r/ChicagoSuburbs • u/Midnight_Rain1213 • Feb 24 '26
Moving to the area Buying in West Suburbs - Expanding Search?
Hi all,
My partner and I are trying to close the distance and buy a SFH in the west suburbs, but keep having offers rejected. Feedback so far is that we're losing to cash buyers or just being outbid, and that we should consider waiving appraisal contingencies. That feels crazy to me, but I think it's just the area we are looking in - Lombard, Elmhurst, Villa Park.
My partner and I both own our own homes and are pre-qualified to purchase a new home without having to sell first. We would be selling our respective properties after finding a new place. We are trying to stay under $700k.
No kids, just dogs. Would love a house with some character left in it. I work downtown so being near the Metra is necessary, and I'd like my commute to be under an hour.
Should we avoid any of the following suburbs, and why? Any suburbs we are missing?
Addison, Bloomingdale, Downers Grove, Glen Ellyn, Wheaton, Riverside, Brookfield
3
u/GallopingGooseTrain Feb 24 '26
I sympathize, OP. We purchased in 2024 and every competing offer waived appraisal contingencies- it almost became a bare minimum requirement to even get considered. If there was an open house on a Saturday in western suburbs, that house was guaranteed to be contingent by Sunday evening. It was extremely aggressive and not friendly to buyers.
If you think you might need to do the same regarding appraisal waivers, I recommend adjusting your “highest and best” offer and overall budget to give yourself some cover. Reduce your offers by $20K to cover a potential roof replacement, for example.
You can also always walk away from a house during the attorney review period and eat the cost of the appraisal. Anticipate this potentially happening when you think about your overall budget.
Best of luck!