Probate Property Purchase in Chicago
Selling a probate house? No repairs, no agents, no delays.
Managing an estate through Cook County Probate Court is complicated enough without worrying about selling real estate. As an executor or administrator, you need to liquidate property quickly, get court approval, and distribute assets to beneficiaries—but traditional real estate sales take 6-12 months.
Dello Investments specializes in probate property purchases throughout Chicago:
✓ We work directly with executors and probate attorneys
✓ Provide documentation Cook County judges require
✓ Wait for court approval (no pressure on timeline)
✓ Buy houses in any condition (as-is, no repairs)
✓ Handle all title issues, liens, and legal complications
Court-approved sales in 30-90 days. Fair cash offers. Complete transparency.
Call for your free probate property consultation: (312) 975-5557 or click the Cash Offer button below.
Why Probate Property Sales Are Different
Selling a house during probate isn't like a normal real estate transaction. You're dealing with court oversight, legal timelines, beneficiary expectations, and fiduciary responsibilities.
Challenges executors face when selling probate property:
Court Approval Requirements
In Illinois, executors typically need court approval before selling estate real estate—especially if you don't have "independent administration" authority.
What this means:
Court must approve the sale price
Judge wants to see documentation proving fair market value
Sale can't close until court enters order approving transaction
Timeline depends on court schedule (30-90 days typical)
How we help: We provide detailed valuation reports with comparable sales data that satisfy Cook County Probate Court requirements. Our offers are market-based and well-documented, making court approval straightforward.
Beneficiary Expectations and Communication
Multiple beneficiaries often have different opinions about selling the property, what it's worth, and how quickly to move.
What this creates:
Disagreements about listing price
Pressure on executor to "get the best price"
Delays while family members debate strategy
Risk of one beneficiary challenging the sale
How we help: Our objective, market-based cash offers help beneficiaries understand fair value. We show our complete calculation—recent comps, repair costs, market conditions—so everyone sees the same data.
Properties in Poor Condition
Many probate properties sat vacant for months or years while the deceased declined in health. Others need updates because elderly owners couldn't maintain them.
Common issues:
Deferred maintenance (roof, HVAC, plumbing)
Outdated kitchens and bathrooms from 1970s-1980s
Foundation or structural problems
Hoarder situations requiring extensive cleanouts
Code violations from years of neglect
How we help: We buy probate houses in any condition. You don't spend estate funds on repairs. We handle everything after closing.
Title Issues and Lien Complications
Probate properties often have title complications: old liens, unpaid property taxes, judgment liens, mortgage issues, unclear ownership history.
Common title problems:
Property tax liens from Cook County
Contractor liens from unpaid work
IRS tax liens on the estate
Medicaid estate recovery claims
Unclear chain of title
How we help: We work with experienced title companies to resolve liens and clear title. We pay off valid liens at closing. You don't need to navigate this maze alone.
How to Avoid Probate on a Home
Note: This section won't help with a property already in probate, but it's useful information for readers planning their own estates.
Strategy 1: Living Trust
Place the house in a revocable living trust before death. Upon death, property transfers directly to beneficiaries named in trust—no probate required.
Pros: Avoids probate completely, privacy (not public record), faster distribution
Cons: Upfront cost ($1,500-$3,000+ for attorney), requires retitling property, must be maintained
Strategy 2: Transfer-on-Death Deed (TOD Deed)
Illinois allows TOD deeds. Owner records deed naming beneficiary who inherits automatically upon death.
Pros: Simple, inexpensive ($200-400), revocable during lifetime, avoids probate
Cons: Only works for sole owner, beneficiary gets property subject to liens, potential family disputes
Strategy 3: Joint Ownership with Right of Survivorship
Add another person (spouse, child) as joint owner. When you die, they automatically inherit your share.
Pros: Automatic transfer, no probate
Cons: Co-owner has immediate ownership rights, Medicaid/tax implications, loss of control
Who Owns a House During Probate?
This is one of the most common questions executors ask.
The legal answer:
During probate, the estate owns the house—not individual beneficiaries, not the executor personally. The property is frozen in the estate until probate is completed.
What this means practically:
The executor/administrator manages the property:
Pays mortgage, taxes, insurance, utilities
Maintains the property (lawn care, repairs, winterization)
Makes decisions about renting or selling
Acts as fiduciary for the estate and beneficiaries
Beneficiaries have no legal ownership yet:
They can't sell the property
They can't force specific outcomes
They have no right to occupy it (unless executor allows)
They're "entitled" to inherit but don't own it during probate
The executor has legal authority but not ownership:
Can sell with court approval
Must act in estate's best interest
Can't personally benefit from decisions
Accountable to beneficiaries and court
Only after probate closes does legal ownership transfer to heirs or a buyer.
Can You Sell a House During Probate?
Yes—but you need to follow specific legal procedures.
Illinois Probate Sale Process
Step 1: Executor Gets Appointed
Court formally appoints you as executor (if will) or administrator (if no will). You receive Letters of Office giving you authority to act.
Step 2: Property Gets Appraised
Most courts require professional appraisal or broker price opinion showing fair market value. This protects beneficiaries from under-priced sales.
Step 3: Executor Lists or Receives Offers
You can list with a realtor OR accept cash offers from buyers like us. Court wants to see you acted reasonably to get fair price.
Step 4: Court Approval Petition
Once you have a buyer and contract, you petition the court for approval. You submit:
Purchase contract
Property appraisal or valuation
Explanation of why this sale is in estate's best interest
Notice to all beneficiaries
Step 5: Court Hearing
Judge reviews the sale. Beneficiaries can object (rare if price is fair). If approved, judge enters order authorizing the sale.
Step 6: Closing
Once court order is entered, title company can close. Proceeds go into estate account, not to beneficiaries yet. Estate uses proceeds to pay debts, then distributes remainder to heirs.
Timeline: 30-90 days from offer acceptance to closing, depending on court schedule.
Why Executors Choose Dello Investments for Probate Sales
We Understand Executor Responsibilities
We've worked with dozens of Chicago executors and know the pressure you're under:
Fiduciary duty to get fair value
Time pressure to settle estate
Beneficiary expectations to manage
Court requirements to satisfy
Your own time constraints (you have a full-time job)
We make your job easier by providing thorough documentation, fair pricing, and professional service that reflects well on your management of the estate.
We Provide Court-Ready Documentation
This documentation satisfies Cook County judges and shows you acted diligently to get fair value for the estate.
We Work with Probate Attorneys
Your attorney will appreciate working with experienced buyers who understand probate procedures and don't create problems.
We Handle Complete Estate Cleanouts
Probate properties are often full of the deceased's belongings. Professional cleanout costs $5,000-$40,000.
We donate usable items to Chicago charities and dispose of the rest respectfully.
The estate saves thousands and you avoid the emotional burden of sorting through a lifetime of possessions.
We Buy In Any Condition
Most probate properties need work. We buy them as-is
You liquidate the asset quickly without depleting estate cash on fix-up costs.
Flexible Timeline—We Wait for Court Approval
Week 1: Property assessment, cash offer presented
Week 2-4: You review offer, consult with beneficiaries, attorney
Week 5: Submit court petition for sale approval
Week 6-8: Court hearing scheduled, judge approves sale
Week 9-10: Closing scheduled and completed
30-90 days total depending on court schedule. We accommodate your timeline, not demand our own.
Our Probate Property Purchase Process
Step 1: Initial Consultation (15 Minutes)
We'll ask about:
Property location and condition
Current probate status (filed, in process, independent administration?)
Your timeline and court hearing dates
Number of beneficiaries and their positions
Any complications (liens, title issues, beneficiary disputes)
Step 2: Property Assessment (30-45 Minutes)
We schedule a walkthrough at your convenience.
We'll:
View property condition in detail
Take photos and measurements
Discuss probate requirements
Answer your questions about process
Step 4: Court Approval Process (30-60 Days)
You work with your attorney to:
Prepare petition for court approval of sale
Submit our contract and valuation as exhibits
Notice all beneficiaries of proposed sale
Schedule court hearing
We accommodate your court schedule and provide any additional documentation the judge requests.
Step 5: Closing (7-10 Days After Approval)
Once court approves:
Title company schedules closing
We wire funds on closing day
Proceeds go to estate account
You provide proceeds accounting to court
We coordinate everything with title company.
Why Our Documentation Satisfies Cook County Judges
Cook County Probate Court judges want to see executors acted reasonably to get fair value. Our offers help you demonstrate this because:
We provide comparable sales data:
3-5 recent sales of similar properties in the same neighborhood, showing our offer is aligned with market
We explain our calculation:
Here's the after-repair value, minus repair costs, minus our costs and profit—complete transparency
We're legitimate buyers with track record:
Licensed real estate professionals, established Chicago business since 2021, A+ BBB rating
We buy at fair market value:
Not lowball flippers—we're buying at true as-is value for the neighborhood and condition
Judges approve our offers because documentation is thorough and pricing is defensible.
Related Services for Estate Situations
Inherited Property Sales
Inherited a house and want to sell? We help all heirs, not just executors.
Divorce Property Sale
Need court approval for property sale during divorce? Similar process to probate.
Hoarder House Buying
Many probate properties have hoarding situations. We handle complete cleanouts.
Estate Appraiser Services
View all our estate and probate property services.
Get Your Free Probate Property Valuation
Not sure what the probate property is worth? We provide free valuations with court-ready documentation.
Your free valuation includes:
✓ Recent comparable sales data
✓ Property condition assessment
✓ Fair market cash offer
✓ Documentation you can submit to court
Three ways to get started:
Call: (312) 975-5557
Speak with a probate property specialist. Available 7 days a week.
Online Form: Visit our homepage and complete the form. Takes 60 seconds. We'll call you back within a few hours.
Email: connect@delloinvestments.com
Send us the property address and probate situation. We respond same day.