That's fair — you have actual things to worry about.

But here's the part where I'd ask you to care for just a second: what they're fighting about is your money.

On one side, you have brokerages like Compass arguing that sellers are better served by keeping their home off the public market — at least for a while. Show it quietly, within their own network, control the exposure. They call it strategy. On the other side, you have Zillow, the MLS, and frankly most of the data, arguing that less exposure means less competition, and less competition means less money in your pocket at closing.

A federal judge got involved last week. Tens of thousands of listings disappeared from Zillow overnight and then reappeared 48 hours later by court order. It was the kind of chaos that makes real estate Twitter lose its mind and makes the rest of the world shrug.

But here's what I want you to take away from it — not the drama, not the lawsuits, not the corporate posturing. Just this: when someone tells you that keeping your home off the MLS is in your best interest, make sure you understand whose best interest they're actually describing.

This week I want to show you exactly what the MLS does — and why 97% of sellers, once they actually understand it, wouldn't have it any other way.

What exactly is the MLS?

MLS stands for Multiple Listing Service. It's a private database operated by local Realtor associations that allows licensed real estate agents to share listing information with each other. When a home goes on the MLS, every agent in the region can see it — regardless of which brokerage they work for. That data then feeds automatically to the public-facing sites you already know: Zillow, Redfin, Realtor.com, Homes.com. The MLS is the source. Everything else is a copy.

What the MLS actually does for you (and why it matters more than ever)

There's a decent chance you've heard the term "MLS" and assumed you understood it. Most people do. And most people are wrong — not completely wrong, but wrong enough that it could cost them money.

When your home goes on the MLS, it doesn't just go to your agent's clients. It goes to every buyer's agent in the area simultaneously. And it feeds automatically to Zillow, Redfin, Realtor.com, Homes.com, and dozens of other public-facing sites — accurately, in real time.

That last part is the one most sellers don't know.

A research firm called 1000WATT asked consumers directly. After explaining what the MLS does, they asked: how aware were you of this? Only 12% knew this and more. 59% had a general sense of it. And 29% — nearly one in three sellers — genuinely didn't know.

Then they asked: which system would better serve you as a seller — the U.S. MLS system, or the way most of the world does it, where there's no centralized database and buyers have to search multiple sites with incomplete or outdated information?

97% chose the MLS. 3% didn't.

That number isn't surprising once you understand what the MLS does. What's surprising is that most sellers are making decisions about their listing strategy without fully understanding the thing they're deciding about.

When you list on the MLS, you're not just putting your home on one website. You're simultaneously notifying every active buyer's agent in the region, feeding every major search portal in real time, and creating the conditions for the kind of competition that drives price up — not down.

That's what the MLS does. Now you know.

A Quick Favor

Reviews matter more than most people realize. They're how someone who doesn't know me yet decides whether to trust me — and in this business, trust is the whole thing.

Not sure what to say? Steal one of these:

"Michael keeps me informed about the local market without all the hype. The Weekly Welcome is the only real estate newsletter I actually read."

"Michael was straightforward, knowledgeable, and made the whole process less stressful than I expected. Would recommend without hesitation."

"If you want someone who actually knows Lake County real estate and will tell you the truth — Michael is your guy."

👉 Leave a Google Review

Thank you. It means more than you know.

The Private List

Here are a few active buyer needs we're working on right now — these are real clients, ready to move quickly:

Investor (Cash Buyer) — Looking for AS-IS opportunities anywhere in Lake County. No repairs, no clean-out needed.
Wadsworth Buyer — Needs 4+ bedrooms, 3-car garage, ideally in Warren Township High School district.
Grayslake Buyer — Up to $450,000 - 3+ beds, Wildwood welcome.

If you're thinking about selling — or even just curious what your home might be worth — there's a good chance we already have a buyer looking for something just like it. And if you know someone who might be a fit, feel free to pass this along. A quick introduction can make a big difference for both sides.

Around the Area

Summer in Lake County has an unofficial starting pistol, and it usually involves a cold beer and someone you haven't seen since last fall.

The Mundelein Craft Beer Festival is happening this Saturday, June 6th at Courtland Commons in downtown Mundelein. Local and regional breweries, outdoor space, first real weekend of summer. The kind of thing where you show up for one pour and end up staying three hours because the weather is finally cooperating and you forgot how much you like your neighbors.

If you've been waiting for a reason to get outside — this is a pretty good one.

👉 Mundelein Craft Beer Festival — June 6, Courtland Commons

The Big Picture

The market doesn't reward confusion. It rewards preparation. Whether you're thinking about selling, already under contract, or just trying to make sense of an industry that seems to be fighting with itself on a weekly basis — the answer is the same: understand the system, know your options, and work with someone who will tell you the truth about both.

As always, I'm only a text away.

Until next week…

The Weekly Welcome

Michael Steber — Wed, 27 May 2026 00:06:00 +0000

{{first_name}},

Yesterday was Memorial Day.

We spent it the way it should probably be spent — outside, doing nothing important. Fire pit going, kids chasing each other around the backyard with a wiffle ball bat, my wife laughing at something I said that wasn't even that funny. At some point in the evening I looked around and thought: this is the whole point. Not the house, not the market, not the rates. The people in the yard. The people we're doing it all for. And somewhere in the back of my mind was a quiet awareness that the reason we can have a Monday like that — uncomplicated and loud and good — is because other people gave everything so we could. I don't take that lightly. I hope you got some version of that day too.

Now. Back to the market — because two things happened this spring that most people haven't noticed yet, and they're both worth your attention.

The Listings War Nobody's Talking About

There's a fight happening right now between some of the biggest names in real estate — and it got very close to home, very fast.

Here's the short version: Compass, one of the country's largest brokerages, has been pushing a strategy called "private listings" — where homes are marketed exclusively within their own network before (or sometimes instead of) hitting the MLS and the public portals like Zillow and Realtor.com. Their argument is that sellers benefit from the controlled exposure. The counterargument is that fewer eyes means less competition, which often means less money.

The conflict escalated quickly. Zillow filed an antitrust lawsuit against Compass and our own regional MLS — MRED, the Chicagoland MLS that powers listings across the entire area including Lake County — alleging the two worked together to threaten Zillow's data feed. MRED responded by cutting off Zillow's access to more than 30,000 residential listings, effectively erasing a massive chunk of Chicagoland inventory from the country's most-visited real estate portal overnight.

Within 48 hours, a federal judge stepped in. On May 22nd, Judge John Tharp partially granted Zillow's request for a temporary restraining order — forcing MRED to restore roughly 43,000 Chicagoland listings back to Zillow, while also ordering Zillow to display the nine Compass listings it had previously banned. Both sides declared victory. The underlying antitrust lawsuit continues, with hearings ongoing. This isn't over.

Here's what I want you to know as a KW client specifically: our listings never missed a beat. Keller Williams has a direct data agreement with Zillow that operates independently of the MRED feed dispute. While this was playing out in federal court and listings from other brokerages were disappearing from Zillow's platform, KW listings continued syndicating normally. If your home was on the market — or came on during this stretch — it stayed fully visible.

What does this mean more broadly?

If you're a seller, it means the question of where your home gets listed — and how fast — is no longer as simple as it used to be. A listing strategy that keeps your home off the MLS for any length of time is a decision with real consequences, and you should understand what you're agreeing to before you sign anything.

If you're a buyer, it means some homes in some markets are quietly being sold before they ever hit Zillow. The agents you work with matter more than ever when inventory is limited and not everything is visible on the same screen.

The takeaway isn't panic. It's awareness. The rules of the game are shifting, and knowing that — and knowing your broker has the right relationships in place — puts you ahead of most people.

The Math Got Harder Again

In March, there was a window. Rates had dipped, buyers were cautiously re-entering the market, and there was a real sense that spring 2026 might actually move.

Then inflation came in hot, and the window mostly closed.

The 10-year Treasury — which is the real driver behind mortgage rates — climbed from below 4% in March to nearly 4.7% by mid-May. Mortgage rates followed. We're back above 6.5% on a 30-year fixed, and analysts are noting plainly that at that level, the math stops working for a meaningful slice of buyers. Nationally, pending sales dipped. Purchase applications fell. One major MLS walked back a forecast of nearly 9% sales growth for 2026 and replaced it with something closer to 4% — and quietly revised their home price prediction from a small gain to a small decline.

If you want to see how these dynamics are playing out specifically in Lake County, I put together a full market breakdown earlier this spring: Lake County, IL Real Estate Market Report — March 2026 →

Here's what I'd tell you, though: the buyers still moving right now are serious.

When rates climb, the casual browsers disappear. The people left in the market aren't dabbling — they have a reason to move, they've done the math, and they've made peace with the rate because waiting has its own costs. If you're a seller, that's actually a useful thing to understand. You may have fewer showings. But the people walking through your door have been pre-filtered by a market that made it uncomfortable to be here without a real reason.

And if you're a buyer sitting on the sideline waiting for rates to drop — that's a legitimate strategy. It's also a strategy a lot of people have been running for two years now. The question worth asking isn't "what will rates do?" It's "what happens to prices if rates drop and everyone who's been waiting comes back at once?"

I don't have a crystal ball. Nobody does right now. But I'd rather you be thinking about the right questions than surprised by the answers.

Our subscribers skip the waitlist

Around the Area

If you're looking for something to do next weekend, the Illinois Vintage Fest is back at the Lake County Fairgrounds in Grayslake on June 6th and 7th. 200+ vendors — vintage clothing, home goods, collectibles, antiques, artisan work — and it's free to get in. It's the kind of event that's easy to walk into for an hour and end up staying three, which is either a feature or a warning depending on your schedule. Good people, good stuff, and one of the better excuses to spend a Saturday in Grayslake.

➡ Illinois Vintage Fest — Lake County Fairgrounds

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The Big Picture

The fire pit burned down to coals sometime around 9pm. The kids were done. The yard was quiet. And I just sat there for a few minutes thinking about how fast it goes — the kids, the seasons, the market, all of it.

Nobody hands you a perfect moment. Not the right time to sell. Not the right time to buy. Not the right time to sit in the backyard and feel like you've actually built something worth coming home to. You build that by deciding, repeatedly, that it matters — and then by showing up for it even when conditions aren't ideal.

That's what I see in the clients who don't regret their moves. Not the ones who timed it perfectly. The ones who decided they were done waiting.

The listings war and the rate environment are real. The uncertainty is real. But uncertainty has been the constant since 2020, and the people who moved anyway are sitting on equity that the ones still waiting can only look at.

If something in this week's newsletter made you think — about selling, about buying, about what you're actually waiting for — reply to this email or grab some time on my calendar. The conversation is always free.

Until next week…

The Weekly Welcome

Michael Steber — Tue, 19 May 2026 01:33:00 +0000

{{first_name}}, I finished the Chicago Half Marathon yesterday in the bottom third of my age group.

Not a typo. Bottom third.

I didn't have a clean 12-week training block behind me. Life doesn't really clear the calendar for that kind of thing — between the responsibilities that don't pause and a winter that genuinely did not want to cooperate, my preparation was interrupted more than it was consistent. Then I picked up a chest cold the week before the race. So I showed up anyway, undertrained and slightly congested, and ran 13.1 miles through Chicago on a Sunday morning.

When I crossed that finish line, I won.

Not on the results sheet. But my daughter grabbed me at the finish and told me she wants to run the fall half marathon with me. My boys decided they're going to try a 5K. There were tears. There was pride. The kind that doesn't show up in a time stamp.

I've only been a runner since my mid-to-late 40s. I was never the guy who did this. I started because distance running does something for me that nothing else does — it keeps me energized, disciplined, and honest. It reverses aging in ways that are measurable and in ways that aren't. It's a culture of people who understand that mindset shapes everything, and that showing up in imperfect conditions is the whole point.

The quiet miles logged alone at 5am don't show up on a results sheet either. But they're why I crossed the finish line.

I've been thinking about that a lot this morning. Because I see the same comparison trap — waiting to look good on the results sheet — costing people in real estate every single day.

Grab something warm. Let's talk.

You Don't Have to Win the Race. You Have to Run It.

The most common thing I hear from buyers and sellers who aren't moving yet is some version of: not yet.

Not yet because rates might drop. Not yet because prices might soften. Not yet because the timing isn't perfect.

I understand it. It feels responsible. But here's what I've learned from both running and this market: waiting for perfect conditions means waiting for something that doesn't exist.

For Buyers: Stop Comparing. Start Moving.

There is no race result you have to beat. There's no mythical interest rate you're entitled to, no perfect listing being held in reserve for the moment you feel ready.

In Lake County right now, there are just over 1,200 single-family homes available for a county of 700,000 people. Inventory has climbed from its historic lows — but Realtor.com still classifies Lake County as a seller's market, and demand isn't letting up. The buyers who got in two years ago didn't get perfect rates either — they got in. And today, they have equity.

Every month you wait is a month of someone else's mortgage payment building someone else's wealth.

The comparison trap — waiting until rates look like 2021 or waiting until something better comes along — is what keeps people renting long past the point it makes sense. Your first home doesn't have to be your forever home. It just has to be the one that gets you in the game.

Because in real estate, like in running, you don't build anything by standing at the start line.

Lake County median home sale price, 2015–2026. Every year someone waited for the right moment, the price went up. A buyer who stopped waiting in 2019 has roughly $112,000 more in equity today than the day they closed. Sources: FHFA, Zillow, Realtor.com/FRED.

➡ Find Out What Your Home Is Worth

For Sellers: There's No Perfect Time. There's Just Ready.

I didn't run the half marathon when I was in peak shape. I ran it when I was trained enough, prepared enough, and willing. That's a different thing.

The sellers who wait for the perfect moment — peak prices, ideal rates, zero uncertainty — almost never find it. What they find instead is a market that shifted while they were waiting, with more competition and less leverage.

Right now in Lake County:

Median sale price is $390,000 — up 4% year-over-year
Inventory remains historically low, which means buyers still have fewer choices and less negotiating power than in a balanced market
Purchase applications are up over 20% compared to a year ago — demand is real

That combination doesn't last indefinitely. It doesn't crash overnight either. But the sellers who move while conditions favor them don't spend the next two years wondering if they should have.

You sell when you're ready. The market's job is to tell you what conditions you're running in. Your job is to decide if you're lining up.

The Private List

Every week I work with buyers who are ready to move — they just haven't found the right home yet. Sometimes that home is yours.

Investor (Cash Buyer) — Looking for AS-IS opportunities anywhere in Lake County. No repairs, no clean-out needed. Fast close.
Wadsworth (Buyer) — Needs 4+ bedrooms and a 3-car garage, ideally within the Warren Township High School district.
Winthrop Harbor (Buyer) — Budget up to $300,000, open to single-family homes in the area.
Lake Villa (Buyer) — 3+ bedrooms, attached garage, no rear neighbors, starter homes welcome.

Know someone whose home fits? Let's connect before it hits the market.

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The Big Picture

My legs are sore. My time was bottom third. And I would line up again tomorrow.

Not because I'm chasing a faster time — though I will be. But because the version of me that crossed that finish line is different from the one who signed up for the race. Something shifts when you stop waiting to be ready and just go. You find out what you're made of. You find out it's more than you thought.

That's true at mile 11 when your legs are done and your lungs are negotiating. And it's true the first time you hand over earnest money on a house, or sign a listing agreement, or commit to something that doesn't come with a guarantee.

Nobody gets a perfect entry point. Not in running. Not in real estate. Not in anything worth doing.

What I know after 13.1 miles and years in this market is the same thing: the people who are still waiting for the right moment are watching the people who got in build something. Equity. Roots. Stability. The kind of wealth that doesn't require a perfect rate environment — it just requires a decision.

Your first home doesn't have to be your forever home. Your timing doesn't have to be flawless. You just have to line up.

If you're ready to stop watching from the sideline, reply to this email or grab some time on my calendar. Let's talk about what getting in the game actually looks like for you.

Until next week…

The Weekly Welcome

Michael Steber — Tue, 12 May 2026 01:35:00 +0000

{{first_name}}, Hope you had a wonderful Mother's Day yesterday. To the moms on this list — thank you. Not the Hallmark version of thank you, but the real one. The one that accounts for every school pickup, every middle-of-the-night fever, every meal planned and made and cleaned up after, every worry quietly carried so nobody else had to. The one that acknowledges that running a household is its own kind of ultramarathon, and most moms do it without a finisher's medal or a mylar blanket at the end. If your Sunday looked anything like mine, it involved coffee, kids, and the beautiful organized chaos that makes a house feel like a home. I hope the people in your life showed up for you the way you show up for them — and if they made a reservation without being reminded, that's basically a miracle worth acknowledging. Speaking of showing up — I'm running the Chicago Half Marathon next Sunday, which I signed up for voluntarily, which says something about my judgment that I'll leave for you to interpret. Training has been going since February, six days a week, early mornings before the rest of the house wakes up. The only things getting me to the finish line are months of preparation and an amount of caffeine that would concern a reasonable person. There's actually a new coffee spot in Libertyville that may have already made it onto my race week routine — but more on that later. What I've learned from both distance running and this market is the same thing: the people who show up prepared don't have to scramble. This week, I want to make the case for why right now might be your moment.

Grab something warm. Let's talk.

5 Reasons to Consider Selling Right Now

Selling a home isn't a decision made by a single data point. It's made by a combination of factors that either line up — or don't. Right now, in Lake County, quite a few of them are lining up.

1. You Have Almost No Competition

In April, there were 1,078 single-family homes for sale in all of Lake County — a county of 700,000 people.

To put that in context: in 2009, there were more than 8,000 homes on the market here. We've lost roughly 87% of that inventory over 15 years. What that means for you as a seller is simple — the buyers coming through your door don't have many other options. That's leverage. Real leverage, not the manufactured kind.

When inventory is this tight, well-prepared homes don't sit. They compete. And in a competition where one side is well-stocked and the other isn't, the seller tends to win.

2. Prices Are Still Moving in the Right Direction

The Lake County median sale price hit $390,000 in March 2026 — up 4% year-over-year. Zillow's index shows home values across the area up 5.9% over the past twelve months. The Chicago metro (which includes us) is forecast to see close to 5% price appreciation for all of 2026.

These aren't bubble numbers. They're steady, consistent, and supported by real demand. The window for maximum equity isn't closing tomorrow — but it's not getting wider either. If you've owned your home for more than a few years, you've likely built more equity than you realize.

➡ Find Out What Your Home Is Worth

3. Buyer Demand Is Stronger Than the Headlines Suggest

Mortgage rates around 6.30% don't exactly make for exciting news coverage. But here's what the headlines aren't saying: purchase applications are up more than 20% compared to a year ago.

Buyers have adapted. They've done the math. They're out there, they're qualified, and they're ready to move on the right property. The buyers in today's market aren't window shoppers — they're decision-makers. That's who you want walking through your door.

4. A New Fed Chair Could Shift the Rate Conversation

Jerome Powell's term as Fed Chair ended May 15. Kevin Warsh — the incoming nominee — has signaled a preference for rate cuts. The bond market sets mortgage rates, not the Fed directly, so nothing changes overnight. But if rates soften meaningfully later this year, more buyers enter the pool, competition increases, and the advantage sellers currently hold starts to level out.

Selling into a market with 6.30% rates and low inventory is a different conversation than selling into one with 5.5% rates and more competition. The former favors you more than the latter. Right now, you're in the former.

5. The "Waiting for a Crash" Strategy Doesn't Have Much Evidence Behind It

This is the one I hear most often, and I understand it — if prices are high, why not wait for them to come down and sell then?

Here's the problem: the structural reasons for tight inventory in Lake County aren't going away. Low rates locked in by existing owners, limited new construction, high land costs, strong employment anchors in the county — these aren't temporary conditions. There is no wave of distressed inventory sitting just off-screen waiting to flood the market. There is just a county where more people want to live than there are homes available — and that math keeps winning.

Waiting for a correction that isn't coming isn't a strategy. It's a delay.

The Private List

Every week I work with buyers who are ready to move — they just haven't found the right home yet. Sometimes that home is yours.

Investor (Cash Buyer) — Looking for AS-IS opportunities anywhere in Lake County. No repairs, no clean-out needed. Fast close.
Wadsworth (Buyer) — Needs 4+ bedrooms and a 3-car garage, ideally within the Warren Township High School district.
Winthrop Harbor (Buyer) — Budget up to $300,000, open to single-family homes in the area.
Lake Villa (Buyer) — 3+ bedrooms, attached garage, no rear neighbors, starter homes welcome.

Know someone whose home fits? Let's connect before it hits the market.

Around the Area — Worth Checking Out

A new coffee shop opened in Libertyville and the word on the street is good: Brewhaus Coffee. If you haven't been in yet, now's the time — there's something about a new neighborhood coffee spot that either becomes a weekly habit immediately or takes six months to discover, and you don't want to be the person who finds out about it six months from now. Early reviews are solid, the vibe is right, and frankly after thirteen miles on Sunday I'll probably need whatever they're serving in the largest cup available.

➡ Follow Brewhaus Coffee on Instagram

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The Big Picture

None of this means you have to sell. Timing is personal, and the right move depends on your situation — not just the market's.

But if you've been wondering whether the window is open, it is. And it's worth at least knowing what you'd walk away with before deciding to wait another year.

Reply to this email, or just book some time and let's run the numbers.

Until next week…

The Weekly Welcome

Michael Steber — Tue, 05 May 2026 02:36:53 +0000

{{first_name}} I ran 3.6 miles this morning before the sun was fully up and spent most of it thinking about nothing in particular — which is, honestly, the whole point. By the time I got home, made coffee, and sat down, I had seventeen unread notifications about mortgage rates, the Fed, and what the housing market is supposedly doing. I read through all of them. Most of it is noise dressed up as urgency. Some of it actually matters. This week, a little of both.

Grab something warm. Let's talk.

Rates, Powell's Exit, and What Comes Next

The 30-year fixed rate closed April at 6.30% (per Freddie Mac) and is sitting in the same neighborhood this week — sources have it ranging from 6.20% to 6.44% depending on the day and the lender. Nothing dramatic. Rates ticked up slightly from a mid-April low of around 6.02%, nudged higher by inflation concerns tied to rising oil prices and ongoing geopolitical uncertainty.

Here's the more interesting storyline this week: on April 29, Jerome Powell delivered his final press conference as Fed Chair. His term ends May 15. In closing remarks that felt a bit like a retirement speech he didn't entirely plan to give, Powell emphasized Fed independence and confirmed he'll remain on the board as a governor rather than step away entirely — a decision he attributed, carefully, to legal pressures he felt he needed to see through.

Kevin Warsh — President Trump's nominee to take the chair — advanced out of the Senate Banking Committee that same morning along party lines and is now headed toward a full Senate confirmation vote. Warsh has signaled a preference for rate cuts, though most economists note there isn't a strong economic case for easing right now.

What does a new Fed chair mean for mortgage rates? Probably not much immediately. The Fed doesn't set mortgage rates — the bond market does. But leadership tone and communication style matter over time. For now, we're in a watch-and-wait moment.

If you're a buyer: Rates in the mid-6s are not a reason to pause. Purchase applications are up more than 20% compared to a year ago — meaning plenty of buyers have already done that math. More inventory this spring means more options and more room to negotiate on the right properties.

If you're a seller: The buyers who are out there are serious and qualified. A well-prepared, honestly-priced home is still moving. The market hasn't stopped — it's just paying closer attention.

The Number That Explains Everything

Lake County had 1,078 single-family homes for sale in April — down 2.2% from a year ago.

If that number feels small, that's because it is.

At the peak in 2009, there were more than 8,000 homes on the market here. We've lost roughly 87% of that inventory over 15 years — and it keeps shrinking. That's the floor under prices. That's why waiting for a crash doesn't pencil out. There is no wave of distressed inventory coming. There is no correction waiting around the corner. There is just a county with more people who want to live here than there are homes available — and that math keeps winning.

Median sale prices in Lake County hit $390,000 in March 2026, up 4% year-over-year. Home values on Zillow's index are up 5.9% over the past year. The Chicago metro — which includes us — is forecast to see close to 5% price growth for all of 2026.

The market isn't frozen. It isn't easy. But it is consistent, and consistency is actually what you want when you're making one of the biggest financial decisions of your life.

The Private List

Every week I work with buyers who are ready to move — they just haven't found the right home yet. Sometimes that home is yours. Take a look and see if anything rings a bell.

Investor (Cash Buyer) — Looking for AS-IS opportunities anywhere in Lake County. No repairs, no clean-out needed. Fast close.
Wadsworth (Buyer) — Needs 4+ bedrooms and a 3-car garage, ideally within the Warren Township High School district.
Winthrop Harbor (Buyer) — Budget up to $300,000, open to single-family homes in the area.
Lake Villa (Buyer) — 3+ bedrooms, attached garage, no rear neighbors, starter homes welcome.

Know someone whose home fits? Let's connect before it hits the market.

Around the Area — Get Outside This Week

Independence Grove Forest Preserve in Libertyville reopened its beer garden for the season, and if you haven't been, it's one of those places that reminds you why people move to Lake County in the first place. Lakeside seating, local craft brews on tap, and the kind of scenery that makes a Tuesday feel like a weekend. It's open now — worth putting on the calendar before the summer crowds figure it out.

If you're more of a treasure-hunter type, the Grayslake Antiques & Flea Market is this weekend — May 9–10 at the Lake County Fairgrounds. Vendors from all over, the kind of stuff you can't find on Etsy, and the very real possibility of leaving with something you had no plan to buy. Worth the trip.

Check out Independence Grove →

What Will Your Retirement Look Like?

Retirement looks different for everyone. What it costs, where the income comes from, how long it needs to last. Those answers are specific to you.

The Definitive Guide to Retirement Income helps investors with $1,000,000 or more work through the questions that matter and build a plan around the answers.

Download your free guide to start turning a savings number into an actual retirement income strategy.

The Big Picture

1,078 homes. That's what's available in a county of 700,000 people. The market isn't confusing — it's just tight. And tight markets reward people who are prepared, decisive, and working with someone who knows what they're doing.

If something in here got you thinking, reply to this email. Or find me on Instagram, YouTube, or just show up at the office on Milwaukee Ave in Libertyville. I post something worth reading or watching almost every day — market stuff, local news, and occasionally something that has absolutely nothing to do with real estate.

Check hours, tickets, and what's new this season →

Until next week…

The Weekly Welcome

Michael Steber — Mon, 27 Apr 2026 13:35:00 +0000

{{first_name}}, the good news is spring is finally here. The bad news is everyone on the internet has an opinion about what that means for your home value, your mortgage rate, and apparently your entire financial future. It has also been a big week — the country's top economist revised his forecast, Six Flags opened, and somewhere in Lake County someone is mowing their lawn for the first time and feeling very good about themselves. I read through all of it so you don't have to — and I promise it's less dramatic than your news feed made it sound.

Grab a coffee. Let's talk.

No HOA. Unincorporated. Here's Why Buyers Are Searching for These.

Two of the most common search filters I see buyers using right now are "no HOA" and "unincorporated." Here's what each one actually means — and why either could be a strong long-term move.

No HOA homes offer something simple but increasingly valuable: freedom. No monthly dues, no board approval, no rules about your landscaping or what you park in the driveway. In Lake County, you'll find these most often in older subdivisions, rural pockets, and stand-alone properties that were never folded into a community association. The financial case is real — HOA fees in the Chicago suburbs commonly run $200–$600/month. Over 10 years, that's up to $72,000 that never built you a dollar of equity. Beyond the money, no-HOA homes often allow more flexibility for home-based businesses, outbuildings, short-term rentals, and just living how you want to live. The tradeoff is fewer shared amenities and no one maintaining the common areas — but for buyers who want autonomy, that's an easy trade.

Unincorporated areas sit within Lake County's jurisdiction but outside the legal limits of any city or village. These pockets exist throughout the county — sometimes just a mile from an incorporated town. The benefits: property taxes can be meaningfully lower since you're not funding a municipal budget, and you're typically subject to county codes rather than local ordinances, which often means fewer restrictions on land use, additions, and outbuildings. For buyers who want space, land, and long-term flexibility — and who don't need city water or sewer — unincorporated can offer serious value that doesn't show up at first glance.

Both property types trade some conveniences for freedom and long-term cost savings. In a market where affordability is still stretched, that math matters.

Want a list of no-HOA and unincorporated homes in Lake County?

I pull these searches regularly and I'm happy to send you a custom list — no obligation, no pressure. Just reply to this email with what you're looking for (area, price range, bedrooms) and I'll get it to you within 24 hours.

Lawrence Yun Just Revised His 2026 Forecast. Here's What It Means for You.

Lawrence Yun is NAR's chief economist — the most-watched housing market forecaster in the country. This week he updated his 2026 outlook, and the headline is a significant pullback from what he was predicting just a few months ago.

Last fall, Yun projected a 14% jump in existing home sales for 2026. The bet was that mortgage rates would fall to around 6%, pulling buyers off the sidelines in big numbers. That didn't happen. Rates briefly dipped below 6% in late February — the first time in three and a half years — then reversed course as global uncertainty pushed them back up. As of now, the average 30-year fixed rate sits at 6.37%, and the revised forecast reflects that: a much more modest 4% increase in sales this year. New home sales are now expected to remain flat.

Home prices, however, are a different story. Despite slower sales, Yun expects prices to rise 3–4% in 2026. The reason is simple supply and demand — there still aren't enough homes. The market is sitting at about a four-month supply of inventory, and a balanced market needs five to six. Until that changes, prices have a floor under them. The median sale price hit a record high for March at $408,800 nationally.

If you're a buyer

The window you've been waiting for — lower rates plus more inventory — hasn't fully opened yet. But home prices keep climbing. Waiting doesn't guarantee a better deal; it often just means paying more later. If the right home in the right area shows up, the fundamentals for buying are still solid.

If you're a seller

Less transaction volume means fewer competing listings. The buyers who are out there are serious. March data showed homes averaged 2.2 offers, and about 18% sold above list price. Pricing it right matters more than ever — but a well-prepared home is still moving.

The Private List

Every week I work with buyers who are ready to go — they just haven't found the right home yet. Sometimes that home is yours. Take a look and see if anything rings a bell.

Investor (Cash Buyer) — Looking for AS-IS opportunities anywhere in Lake County. No repairs, no clean-out needed. Fast close.
Wadsworth (Buyer) — Needs 4+ bedrooms and a 3-car garage, ideally within the Warren Township High School district.
Winthrop Harbor (Buyer) — Budget up to $300,000, open to single-family homes in the area.
Lake Villa (Buyer) - 3+, attached garage, no rear neighbors, starter homes welcome.

Know someone whose home fits? Let’s connect before it hits the market.

Around the Area — Something Fun This Weekend

Six Flags Great America opened for the 2026 season this weekend, which means summer is officially here whether the weather agrees or not. If you've got kids, you already have a plan being made for you. If you don't, you'll notice it in the traffic on Grand Ave starting Friday afternoon. Either way, it's hard to argue with the fact that one of the best theme parks in the Midwest is sitting right here in Gurnee — about fifteen minutes from most of Lake County.

They've added new attractions this season, the food has gotten genuinely better over the last few years, and if you go on a weekday you might actually be able to walk onto something without a forty-five minute wait. Season passes are worth the math if you're going more than twice. Make it a family day, drag some friends along, and remember that screaming on a roller coaster is a completely socially acceptable way to process a week of market uncertainty.

The Big Picture

We're not in a crash. We're in a slow, uncertain market — and honestly, those are the markets where the most interesting conversations happen.

If something in here got you thinking, I'd love to hear it. Reply to this email, find me on Instagram or YouTube, or just show up at the office on Milwaukee Ave in Libertyville. I post something worth reading or watching almost every day — market stuff, local news, and yes, occasionally something that has absolutely nothing to do with real estate.

See you next week.

The Weekly Welcome

Michael Steber — Mon, 20 Apr 2026 21:06:00 +0000

{{first_name}}, I already know what you're thinking.

"We're not ready to move yet."

"We need to sell first."

"We're not even sure what we can afford until this place is gone."

All of it valid. All of it real. And all of it — coincidentally — exactly what we untangle before anyone looks at a single house.

Buying and selling at the same time is the move that stops more people in their tracks than almost anything else in real estate. Not because it's impossible. It happens successfully every week right here in Lake County. It stops people because nobody hands them a clear picture of how it actually works before they're already in the middle of it — stressed, reactive, and making decisions they didn't have to make that way.

That's what this week is about. How to sequence it. How to finance it. What the market means for your timing right now. And why the single most important thing you can do — before Zillow, before showings, before any of it — is sit down and build a plan.

Keep reading. It's shorter than your list of reasons to wait.

It's a balancing act, but it's very doable

Most homeowners reach a point where they need to move on before they've moved out. Maybe the family has grown, the commute changed, or the neighborhood just doesn't fit anymore. Whatever the reason, the challenge is the same: how do you buy your next home without losing your current one — or ending up with two mortgages?

The good news is that people do this successfully every week in Chicagoland. The not-so-good news is that it takes a clear plan from day one — not day fifteen.

Right now, we're in a sellers market

Lake County and the greater Chicagoland area are currently leaning sellers — more buyers than available inventory. That's great news if you're listing, but it means you need to move quickly and decisively when you find your next home.

In a sellers market: Your home sells fast. Consider a rent-back agreement, use a settlement contingency, and have financing lined up early.

In a buyers market: Finding a home is easier. Sellers accept contingent offers, you can request an extended closing, and there's more room to negotiate timing.

The Private List

Every week I work with buyers who are ready to go — they just haven't found the right home yet. Sometimes that home is yours. Take a look and see if anything rings a bell.

Investor (Cash Buyer) — Looking for AS-IS opportunities anywhere in Lake County. No repairs, no clean-out needed. Fast close.
Wadsworth Buyer — Needs 4+ bedrooms and a 3-car garage, ideally within the Warren Township High School district.
Winthrop Harbor Buyer — Budget up to $300,000, open to single-family homes in the area.

Know someone whose home fits? Let’s connect before it hits the market.

Don't start with the house hunt

The first week you go under contract as a buyer is a sprint — inspections, attorney review, lender paperwork, deadlines stacking up daily. If you're simultaneously trying to prep your home to sell for the first time, you're setting yourself up for stress and costly mistakes.

The sequence matters. Get your home photo-ready and have your financial picture dialed in before you ever step foot in a showing. That way, when the right house appears, you can move — not scramble.

Four things to figure out first

01 — Prep your home Get your home market-ready before you start searching. You want to be able to list within days of finding your next place.

02 — Clarify your financing Are you buying contingent on selling? Using a bridge loan? Borrowing against retirement accounts? Know your options before you need them.

03 — Understand your equity The money in your home doesn't become available until closing. Plan accordingly — especially for your down payment timing.

04 — Work with one agent Using the same experienced agent for both sides keeps communication clean and strategy consistent across both deals.

Around the area — Something fun this month

Classic Cinemas runs a Classified Cinema every Monday night — a $6 mystery movie where they don't tell you what's playing until you're already in the seat. No title. No trailer. No hints. Just show up, grab your popcorn, and find out when the lights go down. You might catch something still weeks from wide release, a cult favorite getting a second run, or something nobody saw coming. For six bucks on a Monday night, that's a pretty good deal. Make it a date night and let the surprise be the plan.

Every Monday · Rated R · 2 hrs · $6 · Multiple Classic Cinemas locations Check showtimes and find your location →

Buying and selling at the same time isn't magic. It's just a plan, executed in the right order. If you're ready to build yours, you know where to find me. As always, if someone in your world is thinking about making a move — a neighbor, a coworker, a family member who's been sitting on the fence — send them my way. Referrals are always welcome and never taken for granted. See you next Monday.

Before we look at a single house, we sit down together. No pressure, no listings, no rush. Just answers to your questions and a real plan built around your situation. This conversation is the reason everything else goes smoothly.

The One Conversation That Changes Everything in Lake County Real Estate

Michael Steber — Mon, 13 Apr 2026 23:17:48 +0000

Whether you're thinking about selling your home in Libertyville, buying your first place in Waukegan, or somewhere in between — there's one step that separates the people who come out ahead in the Lake County real estate market from the ones who don't. It's not the listing price. It's not the inspection. It's not even the offer.

It's the initial consultation — and most buyers and sellers across Lake County skip it entirely. It's also the step that tends to make the biggest difference in how things turn out. Most people put it off for reasons that disappear the moment they actually sit down.

Want to understand what's driving the market right now? Read our latest Lake County real estate market report for current data on inventory, pricing, and trends.

"I'm Just Not Ready Yet" — The Most Expensive Phrase in Real Estate

It's the most common thing I hear from homeowners across Lake County — in Gurnee, in Vernon Hills, in Round Lake Beach, in Mundelein. "I just need to fix a few things first." "We're going to wait and see what rates do." "We're not quite ready."

All valid. All reasonable. And all, coincidentally, the exact things we cover in the first twenty minutes of a consultation.

Here's the truth: the initial consultation isn't something you do after you're ready to sell. It's how you get ready. It's a completely no-pressure, no-commitment conversation where we look at your specific situation, talk through your options, and build a plan — so that when you are ready to move, you're not starting from zero.

In today's Lake County market — where inventory sits at just 1.4 months of supply and home values are up nearly 8% year over year — the sellers who come out ahead aren't necessarily the ones with the nicest homes or the best timing. They're the ones who had a plan and started the conversation early.

For Sellers: What Actually Happens in a Listing Consultation

If you own a home in Lake County — whether in Libertyville, Lake Zurich, Antioch, Zion, or anywhere in between — and you've been thinking about selling, here's exactly what we cover in the initial seller consultation.

1. Home Preparation and Repairs: What to Fix, What to Skip

One of the biggest mistakes sellers make is spending money on the wrong projects before listing. A fresh coat of paint in the right rooms can add thousands to your final sale price. A full kitchen renovation the week before you list almost never pays off dollar for dollar.

In the seller consultation, we walk through your home's specific condition and build a prioritized prep plan — what to tackle, what to leave alone, and what buyers in your specific price range actually care about. In a market where homes in Highland Park, Lake Forest, and Lincolnshire are moving quickly, showing up prepared makes a measurable difference.

No guesswork. No wasted money. Just a clear, actionable list.

2. Your Home's Real Value in Today's Market

Not what Zillow estimates. Not what your neighbor sold for eighteen months ago. What your home is actually worth right now, in this market, on this street.

With detached single-family homes in Lake County sitting at a median price of $377,000 — up 7.9% year over year — and only 1.4 months of supply available, pricing strategy matters more than ever. Price too high and you sit. Price right and you move fast, often with multiple offers.

The consultation is where we build a real pricing strategy based on current comparable sales in your specific community — whether that's Grayslake, Buffalo Grove, Kildeer, or Winthrop Harbor.

3. Guidance Through the Entire Selling Process

For a lot of homeowners, the process itself is the intimidating part. What happens after you accept an offer? What do inspections look like from the seller's side? When should you start looking for your next home? What are your net proceeds after commissions and closing costs?

We cover all of it in the consultation — so that when you're ready to move, nothing catches you off guard and you're making decisions with full information, not half of it.

Most sellers walk out of this conversation surprised at two things: how close they already are to being ready, and how much they didn't know they didn't know.

The spring market in Lake County is active right now. Serious buyers are out across Mundelein, Gurnee, North Chicago, and Kenosha County. Inventory is thin. Well-prepared homes are moving. The sellers who come out ahead this season will be the ones who started the conversation early — not the ones who waited until everything felt perfect. Learn more about our Easy Exit Marketing program and how we protect sellers throughout the process.

Thinking about selling? Text HOME to (224) 544-9080 and let's talk through your options.

For Buyers: You Don't Have to Have It All Figured Out to Have This Conversation

If you've been thinking about buying a home in Lake County — casually, seriously, or somewhere in between — this section is for you.

You don't need to have your finances perfectly dialed in. You don't need to know exactly what neighborhoods you're looking at. You don't need to be ready to make an offer next week. The buyer consultation exists precisely for the person who isn't quite there yet — and it is one of the most valuable conversations you can have before you start scrolling Zillow at midnight.

Here's what we cover in every buyer consultation, built entirely around your specific situation and goals.

1. The Process, Start to Finish

Most buyers don't know what they don't know. In the Lake County market — where competition is real in communities like Vernon Hills, Lindenhurst, and Fox Lake — surprises cost you. We walk through every major step from initial search to closing day so that nothing catches you off guard. Understanding the process makes every decision along the way faster, less stressful, and more confident.

2. Your Team: Who's in Your Corner

Buying a home is not a solo mission. The buyer consultation is where we talk through who should be on your team for the transaction — and what each person does for you.

That team includes your Realtor, your real estate attorney, your home inspector, and your lender. Each one plays a specific, critical role. Walking into a purchase in Lake County without the right people in place is one of the most common — and costly — mistakes buyers make, especially in competitive markets where decisions move fast.

3. Financing: The Variable That Changes Everything

Your financing isn't just about what you can afford. It shapes your entire buying strategy.

How you're financed determines how competitive your offer looks to a seller in Waukegan or Libertyville or Lake Bluff. It affects your timeline, your contingency options, and your ability to move quickly when the right home appears. We walk through how financing works in today's market — including how current interest rates interact with purchase price and down payment — so that you're set up to act decisively when the right opportunity comes along.

In Lake County right now, hesitation has a price. The buyer consultation is how you make sure you're never the person who missed out because you weren't ready.

Ready to start the conversation? Text HOME to (224) 544-9080 — no pressure, no obligation.

Frequently Asked Questions: Real Estate Consultations in Lake County, IL

How much does a real estate consultation cost in Lake County? Nothing. The initial consultation — whether you're buying or selling — is completely free. There's no obligation, no commitment, and no pressure to move forward. It's simply a conversation to help you understand your options and build a plan.

What should I bring to a home selling consultation? You don't need to bring anything formal. It helps to have a general sense of your timeline, any repairs or updates you've been considering, and any questions you've been sitting on. Everything else — pricing, market data, prep recommendations — we bring to you.

How long does the initial consultation take? Most consultations run between 45 minutes and an hour. For sellers, we'll want to walk through your home briefly. For buyers, we'll spend most of the time talking through your goals, timeline, and financing situation.

Is the Lake County real estate market good for sellers right now? Yes — Lake County remains a strong seller's market heading into spring 2026. With only 1.4 months of supply across detached single-family homes and median prices up nearly 8% year over year, well-prepared homes in communities like Libertyville, Vernon Hills, Gurnee, and Mundelein are moving quickly. The consultation is where we look at your specific home and neighborhood to give you an accurate picture.

I'm not ready to buy yet — is it too early to talk to a Realtor in Lake County? It's never too early. In fact, the buyers who come out ahead in competitive Lake County markets are almost always the ones who had the conversation before they were "ready." The buyer consultation is specifically designed for people who are still figuring things out — it's how you go from curious to confident.

The Bottom Line: One Conversation Changes Everything

Nobody wants to schedule the appointment. Not the dentist. Not the doctor. Not the real estate consultation. And yet — every single time — people walk out saying "I'm so glad I did that."

The people who book early don't just feel better. They perform better. They make smarter decisions, move faster when it counts, and almost never say "I wish I had waited longer to get started."

If you're thinking about buying or selling anywhere in Lake County — Libertyville, Gurnee, Waukegan, Vernon Hills, Mundelein, Grayslake, Lake Zurich, Antioch, Highland Park, Lake Forest, Round Lake Beach, Zion, Fox Lake, Lindenhurst, North Chicago, Buffalo Grove, Kildeer, Lake Bluff, or anywhere in between — the initial consultation is the single best first step you can take.

It's free. It's low-pressure. And nobody is going to chase you to your car.

Let’s Connect

Text “HOME” to (224) 544-9080 — no pressure. Clear guidance, honest advice.

Michael Steber is a licensed REALTOR and Designated managing Broker with Keller Williams North Shore West, serving Lake County, Illinois. Data sourced from MRED MLS. This report covers communities including Grayslake, Libertyville, Gurnee, Winthrop Harbor, Wadsworth, Round Lake, Vernon Hills, Mundelein, Lake Bluff, Lake Forest, North Chicago, Waukegan, Zion, and surrounding Lake County communities.

The Weekly Welcome

Michael Steber — Mon, 13 Apr 2026 22:43:14 +0000

The best 3 minute read in Real Estate.

{{first_name}}, I already know what you're thinking. "I'm not ready." "I just need to fix a few things first." "We're going to wait and see what rates do." Totally valid. Very reasonable. Also — coincidentally — the exact things we cover in the first 20 minutes of a consultation.

So let's not call it an appointment. Let's call it a completely casual, zero-pressure, no-commitment conversation where I ask you a few questions, tell you exactly what your home is worth, map out the entire process, and hand you a plan. You can leave whenever you want. Nobody is going to chase you to your car.

And if that sounds like someone you know — a friend, a neighbor, a coworker who won't stop talking about "eventually" buying or selling — forward this their way before you keep reading.

This week I broke it down for both sides — sellers who have a list of reasons they're not ready yet, and buyers who are pretty sure they need to have everything figured out before they can talk to anyone. Spoiler: you don't. Keep reading. It's shorter than your list of excuses.

For the Sellers: "I'm Not Ready Yet" Is Costing You More Than You Think

It's the most common thing I hear this time of year — and I get it. Selling a home feels big. There's so much to figure out before you can even think about putting a sign in the yard.

But here's the truth: the initial consultation isn't something you do after you're ready. It's how you get ready.

Every seller consultation I do covers three things:

1. Home Preparation & Repairs Not everything needs to be fixed before you list — and some things absolutely do. The difference between the two can mean thousands of dollars in your pocket or weeks sitting on the market. In one conversation, we walk through your home's specific situation and build a simple, prioritized action plan. No guesswork. No wasted money on the wrong projects.

2. Your Home's Real Value Right Now Not what Zillow says. Not what your neighbor sold for two years ago. What your home is actually worth in today's Lake County market — with only 1.4 months of supply and prices up nearly 8% year over year. You deserve accurate information, and that starts with a real conversation, not an algorithm.

3. Guidance Through the Entire Process For a lot of sellers, the process itself is the intimidating part. What happens after you accept an offer? What do inspections look like from the seller's side? When do you start looking for your next place? We cover all of it — so that when you're ready to move, you're not starting from zero.

Most sellers walk out of this conversation surprised at two things: how close they already are, and how much they didn't know they didn't know.

The spring window is open right now. Serious buyers are active, inventory is thin, and well-prepared homes are moving fast. The sellers who come out ahead this season are the ones who started the conversation early — not the ones who waited until everything felt perfect.

Book your seller consultation here → ☎

For the Buyers: You Don't Have to Be "Ready" to Have This Conversation

If you've been thinking about buying a home — casually, seriously, or somewhere in between — this is for you.

You don't need to have your finances perfectly dialed in. You don't need to know exactly what you're looking for. You don't need to be ready to make an offer next week. The buyer consultation exists precisely for the person who isn't quite there yet — and it's one of the most valuable hours you can spend before you start scrolling Zillow at midnight.

Here's what we cover in every buyer consultation, built entirely around your situation:

1. The Process — Demystified Most buyers don't know what they don't know. We walk through the major steps from offer to close so that nothing catches you off guard. Knowing what's coming makes every decision along the way faster and less stressful.

2. Your Team Buying a home isn't a solo mission. We talk through who's on your side throughout the transaction — your Realtor, your attorney, your home inspector, and your lender — and what each of them does for you. Walking into this process without the right people in place is one of the most common and costly mistakes buyers make.

3. Financing — The Variable That Changes Everything Your financing isn't just about what you can afford. It shapes your strategy. It determines how competitive your offer looks. It affects your timeline. We walk through how financing works in today's market and make sure you're set up to move confidently when the right home shows up — because in Lake County right now, hesitation has a price.

This conversation takes about an hour. It costs you nothing. And it's the single best thing you can do to make sure that when the right home hits the market, you're ready to act — not scrambling to catch up.

Book your buyer consultation here → ☎

The Private List

Here are a few active buyer needs we're working on right now — these are clients ready to move:

Investor (Cash Buyer) — Looking for AS-IS opportunities anywhere in Lake County; no repairs, no clean out needed.
Wadsworth Buyer — Needs 4+ bedrooms, 3-car garage, ideally in Warren Township High School district.
Winthrop Harbor Buyer — Up to $300,000, open to single-family homes.

If you're thinking about selling — or even just curious what your home might be worth right now — there's a real chance we already have a buyer looking for something just like it.

A Thought to Leave You With

Nobody wants to schedule the appointment. Not the dentist. Not the doctor. Not the real estate consultation. And yet — every single time — people walk out saying "I'm so glad I did that." I can't explain it. I just work here.

What I can tell you is that the people who book early don't just feel better — they perform better. They make smarter decisions, move faster when it counts, and almost never say "I wish I had waited longer."

The calendar is open. The market is moving. And I promise nobody is going to chase you to your car.

Let's talk → ☎

Know someone who's been on the fence about buying or selling? Forward this their way. It might be the nudge they didn't know they needed — and you'll officially be their favorite person this week.

The Weekly Welcome

Michael Steber — Tue, 07 Apr 2026 02:40:30 +0000

The best 3 minutes in Real Estate.

{{first_name}}, the Easter candy is 50% off, the relatives have gone home, and Lake County is back to business.

There's a specific kind of clarity that comes the Monday after a holiday weekend. The to-do list that felt abstract last week suddenly feels urgent. The conversation you had at dinner — the one about making a move, finally — doesn't feel like small talk anymore. It feels like a decision.

And here's the thing — the market doesn't care that you just got back from your mom's house. It kept moving over the weekend. Buyers are out. New listings are trickling in. And with only 709 active homes across all of Lake County, the sellers who show up this week aren't walking into a crowd. They're walking into a wide open room.

What the Market Is Telling Us Right Now

The numbers haven't changed dramatically from last month — but the direction is clear and consistent.

Detached Single-Family The backbone of Lake County real estate remains as competitive as ever. The median price sits at $377,000, up 7.9% from a year ago per Redfin. With only 1.4 months of supply available, there simply aren't enough homes to meet demand. Well-prepared homes are not sitting.

Attached Homes (Condos & Townhomes) The attached market continues to be one of the tightest entry points in the county. A median price of $290,000 — up 5.5% year over year — paired with just 1.3 months of supply tells the whole story. For first-time buyers or anyone looking to right-size, this segment rewards decisiveness above everything else.

Luxury ($720K+) Luxury homes are moving 16% faster than they were a year ago, and months of supply has dropped nearly 20%. The median sits at $965,000. The window of negotiating leverage that existed at the high end 12–18 months ago is quietly closing.

Across every category, Lake County remains a seller's market. What's shifted is that buyers have gotten smarter — and sellers who understand that will come out ahead.

For the full deep-dive on what's driving inventory to historic lows — and what it means for your home's value — read this week's market analysis here.

The Private List

Here are a few active buyer needs we're working on right now — these are clients ready to move:

Investor (Cash Buyer) — Looking for AS-IS opportunities anywhere in Lake County; no clean out needed.
Wadsworth Buyer — Needs 4+ bedrooms, 3-car garage, ideally in Warren Township High School district.
Winthrop Harbor Buyer — Up to $300,000, open to single-family homes.

If you're thinking about selling — or even just curious what your home might be worth right now — there's a real chance we already have a buyer looking for something just like it.

A Thought to Leave You With

Spring in Lake County has a short window where everything aligns — motivation is high, weather cooperates, and buyers are actively looking. That window is open right now.

The people who come out ahead this season won't be the ones who had perfect timing. They'll be the ones who had a plan and moved when the conditions were right.

If a conversation would be helpful — whether you're thinking about buying, selling, or just want to know where you stand — hit reply. We're always available.

One Small Ask

If someone in your world is thinking about making a move this year, we'd be honored to be a resource for them. An introduction — no pressure, no obligation — can make a meaningful difference for both sides.

Let’s Connect

If you’re considering a move — buying, selling, investing — reply to this email and let’s talk through your options.

And if someone you care about needs real estate advice, introduce us. I’ll take great care of them.

Get Your Free Home Valuation

Where did all the homes go?

Michael Steber — Tue, 07 Apr 2026 02:18:01 +0000

If you've been watching the Lake County market lately, you've probably noticed something feels different. Fewer homes to choose from. Well-priced listings disappearing in days. Sellers holding firm on price. You're not imagining it.

Active listings in Lake County have fallen to levels that would have been unthinkable a decade ago. And the story of how we got here is one that every homeowner — especially anyone thinking about selling — needs to understand.

709	−84%	+7.9%
Active listings in Lake County, March 2026	Decline from pre-pandemic peak (~4,500+)	YoY price growth — median $377K, Jan 2026
(Realtor.com / FRED)	(Realtor.com / FRED)	(Redfin)

The 15-Year Story of a Vanishing Market

To understand where we are today, you have to go back to the aftermath of the 2008 financial crisis. Lake County was flooded with distressed inventory — foreclosures, short sales, bank-owned homes. Active listings were well above 8,000 at peak. Buyers had choices. It was the opposite of today.

By the mid-2010s things had normalized — roughly 3,200 to 4,500 active listings in peak months. That's the "normal" most people in this area remember. Then came 2020.

Year	Active Listings	Note
2010	~8,000+	Post-crash distressed glut
2013	~6,500	Recovery begins
2016	~4,500	Healthy, balanced market
2019	~3,200	Tightening
2021	~1,500	Pandemic demand surge
2023	~1,000	Rates hit 7%+
2026	709	Today

Sources: Realtor.com active listing count via FRED St. Louis Fed (2016–2026 verified). Pre-2016 figures represent regional market estimates.

Three Reasons Inventory Isn't Bouncing Back

The lock-in effect is sticky. Homeowners who bought at 2.5–3.5% rates face a $600–700/month payment increase to sell and buy again at today's 7%. Most are choosing to stay.

New construction hasn't filled the gap. Nationally, only 1.05 million new homes are projected in 2026 — well below what's needed. Lake County has some new activity in Hawthorn Woods and Lake Villa, but nowhere near enough.

Illinois has 61% less inventory than pre-pandemic, per Realtor.com data. Lake County has tracked that trend — or worse.

Curious What Your Home Is Worth in Today's Market?

I work exclusively in Lake County and the surrounding Chicagoland area. I'll give you an honest, data-driven picture of what your home would likely sell for right now — and what steps would help you get top dollar.

What This Means If You're Thinking About Selling

When buyers outnumber available homes by these margins, sellers hold real leverage. During the spring peak of 2025, over half of Lake County homes sold over asking price, and 88% sold within 30 days. Neighborhoods like Grayslake, Libertyville, Lake Zurich, Gurnee, and Mundelein have seen persistent pressure throughout.

Danielle Hale, Chief Economist at Realtor.com, projects 2026 as a "welcome, if modest, step toward a healthier housing market." The DePaul/Illinois Realtors forecast calls for roughly 5% price growth for the Chicago metro in 2026 — with Lake County tracking at or above that pace.

That said, this isn't a "list it and forget it" market. Your first two weeks on market are your most valuable window. Homes priced correctly from day one, showing well, and marketed across the right channels still attract strong competition. Homes that are overpriced sit — and a stale listing loses negotiating power fast.

Is Inventory Going to Recover?

Gradually, yes. But the lock-in effect won't unwind overnight. Even at 6% rates, the math still disadvantages sellers who locked in at 3%. Lake County will likely remain supply-constrained for the foreseeable future.

If you've been waiting for the "right time" to sell, the conditions that make it favorable have been in place for three years — and they're not disappearing tomorrow. The window is open.

Let’s Connect

Text “HOME” to (224) 544-9080 — no pressure. Clear guidance, honest advice.

Michael Steber is a licensed REALTOR and Designated managing Broker with Keller Williams North Shore West, serving Lake County, Illinois. Data sourced from MRED MLS, current as of March 2026. This report covers communities including Grayslake, Libertyville, Gurnee, Winthrop Harbor, Wadsworth, Round Lake, Vernon Hills, Mundelein, Lake Bluff, Lake Forest, North Chicago, Waukegan, Zion, and surrounding Lake County communities.

The Weekly Welcome

Michael Steber — Mon, 30 Mar 2026 21:44:45 +0000

The best 3 minutes in Real Estate.

{{first_name}}, it's finally starting to feel like Spring outside.

After what felt like one last stubborn push from winter, Lake County is waking up this week — and with Easter Sunday just around the corner, spring has officially stopped asking for permission. The kind of weekend where the windows come open, the grill comes out, and the yard reminds you of everything you said you'd get to "when the weather breaks."

Well. The weather broke.

And if you needed more proof that the season has turned — baseball is already underway. A few days into the season, and the Cubs and White Sox are doing what they always do in late March: giving their fans just enough reason to believe. (We'll see how long that lasts.)

Meanwhile, March Madness is down to the Final Four — and Illinois is still dancing. The Illini have made it further than most expected, and if you've been watching, you know this team doesn't back down in big moments. The teams still standing at this stage aren't the ones who got lucky — they're the ones who stayed ready and executed when it mattered.

That same mindset is showing up in the real estate market right now.

What the Market Is Telling Us Right Now

The numbers are in — and the story they're telling is one of a market that's moving, but moving with intention.

Detached Single-Family The backbone of Lake County real estate is as competitive as ever. The median price for detached homes sits at $376,500, up 4.6% from a year ago. Homes are going under contract in an average of 38 days, and with only 1.4 months of supply available, there simply aren't enough homes to meet demand. This is a seller's market — and a real one. Well-prepared homes are not sitting.

Attached Homes (Condos & Townhomes) If anything, the attached market is even tighter. A median price of $290,000— up 5.5% year over year — paired with just 1.3 months of supply tells you everything you need to know. Homes in this category are moving in 34 days on average, making it one of the most competitive entry points in the county right now. For first-time buyers or anyone looking to right-size, this segment rewards decisiveness.

Luxury ($720K+) The luxury market is telling its own interesting story. The median price of $965,000 is essentially flat year over year — up just 0.5% — but homes are selling 16% faster than they were a year ago, and months of supply has dropped nearly 20%. That's a meaningful shift. Luxury buyers are becoming more confident and more decisive, and the window of opportunity that existed for negotiation at the higher end is quietly narrowing.

Across every category, the market remains firmly in seller's territory. What's changed is that buyers have gotten smarter — and sellers who understand that will come out ahead.

For a full breakdown with charts and data, read this week's market report here.

The Private List

Here are a few active buyer needs we're working on right now (these are clients ready to move quickly):

Investor (Cash Buyer) — Looking for AS-IS opportunities anywhere in Lake County; no clean out needed.
Wadsworth Buyer — Needs 4+ bedrooms, 3-car garage, ideally in Warren Township High School district
Winthrop Harbor Buyer — Up to $300,000, open to single-family homes

If you're thinking about selling — or even just curious what your home might be worth in today's market — there's a good chance we already have a buyer looking for something just like it.

And if you know someone who might be a fit for one of these situations, feel free to pass this along. A quick introduction can make a big difference for both sides.

One more thing: We currently have 29 private homes that aren't public yet and are getting ready for the open market. If you'd like early access to that list before anything hits the MLS, just reply "Private List" and we'll send it your way.

This Week’s Partner

Every headline satisfies an opinion. Except ours.

Read the newsletter trusted by 4.5 million fact-seekers.

A Thought to Leave You With

The Final Four. Opening week. Easter weekend. Spring finally showing up for real.

There's something about this particular week that feels like a reset — and in real estate, that energy is showing up in a real way. Buyers are moving. Sellers are preparing. And the people who come out ahead this spring won't be the ones who waited for the perfect moment — they'll be the ones who had a plan and executed it.

If a conversation would be helpful — whether you're thinking about buying, selling, or just want to know where you stand — we're always available. Just hit reply.

One Small Ask

And if you need anything at all, even outside of real estate, just reply. We're always happy to help.

Let’s Talk

Lake County, IL Real Estate Market Report — March 2026

Michael Steber — Mon, 30 Mar 2026 20:57:38 +0000

If you're wondering what's actually happening in the Lake County, Illinois real estate market right now, you're in the right place. Every month I pull the latest data from the Illinois REALTORS® MLS and break it down by property type — because the market doesn't move as one. Detached homes, condos and townhomes, and luxury properties each tell their own story.

Here's what the numbers are showing as we head into spring 2026.

The Big Picture: Lake County Is Still a Seller's Market

Across every property category, Lake County remains firmly in seller's market territory. Inventory is historically low, prices are up year over year, and homes that are priced correctly and presented well are moving.

That said, this isn't the frenzy of 2021. Buyers are more deliberate. They're comparing options, paying close attention to condition, and pushing back on homes that aren't positioned well. The market rewards sellers who are prepared — and exposes those who aren't.

Here's how each segment breaks down.

Detached Single-Family Homes

Median Sales Price: $376,500 (+4.6% year over year) Average Days on Market: 38 days (+8.6% year over year)Months of Supply: 1.4 (+7.7% year over year) Market Type: Seller's Market

The detached single-family market continues to be the most in-demand segment in Lake County. A median price of $376,500 — up 4.6% from a year ago — reflects consistent appreciation in a market where supply simply cannot keep up with demand.

With only 1.4 months of supply available, buyers have very few options to choose from. A balanced market sits around 4–6 months. At 1.4, there's no surplus. When a well-prepared home hits the market at the right price, it doesn't linger.

The average market time of 38 days is up slightly from last year, which is worth noting. It's a signal that buyers are being more selective — not that the market is slowing. Homes that show well and are priced accurately are still generating strong attention. Homes that aren't are sitting longer than sellers expect.

What this means for sellers: You have pricing power, but you have to earn it. Condition and presentation matter more than they did a few years ago. The market will reward you for doing the work upfront.

What this means for buyers: With 1.4 months of supply, you don't have the luxury of waiting. If a home checks your boxes, move. The ones that don't sell in the first week tend to have a reason.

Attached Homes — Condos & Townhomes

Median Sales Price: $290,000 (+5.5% year over year) Average Days on Market: 34 days (+21.4% year over year)Months of Supply: 1.3 (+8.3% year over year) Market Type: Seller's Market

If anything, the attached home market is even more competitive than the detached segment right now. At just 1.3 months of supply and a median price of $290,000 — up 5.5% year over year — condos and townhomes in Lake County are in high demand and short supply.

The days-on-market figure deserves a closer look. A 21.4% increase year over year sounds alarming at first glance, but context matters: we're talking about homes moving in 34 days on average, up from roughly 28 days a year ago. That's still fast. What it likely reflects is buyers taking a little more time to evaluate their options — not a softening of demand.

For first-time buyers and those looking to right-size, this is the most accessible price point in the county. And at $290,000 with rates in the low-6% range, the monthly payment math is real and meaningful for a lot of households.

What this means for sellers: The attached market is producing some of the strongest year-over-year price appreciation in the county. If you've been on the fence about selling your condo or townhome, this is a favorable window.

What this means for buyers: Decisiveness is everything in this segment. Competition is real, inventory is thin, and the well-priced units move quickly.

Luxury Homes ($720,000+)

Median Sales Price: $965,000 (+0.5% year over year) Average Days on Market: 51 days (-16.4% year over year)Months of Supply: 2.5 (-19.4% year over year) Market Type: Seller's Market

The luxury market is telling a particularly interesting story right now — and it's one that often gets overlooked.

On the surface, a median price of $965,000 that's essentially flat year over year (+0.5%) might suggest the high end is cooling. But look closer at the other numbers and a very different picture emerges.

Luxury homes in Lake County are selling 16% faster than they were a year ago. And months of supply has dropped nearly 20% — meaning there are fewer luxury homes sitting on the market relative to demand. That's not a cooling market. That's a market where serious buyers are becoming more decisive, and the window for negotiation that existed at the higher end 12–18 months ago is quietly shrinking.

The price stability, rather than a red flag, reflects a market that has matured. Luxury buyers in 2026 are sophisticated. They know what things are worth. They're not going to overpay — but they're also not going to hesitate when the right home comes along.

What this means for sellers: This is actually a favorable moment for well-positioned luxury listings. Faster movement and tighter supply is the setup you want. Pricing still has to be grounded in reality — but the market is responding.

What this means for buyers: The negotiating leverage that existed in the luxury segment has eroded meaningfully. If you've been watching from the sidelines waiting for prices to drop, the data suggests you may be waiting for something that isn't coming.

What the IAR Data Confirms

The Illinois REALTORS® February 2026 report for Lake County adds important context to what we're seeing at the category level. Across all property types, the median sales price in Lake County hit $370,000 in February — up 9.8% from February 2025. Year to date through February, the median is running at $379,900, up 11.4%.

Closed sales were down 6.5% compared to February 2025, which mirrors a statewide trend — not a local weakness. Inventory of homes for sale dropped to 759 units in February, down 13.1% from a year ago. Fewer homes for sale, higher prices, and homes moving in 33 days on average. The data tells a consistent story: supply is the constraint, not demand.

LakeCounty Market Stats.pdf

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The Bottom Line for Lake County Buyers and Sellers

Spring 2026 is shaping up to be one of the more competitive markets we've seen in a few years — not because of a frenzy, but because of a fundamental imbalance between what's available and what buyers want.

If you're a seller, the conditions are working in your favor. But strategy matters. The homes that win right now are the ones that are prepared, priced correctly from day one, and marketed to the right audience. The ones that aren't will sit — and a home that sits loses negotiating power fast.

If you're a buyer, the window to act is now. Spring inventory will improve slightly as the season progresses, but so will competition. Rates in the low-6% range are meaningfully better than the highs of recent years, and waiting for a perfect moment in a low-inventory market is rarely the move.

Curious What Your Home Is Worth in Today's Market?

Text “HOME” to (224) 544-9080 — and I'll run a complimentary market analysis for your specific home and neighborhood. No obligation — just clarity.

The Weekly Welcome

Michael Steber — Mon, 23 Mar 2026 23:53:00 +0000

The best 3 minute read in Real Estate.

It’s Spring Break.

For a lot of families {{first_name}}, that means travel, a little chaos, and trying to remember what day it is without the usual routine. Around here, though, the housing market clearly didn’t get the memo.

While some people are packing for vacation, buyers are packing open houses—and they’re not just browsing. They’re making decisions quickly, competing aggressively, and in many cases, writing offers within hours of a home hitting the market.

And with March Madness now into the Sweet 16, the timing feels fitting—because the market right now carries that same intensity.

What We’re Seeing Right Now

The market has shifted again—and if you’ve been watching from the sidelines, it might feel like it happened overnight.

Inventory remains tight. Not “low” in a casual sense—structurally low. We’re sitting at about half of what a balanced market would look like. And when you combine that with a recent dip in interest rates, you get exactly what we’re seeing:

Serious buyers re-entering the market all at once.

The result?

Multiple offers are back.
Strong homes are selling quickly.
And pricing is holding—or pushing higher—when the strategy is right.

At the Sweet 16 stage, the margin for error narrows. The teams still in play are prepared, decisive, and able to execute when it matters most.

That’s exactly what it’s taking to succeed in today’s market. Search Homes Here.

A Quick Thought for Anyone Considering a Move

If moving is even a possibility for you this year, the smartest first step isn’t browsing homes—it’s sitting down and building a plan.

What’s your timing?
What would your home realistically sell for?
What does the next move actually look like financially and logistically?

A simple conversation answers all of that—and puts you in a position to act when the right opportunity presents itself.

The Power of a Strong Referral Network

One of the most valuable things I’ve built over the years—outside of just real estate—is a trusted network of professionals.

Lenders who close on time.
Attorneys who communicate clearly.
Inspectors who are thorough and precise.
Contractors who follow through.

And not just in real estate.

If you need a recommendation for anything local—home services, financial professionals, trades, or even a great local spot—I likely have someone I trust and can connect you with.

That network exists for one reason: to simplify your life and ensure you’re working with the right people from the start.

The Private List

Here are a few active buyer needs I’m working on right now (these are clients ready to move quickly):

Investor (Cash Buyer) — Looking for AS-IS opportunities anywhere in Lake County; no clean out needed.
Wadsworth Buyer — Needs 4+ bedrooms, 3-car garage, ideally in Warren Township High School district
Winthrop Harbor Buyer — Up to $300,000, open to single-family homes

If you’re thinking about selling—or even just curious what your home might be worth in today’s market—there’s a good chance we already have a buyer looking for something just like it.

And if you know someone who might be a fit for one of these situations, feel free to pass this along. A quick introduction can make a big difference for both sides.

A Thought to Leave You With

At this point in the tournament, every decision carries more weight.

Real estate works the same way.

If you—or someone you know—are considering a move this spring, having a clear strategy in place makes all the difference. The right preparation creates opportunities that others miss.

If a conversation would be helpful, I’m always available.

One Small Ask

If you know someone thinking about buying, selling, or simply exploring their options this year, I’d be honored to be a resource for them.

An introduction—no pressure, no obligation—can make a meaningful difference.

And if you need anything at all, even outside of real estate, just hit reply. I’m always happy to help.

Let’s Connect

If you’re considering a move — buying, selling, investing — reply to this email and let’s talk through your options.

And if someone you care about needs real estate advice, introduce us. I’ll take great care of them.

The Weekly Welcome

Michael Steber — Tue, 17 Mar 2026 02:09:57 +0000

{{first_name}} ,

We woke up to a snowstorm today… and by this weekend it’s supposed to be pushing 60 degrees.

At this point, March in Lake County isn’t even trying to be predictable—it’s just doing whatever it wants. Winter, spring, second winter… all in the same week. You’ve got to respect the commitment to confusion.

March Madness tipping off feels about right.

Because honestly, the real estate market right now has a little bit of that same energy—movement, opportunity, a few surprises… and the people who win aren’t guessing, they’re prepared.

We’re starting to see more activity pick up as we head toward spring. Buyers are re-entering the market, sellers are starting to test timing, and the gap between “just listed” and “just sold” is tightening for the right homes.

From the conversations I’ve been having this week, one thing is very clear—if you’re a buyer right now, you need to be ready to move.

The homes that are priced well are seeing multiple offers again and, in some cases, selling over asking. Inventory is still tight—about half of what we’d consider a balanced market—and with interest rates dipping a bit, more buyers are jumping back in.

On the seller side, the biggest mistake I’m seeing right now is underestimating the need for a qualified and experienced broker.

Yes, the market is leaning in your favor—but that doesn’t mean it’s automatic. Pricing, positioning, negotiation, and timing still matter, and knowing how to navigate those pieces is what ultimately separates a good outcome from a great one.

If making a move is even a possibility for you this year, the best place to start is simple—a quick sit-down consultation.

We’ll walk through your options, answer your questions, and build a strategy that actually fits your situation so you’re not guessing when the time comes.

March Madness reminder: the best teams don’t wing it—they prepare.

Same goes for buying or selling this year.

The next 60–90 days are shaping up to be one of the most competitive—and most opportunistic—windows we’ve seen in a while.

If you want a clear game plan before the market gets more competitive, just reply to this email and we’ll build it out.

The Private List

Here are a few active buyer needs I’m working on right now (these are clients ready to move quickly):

Investor (Cash Buyer) — Looking for AS-IS opportunities anywhere in Lake County
Wadsworth Buyer — Needs 4+ bedrooms, 3-car garage, ideally in Warren Township High School district
Winthrop Harbor Buyer — Up to $300,000, open to single-family homes

If you’re thinking about selling—or even just curious what your home might be worth in today’s market—there’s a good chance we already have a buyer looking for something just like it.

And if you know someone who might be a fit for one of these situations, feel free to pass this along. A quick introduction can make a big difference for both sides.

What if you didn't have to pay property taxes on your Illinois? Watch this weeks video and see what some in Illinois are talking about.

Let’s Connect

If you’re considering a move — buying, selling, investing — reply to this email and let’s talk through your options.

And if someone you care about needs real estate advice, introduce us. I’ll take great care of them.

The Weekly Welcome

Michael Steber — Mon, 09 Mar 2026 21:40:45 +0000

The best 3 minute read in Real Estate.

{{first_name}} ,

If you stepped outside today, you probably noticed the same thing I did — it finally feels like spring might be waking up around Lake County. Sixty-eight degrees in early March almost feels like we’re getting away with something. Windows are open, people are out walking the neighborhood again, and everyone suddenly remembers they own a grill. Of course, if you’ve lived here long enough you know what that means… we’ll probably get a “just kidding” snowstorm this weekend.

This is also the time of year when real estate conversations start popping up again. Someone at work mentions they might move. A neighbor suddenly has a sign in the yard. A friend wonders if it’s finally the right time to buy. The market looks a little different in 2026 than it did a few years ago, and I recently put together a breakdown of some of the biggest mistakes homeowners are making right now — and how to avoid them — if you’re curious what’s really happening locally.

As always, thanks for spending a few minutes of your week here. And if real estate ever comes up in conversation with a friend, neighbor, or family member, feel free to introduce us. I’ll take great care of them.

~ Michael

Let’s continue on to the market data…

The Market Report

For homeowners around Lake County, the market continues to offer opportunity this season. Buyers are still active, but they’re approaching the process more thoughtfully than they did during the frenzy of the past few years. The homes that sell quickly tend to be the ones that are well prepared and positioned correctly from the start.

In other words, the market is still working for sellers — but strategy matters more than ever. Pricing, presentation, and timing are what separate the homes that move quickly from the ones that sit.

Here’s what the numbers are showing across Lake County right now:

Residential - Detached

Median Price	Market Time	Months Supply	Market Type
$445,000	41	1.6	Seller

Residential - Attached

Median Price	Market Time	Months Supply	Market Type
$295,000	35	1.3	Seller

Luxury

Median Price	Market Time	Months Supply	Market Type
$965,000	51	2.5	Seller

The Private List

Buyer Needs

I’m working with a few serious buyers actively looking in our area. If you happen to know someone who might be a match, a simple introduction can go a long way.

• Investor (cash buyer) — Lake County property, purchased AS-IS
• Wadsworth buyer — 4+ bedrooms, 3-car garage, Warren school district
• Gurnee townhouse buyer — 2+ bedrooms, under $245,000
• Winthrop Harbor buyer — Single-family home, up to $300,000

If someone in your circle might be a fit for one of these situations, feel free to pass this along. A quick connection can help both sides.

News

Could Property Tax relief be coming to Illinois? There’s a bill (IL SB 1862) currently being discussed in Springfield that could impact how property taxes are handled across the state. I would encourage you to share your thoughts….

Curious what your home might be worth this spring? Just reply VALUE and I’ll run the numbers for you.

Let’s Connect

If you’re considering a move — buying, selling, investing — reply to this email and let’s talk through your options.

And if someone you care about needs real estate advice, introduce us. I’ll take great care of them.

Schedule a Quick Call

The Weekly Welcome

Michael Steber — Tue, 03 Mar 2026 01:36:00 +0000

Well, {{first_name}} spring training is officially underway, which means pitchers are getting stretched out, prospects are trying to make a roster spot, and every fan is convinced this might finally be the year. March always carries that kind of optimism around here — a fresh start, a little unpredictability, and the sense that things are about to pick up.

Real estate in Lake County feels similar right now. Inventory is starting to grow, buyers are paying close attention, and the homes that are positioned well are the ones moving. If you’re considering selling this year, the preparation you do now — pricing, presentation, and strategy — will make all the difference once the market fully heats up.

That’s exactly why I published a new post on the Top Mistakes Homeowners Are Making in 2026 (And How to Avoid Them). It walks through what I’m seeing locally — from overpricing based on outdated comps to skipping repairs that today’s buyers expect — and how to avoid those missteps.

And as always, if someone you know is thinking about making a move this year, I’m never too busy to help the people you care about.

~ Michael

The Market Report

The data continues to point to a seller-leaning market across most price points in Lake County. Homes that are priced correctly and presented well are still attracting strong attention, and in many cases, moving quickly. That said, buyers are far more intentional than they were a few years ago. They’re comparing options, negotiating strategically, and expecting condition to match price.

The biggest shift right now isn’t demand — it’s discernment. Sellers who align with today’s buyer expectations are winning. Those chasing last year’s headlines are sitting longer than they need to.

Here’s how this breaks down right now:

Residential - Detached

Median Price	Market Time	Months Supply	Market Type
$445,000	41	1.6	Seller

Residential - Attached

Median Price	Market Time	Months Supply	Market Type
$295,000	35	1.3	Seller

Luxury

Median Price	Market Time	Months Supply	Market Type
$965,000	51	2.4	Seller

The Private List

Coming Soon
This home is currently available off-market or quietly circulating before broader exposure:

917 Highgate Ln, Grayslake - Well-maintained townhome in a quiet Grayslake setting featuring a desirable walkout basement and flexible living space. A great opportunity to secure a strong property before it officially hits the market.

If one of these catches your eye—or if you’d like access to homes before they officially hit the market—just reply “Private List” and I’ll share details.

Buyer Needs

Investor cash buyer — AS-IS, Lake County area
Wadsworth buyer — 4+ bedrooms, 3-car garage, Warren schools
Gurnee area townhouse - under $245,000, +2 bed

And if you know someone who might be a fit for one of these situations, feel free to pass this along. A quick introduction can make a big difference for both sides.

Lastly, here’s a reminder of why any of this matters.

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Most read the move after it runs. The top 250K start before the bell.

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Catch it and you decide.

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If you’re considering a move — buying, selling, investing — reply to this email and let’s talk through your options.

And if someone you care about needs real estate advice, introduce us. I’ll take great care of them.