Local cash home buyer
Sell Your Chicago House Fast for Cash, Any Condition
Two-flat, bungalow, greystone, or a condo that needs work. Tell us about the house and get a written cash offer with no agent fees and no obligation.
Get Your Cash Offer
Enter the property address to start.
- We buy as-is, so no repairs and no cleaning
- No agent commissions and no showings
- A plain written offer you can take or leave
How it works
Three steps. No pressure at any point.
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Tell us about the house
Enter the address and answer a few quick questions about the property and your situation. It takes a couple of minutes.
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We review it and make an offer
We look at the property, the block, and the work it needs, then send a written cash offer. You decide if it works.
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You pick the closing date
If you accept, a title company handles the paperwork. You choose a closing date that fits your plans and you are paid at closing.
The Chicago houses we buy
Chicago is not a generic housing market. It is a city of brick bungalows, two-flats and three-flats, greystones, courtyard buildings, frame cottages, and condos carved out of old multi-family buildings. A lot of these properties are old, and a lot of them have been lived in hard. When an owner tries to sell one the usual way, the buyer's inspector often finds more than the owner expected.
We buy these houses as they are. Here is what we see most often:
- Bungalows and brick single-family homes. Original kitchens, old furnaces, tired roofs, and basements that have seen water.
- Two-flats and three-flats. Owner-occupied or fully rented, with tenants in place or sitting vacant.
- Condos that need work. Including units converted from older multi-family buildings.
- Houses with building violations. Open city orders, failed inspections, or letters you have not had the money to answer.
- Tenant-occupied properties. Month-to-month leases, long-term tenants, and units that have become hard to manage.
- Inherited houses. Often owned by family members who live in another state and cannot keep up the property.
- Vacant houses. Empty buildings cost money every month and can attract trouble.
- Fire and water damage. Burst pipes after a hard freeze, roof leaks, flooded basements, smoke damage.
If your property is not on this list, send it anyway. We do not need the house to be easy.
Situations we help with
The house is only half the story. These are the circumstances behind most of the calls we get.
Foreclosure or behind on the mortgage
When time is short, a clear cash option gives you something to weigh against the alternatives.
Back property taxes
If taxes have piled up, a sale can stop the balance from growing and pay it off at closing.
Probate or inherited house
You did not ask for it and the estate has bills. We can buy the house as it sits.
Divorce or splitting a house
A sale gives both people a clean break and a clear number.
Tired landlord
Sell the building with the tenants in place and stop chasing repairs and rent.
Relocating
Moving out of Illinois and carrying a Chicago house you cannot manage is stressful.
Selling a Chicago house with a Cook County tax problem
Property taxes in Cook County catch a lot of owners off guard. A bill goes unpaid because of a job loss, a divorce, a death in the family, or because the owner simply moved away. Over time the balance grows and the house starts to feel like a trap.
The important thing to know is that you can usually still sell. Unpaid taxes sit on the title as a lien, and a title company sees them during its search. At closing the amount owed is normally paid out of your proceeds, and you receive what is left. If the house is worth more than what you owe, a sale clears the debt and puts money in your pocket.
We will not guess at your numbers. Ask the Cook County Treasurer for your current balance, tell us what you find, and we will build it into the offer. If you are not sure where you stand, say so on the form and we will start from there. If the situation involves a tax sale or a court case, talk to an attorney as well. We are happy to work alongside one.
Cash offer vs. listing your house as-is
When your house needs work, the real comparison is about repairs, time, and certainty, not just the sale price.
| Feature | Listing With an Agent | Chicago Sell My House Fast |
|---|---|---|
| Repairs before you sell | Buyers and inspectors expect fixes or credits | None. We buy it as-is |
| Agent commission | Paid out of your sale price | None |
| Showings and open houses | Many, on the buyer's schedule | None |
| Buyer financing falls through | Always a risk with a mortgage buyer | Cash purchase, so no loan to fall through |
| Inspection and appraisal demands | Can reopen the price | We account for condition up front |
| Cleaning and staging | Expected | Not needed |
| Who sets the closing date | Depends on the buyer's lender | You pick a date that fits you |
| Sale price | Often higher on a house in good shape | Lower than a repaired retail sale, with fewer costs |
Building violations and old Chicago houses
Chicago's housing stock is old, and old buildings pick up violations. A porch that was never rebuilt, a rear stair that the city flagged, wiring that was never brought up to date, a basement unit that was never permitted. Owners often hear about it in a letter, or when a buyer's inspector finds it, and then the sale stalls.
Most buyers using a mortgage cannot close on a house with open violations. Their lender will not allow it, or the deal falls apart over the repair list. We buy with cash and we expect to find problems. You do not have to fix a violation or clear a city order before you sell to us. We price the work into our offer, and the title company or your attorney can tell you what the city requires at closing.
If you have a letter from the city, a court date, or a reinspection coming, mention it when you send the address. It does not scare us and it helps us give you a straight number.
Winter is hard on Chicago houses
Anyone who owns a house here knows what a deep freeze can do. Pipes split in an empty unit. A roof leaks under ice and then the ceiling comes down. A boiler quits on the coldest night of the year and the repair bill lands at the worst possible time. A house that was merely tired in October can become a project by February.
Vacant houses are the most exposed. Nobody is there to notice a burst pipe, and the water runs until someone finds it. If you are holding a house you cannot heat or watch, every cold week adds risk and cost. A direct cash sale ends that exposure on a date you choose.
We buy houses with winter damage as they sit. You do not pay for plumbers, drywall, or a new roof before you sell.
Selling a two-flat or three-flat with tenants
Small multi-family buildings are one of the things Chicago is known for. They also wear owners out. Rents do not always keep up with repairs, tenants move out and in, and one bad month can swallow the cash flow of a year.
If you want out, you do not need to clear the building first. We can buy a two-flat or three-flat with tenants in place. Tell us how many units, what the leases say, what the rent is, and what shape the building is in. We will walk through what a sale looks like for your tenants and for you. Existing leases stay in effect, and tenants keep the same rights they had before. If you are thinking about an eviction because you want to sell, talk to a landlord-tenant attorney before you do anything.
Why we do it this way
Chicago sellers tend to hit the same walls. The house needs a lot of work. The tenant situation is messy. Taxes or a mortgage are behind. The family cannot agree, or lives somewhere else. The usual advice is to fix the house, list it, and wait. That advice assumes you have the money, the time, and the patience. Many people have none of the three.
A cash buyer removes the biggest uncertainties. There is no lender to please and no appraisal to fail. We expect an old house to have problems, so an inspection does not scare us. We would rather give you an honest number on day one than a high number that shrinks three weeks later.
What we look at when we price a house
Every offer starts with what comparable houses sell for after they are repaired. We then subtract what it would take to get yours there, including the roof, mechanicals, kitchens, baths, floors, and anything structural or flagged by the city. Then we leave room for the cost and risk of doing the work. We will show you the logic if you ask. You should never wonder where a number came from.
The south and west sides, and the suburbs around them
Many cash buyers focus on the north shore and the wealthy suburbs. We also buy in places that get less attention: Harvey, Dolton, Calumet City, Blue Island, and Bridgeview on the south side, and Oak Park and Maywood on the west. We cover Evanston, Skokie, and Waukegan to the north. Each has its own housing stock and its own reasons people sell, and each has its own page on this site. See Harvey, Oak Park, Evanston, or the full areas we serve page.
What we will not do
We will not ask you for money. We will not pressure you to sign on the first call. We will not tell you the house is worth nothing, and we will not promise a number we cannot back up. If a sale is not the right move for you, we will say that too. Sometimes the best answer is an attorney, a housing counselor, or a good agent, and that is fine with us.
What happens after you say yes
If you accept, we send a purchase agreement that spells out the price, the closing date, and who pays for what. A title company or closing attorney researches the title, prepares the paperwork, and holds the funds. You sign, you hand over the keys, and you are paid at closing. If you need extra time to move or sort out belongings, tell us. We can usually build that into the agreement.
Questions about the contract are welcome at any point. If you want an attorney to read it first, do that. We would rather you sign something you understand than something you feel rushed into.
What to have ready
You do not need to prepare the house. It helps to know the address, whether anyone lives there, roughly what condition it is in, and whether there is a mortgage, a tax balance, or a lien. If the property is part of an estate, it helps to know who has legal authority to sell. If you do not know some of this, tell us what you do know and we will sort out the rest together.
Selling a house you do not want to fix
Most people who find us are not dealing with one problem. A house needs a roof and the owner has moved away. A two-flat has a tenant who stopped paying and a basement that floods. A parent passed away and the family cannot agree what to do. What they have in common is that fixing the house first is not realistic, and waiting costs money.
Holding costs add up. Property taxes, insurance, utilities, heat to keep the pipes from freezing, and snow removal in winter all keep running. An empty house in a Chicago January is a burst pipe waiting to happen. Each month you wait usually makes the situation worse, not better.
A direct sale ends those costs on a date you choose. You do not have to guess how a listing will go. You do not have to manage contractors. You get a clear written offer and decide whether it beats your other options.
When a cash sale is not the best fit
It is not always the answer. If your house is in good shape, you are not in a hurry, and you can afford to prepare it, a traditional listing may bring a higher price. We would rather you know that than waste your time. A cash sale makes sense when condition, timing, or stress make the traditional route hard.
Areas we buy houses in
We buy in Chicago and the suburbs around it. These communities have their own pages.
What sellers say about working with us
I had a smooth, speedy experience. Service was always courteous and understanding of my particular situation.
Been really good at handling all my questions and giving me a fair deal.
I had a great experience. Everything went smoothly and I had someone with me every step of the way.
Very professional!
We went through them and just finalized, there was an issue with the Notary but everybody worked diligently to make sure everything went through as agreed upon. Thank you!
Good people and Great experience.
They were quick about selling my home.
They were awesome got it out there on the market did what had to be done and very communicative and interactive thanks guys appreciate all your help
Frequently asked questions
How fast can you close on a Chicago house?
You pick the closing date. If you need to move quickly, tell us and we will work toward that. If you need a few extra weeks to pack or find a place, we can build that into the agreement. The pace mostly depends on how clean the title is and how fast the title company can finish its work.
Do I need to make repairs or clean before selling?
No. We buy the house as it is. Leave the furniture, the boxes, the basement full of tools, and the roof that has needed attention for years. You do not paint, patch, or haul anything away.
Will you buy a two-flat or three-flat with tenants?
Yes. Chicago has a lot of two-flats and three-flats, and many owners get tired of managing them. Tell us about the units, the leases, and the rent. You can sell with tenants in place and you do not have to start an eviction first.
Can you buy a house with Chicago building code violations?
Yes. Open building violations, failed inspections, and city orders are things we price in. You do not have to fix them or clear them before you sell. A title company or attorney will tell you what has to be handled at closing.
What happens to back property taxes when I sell for cash?
Unpaid taxes are a lien on the property, so they are dealt with at closing. In most cases the amount owed comes out of your sale proceeds and is paid by the title company. Ask the Cook County Treasurer for a current balance, and tell us what you know so we can account for it in the offer.
Can I sell my house if I am behind on the mortgage or facing foreclosure?
Often a sale is still possible. What matters is what you owe, what the house is worth, and where you are in the process. We will tell you plainly if the numbers do not work. If a foreclosure case is already open, talk to a housing counselor or an attorney as well.
Are there fees or commissions?
You pay us nothing. There are no agent commissions and no fees to get an offer. Closing costs and who pays them are written into the purchase agreement, so you see them before you sign.
How do you decide on your cash offer?
We look at what similar Chicago-area homes sell for once repaired, subtract the cost of the work your house needs, and leave room for the time and risk we take on. Because you skip repairs, showings, and commissions, the number is not a retail listing price. We will explain how we got there if you ask.
Do you buy houses in the suburbs outside Chicago?
Yes. We buy in the city and in suburbs on the south, west, and north sides, including Harvey, Dolton, Calumet City, Oak Park, Maywood, Blue Island, Bridgeview, Evanston, Skokie, and Waukegan. Send the address and we will confirm.
What if the house is in probate or inherited?
We can often work with it. The person with legal authority to sell, usually the court-appointed representative, has to sign. Talk to a probate attorney about the steps for your estate, and we will work around the court timeline.
Talk to a local buyer, not a call center
Chicago Sell My House Fast is a local homebuying company. When you send us your address, a real person looks at the property and your situation. There is no obligation and nothing to pay. If our offer is not right for you, say so and we will part as friends.
Ready? Enter your address at the top of this page, or use the button below, and tell us about the house.
Ready to see your cash offer?
Tell us about the house. No obligation, no fees, no pressure.