We buy during probate
The estate can contract to sell before the court closes probate. We coordinate with the executor and the attorney on timing.
Inherited property · Probate
Inherited a Chicagoland home? Sell it without the estate headache.
An inherited house arrives with logistics: probate, siblings, decades of belongings, and a roof that suddenly needs attention. We buy the property as it sits so the estate can close cleanly.
- No repairs, no cleanout
- Written offer in 24 hours
- Close in 7–14 days
The person on this page is the person who answers the phone.Marcus & Dana · (312) 555-0147
Short form · 3 fields
Ask about this property
Three fields. An owner will call you — usually within a few hours.
How we help
How we make an estate sale simpler
Practical help for this exact situation, from people who have closed these files in Chicagoland.
Everything can stay
Furniture, clothes, tools, the garage full of everything. Take what matters and leave the rest — we handle it.
One buyer, one decision
No showings, no open houses, no strangers walking through a family home. One walkthrough, one written offer.
Multiple heirs welcome
We send the same information to every heir you want included so nobody is guessing about the numbers.
Local process
The local process, with the estate in mind
Illinois probate runs through the circuit court in the county where the person lived. We are comfortable working alongside an executor's attorney and a title company that handles estate deeds.
- We confirm who has authority to sign for the estate
- We order title and identify any liens, back taxes, or claims
- We schedule the walkthrough around the family, not the other way around
- We close when the estate is ready — no pressure to rush probate
Inherited property · Probate
What probate actually requires in Illinois
If the home passed through a will or intestate succession, an estate is usually opened in the circuit court of the county where the deceased lived. The executor or administrator gets authority to act for the estate — and that authority is what allows a sale contract to be signed.
Some estates qualify for a small-estate affidavit instead of full probate. Others need a court order before the property can be sold. We ask the question early and work with your attorney rather than around them.
Handling the house and everything inside it
Most inherited homes are not show-ready, and most families do not live in the same city. We plan around that.
- 01
Walkthrough with the family
One visit, scheduled around work and travel. We photograph what we need and leave the rest alone.
- 02
Written offer
An itemized number that accounts for condition, not a guess based on the county assessment.
- 03
Cleanout after closing
Remove what you want, and the rest becomes our responsibility after the keys change hands.
- Personal belongings can stay
- No need to empty the garage
- Utilities can be shut off after closing
- Remote signing is available
Compare the options
Selling an inherited home: three paths
| Comparison | Keep and rent it | List with an agent | Sell to us for cash |
|---|---|---|---|
| Upfront work | Repairs and management | Cleanout, repairs, staging | None |
| Time to resolution | Ongoing | 60–90+ days | 7–14 days after authority |
| Estate complexity | Ongoing expenses | Showings during probate | One contract, one closing |
| Belongings | Your responsibility | Must be cleared | Leave them |
Every situation is different. We will tell you when a listing or another route would serve you better — even if it means we do not buy the house.
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.
What we need from the estate
The paperwork is usually simpler than families expect. We will tell you exactly what is missing instead of asking for a stack of documents.
Authority to sell
Letters of office, a small-estate affidavit, or a court order — depending on the estate.
A title contact
If the estate already has an attorney or title company, we work with them directly.
Heir alignment
We share the offer with every heir you name, so the decision is made once with full information.
Chicagoland estate details
Cook County probate, suburban county courts, and Chicago title issues each add their own wrinkles: old mortgages that were never released, unpaid water bills, senior freeze exemptions, and properties held in a land trust. None of these are deal-breakers — they are items to clear before closing.
- Probate court
- Cook County Circuit Court, Probate Division (or county of residence)
- Common title issues
- Unreleased mortgages, tax liens, land trusts, heir deeds
- Taxes
- Back property taxes and exemptions reviewed at title
- Closing
- Scheduled around the estate's authority and the family's timeline
Local owners · every file
Why sell to us
A local buyer who shows you the math
We are not a national funnel or a wholesaler shopping your contract. We buy with our own funds, walk every property ourselves, and put the offer in writing.
- Written, itemized offer within 24 hours
- No fees, no commissions, no repair credits
- An owner answers the phone — before and after closing
- Closing dates that fit your situation, not ours
Meet 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.
FAQ
Inherited a home: questions sellers ask
Straight answers, even when the answer is “it depends.”
01Can I sell the house before probate is finished?
Usually yes, once the executor or administrator has authority to sign. The contract can be signed during probate and the closing can be scheduled when the court file and title are ready. Your estate attorney should confirm the exact authority in your case.
02What if my siblings and I disagree about selling?
We do not mediate family disputes, but we do make the numbers transparent. Every heir can see the same written offer and the same math. Some families use a buyout among heirs; others ask the court to resolve it. We can wait while that happens.
03Do I need to clean out the house first?
No. Take the photographs, documents, and keepsakes that matter. Furniture, appliances, clothing, and garage contents can stay. We handle the cleanout after closing.
04How fast can I get an offer on this property?
Usually within one business day of the walkthrough. Send the address and a short description today, and we can normally visit tomorrow and have a written number to you the same evening.
05What fees do you charge in this situation?
None. There is no commission, no listing fee, and no application fee. We cover standard closing costs on our side. Your own obligations — payoff, unpaid taxes, liens, or attorney fees — are settled at closing.
06Do I have to repair or clean the property first?
No. We buy as-is, including deferred maintenance, code issues, and a house full of belongings. You do not need to clean, stage, or make a single repair before closing.
07Can I stay in the home until closing?
Yes. You keep possession through closing, and in many cases we can arrange a short post-closing stay so you are not rushing a move. We put those terms in writing before you sign.
08How do I start the process?
Call or text us, or use the short form on this page. You will hear from an owner — not a call center — and we will tell you honestly whether a cash sale fits your situation.
This page is general information, not legal, tax, or financial advice. Foreclosure, probate, divorce, tenancy, and code matters have their own rules — consult a licensed Illinois professional about your specific situation.
Resources
Keep reading
Short, practical guides to the decisions around this situation.
- 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
Where we buy
Chicagoland, block by block
We buy across Chicago and the surrounding suburbs. If your ZIP is nearby, call — we will tell you honestly whether we can help.
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
Other situations
Not quite your case?
Most sellers are dealing with more than one thing at once. Start with whichever is loudest.
010304
Facing foreclosure
Stop the clock with a cash close before the sheriff sale — or exit cleanly if the auction is already scheduled.
Divorce or separation
Divide the marital home quickly, privately, and without a listing that drags on for months.
Tired landlord
Exit the rental business without evicting, renovating, or waiting for a buyer's inspection.
Straight answers, local owners
Sell your inherited a home property without the extra work.
Send the address and your timeline. We will follow up, walk the property, and put a written cash offer in front of you within 24 hours.
“The person on this page is the person who answers the phone.”