I'm Michael Beaver, a real estate agent with Baird & Warner in Evanston. These are the questions buyers and sellers ask me most on Chicago's North Side and the North Shore. Each answer is short and links to a full guide or an official source. If yours isn't here, ask me.
Updated November 2026.
Michael Beaver is a real estate agent with Baird & Warner in Evanston, Illinois. He helps people buy and sell homes in Chicago and on the North Shore. His focus is condos, first-time buyers and moves from the city to the North Shore.
Yes. I'm a licensed Illinois real estate broker, license 475.213020, first licensed in 2024. I'm a Broker Associate with Baird & Warner, 2926 Central Street, Evanston, IL 60201. You can check any agent's license on the Illinois Department of Financial and Professional Regulation website.
In Chicago: Albany Park, Andersonville, Edgewater, the Gold Coast, Lake View, Lincoln Park, Lincoln Square, North Center, Ravenswood, Rogers Park, Roscoe Village, Uptown, West Ridge and the West Loop. On the North Shore and in the nearby suburbs: Evanston, Skokie, Lincolnwood, Wilmette, Kenilworth, Winnetka, Glencoe, Glenview, Northbrook, Northfield, Highland Park and Lake Forest.
Yes. I represent both. Most of my work is condos, plus first-time buyers and people moving from the city to the North Shore. Read how I work with buyers and how I work with sellers.
Yes. I'm a member of the LGBTQ+ community, the LGBTQ+ Real Estate Alliance and NAGLREP. I work with every client the same way. And I can't tell you where to live based on who you are. I can give you the facts about any home or area so you can decide. Read more on my LGBTQ+ page.
Book a consultation, or call or text me at 773.368.1969. We'll talk through your timing, your budget and the areas you're considering. There's no charge for that first conversation.
In most cases, yes. Since August 17, 2024, an agent who belongs to an MLS must have a written agreement with you before you tour a home, in person or by live video (NAR). Illinois rules also call for a written agreement before an agent works on a purchase for you (68 Ill. Adm. Code 1450.770). You don't need one to walk through an open house on your own (NAR). Read Buyer Agency Agreement in Illinois: What You Sign.
Your buyer agreement states the amount or rate your agent is paid, or how it's figured. Commissions aren't set by law and are fully negotiable. A seller may agree to pay some or all of it, and you can ask for that in your offer (NAR).
Illinois law doesn't require one. But in the Chicago area, buyers and sellers almost always hire a real estate attorney. The standard purchase contracts used here include an attorney review period. Your attorney reviews the contract, negotiates changes and prepares you for closing.
Earnest money is a deposit you make after the seller accepts your offer. It shows you're serious. It's held in an escrow account and goes toward your purchase at closing. Your contract says when you can get it back. Read What Is Earnest Money? A Buyer's Guide for Illinois.
Plan for lender fees, the appraisal, title insurance, your attorney's fee, the home inspection, prepaid property taxes and homeowners insurance. Condo buyers may also see a move-in fee. Some places add a transfer tax, depending on the city and the contract. Your lender's Loan Estimate lists your loan costs. Read who pays the Chicago transfer tax.
It's the set of association documents a condo seller must make available to a buyer under Section 22.1 of the Illinois Condominium Property Act. It includes:
The association has 10 business days from a written request to provide them (765 ILCS 605/22.1).
For loan applications dated on or after January 4, 2027, Fannie Mae requires a condo association to budget at least 15% of its annual assessment income for reserves, up from 10%. A building that falls short can still qualify with a recent reserve study. If it can't, buyers there may not get a conventional Fannie Mae loan (Fannie Mae LL-2026-03). Read Fannie Mae Condo Reserve Requirements Explained.
A special assessment is a one-time charge the association bills owners for a cost the reserves can't cover, like a roof or tuckpointing. If one is approved before you close, your contract and your attorney settle who pays it. That's why I check the board minutes for planned projects before you offer. Read Chicago Condo Special Assessments and HOA Reserves.
Because the unit is only part of what you buy. You also buy into the building's budget. I read the budget, the reserve balance, recent board minutes and the special assessment history first. Then you know what you're taking on, not just what the unit looks like. Read How to Evaluate a Condo Association's Finances.
I start with recent comparable sales from MRED, the multiple listing service for the Chicago area. I compare size, condition and location. For a condo, I also compare assessments and the building's finances. Then you get a price range and the reasoning behind it, with a date on every number. An online estimate is a fair starting point, but it can't see your updates, your layout or your building's reserves. Start at What Is My Home Worth?
Start with what affects safety and function, and what a buyer's inspector is likely to flag. Be careful with large remodels right before you list, since the price may not cover the cost. We walk through the home together and decide room by room. Read What Not to Fix When Selling a House in Chicago.
Yes. Moves from the city to the North Shore are a focus of my work. We decide the order together: sell first, buy first, or line up both closings. Your lender tells us what you can carry if the two overlap. Read Buying and Selling at the Same Time: A Real Timeline.
Look up the assessed value and exemptions on the Cook County Assessor's site. Look up past bills on the Cook County Treasurer's site. The bill a seller pays may not match yours. For example, the Homeowner Exemption lowers the taxed value of a home you live in, and you need your own once you buy. After that, the Assessor renews it each year.
Start with three things: your commute, your budget and the type of home you want. I can't tell you where to live, but I can compare areas on the facts: transit, housing types, prices and property taxes. Read Moving to Chicago? Start Here.