Real Estate Consultant in Chicago
As a trusted real estate consultant in Chicago, we help homeowners make informed decisions about selling their properties. Whether you're considering a traditional listing, exploring a cash sale, or trying to sell without a realtor, we provide honest guidance on every option available to you.
Our consultation service is completely free and no-obligation. We'll assess your situation, explain what each selling path looks like, and help you choose the approach that makes the most sense for your timeline, property condition, and financial goals.
Call for your free consultation: (312) 975-5557
Residential Property Consulting: Understanding Your Selling Options
We help Chicago homeowners navigate three main selling options:
Traditional listing with a realtor
Best for: Houses in great condition, sellers with 6-12 months to wait, properties in high-demand neighborhoods
Pros: Usually nets the highest price, agent handles marketing and showings
Cons: 5-6% commission fees ($15,000-$30,000+ on most Chicago homes), requires repairs and staging, 6-12 month timeline
Selling for cash to investors (like us)
Best for: Properties needing repairs, urgent timelines, avoiding agent fees, complex situations
Pros: No repairs, no showings, close in 7-14 days, no commission fees
Cons: Offers typically 70-85% of retail value (but you save repair costs and fees)
For Sale By Owner (FSBO)
Best for: Experienced sellers, properties in hot neighborhoods, those willing to handle everything themselves
Pros: Save commission fees, full control of the process
Cons: Time-intensive, legal complexity, buyers know you're unrepresented, may net less than agent-assisted sale
Our residential property consulting service will help you understand which path makes the most financial sense for YOUR situation—not push you toward the option that benefits us.
Sell House Without Realtor: Is FSBO Right for You?
Thinking about skipping the realtor and selling your Chicago house yourself? For Sale By Owner (FSBO) can save you thousands in commission fees, but it's not easy.
What selling without a realtor actually involves:
Pricing your home correctly
Too high and it sits. Too low and you leave money on the table. You need access to recent comp sales and an understanding of your local Chicago market.
Marketing and generating buyer interest
Professional photos, MLS listing (costs $300-500 for FSBO), social media promotion, yard signs, open houses—all on you.
Managing showings and negotiations
Coordinating buyer visits, fielding lowball offers, negotiating repairs after inspection—without an agent buffering emotional reactions.
Navigating legal requirements and paperwork
Chicago real estate contracts, disclosure requirements, title work, escrow coordination—mistakes here can cost you or kill deals.
When FSBO makes sense:
Your house is in excellent condition
You're in a hot neighborhood with high buyer demand
You have time to handle everything (3-6 months minimum)
You're comfortable with negotiation and legal paperwork
You're willing to be available for showings on short notice
When FSBO doesn't make sense:
Your house needs repairs or updates
You need to sell quickly (under 60 days)
You're not comfortable with negotiation
You don't have time for showings and marketing
The property has complications (liens, title issues, code violations)
Our honest take: Most Chicago FSBO sellers end up netting less than if they'd hired an agent or sold for cash. Buyers expect a discount when dealing directly with sellers, and inexperienced sellers often accept lower offers or make costly mistakes.
We'll help you run the numbers and compare what you'd actually net from FSBO vs. agent-assisted sale vs. cash sale—complete transparency, no pressure.
Sell My House Fast Chicago: When Speed Matters Most
Sometimes life doesn't give you 6-12 months to sell. Job relocations, divorce, financial pressure, foreclosure—when you need to sell your Chicago house quickly, you need options that work on your timeline.
Fast-sale options we help homeowners navigate:
Cash sale to investors (7-14 day closing)
Best for: Urgent timelines, properties needing repairs, avoiding agent fees
Reality check: You'll get 70-85% of retail value, but you save 5-6% in commissions, skip repair costs, and close in weeks instead of months
Quick-close agent (60-90 day sale)
Best for: Decent condition homes, sellers who can wait 2-3 months
Reality check: Agents can't control buyer financing timelines or inspection demands—deals still fall through
iBuyer programs (Zillow, Opendoor)
Best for: Cookie-cutter homes in predictable neighborhoods
Reality check: Often lower offers than local cash buyers, high fees (7-10%), fewer options in Chicago than other markets
Short sale (if you owe more than house is worth)
Best for: Underwater mortgages, avoiding foreclosure
Reality check: Takes 4-6 months, requires bank approval, damages credit but less than foreclosure
We help you compare these options side-by-side with real numbers based on YOUR house and situation. No guesswork, no sales pitch—just honest math.
Free Home Valuation: What's Your Chicago House Really Worth?
Before you can choose how to sell, you need to know what you're working with. We provide free, no-obligation valuations that give you three key numbers:
Retail Value (what it could sell for with an agent)
Based on recent comparable sales in your neighborhood, assuming your house is in good condition
As-Is Value (what it's worth right now without repairs)
What buyers would pay for your house in its current condition, accounting for all needed repairs
Net Proceeds Comparison
What you'd actually walk away with under different selling scenarios:
Traditional agent sale (minus commissions, closing costs, repair costs)
Cash sale to investor (minus nothing—you keep the full offer)
FSBO sale (minus marketing costs, closing costs, repair costs)
Your free valuation includes:
✓ Honest assessment of your property's condition
We point out needed repairs, but we're not trying to scare you—just giving you accurate information
✓ Recent comparable sales in your neighborhood
Real data from your specific Chicago area, not citywide averages that don't apply
✓ Clear explanation of how we calculated everything
Complete transparency so you understand exactly where the numbers come from
✓ No-obligation comparison of all selling options
We show you what each path looks like financially—you decide which makes sense
Code Violation Property Buying: We Handle City Citations
Chicago Building Department citations pile up fast. Each violation comes with fines, court dates, and the looming threat of demolition orders. Traditional buyers won't touch properties with active violations.
We buy houses with code violations throughout Chicago:
Common violations we deal with:
Building without permits
Unpermitted additions, finished basements, converted attics—we take over all permit issues
Failed inspections and safety hazards
Electrical violations, missing smoke detectors, structural concerns flagged by the city
Exterior maintenance violations
Peeling paint, broken windows, collapsing porches, overgrown yards
Occupancy violations
Illegal conversions, too many unrelated tenants, basement apartments that don't meet code
Demolition orders
Properties the city has condemned or threatened to demolish
We take the entire problem off your hands and give you cash to move forward with your life.
Hoarder House Buying: Compassionate Solutions for Difficult Situations
Hoarding situations are overwhelming—both emotionally and practically. Whether it's your own home or an inherited property, dealing with years of accumulated belongings feels impossible.
We specialize in buying Chicago hoarder houses as-is:
No cleanout required before we buy
Leave everything exactly where it is. We handle all junk removal, estate cleanouts, and disposal after closing—at no cost to you.
Respectful, judgment-free approach
We've seen it all. There's no situation that shocks us or changes how we treat you. We understand this is difficult.
Quick closing to end the burden
Most hoarder house sales close in 14-21 days. Stop paying property taxes and insurance on a house you can't deal with.
Handle all legal and safety concerns
If there are code violations or city citations related to the property condition, we take care of them after closing.
Common hoarder situations we help with:
Inherited homes where deceased relatives accumulated decades of belongings
Properties with floor-to-ceiling items in every room
Houses with sanitation or safety concerns
Homes with structural damage hidden under years of clutter
Situations where family members can't face the emotional task of sorting through everything
The reality: Professional hoarder cleanout services in Chicago cost $5,000-$50,000+ depending on severity. Most families don't have that cash upfront or the emotional capacity to oversee the process.
Our solution: We buy your house as-is, handle the entire cleanout ourselves, and you walk away with cash—no sorting, no cleaning, no stress.
Confidential consultation: Call (312) 975-5557 to discuss your situation privately.
Why Choose Dello Investments for Consultation
Free, No-Obligation Guidance
We don't charge for consultations and we don't pressure you to sell to us. Many homeowners we talk to end up choosing other paths—and we're fine with that.
Complete Transparency
We show you real numbers for every selling option—including scenarios where selling to someone else makes more sense than selling to us.
Woman, Veteran & Latine-Owned | Licensed Real Estate Professionals
Alexa and Karen are Chicago-based real estate experts helping homeowners since 2021. We bring both professional expertise and genuine care to every consultation. Karen is a licensed Illinois real estate broker with deep knowledge of Chicago real estate law, RLTO regulations, and local market dynamics.
Honest About When Cash Sales Aren't Best
If your house is in great condition and you have time to wait, we'll tell you to list with an agent. We only recommend cash sales when they're truly the best option.
Our Consultation Process
Step 1: Tell Us About Your Situation (5 Minutes)
Call (312) 975-5557 or fill out our form. We'll ask about:
Your property (location, condition, size)
Your timeline and reasons for selling
Any complications (liens, probate, code violations)
What's most important to you (speed? money? convenience?)
Step 2: We Assess Your Options (Free Analysis)
We run the numbers on what each selling path would look like for YOUR house:
Traditional listing: timeline, repair costs, net proceeds after fees
Cash sale: our offer, closing timeline, net proceeds
FSBO: likely sale price, time investment, net proceeds
Step 3: We Present Your Options (No Pressure)
We show you side-by-side comparisons of each selling method with real numbers. You get to see:
What you'd net from each approach
Timeline differences
Pros and cons specific to your property
Our honest recommendation
Step 4: You Decive (Your Timeline)
Take all the time you need. Review our analysis, talk to family, consult with other professionals. We're here when you're ready, whether that's tomorrow or six months from now.
There's absolutely no obligation to sell to us or make any decision immediately.
Common Questions About Selling Options
Q: Should I sell for cash or list with a realtor?
A: It depends on three factors: (1) Your house's condition, (2) Your timeline, and (3) Your tolerance for uncertainty. We'll help you run the actual numbers so you can see which option nets you more money.
Q: How much less is a cash offer compared to listing?
A: Cash offers are typically 70-85% of after-repair value. But when you factor in agent commissions (5-6%), repair costs, holding costs, and closing costs, the gap is much smaller than most people think. Sometimes cash nets MORE.
Q: Can I get multiple cash offers to compare?
A: Absolutely. We recommend getting at least 2-3 cash offers. Legitimate investors will have similar offers—if one is dramatically different, that's a red flag.
Q: What if I want to sell but my house is really ugly?
A: Perfect. That's exactly when cash buyers provide the most value. The worse the condition, the more money and stress you save by selling as-is.
Q: Do you only help people selling to you?
A: No. We provide free consultations even if you end up listing with an agent or selling FSBO. We want you to make the best decision for your situation.
Q: Is there any cost for your consultation?
A: Zero. Our consultation, property assessment, and valuation are completely free with no obligation to sell.
Get Your Free Selling Consultation Today
Not sure which selling path makes sense for your Chicago house? Let's figure it out together.
Three ways to get started:
Call: (312) 975-5557
Speak with a licensed real estate professional. Available 7 days a week.
Online Form:
Tell us about your property. We'll call you within a few hours.
Email: connect@delloinvestments.com
Send us your situation. We respond the same day.