Buying our first home meant learning fast — Arthur answered every question, responded to calls and emails quickly, and stayed on top of every deadline. We closed in about a month.
Verified client · Chicago, ILFirst-time buyer
First-time buyers
Buying your first home on the North Shore, without the guesswork.
Skokie, Evanston, Morton Grove, the North Side — the math here is different from the national headlines, mostly because of Cook County taxes and because there’s real down payment help most buyers never claim. Here’s the whole playbook.
is it dumb that I don’t even know where to start?
Not dumb at all — nobody teaches this. Step one is a 15-minute conversation, no paperwork. Text me and we’ll figure out what’s realistic for you this year.
Myths that keep people renting
Six things you’ve heard that aren’t true.
You need 20% down.
The truth: Conventional loans allow as little as 3% down for qualified first-time buyers, FHA allows 3.5%, VA and USDA can be $0. Twenty percent only means no mortgage insurance — it was never the price of admission.
You need perfect credit.
The truth: FHA guidelines allow scores in the 580s; conventional programs typically start around 620. Higher scores get better pricing, but “not perfect” is the normal buyer, not the exception.
I should wait for rates to drop.
The truth: Nobody can time rates — not Arthur, not the news. If a home makes sense at today’s rate and today’s price, buy it; if rates fall meaningfully later, a refinance is a phone call. Waiting has a cost too: North Shore prices and rents rarely wait with you.
Getting pre-approved hurts my credit.
The truth: A mortgage credit pull is a single hard inquiry, and the scoring models bundle multiple mortgage inquiries within a shopping window as one. The effect is small and temporary — far smaller than the cost of shopping without a real budget.
Find the house first, then figure out the loan.
The truth: Backwards. Listing agents on the North Shore expect a pre-approval letter with the offer. Talk to Arthur first so you know your real number — then the house hunt is fun instead of stressful.
My student loans disqualify me.
The truth: They almost never do. What matters is your monthly payment relative to income, and there are specific rules for income-driven repayment plans and deferred loans that often make the math work better than you’d think.
The path
Six steps. About 45 days once you find the house.
- 01
The conversation
Text Arthur. Fifteen minutes on where you are, where you want to live, and what you’re nervous about. No documents needed yet.
- 02
Pre-approval
A reviewed file — credit, income, assets — that turns into a letter listing agents take seriously. Usually same-day once your documents are in.
- 03
The real budget
Not the max you qualify for — the payment you’re comfortable with, including Cook County taxes and any HOA. Arthur runs it so there are no surprises.
- 04
Shop
Tour with your agent knowing exactly what each listing costs you monthly. Text Arthur any address and he’ll pull the actual tax bill.
- 05
Under contract
Offer accepted. Arthur locks your rate when it makes sense, orders the appraisal, and your file goes to processing.
- 06
Clear to close
Underwriting signs off, you review the Closing Disclosure three days before closing, and then it’s keys.
Illinois down payment help
IHDA can put thousands toward your down payment and closing costs.
The Illinois Housing Development Authority runs several assistance programs for qualified buyers — IHDAccess Forgivable (4% of price up to $6,000, forgiven over 10 years), IHDAccess Deferred (5% up to $7,500, 0% deferred), IHDAccess Repayable (10% up to $10,000 at 0% interest), and the newer IHDAccess Home (6% up to $15,000, 0% deferred, for first-time buyers and eligible veterans).
Income and purchase-price limits apply and vary by county, homebuyer education is required, and funding is never guaranteed until a lender places a reservation. It’s a loan, not free money — but for the right buyer it changes the math completely.
I make decent money but I don’t have $40k sitting around
Then you might be the exact person IHDA exists for — it can cover down payment and closing costs for qualified buyers. Let’s check the income and price limits for your county today.
Buying inside Chicago city limits?
City of Chicago HomeGrown Purchase Assistance — grants up to $70,000
Launched in June 2026, the HomeGrown Purchase Assistance Program from the City of Chicago Department of Housing gives qualified buyers a grant — not a loan — toward down payment and closing costs on a home within Chicago city limits. Grant size depends on household income and where the home sits: up to $70,000 in Zone A (income up to 120% of area median) and up to $50,000 in Zone B (up to 150%), capped at 25% of the purchase price.
- 1- or 2-unit homes (single-family, condo, townhome, 2-flat) in the City of Chicago, owner-occupied as your primary residence
- You can’t currently own another home, investment or vacation property
- Funding is limited and first-come, first-served — the city expects to help roughly 300–400 buyers from a $21M fund
- Applications run through the program administrators, The Resurrection Project or Neighborhood Housing Services of Chicago; Arthur coordinates the mortgage side so the grant and your loan close together
Eligibility, grant amounts, zones and funding are set by the City of Chicago and change without notice; assistance is for qualified buyers only and is not guaranteed. Skokie and other suburbs are outside the program — that’s where IHDA (above) comes in.
Real clients, real reviews
Five stars.4.99 across 234 client reviews
Posted on Zillow & Google — every review lives on the platform where the client left it.
Finally found someone who could actually get a VA loan done right. Highly recommended.
Verified client · Skokie, ILVA loan
Third home purchase, and by far the best lending team we have worked with. Seller-side delays piled up and Arthur’s team still got us great terms and an expedited closing.
Verified client · North ShoreRepeat buyer
Nervous first-timer with a long list of questions. Arthur was professional, patient, and gave me the comfort I needed.
Verified client · Chicago, ILFirst-time buyer
Good, honest advice on the different options for my mortgage — it was appreciated.
Verified client · Evanston, ILRefinance
Responsive, addresses questions and concerns in a timely manner, and the whole team was excellent from start to finish.
Verified client · Chicago, ILPurchase
Buying our first home meant learning fast — Arthur answered every question, responded to calls and emails quickly, and stayed on top of every deadline. We closed in about a month.
Verified client · Chicago, ILFirst-time buyer
Finally found someone who could actually get a VA loan done right. Highly recommended.
Verified client · Skokie, ILVA loan
Third home purchase, and by far the best lending team we have worked with. Seller-side delays piled up and Arthur’s team still got us great terms and an expedited closing.
Verified client · North ShoreRepeat buyer
Nervous first-timer with a long list of questions. Arthur was professional, patient, and gave me the comfort I needed.
Verified client · Chicago, ILFirst-time buyer
Good, honest advice on the different options for my mortgage — it was appreciated.
Verified client · Evanston, ILRefinance
Responsive, addresses questions and concerns in a timely manner, and the whole team was excellent from start to finish.
Verified client · Chicago, ILPurchase
Money questions
The questions first-time buyers actually text Arthur
How much money do I actually need to buy a first home in Skokie?
Less than most people think. Between a low-down-payment loan (3–3.5%), IHDA assistance for qualified buyers, gift funds from family and seller-paid closing costs, many North Shore first-time buyers close with far less cash than 20% of the price. Arthur maps every source before you write a check.
What is IHDA down payment assistance and do I qualify?
The Illinois Housing Development Authority offers second loans of roughly $6,000 to $15,000 (depending on the program) toward down payment and closing costs for qualified buyers within income and purchase-price limits. Some are forgiven over 10 years, others are deferred until you sell or refinance. Eligibility is determined by the program; Arthur checks the current limits for your county and household size.
What is the Chicago HomeGrown grant and can I combine it with IHDA?
HomeGrown is a City of Chicago Department of Housing grant (launched June 2026) of up to $70,000 in Zone A or $50,000 in Zone B toward down payment and closing costs for qualified buyers within income limits, purchasing a 1–2 unit primary residence inside Chicago city limits. It is a grant, not a loan, but funding is limited and first-come, first-served. Whether it can be paired with IHDA or other assistance depends on each program’s current rules — Arthur checks the stacking rules for your scenario.
How much are property taxes in Skokie and the North Shore?
Cook County effective tax rates commonly run around 2% of value or more, which is why a $450,000 home can carry $750+ per month in taxes alone. Exemptions (homeowner, senior) and township assessments change the actual bill. Arthur pulls the real tax history for any address you’re considering.
Can I buy a condo or a 2-flat as a first-time buyer?
Yes. Condos and 2–4 unit properties are common first purchases on the North Side and North Shore. Condos need an association review; 2-flats can use rental income toward qualifying under some programs. Both are things Arthur handles regularly.
How long does it take to buy a house?
Pre-approval can be same-day. Once you’re under contract, most purchase loans close in about 30 days. The house hunt itself is the variable — Arthur keeps the pre-approval current while you look.
Ready for step one?
It’s a 15-minute text conversation, no documents, no pressure. Arthur will tell you what’s realistic — including if the honest answer is “let’s build toward next spring.”