We Buy Houses for Cash Chicago
In Chicago, homeowners choose cash sales to skip repairs, avoid agent fees, and close fast. This page explains how cash offers work and what to expect when selling in Cook County. We cover timelines, paperwork, and which properties qualify across all Chicago neighborhoods. As a property investment company, we handle everything from first offer to final closing.
Close in Days | No Fees | Any Condition
Need to sell your house fast in Chicago?
We buy houses in any condition, any situation, any neighborhood.
No repairs, no fees, no waiting.
Get your fair cash offer in 24 hours.
How We Buy Houses in Chicago: The Complete Guide
Selling your house the traditional way in Chicago can take 6-12 months and cost you thousands in repairs, commissions, and closing costs. There's a better way.
At Dello Investments, we've been buying houses directly from Chicago homeowners since 2021. We've helped over 100 families sell their properties quickly and fairly—no matter the condition, situation, or timeline.
This guide explains exactly how selling your house for cash works, what you can expect, and how to know if it's the right choice for you.
Why Chicago Homeowners Choose Cash Buyers
Skip the Traditional Headaches
No Repairs or Renovations Required We buy houses as-is. That leaking roof? Foundation cracks? Outdated kitchen from the 1970s? We handle all of it. You don't spend a single dollar on repairs.
No Real Estate Agent Commissions Traditional sales mean paying 5-6% in realtor fees. On a $300,000 home, that's $18,000 out of your pocket. When you sell to us, you keep 100% of our offer.
No Closing Costs or Hidden Fees We cover all closing costs, title fees, and transfer taxes. The number we offer is the number you receive at closing.
Close on Your Timeline Need to close in 7 days? No problem. Need 60 days to find your next place? That works too. You pick the closing date that fits your life.
No Showings or Open Houses No strangers walking through your home. No cleaning for endless showings. No weekend disruptions. One simple walkthrough, and we make our offer.
Our Simple 4-Step Process
Step 1:
Tell Us About Your Property (5 Minutes)
Fill out our simple form or call us at (312) 975-5557.
We'll ask basic questions:
Property address and condition
Why you're selling
Your ideal timeline
Any challenges (liens, code violations, title issues, etc.)
No obligation. No pressure. Just a conversation.
Step 2:
We Visit Your Property (30 Minutes)
We'll schedule a quick walkthrough at your convenience—usually within 24-48 hours.
During the visit, we:
Assess the property condition
Take measurements and photos
Discuss any unique situations
Answer all your questions
This isn't a formal inspection. We're just getting familiar with your property to make a fair offer.
Step 3:
Receive Your Cash Offer (24 Hours)
Within 24 hours of our visit, we'll present you with a no-obligation cash offer.
Our offers include:
Exact dollar amount
Detailed explanation of how we calculated the price
Flexible closing timeline options
All terms clearly spelled out
Take your time reviewing it. Compare it to other options. We want you to make the best decision for your situation.
Step 4:
Close When You're Ready (7-30 Days)
If you accept our offer, we'll handle everything:
Coordinating with the title company
Covering all closing costs
Addressing any title issues or liens
Wiring your proceeds on closing day
You show up to one signing appointment, and you're done. Cash in hand.
Transparent Pricing: How We Calculate Your Offer
We believe in complete transparency.
Unlike other buyers who keep their calculations hidden, we show you exactly how we determine what we can pay for your property.
Our Simple, Straightforward Formula
Every cash offer we make follows the same transparent calculation.
We start with your property's potential value after repairs, then subtract all the real costs involved in the renovation and resale process.
Here's the exact breakdown:
After Repair Value (ARV)
This is what your home will be worth after all renovations are complete
Estimated Repair Costs
All necessary fixes and improvements to bring the property to market-ready condition
Holding Costs
Taxes, insurance, and utilities while we own and renovate the property
Acquisition Costs
Closing costs, title fees, and transaction expenses for buying and selling
Our Profit Margin
Compensation for risk, expertise, and business operations
Your Cash Offer
The final amount we can pay you today, with no contingencies or delays
Real Example: A Property in Cicero
Let's walk through an actual deal to show you exactly how our formula works in practice. This 3-bedroom, 2-bathroom home in Cicero needed significant repairs, but had great potential in a strong neighborhood.
Property Details
3 bedrooms, 2 bathrooms
Located in Cicero
Built in 1925
Needs foundation, roof, and interior work
Strong neighborhood with recent sales
After Repair Value
$400,000
Based on recent comparable sales of fully renovated homes in the same neighborhood, we determined this property would sell for $400,000 once all repairs and updates were completed.
Breaking Down the Repair Costs
Every property is different, and we conduct a thorough inspection to identify all necessary repairs. For this Cicero property, we identified significant structural and cosmetic issues that needed to be addressed. Here's the complete breakdown of estimated repair costs:
Foundation Repair
$15,000
Structural cracks requiring professional foundation work to ensure long-term stability
New Roof
$12,000
Complete roof replacement due to age and multiple leak points
Kitchen Renovation
$25,000
Full kitchen remodel including new cabinets, countertops, and appliances
Electrical and Plumbing
$10,000
Updating outdated systems to meet current codes and safety standards
Bathroom Updates
$8,000
Modernizing both bathrooms with new fixtures, tile, and vanities
Cosmetic Updates
$15,000
Fresh paint, new flooring, landscaping, and general cosmetic improvements
Total Estimated Repairs: $85,000
Additional Costs We Cover
Repair costs are just the beginning. As the buyer and renovator, we absorb all the additional expenses that come with owning and improving your property. These hidden costs add up quickly and are often overlooked by sellers trying to calculate their own offers.
Carrying Costs
$9,000
Property taxes, insurance, and utilities for approximately 6 months during renovations
Closing Costs
$16,000
Title fees, attorney costs, and other expenses for both purchasing from you and selling after renovation
Understanding Our Profit Margin
For this Cicero property, our profit margin is between 15-20% of the after repair value, which comes to approximately $60,000. We know this might seem like a lot, but this margin isn't just profit—it's protection against the very real risks we're taking such as potential decrease in property value, revonation overruns, ans extended holding periods.
When you sell to us, you transfer all risk to our company. We're committing to buy your property as-is, complete all repairs, manage the entire renovation process, and successfully resell it—all while market conditions, material costs, and unexpected issues can change at any moment.
Breaking Down the Numbers
After Repair Value
$400,000
The estimated market value of your property after all necessary repairs are completed, based on recent comparable sales in Cicero.
Total Deductions
$170,000
Combined costs for repairs, carrying expenses, closing fees, and our profit margin to make the investment viable.
Your Cash Offer
$230,000
The amount you'll receive at closing, with no repairs, no agent fees, and no waiting for buyer financing.
Compare Your Options
Still wondering if a cash offer is right for you? Let's compare what you'd actually net from different selling methods. Many homeowners are surprised to learn that after repairs, holding costs, and agent commissions, a traditional sale doesn't always yield significantly more.
Sell to Us
Net to You: $230,000
No repairs needed
No agent commissions (save $24,000)
No closing costs
No showings or staging
Close in as little as 7 days
Guaranteed sale
Traditional Sale (As-Is)
Net to You: ~$225,000
Sell as-is (~$300,000)
Pay 6% agent commission (-$18,000)
Pay closing costs (-$9,000)
Continue paying mortgage/taxes during sale
Uncertain timeline (60-90+ days)
Deal might fall through
Fix & List Yourself
Net to You: ~$270,000
Pay for all repairs upfront (-$85,000)
Manage contractors and timeline (3-6 months)
Pay 6% agent commission (-$24,000)
Pay closing costs (-$12,000)
Risk of cost overruns
Continue paying mortgage/taxes
Who Benefits Most from Cash Sales?
Cash home buying isn't right for everyone. But it's often the perfect solution for these Chicago sellers:
✓ Facing Foreclosure
If you're behind on mortgage payments, time is critical. We can close before the foreclosure auction and help you avoid the credit damage.
✓ Inherited Property
Dealing with an inherited house—especially when it needs work or you live out of state—is overwhelming. We handle everything so you can settle the estate quickly. Explore: Selling Inherited Houses →
✓ Going Through Divorce
When you need to split assets quickly and fairly, a cash sale eliminates months of stress and uncertainty. Explore: Divorce Property Sales →
✓ Job Relocation
Got a new job in another state? We can close in 7-14 days so you're not stuck managing two properties.
✓ Tired Landlords
Done dealing with problem tenants, maintenance headaches, and rental regulations? Sell your rental property as-is, tenants and all.
✓ Property Needs Major Repairs
Roof collapsing? Foundation issues? Fire damage? We buy houses in any condition—the worse the condition, the more we can help. Explore: Selling Distressed Properties →
✓ Behind on Property Taxes
Chicago property tax liens can spiral quickly. We can pay off your back taxes at closing and give you a fresh start.
✓ Code Violations
City violations and fines piling up? We deal with code issues regularly and can close despite active violations.
✓ Aging Homeowners Downsizing
No energy or money for repairs? Want to move closer to family? We make downsizing simple and stress-free.
Every Chicago Neighborhood
We buy houses in all 77 Chicago neighborhoods and surrounding suburbs. Whether you're in Lincoln Park or Englewood, Lakeview or Austin, we know your local market.
North Side: Lincoln Park, Lakeview, Lincoln Square, Rogers Park, Uptown, Edgewater, Ravenswood, Albany Park, North Center
Northwest Side: Jefferson Park, Portage Park, Irving Park, Dunning, Montclare, Belmont Cragin
West Side: Austin, Humboldt Park, West Town, Ukrainian Village, Garfield Park, North Lawndale
South Side: Hyde Park, Bronzeville, Bridgeport, Pilsen, Back of the Yards, Englewood, Chatham, South Shore
Southwest Side: Brighton Park, Archer Heights, McKinley Park, Gage Park
Common Questions About Selling for Cash
"How quickly can you actually close?"
Our fastest closing was 5 days. Most cash sales close in 7-14 days. If you need more time (to find another place, coordinate moving, etc.), we can close in 30-60 days. You choose the timeline.
"Will you lowball me?"
No. Our offers are based on real market data, actual repair costs, and fair profit margins. We show you exactly how we calculated the number. If our offer doesn't work for you, no hard feelings—we'll even recommend other options that might be better.
Read: How to Spot Lowball Offers →
"What if my house is really ugly or damaged?"
Perfect. That's our specialty. We've bought houses with:
Severe fire damage
Major foundation issues
Hoarder situations requiring full cleanouts
Squatters or problem tenants
Condemned properties
Houses with mold, asbestos, or lead paint
Read: We Buy Ugly Houses in Chicago →
"Can you buy if I'm in foreclosure?"
Yes, but timing matters. The earlier you contact us, the more options we have. We can often negotiate with your lender, pay off the full mortgage, and close before the auction date.
"What if I have liens or judgments?"
We deal with liens regularly—property tax liens, contractor liens, HOA liens, IRS liens, judgment liens. We can pay them off at closing from the sale proceeds.
"Do I need to clean out the house?"
Nope. Leave whatever you don't want. We handle all junk removal, cleanouts, and donation of usable items. This is especially helpful for inherited properties or downsizing situations.
"Can you buy if there are tenants?"
Absolutely. We buy occupied rental properties all the time. You don't need to evict anyone or wait for leases to end.
"Is this a scam?"
We understand the skepticism. Unfortunately, some bad actors give cash buyers a bad reputation. Here's how to protect yourself:
Red flags to avoid:
Companies asking for upfront fees
Pressure to sign immediately
Offers that seem too good to be true
No physical office or local presence
Poor or no reviews
What legitimate buyers do:
Free, no-obligation offers
Clear explanation of pricing
Time to review and compare options
Established local presence
Transparent process
Read: How to Vet Cash Home Buyers →
"How do you make money?"
We buy properties below market value, renovate them, and either rent them long-term or sell them retail. Our profit comes from adding value through renovations and improvements—not from taking advantage of sellers.
"Should I get multiple offers?"
Yes. Always get at least 2-3 cash offers and compare them to what you might net from a traditional sale. We want you to make an informed decision, even if that means selling to someone else.
"What happens after I accept your offer?"
We open escrow with a local title company
Title company runs a title search
We address any title issues or liens
You sign closing documents
We wire your proceeds the same day
You hand over the keys
The title company handles everything. They're a neutral third party that protects both of us.
"Can you close remotely if I've already moved?"
Yes. If you've relocated out of state, we can arrange remote closing through a mobile notary or digital signing. You don't need to fly back to Chicago.
Our Guarantee to Chicago Sellers
✓ No Obligation: Our offer is free. Review it, compare it, think about it. Zero pressure.
✓ Transparent Pricing: We show you exactly how we calculated our offer. No hidden math.
✓ Fast Response: Offers within 24 hours. Close in as little as 7 days.
✓ We Cover Everything: All closing costs, title fees, back taxes, liens—we handle it all.
✓ Your Timeline: Close when YOU'RE ready, not when we want to close.
✓ No Repairs: Sell as-is in any condition. Leave everything behind if you want.
Learn More: Our Most Popular Resources
Top Guides for Chicago Home Sellers
Understanding Inherited Property Buyout Agreements - Step-by-step guide to buying out co-heirs and navigating family property divisions (our #1 most-read article)
What Companies Buy Houses for Cash in Chicago - Complete comparison of cash buyers, what they offer, and how to choose the right one
The Challenges of an Unfinished House - Selling a house with incomplete renovations or construction projects
Chicago's Vacant Homes: An Overview of the Issue - Understanding vacant property regulations and your selling options
What "We Buy Houses" Really Means and How It Works in Chicago - Behind the scenes of cash home buying companies
Inherited Property Resources
Selling vs. Keeping an Inherited Paid-Off House: Key Points to Consider - Financial analysis to help you make the right decision
What Happens If I Inherit a House and Sell It? - Tax implications, probate process, and timeline
Inherited a Hoarder Home? Here's What It'll Cost to Fix - Real costs and alternatives to expensive cleanouts
How Chicago Heirs Can Avoid Title Transfer Pitfalls - Common mistakes and how to prevent them
Managing Multiple Heirs in Selling an Inherited Home - Strategies for sibling agreements and fair distributions
Dealing With Problem Properties
Understanding Squatters Rights in Chicago - Illinois adverse possession laws and how to protect your property
Dealing With Squatters in a Chicago Home Sale - Legal removal process and selling options
Illinois Squatters Rights in 2025: Essential Changes - Updated laws every property owner should know
Vacant House: What You Need to Know as a Homeowner - Responsibilities, risks, and maintenance requirements
Best Practices for Utility Management in Vacant Properties - Save money and prevent damage
Selling a House Full of Trash: What Are Your Options? - Cleanout costs vs. selling as-is
Landlord & Tenant Issues
Can Tenants Legally Change Locks in Chicago? - Know your rights as a landlord
When to Raise Rent in Chicago: Landlord's Guide - Legal limits and best practices
Renting to Section 8 in Chicago: Pros, Cons & Myths - Everything landlords need to know
Chicago Rent Control Laws: Guide for Tenants and Landlords - Current regulations and compliance
Chicago Landlord Responsibilities: Key Legal Requirements - Avoid violations and fines
Chicago Cash Sale When Tenants Can't Pay - Your options when rental income stops
Chicago Market Insights
Chicago's Highest Foreclosure Neighborhoods - Where foreclosures are concentrated and what it means for sellers
A Smarter Way to Sell Your South Side Chicago Home Quickly - Overcoming South Side selling challenges
Why Chicagoans Prefer Cash Sales in 2025 - Current market trends driving cash transactions
Chicago Housing Market 2025: Rent Hikes - How rising rents affect property values
Chicago Home Sellers: Cash Offer or Traditional Sale? - Real comparison with local examples
Comparing Chicago's Median Home Prices Nationwide - How Chicago stacks up against other markets
Understanding Cash Offers & Pricing
We Buy Houses Cash Offers: How Prices Are Set - Transparent breakdown of our calculation method
Essential Guide to Chicago Cash Buyer Fees - What you should and shouldn't pay
How to Check a Vacant Home's History Before a Cash Deal - Due diligence for sellers
Selling Your Home for Cash? Don't Make These 10 Mistakes - Common pitfalls and how to avoid them
Foreclosure Help
Foreclosure Assistance: Navigating Government Programs - Available help for struggling homeowners
Foreclosure and Your Credit Score: What to Know - Long-term impact and recovery strategies
Navigating Chicago's Foreclosure Market Successfully - Selling before auction day
Special Property Situations
Buying an Unfinished House Sale: Risks and Benefits - What cash buyers look for
Financing Options for Hoarder Home Purchases - Understanding buyer perspectives
How to Market an Unattractive Property - Strategies when traditional marketing fails
Revitalizing Vacant Homes in Chicago: The Impact of Cash Buyers - How we improve neighborhoods
Practical Homeowner Tips
When to Stop Cutting Grass in Chicago: Homeseller's Guide - Vacant property maintenance essentials
How to Navigate Rent-Back Transactions - Stay in your home after selling
Selling a House in Negative Equity: What to Know First - Options when you owe more than it's worth
Frequently Asked Questions
Q: How much do cash buyers typically offer? A: Generally 65-80% of after-repair value (ARV), minus repair costs. The exact percentage depends on the property's condition, location, and current market conditions. A house needing $50,000 in repairs will get a different offer than one needing $10,000.
Q: Is selling for cash better than listing with a realtor? A: It depends on your priorities. Traditional sales might net more if your house is in great condition and you have 6-12 months to wait. Cash sales make sense when you prioritize speed, convenience, or avoiding repairs.
Q: Will you buy my house if it's in really bad shape? A: Yes. The worse the condition, the more valuable our service. We've bought houses with severe structural damage, fire damage, hoarder situations, and condemned properties.
Q: Can I sell if I'm behind on mortgage payments? A: Yes. We can work with your lender to negotiate a payoff amount and prevent foreclosure. The key is contacting us as early as possible.
Q: Do you charge any fees? A: No. We cover all closing costs, title fees, and transfer taxes. You pay nothing.
Q: How long does the entire process take? A: From first contact to closing typically takes 2-3 weeks. We can expedite to 7 days if needed, or extend to 60 days if you need more time.
Q: What if I just want an offer to compare against other options? A: Perfect. That's exactly what we recommend. Get our offer, talk to a realtor, explore all your options, and make the best decision for your situation.
Q: Can you help if my house is in probate? A: Yes. We work with probate sales regularly and can wait for court approval if necessary.
Q: Will you buy commercial properties or land? A: Yes. While we specialize in residential properties, we also buy multi-unit buildings, mixed-use properties, and vacant land in Chicago.
Q: What happens if the title search finds issues? A: We typically handle title issues at closing. Whether it's liens, judgments, or ownership disputes, we have experienced title companies that resolve these problems.
Ready to Get Your Cash Offer?
No obligation. No pressure. Just honest answers and a fair offer.
Three Easy Ways to Get Started:
Call us: (312) 975-5557. Speak with a real person today. We're available 7 days a week.
Get Your Online Offer: Click button below and fill out our 1-minute form Tell us about your property and we'll contact you within a few hours.
Email us: connect@dello-investments.com. Send us your address and situation. We'll respond the same day.
About Dello Investments
Alexa, Managing Partner
Karen, Managing Partner
We're a woman, veteran, & Latine-owned real estate investment company based in Chicago. Since 2021, we've been helping Chicago homeowners sell their properties quickly and fairly.
We're not a franchise or national company. We're your neighbors, and we're invested in this community. Every property we buy gets renovated and either provides quality housing for Chicago renters or becomes a beautiful home for new owners.
Our Promise: Fair offers. Transparent process. No hassles.
Chicago Neighborhoods We Serve: Albany Park | Archer Heights | Armour Square | Ashburn | Auburn Gresham | Austin | Avalon Park | Avondale | Back of the Yards | Belmont Cragin | Beverly | Bridgeport | Brighton Park | Bronzeville | Burnside | Calumet Heights | Chatham | Chicago Lawn | Clearing | Dunning | East Garfield Park | East Side | Edgewater | Edison Park | Englewood | Forest Glen | Fuller Park | Gage Park | Garfield Ridge | Grand Boulevard | Greater Grand Crossing | Hegewisch | Hermosa | Humboldt Park | Hyde Park | Irving Park | Jefferson Park | Kenwood | Lake View | Lincoln Park | Lincoln Square | Logan Square | Loop | Lower West Side | McKinley Park | Montclare | Morgan Park | Mount Greenwood | Near North Side | Near South Side | Near West Side | New City | North Center | North Lawndale | North Park | Norwood Park | Oakland | Ohare | Portage Park | Pullman | Riverdale | Rogers Park | Roseland | South Chicago | South Deering | South Lawndale | South Shore | Uptown | Washington Heights | Washington Park | West Elsdon | West Englewood | West Garfield Park | West Lawn | West Pullman | West Ridge | West Town | Woodlawn
Cook County Suburbs We Serve: Oak Park | Berwyn | Evanston | Cicero | Skokie | Des Plaines | Oak Lawn | Elmhurst | Palatine | Arlington Heights | Schaumburg | Naperville | Orland Park | Tinley Park | Downers Grove | Glenview | Park Ridge | Oak Forest | Streamwood | Mount Prospect
Still have questions?
We’d love to hear from you – ¡Hablamos Español!