01Tell us about the house
Call, text, or send the short form. Address, condition, and your timeline are enough to start. Takes about two minutes.
Chicago + suburbs · family-run
Sell your Chicagoland house. As-is. For cash.
We are local owners, not a call center. Get a written cash offer within 24 hours and close on a date you choose — no repairs, no cleaning, no commissions. Tell us about your property. We will take care of the rest.
Get my cash offerNo obligation · No fees
Marcus & Dana. Local owners, here for you.
24hr
Offer window
A written, no-obligation offer — usually within one business day.
7–14
Days to close
You pick the date. Stay longer if you need to.
$0
Fees & commissions
We cover standard closing costs on our side.
AS-IS
Condition
No repairs, no cleaning, no staging, no showings.
Chicago + suburbs · Family-run cash buyer
Your house, your terms. No extra costs.
- Offer in 24 hours
- No repairs
- No commissions
- We cover closing costs
- Close in 7–14 days
The process
Four steps, no surprises
Most sellers talk to us on Monday and have a written offer by Tuesday. Here is exactly what happens between the first call and the closing table.
01
02We walk the property
An owner visits the property as-is. No repairs, no cleaning, no staging. A friendly walkthrough, usually 10–15 minutes.
03You get a written offer
A clear, itemized cash offer with the numbers behind it. No obligation, no pressure, and no renegotiating after you say yes.
04Close on your date
Pick the closing date that works for you — as soon as seven days, or later if you need time to move. We cover standard closing costs.
How we get to the number
We buy with our own cash, so the offer has to make sense for both sides. Every offer starts with what your home would sell for after repairs, then subtracts the real costs of buying, holding, and reselling it. We will walk you through every line.
A
After-repair value
Recent comparable sales in your block or suburb, not a county-wide average.
B
Repairs
A realistic scope based on what we see — roof, mechanicals, kitchen, and everything in between.
C
Holding & selling
Taxes, insurance, utilities, and the costs we pay when we resell.
D
Our margin
A modest, fixed range that keeps us buying. Never a moving target after the offer.
Walkthrough clip
See what a walkthrough actually looks like
A 90-second look at how a Chicagoland walkthrough actually goes. Video coming soon — ask us for the live version.
Read the full processWalkthrough clipVideo coming soon
Situations we help with
Whatever is going on, there is a clean way out
Cash is not the right answer for every seller. These are the situations where speed, certainty, and as-is condition usually matter more than squeezing out the last dollar.
01Foreclosure · Illinois
Facing foreclosure
See how we help
02Inherited property · Probate
Inherited a home
See how we help
03Divorce · Marital property
Divorce or separation
See how we help
04Landlord exit · Occupied rentals
Tired landlord
See how we help
05As-is sale · Distressed property
Sell as-is
See how we help
06Relocation · Job move
Relocation
See how we help
07Vacant property · Chicago
Vacant property
See how we help
08Code violations · City of Chicago
Code violations
See how we helpMeet the team
Local owners. One phone number.
No junior agent, no lead-routing software. The two people below underwrite your offer and show up at the walkthrough.
The person on this page is the person who answers the phone.
We walk every property ourselves. No call center, no runaround.
One number, two owners. Call or text (312) 555-0147 and you will reach one of us.
The difference
A cash offer, without the runaround
Plenty of companies will buy your house. Fewer will tell you how the number was built, put it in writing, and then answer the phone after closing.
| Comparison | Traditional listing | National cash buyer | Chicagoland Cash Buyers |
|---|---|---|---|
| Time to a firm offer | 60–90+ days if it sells | Days to weeks, often a range | 24 hours, written |
| Repairs & cleanup | Required before listing | Often negotiated after inspection | None — we buy as-is |
| Fees you pay | 5–6% commissions + closing | Service fees vary | $0 commissions |
| Certainty of close | Financing can fall through | Contract terms vary | Cash, no financing contingency |
| Who you talk to | Listing agent & their team | A lead desk or call center | A local owner |
| Offer transparency | Comparable-sales discussion | Rarely itemized | Line-by-line walkthrough |
The local standard
Straight answers, in writing
We do not publish star ratings or testimonials until they are verified and approved by the sellers who gave them. Until then, here are the commitments we make on every file.
The offer you get is the offer we honor
No re-trading after the walkthrough, no surprise deductions at the closing table. If we missed something, that is our problem, not yours.
You can say no without a sales pitch
Ask for the math. Ask what a listing might net. Ask us to come back in six months. There is no obligation to accept.
We tell you when cash is the wrong move
If your house is market-ready and you have time, a listing often nets more. We will say so, even when it costs us the deal.
- Family-run, locally owned
- Local owners on every walkthrough
- Written offers, itemized
- Closing costs covered
Seller reviews are being collected and verified. No ratings are displayed on this site until that process is complete.
Situations, at a glance
Where we buy
Chicago, the suburbs, and the blocks in between
We buy across Cook, DuPage, and parts of Will and Lake counties. Our offers are built from hyper-local comps — a two-flat in Bridgeport and a bungalow in Berwyn are not the same deal.
Greater Chicagoland · Cook, DuPage, Will & Lake counties
Chicago neighborhoods
From the Northwest Side to the Far South Side, we know the housing stock: two-flats, greystones, bungalows, workers cottages, and the occasional 1920s four-flat that needs everything.
Chicago
Chicago — North Side
- 60613
- 60614
- 60618
- 60625
- 60634
- 60640
- 60657
Chicago — West Side
- 60607
- 60612
- 60622
- 60624
- 60639
- 60644
- 60651
Chicago — South Side
- 60609
- 60615
- 60619
- 60620
- 60621
- 60628
- 60629
- 60636
- 60637
- 60649
Near suburbs
- 60153
- 60160
- 60302
- 60402
- 60406
- 60409
- 60426
- 60453
- 60459
- 60804
Housing stock
Brick two-flats, frame bungalows, and greystones carry very different repair profiles and buyer demand.
Block-level comps
We compare within the neighborhood and, when possible, within a few blocks of your address.
Property tax appeals
Recent assessments and pending appeals can influence the net number. We account for them.
Seasonality
Chicago closings slow in deep winter. A cash close can be an advantage when the calendar is against you.
Offer estimator
A rough number, before you talk to anyone
Move the sliders to see how a Chicagoland cash offer is built. This is an educational estimate, not an appraisal — the real number comes after a walkthrough.
Estimates use a 10% holding-and-selling allowance and a 10% margin. Actual offers vary with condition, location, and market timing.
01 — Adjust your numbers
02 — Estimated cash offer
$221,000
- Home value
- $320,000
- Repairs
- −$35,000
- Holding & selling (10%)
- −$32,000
- Our margin (10%)
- −$32,000
Estimate if you listed instead
$262,600A walkthrough replaces the sliders with real comps and a real scope.
The short version
Chicagoland Cash Buyers at a glance
No broker relationship, no listing agreement, no surprise fees. We buy for our own account, which means the only thing we have to sell you is a straight answer.
How we buy
Cash from our own funds — no lender, no financing contingency.
Fees & commissions
$0. We cover standard closing costs on our side.
Repairs
None. We buy as-is, including code issues, tenants, and deferred maintenance.
Timeline
Offer within 24 hours. Close in 7–14 days, or later if you prefer.
Service area
Chicago and the surrounding suburbs across Cook, DuPage, Will, and Lake counties.
Possession
Stay after closing with a short post-closing agreement when you need it.
FAQ
Questions sellers ask us first
If your question is not here, call us. We would rather answer it than have you guess.
01How fast can I get a cash offer in Chicagoland?
Most sellers get a written offer within one business day of the walkthrough. If you send the property address and a few details today, we can usually walk it tomorrow and have a number to you the same evening.
02Do you really buy houses in any condition?
Yes — within reason. Fire damage, failed mechanicals, code violations, hoarder conditions, and vacant buildings are all normal for us. We buy as-is, so you do not clean, repair, or stage anything.
03What fees or commissions do you charge?
None. There is no commission, no listing fee, and no application fee. We cover standard closing costs on our side. You should still expect your own costs, such as payoff amounts, unpaid taxes, or liens, to be settled at closing.
04How is a cash offer different from listing with an agent?
A listing usually takes 60–90 days, requires repairs and showings, and carries a 5–6% commission plus closing costs. It can net more in a strong market. A cash offer is faster and more certain, but it is typically below full retail value.
05Do I need to move out before closing?
No. You can stay through closing, and in many cases we can arrange a short post-closing stay so your move is not rushed. We put that agreement in writing before you sign.
06Which areas do you buy in?
Chicago and the surrounding suburbs, with a focus on Cook, DuPage, and parts of Will and Lake counties. If you are not sure whether your address qualifies, call us — we will tell you honestly.
07Can you help with a foreclosure or probate sale?
Yes. We have closed files during the redemption period, after a sheriff sale, and while probate was still open. We coordinate with your attorney and the title company so the timeline works for everyone.
08Is the offer negotiable?
The number is based on condition and comps, so there is usually not much room to move. But we will show you the math and explain what would change it — a different closing date, a repair you handle, or a change in scope.
09What if the property has tenants?
We buy occupied rentals with the lease in place. You do not need to evict anyone before closing. We review the lease, security deposits, and rent roll, and we take over the landlord obligations after closing.
10How do I start?
Call or text us, or send the form on this page. You will hear from an owner — not a call center — and we will tell you what the next step looks like within a few hours.
Resources
Read before you decide
Plain-language guides to the parts of a Chicagoland sale that confuse people most.
- Understand cash offers
What a cash offer is — and what it is not
The honest tradeoff between speed, certainty, and the last dollar on a Chicagoland sale.
Read more - Foreclosure
The Illinois foreclosure timeline, explained
Judicial foreclosure, the redemption period, and where a cash sale can still stop the clock.
Read more - Inherited property
Selling an inherited Chicago home
Probate, multiple heirs, and a house full of belongings — a practical path through it.
Read more
Contact
Tell us about the house
One call or one form. You will speak with an owner, get a straight answer, and know exactly what happens next. No obligation, no pressure.
No obligation · No fees
Request a cash offer
An owner will follow up within a few hours.