{{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.

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 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.

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.

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.

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.

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

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.

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

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.