What should you ask before hiring an agent in Montgomery, IL?
Ask how they’ll handle the parts of Montgomery that trip buyers and sellers up: two counties, four townships, unincorporated pockets like Boulder Hill, and active builder communities. Then check their Illinois license, ask who your designated agent is, and read the written agreement for its compensation terms and an automatic end date. A good answer is specific to the address, not a sales pitch.
By Kealan O’Neil | October 27, 2026
Hiring an agent is usually the first real decision in a move, and it shapes every decision after it. In Montgomery, that choice matters more than most people expect.
Browse r/ChicagoSuburbs and you’ll find the same threads again and again: “Can anyone recommend a great realtor?” and “Recommendations for Buyer realtors?” On r/FirstTimeHomeBuyer, a thread called “Must know red/green flags in realtor” asks how to tell the difference before you sign.
Recommendations help, but they can’t tell you whether an agent knows this village. Here are the Montgomery details to weigh before hiring an agent, eight questions to ask, and a short interview plan you can run this week.
Why hiring an agent in Montgomery takes more homework
Montgomery sits in Chicago’s Western Suburbs, right where Kane and Kendall counties meet. The Village’s own townships page says it’s made up of two counties and four townships: Aurora, Bristol, Oswego, and Sugar Grove.
That split changes real deadlines and real dollars, so it’s the first thing to test when hiring an agent. Here’s what it looks like in 2026.
Two counties, two tax calendars
Kane County mailed its 2025 tax bills, payable in 2026, on or before May 1, with installments due June 1 and September 1. Kendall County issues one bill for the full year, payable in two equal installments, and doesn’t mail a second bill when the second installment comes due.
Kendall adds interest of 1.5% per month to late installments. If your lender doesn’t escrow taxes, that detail lands on you.
Appeal windows differ too. Kane County’s 2026 filing deadline was October 13 for Aurora Township and August 24 for Sugar Grove Township. In Kendall County, Oswego Township says owners have 30 days from the published assessment notice to file with the Board of Review.
Unincorporated addresses with a Montgomery mailing address
Boulder Hill has Montgomery addresses but sits outside village limits. The Village’s building page tells Boulder Hill residents to contact the Kendall County Building Department for permits, so a permit search at Village Hall won’t find that file.
Utility costs differ as well. As of May 1, 2026, Montgomery charges residents $8.93 per 1,000 gallons and non-residents $10.36, and Boulder Hill water customers pay an extra $15 monthly infrastructure fee.
I covered the permit side in unpermitted work in Oswego, and the same county-versus-village test applies here.
Builder communities and closing logistics
The Village’s February 2026 building permit list shows D.R. Horton new-construction permits on Sapphire Lane in Marquis Pointe. Builder sales are their own process, with the builder’s contract, the builder’s deposit terms, and the builder’s own sales staff.
Resale closings have Village steps too. Montgomery asks for a Transfer of Ownership Final Read Request at least three full business days before closing, or the final water bill may be estimated.
8 questions to ask before hiring an agent in Montgomery
Use the same list with every agent you talk to. Take notes, and compare the answers side by side afterward.
1. Is your Illinois license active, and can I look it up?
Every Illinois real estate licensee shows up in the IDFPR License Lookup, which the state updates daily. Search the agent and the sponsoring brokerage by name, and confirm the status is active.
IDFPR also posts monthly disciplinary reports. Before hiring an agent, run this search for every name on your shortlist.
2. Who exactly will be my designated agent?
Under 225 ILCS 454/15-10, the licensee you work with is presumed to be your designated agent unless a written agreement says otherwise. Section 15-50 requires the brokerage agreement to name the licensees who will act as your agents.
Ask whether the person you’re interviewing is the one who’ll answer your texts, write your offer, and attend your inspection. On a team, get the names in writing.
3. How do you check which county, township, and jurisdiction a home is in?
The answer should mention the parcel number, the county records, and the Village boundary. “It says Montgomery on the listing” isn’t enough, for the reasons above.
Ask how they’d confirm permit history for a Boulder Hill address versus a home inside village limits. Ask which tax calendar and exemption office apply, too. If you’re hiring an agent to sell, ask the same thing about your own parcel.
4. What does your written agreement say, and when does it end?
Illinois’s rule on brokerage agreements, 68 Ill. Adm. Code 1450.770, says a written buyer agreement must include the agreed compensation and when it’s paid, the names of the sponsoring broker and designated agents, the broker’s duties, and the duration.
For duration, that means an automatic expiration date, or, if longer than a year, the right to end it annually with 30 days’ written notice.
Listing agreements follow the same section and also need the list price and the property. Ask to see a blank copy before your first showing or listing meeting, and read my notes on the Illinois buyer agreement before you sign one.
5. How are you paid, and who pays you?
Section 15-35 of the License Act requires the licensee representing you to discuss the sponsoring broker’s compensation policy, including the terms and any amounts offered to cooperating brokers. Since August 17, 2024, the National Association of REALTORS has said the compensation in a written buyer agreement must be clearly defined, not open-ended or a range.
Ask what happens if a seller or builder offers less than your agreement says. Get that answer before hiring an agent, not after you find a house.
6. Would you ever act as a dual agent for me?
Under Section 15-45, a licensee can represent both sides only with the informed written consent of all clients. A dual agent can’t recommend the price you should offer or the price a seller should accept.
Ask how often it comes up and what they’d do instead. I explain the tradeoffs in dual agency in Illinois.
7. If I’m looking at new construction, how do you handle the builder?
The builder’s sales staff works for the builder. When a licensee isn’t acting as your agent, Section 15-35 requires them to tell you so in writing no later than the preparation of an offer.
Ask whether the agent registers you with the builder before your first visit, reviews the builder contract with your attorney, and attends key inspections.
8. What would you check in my first 14 days?
A specific answer covers the tax bill and exemption status, permit records, flood maps near the Fox River, utility accounts, and the attorney review timeline. A vague answer about “great communication” doesn’t.
For sellers hiring an agent, ask how they’d price a home on the Kane side against comparable sales on the Kendall side, and how they’d handle the final water read before closing.
How to choose a real estate agent in Montgomery, IL: a 5-step interview plan
When you search “top real estate agents in Montgomery, IL,” you get rankings built on reviews and sales volume. Those numbers don’t tell you how an agent handles your specific address, so run your own short process.
- Shortlist two or three agents. Look for licensees who have recently worked on homes like yours in Montgomery, Oswego, Aurora, or Yorkville.
- Verify each license. Search each agent and sponsoring brokerage in the IDFPR License Lookup before the first meeting.
- Ask the same eight questions. Use one address you’re interested in so every agent answers the same county, permit, and tax question.
- Request a blank agreement. Compare compensation, duration, end date, designated agents, and duties under Rule 1450.770.
- Decide in writing. Sign only the agreement that matches what you discussed, and keep a copy with your attorney.
The whole process takes a few days. It’s worth it before hiring an agent who’ll guide one of your largest purchases or sales.
Questions about hiring an agent in Montgomery
Do I have to sign an agreement before touring a home in Montgomery?
Can I end a buyer agreement early in Illinois?
How do I check whether an Illinois agent is licensed?
Is Boulder Hill part of the Village of Montgomery?
Do I need my own agent to buy a new build in Montgomery?
Hiring an agent for a move in Montgomery or anywhere in Chicago’s Western Suburbs? I’m glad to answer all eight questions about a real address, and I’ll show you a blank agreement before you sign anything.
See what’s listed now on our Montgomery homes page, then reach out. Call or text Kealan at 630-425-8815.
About Kealan O’Neil
Kealan O’Neil is the Designated Managing Broker and founder of O’Neil Property Group, an independent real estate brokerage based in Yorkville, Illinois. He and his team help buyers and sellers in Yorkville, Oswego, Montgomery, and the surrounding Kendall and Kane County communities, and he owns and manages a local rental portfolio, so he approaches every decision as both a broker and an investor. Call or text Kealan at 630-425-8815.
This post is general information about real estate in the Fox Valley, not legal, tax, or financial advice. Real estate laws, tax rules, and municipal ordinances change, and how they apply depends on your specific situation. Talk with a licensed attorney, CPA, or lender before making decisions about a purchase, sale, or tax matter. O’Neil Property Group is a licensed Illinois real estate brokerage.