Author: Tamika Marks

Having spent over two decades navigating every turn of the residential market—especially in REO and distressed assets—I keep a close watch on cash home sales as a window into buyer dynamics. Cash purchases have hovered around 25% of US existing-home sales in recent years. That’s more than a number; it’s a signal. When you see cash buyers increasing alongside rising prices, it usually means heightened competition, with investors moving quickly to secure homes. But if that cash share grows even as transaction volume drops, it’s often a sign that financing is getting tougher, leaving traditional buyers on the sidelines.

When cash purchases ease up but prices remain steady, it can point to looser credit conditions, allowing more regular buyers to step back in and bringing some balance to the market. In my experience, smaller cash investors are often drawn to properties facing probate, tax issues, deferred maintenance, or seller relocation—scenarios I’ve handled countless times, especially under affordability pressures that keep older homes in demand even as financed deals slow down.

For single-family investors, local knowledge is everything. Taxes, title insurance, renovation costs, and hands-on management can make or break a deal. That’s why scaling up is tough, and why disciplined, boots-on-the-ground operators tend to thrive. As for what’s next, I see more margin consolidation rather than big roll-ups ahead, and international players are likely best served by teaming up with experienced local professionals rather than going it alone.

PRICE IMPROVED – A NEW PRICE MEANS A NEW OPPORTUNITY! If you've been watching 11519 S Kedzie, now is the time to take another look. This 1-bedroom, 1-bath end-unit condo offers a comfortable layout, hardwood floors, and a private balcony-all at a newly improved price designed to get buyers moving. Enjoy the added privacy along with the convenience of an assessment that includes heat and water. The home offers an opportunity to add your own finishing touches while taking advantage of a more attractive price point. Whether you're purchasing your first home, downsizing, or adding to your investment portfolio, this condo offers a wonderful opportunity to enjoy low-maintenance living in a convenient location. Step inside to discover the thoughtfully designed floor plan offers comfortable everyday living, while the private full-length balcony provides the perfect spot to enjoy your morning coffee, unwind after a long day, or simply take in some fresh air. As an end unit, you'll appreciate the natural light that enhance the home's welcoming feel. Conveniently located near shopping, dining, transportation, parks, and everyday amenities throughout the Merrionette Park and surrounding area, this condo offers accessibility without the maintenance demands of a single-family home. Commuters will appreciate convenient access to Metra, CTA bus service, and major roadways including I-57, I-294, and Kedzie Avenue, making travel throughout the south suburbs and Chicago easy. Don't let this opportunity slip away! Affordable, low-maintenance condos with desirable private balconies, and assessments that include heat and water don't stay available for long. The price has changed-the opportunity hasn't. Schedule your showing and take another look at what 11519 S Kedzie has to offer! ***Virtually staged/AI-enhanced photos illustrate potential improvements; see original photos for current condition***

There’s a definite shift happening in the housing market. Over the four weeks ending August 23, we saw new US listings tick up by 0.4% and total homes for sale climb 0.5%—the highest since early Q2. Yet, despite improved inventory, pending sales have slipped 1.1% to a six-month low, with many buyers pausing as housing costs remain steep and average mortgage rates hover near 7%, just shy of a 13-month high. The median sale price has edged up 1.9% year-over-year, now topping $400K. For those actively shopping, this environment is presenting more room to negotiate—whether that means price reductions or concessions, especially on homes that have been listed for several weeks. Sellers who embrace realistic pricing (rather than chasing the highs of recent years) are finding smoother transactions. With over two decades in residential sales—including deep experience with REO and traditional homes—I always encourage both buyers and sellers to stay attuned to these market rhythms. Smart strategies and patience can make all the difference.

Everything Old Is New Again-Completely Reimagined from the Inside Out!Welcome to 10536 S Wentworth Ave, where classic Chicago architecture meets a stunning interior transformation. This beautifully renovated 2-unit building has been completely redone down to the bones, offering the character of an established property with the feel of modern living. Each thoughtfully updated unit features its own separate utilities, providing added convenience and flexibility, along with a dedicated laundry room to make everyday living that much easier. From the extensive interior renovation to the refreshed finishes throughout, this property is ready for its next chapter. A detached 2-car garage adds valuable parking and storage, while the multi-unit layout offers flexibility for a variety of living arrangements and ownership goals. Location is another reason this property shines. Situated in Chicago's Roseland community, you'll enjoy convenient access to neighborhood amenities, shopping, restaurants, and everyday services along Michigan Avenue and 103rd Street. Outdoor recreation is nearby at Palmer Park, offering walking paths, athletic fields, and green space. Commuters will appreciate access to CTA bus routes, the Metra Electric District, and nearby I-57 and I-94, providing convenient connections throughout the Chicagoland area. The neighborhood is also just minutes from the Pullman National Historical Park, one of Chicago's most significant historic landmarks, known for its beautifully preserved architecture, community events, and rich industrial heritage. Whether you're searching for a move-in-ready multi-unit property, a home with additional living flexibility, or an opportunity to own a fully renovated building, this property is ready to impress. The hard work has already been done-all that's left is for someone new to open the door, unpack the boxes, and start making memories. Don't let this one become the property you wish you had seen first!

Consumer confidence across the US just slipped to a seven-month low, even as folks felt a bit better about their current situation mid-Q3. The present-conditions index actually climbed about 7 points to 121, but the expectations gauge dropped nearly 6 points to 68—dipping below a threshold that’s often been linked to recession risk. Early in Q3, employers trimmed 23,000 jobs, and the unemployment rate nudged up to about 4%. But here’s the catch: that shift came mostly from people leaving the workforce, not because hiring was picking up.

For anyone eyeing the housing market—whether first-timer or seasoned investor—it’s telling that even with confidence softening, homebuying expectations barely budged. They actually continued to rise, and nearly 61% of folks still expect interest rates to climb further. With policymakers keeping rates steady and markets signaling little short-term relief, it’s clear that borrowing costs will likely remain elevated through the end of the year. In my two decades handling everything from REOs to traditional sales, I’ve seen how these shifts shape buyer and seller decisions. Staying informed—and prepared—gives you the upper hand in Chicago’s ever-changing market.

As someone who’s spent over two decades immersed in Chicago’s real estate scene, I’m always tuned in to how our city’s buyers approach their home search. Recently, Chicago has stood out as a leading metro where shoppers are browsing newly built homes well outside our local boundaries. While there aren’t exact numbers on the share of distant new-home views coming from Chicago, it’s clear that many buyers here are open to exploring new construction in other markets—often motivated by a desire for different lifestyles or fresh opportunities. This trend highlights just how flexible and forward-thinking our community can be when it comes to finding the right fit, whether that’s within the city or beyond. As always, understanding these shifts helps me better guide clients—whether they’re considering a move, or simply exploring what’s possible.