Illinois is really several markets: the Chicago area, the northern and central cities, and the Metro East across from St. Louis. If you are planning a purchase in 2027, this guide covers Chicago, Aurora, Joliet, Rockford, and Belleville, the loan types we can help you compare, and the state housing agency that may be worth a look. Shay Yates and the True North Yates Group team are a small, Springfield, Missouri based team licensed to lend in Illinois, and we answer the phone. You can also read our Illinois page for a quick overview.
Where buyers are looking in Illinois
Here is a quick tour of places we hear about often. This is not a ranking and not advice about where anyone should live. It is simply a starting point for your own search.
Chicago
The state's biggest market and one of the busiest in the country, with condos, two flats, and single family homes across the city.
Aurora
The second largest city in the state and a western suburb with a wide range of price points and plenty of established neighborhoods.
Joliet
A Will County city southwest of Chicago, with a mix of older homes and newer construction and price points that run lower than many closer in suburbs.
Rockford
A northern Illinois city on the Wisconsin border with price points that tend to run lower than the Chicago suburbs.
Belleville
In the Metro East across the river from St. Louis, near Scott Air Force Base, which gives local Veteran and military buyers a steady presence.
Loan programs to know in Illinois
Most Illinois buyers end up choosing among a handful of loan types. We compare them side by side for your situation, with no pressure.
- Conventional loans. A flexible choice for buyers with solid credit, and often a good fit for larger purchases or second homes.
- FHA loans. Government insured loans designed with flexible credit and smaller down payments in mind, a common route for first-time buyers.
- VA loans. A benefit for eligible Veterans, service members, and some surviving spouses. Scott Air Force Base near Belleville and the Rock Island Arsenal on the Mississippi bring military and civilian federal workers into the market.
- USDA loans. Smaller Illinois towns outside the metro areas may be USDA eligible. Check the address on the USDA map and ask us.
- First-time buyer programs. Help from IHDA, covered below.
First-time buyer help from IHDA
Illinois Housing Development Authority (IHDA) is the state agency behind homebuyer programs in Illinois. IHDA offers first-time and repeat buyer options, including its Access Forgivable program, which is offered through participating lenders. Counseling and eligibility requirements may apply, so ask us whether you may qualify.
Program details, limits, and which lenders take part are set by the agency and can change, so please check the agency's own site, IHDA, for the latest. We do not want to promise anything the agency has not. What we can do is look at your situation and tell you honestly what to ask about.
A local thing worth asking about
Property tax bills in Illinois vary widely from county to county, so ask for the tax estimate on any home you are considering.
How we work with Illinois buyers
The path is the same wherever you are buying. First comes a no pressure conversation about your goals and your budget. Next we look at loan options and, if it makes sense, get you pre-approved so your offer stands out. Once you are under contract, we keep you posted at every step, from the appraisal to the closing table, and we explain each document in plain English. If a question comes up at 9 at night, send a text.
Next steps
Not sure where to start? Start with a simple conversation. We will listen first, then map out a plan that fits your timeline. You can see where we lend on our states we serve page, read the Illinois page, send us a note on the contact page, or start your application. Shay and the team are just a text away.
Frequently asked questions
Is Shay licensed to help with a home loan in Illinois?
Yes. Shay Yates (NMLS 2172921) is licensed through Southwest Funding to originate loans in Illinois. Licensing details are on our Illinois page, and you can verify any loan officer at nmlsconsumeraccess.org.
Does Illinois have a first-time buyer program?
Yes. IHDA offers homebuyer programs through participating lenders, with eligibility requirements. Ask us whether you may qualify.
Why do Illinois property tax bills matter so much?
They vary widely across counties and can change what a home really costs each month. We will help you look at the tax estimate before you decide.
Do I need to live in Missouri to work with you?
No. Our team works with buyers in Illinois and other states by phone, text, and secure online tools, so you can apply and move through the process from home. Reach us any time on the contact page.
This post is general information, not financial advice or a commitment to lend. Programs and eligibility vary and are subject to credit and property approval. Talk with a loan officer about your situation.