We Buy Houses Chicago: How It Works
We buy houses in Chicago for cash—any condition, any neighborhood.
Get your offer in 24 hours, close in 7-14 days. No repairs, no showings, no commissions. Call (312) 975-5557 now.
Behind on payments? Need to sell fast? Inherited property? We help Chicago homeowners across all 77 neighborhoods sell quickly and move forward.
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Get Your Free Cash Offer
How We Buy Houses in Chicago: The Complete Process
Selling your house the traditional way in Chicago takes 6-12 months and costs thousands in repairs, commissions, and closing costs.
Cash sales work differently.
Since 2021, we've been buying houses across Chicago. This guide explains exactly how selling your house for cash works and what to expect from first contact to closing.
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.
How We Calculate Your Cash Offer
Every offer follows the same transparent calculation.
Step 1: After Repair Value (ARV)
What your home will be worth after all renovations are complete, based on recent comparable sales.
Step 2: Estimated Repair Costs
All necessary fixes to bring the property to market-ready condition.
Step 3: Holding Costs
Property taxes, insurance, and utilities while we own and renovate (typically 4-6 months).
Step 4: Acquisition Costs
Closing costs, title fees, and transaction expenses for buying and reselling.
Step 5: Our Profit Margin
Compensation for risk, expertise, and business operations (typically 15-20% of ARV).
Step 6: Your Cash Offer
The final amount we can pay you today—no contingencies, no delays.
Real Example: A Property in Cicero
Let's walk through an actual deal to show how our formula works.
Property Details:
3 bedrooms, 2 bathrooms
Located in Cicero
Built in 1925
Needs foundation, roof, and interior work
Strong neighborhood with recent sales
The Calculation:
After Repair Value: $400,000
Based on recent sales of fully renovated homes in the neighborhood
Repair Costs: $85,000
Foundation repair: $15,000
New roof: $12,000
Kitchen renovation: $25,000
Electrical and plumbing: $10,000
Bathroom updates: $8,000
Cosmetic updates: $15,000
Carrying Costs: $9,000
Property taxes, insurance, utilities for 6 months during renovations
Closing Costs: $16,000
Title fees, attorney costs for buying from you and selling after renovation
Our Profit Margin: $60,000
15% of ARV to cover risk and business operations
Your Cash Offer: $230,000
Compare Your Options: What You Actually Net
Many homeowners are surprised that after repairs, holding costs, and commissions, traditional sales don't always net significantly more.
Sell to Us (Cash)
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)
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)
Understanding Our Profit Margin
For the Cicero property, our profit margin is approximately $60,000 (15% of ARV).
This margin isn't just profit—it's protection against real risks:
Market Risk: Property values can drop during the 6-9 month renovation and sale period
Renovation Risk: Repair costs often exceed estimates (hidden problems, material price increases)
Timeline Risk: Projects take longer than planned, increasing holding costs
Sale Risk: The property might take longer to sell or sell for less than projected
When you sell to us, you transfer all these risks to our company. We commit to buying as-is, completing all repairs, and successfully reselling—while market conditions and costs can change at any moment.
If repairs run over budget or the market drops, we absorb those losses.
Who Benefits Most from Cash Sales?
Cash buying isn't right for everyone. It's often the perfect solution for these Chicago sellers:
Behind on mortgage payments? We close before the foreclosure auction and help you avoid credit damage.
Inherited house needs work or you live out of state? We handle everything so you can settle the estate quickly.
Need to split assets quickly? Cash sale eliminates months of stress and uncertainty.
Done with problem tenants and maintenance? Sell your rental as-is, tenants and all.
✓ Property Needs Major Repairs
Roof collapsing? Foundation issues? Fire damage? We buy in any condition.
Chicago property tax liens spiraling? We pay off back taxes at closing.
City violations piling up? We deal with code issues and close despite active violations.
Every Chicago Neighborhood
We buy houses in all 77 Chicago neighborhoods and Cook County suburbs.
North Side: Lincoln Park, Lakeview, Lincoln Square, Rogers Park, Uptown, Edgewater, Ravenswood, Albany Park, North Center, Logan Square
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, Roseland
Southwest Side: Brighton Park, Archer Heights, McKinley Park, Gage Park
Suburbs: Oak Park, Berwyn, Evanston, Cicero, Skokie, Des Plaines, Oak Lawn, Elmhurst, Palatine, Arlington Heights, Schaumburg, Naperville
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.
Common Questions About Selling for Cash
How much do cash buyers typically offer?
Generally 65-80% of after-repair value, minus repair costs. The exact percentage depends on property condition, location, and market conditions. A house needing $50,000 in repairs gets a different offer than one needing $10,000.
Is selling for cash better than listing with a realtor?
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.
Will you buy my house if it's in really bad shape?
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 across Chicago.
Can I sell if I'm behind on mortgage payments?
Yes. We work with your lender to negotiate a payoff amount and prevent foreclosure. The key is contacting us as early as possible—the more time we have, the more options available.
Do you charge any fees?
No. We cover all closing costs, title fees, and transfer taxes. You pay nothing out of pocket.
How long does the entire process take?
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.
What if I just want an offer to compare?
Perfect. That's exactly what we recommend. Get our offer, talk to a realtor, explore all options, and make the best decision for your situation.
Can you help if my house is in probate?
Yes. We work with probate sales regularly and can wait for court approval if necessary. We coordinate with your probate attorney.
Will you buy commercial properties or land?
Yes. While we specialize in residential, we also buy multi-unit buildings, mixed-use properties, and vacant land in Chicago.
What happens if the title search finds issues?
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 Sell Your Chicago House?
Get your cash offer today. No obligation. No pressure.
📞 Call: (312) 975-5557 Available 7 days a week—evenings and weekends
📝 Request Your Free Offer Fill out our form—we'll contact you within 2 hours
📧 Email: connect@delloinvestments.com Send us your property address and situation
About Dello Investments
Alexa, Managing Partner
Karen, Managing Partner
We're a woman, veteran, and Latine-owned real estate investment company based in Chicago. Since 2021, we've helped Chicago homeowners sell their properties quickly and fairly.
We're not a franchise or national company. We're your neighbors, invested in this community. Every property we buy gets renovated and either provides quality housing for Chicago renters or becomes a home for new owners.
Our Promise: Fair offers. Transparent process. No hassles.
Still have questions?
We’d love to hear from you – ¡Hablamos Español!