We Buy Houses Chicago
We buy homes in any condition: no repairs, no commissions, no closing costs.
Need to sell your house fast in Chicago? We're Dello Investments: a woman, veteran, and Latine-owned property investment company based in Chicago.
¡Hablamos Español!
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As-Is Home Buying
"As-is" means we buy your house in its current condition. You don't paint, clean, repair, or prepare anything.
Outdated kitchen? Leave it. Worn carpet? Leave it. Overgrown yard? Leave it. Personal belongings inside? Leave them.
We handle cleanouts and repairs after closing. You walk away. Works in Beverly, Calumet City, Pilsen, anywhere across Chicago and Cook County.
Sell Your House Fast
Fast means different things to different people. Foreclosure in three weeks? We close in 10-14 days. Relocating for a job? We close in 45-60 days.
Our fastest closing: 10 days for an Englewood foreclosure. Our longest: 90 days for a Beverly family home where the seller needed moving time.
Traditional Chicago sales take 60-180 days. We close in 7-60 days depending on your situation. You decide the timeline.
Our Story: How We Help Chicago Homeowners
Last winter, we met a homeowner in Calumet City who'd inherited his parents' bungalow on 155th Street.
Every agent told him the same thing: "Invest $30,000 in repairs first, then we'll list it."
He didn't have $30,000. He didn't have six months to wait. He lived out of state and just needed it sold.
We gave him $90,000 cash. No repairs. No commissions. No closing costs. Closed in 30 days.
That's what we do at Dello Investments.
We're Alexa and Karen—a locally-owned property investment company based in Chicago. We're not a faceless corporation. We're two investors who live here, work here, and understand that selling a house in Englewood feels different than selling in Logan Square or Beverly.
If you're searching "cash home buyers near me" or "sell my house fast Chicago," you need real options that work for your situation.
Behind on mortgage payments? Inherited property stuck in probate? Tired landlord done with RLTO regulations? Code violations piling up?
We've worked with homeowners in all 77 Chicago neighborhoods since 2021—from graystones in Beverly to two-flats in Humboldt Park to fire-damaged buildings in Roseland.
Any condition. Any situation. Any neighborhood.
You pick the timeline—close in 14 days or 60 days. We pay all closing costs. ¡Hablamos Español!
Real Estate Consultant
Not every homeowner needs a cash sale. Some do better with a traditional listing. Others need help sorting out code violations, divorce paperwork, or a property full of belongings. Many people just want straight answers before choosing a path.
That's what our real estate consulting service is for.
Free Home Valuation
We'll visit your Chicago property and give you honest numbers. What is it worth as-is? What would repairs cost? What would it sell for fixed up? How does a cash offer compare to listing with an agent? Whether your home is in Beverly or Bridgeport, you get real figures you can use.
Hoarder House Buying
We handle hoarder situations quietly and respectfully. You don't need to sort anything. Our crew manages the entire cleanout and protects anything valuable. Families in Humboldt Park, North Lawndale, and Pilsen have trusted us during these sensitive moments.
Sell House Without Realtor
If you want to avoid a 6% commission, we explain your options. Some sellers list FSBO. Others sell directly to us and skip the listing. We walk you through both paths so you can decide what saves you the most money and stress.
Code Violation Property Buying
If the City of Chicago is sending notices, we can still buy your property. Structural issues, electrical problems, plumbing violations, occupancy problems—we've bought homes with all of it. We deal with the city, pay fines at closing, and handle the paperwork.
Residential Property Consulting
If you need a written valuation for estate planning, divorce, or a personal record, we provide detailed reports with comps, repair estimates, and fair market value. From Rogers Park to Roseland, we understand neighborhood pricing.
Why Sell to Dello Investments?
No Closing Costs
We pay all title fees, transfer taxes, and closing costs. The amount we offer is the amount you receive.
Straightforward Numbers
We show you how we calculate every offer—repair costs, comps, holding costs, and our margin. If the offer doesn't work for you, we explain why and help you compare alternatives.
We Handle Problem Properties
Code violations, liens, tenants who won't leave, hoarder homes, probate, foreclosure—these are situations we deal with regularly.
Flexible Timeline
You choose when to close. Need one week? Need two months? Either is fine.
Chicago Market Knowledge
We know the difference between Beverly and Englewood, Logan Square and Avondale, Cicero and Evanston. Chicago's micro-markets matter when valuing a home.
★★★★★
5/5 Google Rating
A+
BBB Rating
100+
Chicago Homeowners Helped Since 2021
We're established, local, and easy to verify
Estate Appraiser Services in Chicago
Inherited properties come with complications most people never expect. Probate timelines. Multiple heirs who can't agree. Properties that need work before they can be listed. Tax bills that keep piling up while the estate sits in limbo.
We buy inherited properties across Chicago and handle the entire process.
Inherited Property Sales
If you inherited a property in Chicago, you have options beyond the traditional sale. We work with executors and heirs to provide cash offers that close on your timeline—whether probate is finished or still in process. We've helped families in Austin, Englewood, and South Shore sell inherited homes without months of waiting.
Divorce Property Sale
Divorce is stressful enough without fighting over a house. We work with both parties and your attorneys to provide a direct, fast sale—no repairs, no showings, no disagreements about price. One offer, one closing, then both of you move forward.
Probate Property Purchase
Probate doesn't have to delay your sale. We buy properties during probate with court approval. You don't need to clean out the house, make repairs, or wait for the estate to settle completely. We coordinate with your probate attorney and handle the paperwork.
Cash for Houses Chicago
Cash means speed and certainty. No financing contingencies. No appraisals that kill the deal. No buyer inspections that drag on for weeks.
We have the money today. We close in 14-30 days. From $50,000 properties in Englewood to $600,000 properties in Logan Square—if the numbers work, we close.
Cash removes uncertainty. You get a firm closing date and a guaranteed sale.
Tired Landlord Solutions
RLTO regulations, late-night maintenance calls, problem tenants, rising costs—being a Chicago landlord isn't for everyone.
We buy rental properties from tired landlords every month. Good tenants, problem tenants, vacant units—doesn't matter.
You don't evict anyone. You don't make repairs. You don't wait for leases to end.
We buy as-is, take over tenant relationships, handle everything from closing forward. You get a check and walk away.
Multi-Unit Building Purchase
Tired of managing a two-flat in Humboldt Park? Done with a three-unit in Pilsen? Ready to sell that four-flat in Austin?
We buy multi-unit buildings—occupied or vacant, rent-producing or problem properties, well-maintained or needing renovation.
Occupied buildings: We take over with tenants in place. Problem tenants: We inherit the situation. RLTO complications: We understand Chicago landlord-tenant law. Deferred maintenance: We buy buildings needing roofs, plumbing, or electrical work.
Foreclosure Service in Chicago
Falling behind on mortgage payments moves faster than most people expect in Illinois. After three missed payments, the lender usually files a lawsuit. A few months later, you're in court. Months after that, there's an auction date.
The earlier you contact us, the more options you have.
Foreclosure Prevention Help
If you're behind on payments but haven't been served yet, there are still options. We can often close before the lender files the lawsuit, stopping the process. We handle negotiations with the bank and move quickly—many sales close in 14–30 days. From Austin to South Shore, we've helped homeowners keep foreclosure from moving forward.
Behind on Mortgage Help
If you've only missed one or two payments, now is the time to act. We walk you through every option: loan modification, forbearance, short sale, or a fast cash sale. Sometimes selling makes sense. Sometimes staying is possible. We show you the math either way.
Pre-Foreclosure House Buying
Once the foreclosure lawsuit is filed but before the auction, you can still sell. We work directly with your lender to negotiate a payoff and close quickly. You avoid the foreclosure on your credit report and often walk away with cash instead of nothing.
Property with Liens Purchase
We buy properties with liens all the time—property tax liens, contractor liens, HOA liens, IRS liens, judgment liens. We pay them off at closing from the sale proceeds. The liens reduce your offer price, but they don't stop the sale. You don't need to resolve them first. This works in all Chicago neighborhoods and Cook County suburbs.
Distressed Property Acquisition
Distressed properties are what we specialize in—the houses most buyers won't touch and agents won't list.
Fire damage? Foundation issues? Severe water damage? Structural problems from deferred maintenance? We buy it.
We've been buying distressed properties since 2021. Each one gets renovated and either rented to quality tenants or sold to new homeowners.
Vacant House Purchase
Vacant houses create problems. Property taxes accrue. Code violations pile up. Squatters move in. Pipes burst in winter.
Every month costs you money and stress.
We buy vacant properties—inherited houses, empty rentals, failed investments. Some had squatters. Some had water damage. Some were full of previous owners' belongings. One call, one offer, one closing. Not your problem anymore.
Damaged House Purchase
Most buyers want move-in ready. We want the opposite.
Water damage from leaking roofs or burst pipes? Fire damage? Storm damage? Foundation damage? Mold issues? We buy it all.
How It Works
Contact Us
Call (312) 975-5557, fill out the form on this page, or email connect@delloinvestments.com.
Tell us about your property and situation.
We Visit Your Property
We'll schedule a time that works for you to see the house. No pressure, no obligations. We look at the condition, neighborhood comps, and repair needs.
Receive Your Cash Offer
Within 24 hours, you'll have a written cash offer. We show you exactly how we calculated it—repair costs, comparable sales, and our profit margin. Everything is transparent.
We Close on Your Timeline
If you accept, you pick the closing date. Need to close in 10 days? 30 days? 60 days? We work with your schedule. We handle all paperwork, pay all closing costs, and wire your funds at closing.
Ready to Sell Your Chicago House for Cash?
Three ways to get started:
📞 Call: (312) 975-5557
Talk to a real person today—available 7 days a week
📝 Get Your Offer:
Fill out the form above and we'll contact you within 2 hours
📧 Email: connect@delloinvestments.com
Send us your address and situation
FAQs
How fast can you close on a house in Chicago?
Our fastest closing was 10 days for a foreclosure situation in Englewood. Most cash sales close in 7-30 days depending on your timeline and any title issues. If you need more time (60-90 days), that works too. You pick the date that works for your situation.
Should I sell my house for cash or list with an agent?
It depends on your situation. Cash sales make sense when you need speed, can't afford repairs, face foreclosure, or have a property agents won't touch. You'll net less than retail but save 6% commissions, avoid repair costs, and close in weeks instead of months. For many Chicago sellers facing difficult situations, cash offers put more money in your pocket when you factor in real costs and time.
What's a fair cash offer for my property?
Cash offers typically range from 65-80% of after-repair value, minus actual repair costs. A "fair" offer depends on your property's condition and your local Chicago market. We show you the complete calculation—after-repair value, minus repairs, minus our holding costs, minus our profit margin—so you understand exactly where the number comes from.
Are cash home buyers worth it?
Cash buyers are worth it when your priority is speed, convenience, or avoiding repairs. They're not worth it if your house is in great condition and you have 6+ months to wait for top dollar. Cash buyers solve problems traditional sales can't—foreclosure, probate delays, severe damage, liens, or difficult tenants.
Which selling method nets the most money?
Traditional sales with a realtor usually net the most if your house is in good condition and you have 6-12 months. Cash buyers pay less but close faster and handle properties realtors won't list. The "most money" includes your net proceeds after commissions, repairs, holding costs, and time value. Sometimes a lower cash offer nets more after all costs.
What are the trade-offs of accepting a cash offer?
As a seller, the main trade-off is receiving less than full market value. You're trading equity for speed and convenience. The upside? No repairs, no commissions, no closing costs, fast closing, and we handle problem situations like liens or code violations. It's about what matters more—maximum price or solving your problem quickly.
How do iBuyers like Opendoor compare to local cash buyers?
Opendoor is a national iBuyer with algorithmic offers and service fees. Local Chicago cash buyers like us offer more flexibility, handle tougher properties Opendoor won't touch, and provide personal service. Realtors might net you more if your house is move-in ready. The "best" option depends on your property's condition, timeline, and situation.
Do all cash home buyers offer the same price?
Every legitimate cash buyer uses similar formulas—after-repair value minus repairs and costs. Price differences come down to their repair estimates and profit margins. Get 2-3 offers and compare. We show our complete math transparently. Be suspicious of offers significantly higher than others—they often fall through or get renegotiated.
How do I choose a reputable cash home buyer?
The best company is local, transparent, has verified reviews, closes through licensed title companies, and doesn't pressure you. Check Google reviews, BBB ratings, and ask for references. Avoid companies charging upfront fees or requiring you to sign immediately. We're Chicago-based, A+ BBB rated, 4.8 stars on Google, and encourage you to get multiple offers.
How much less do cash buyers pay than market value?
Typically 15-35% below after-repair value, depending on needed repairs. A house worth $200,000 fully renovated needing $40,000 in work might get a $130,000-$140,000 cash offer. But compare net proceeds—after subtracting realtor fees ($12,000), repairs ($40,000), and holding costs, a traditional sale might net you $140,000-$150,000 after 6 months.
How can I identify a scam cash home buyer?
Red flags include: requesting upfront fees, pressure to sign immediately, offers that seem too good to be true, no local office or reviews, unwillingness to explain pricing, avoiding attorney involvement, or no licensed title company. Legitimate buyers like us provide written contracts, encourage attorney review, have local presence, and never charge fees.
Can you sell a house for cash if you're behind on mortgage payments?
Yes, but timing matters. The earlier you contact us, the more options we have. We can often negotiate with your lender, pay off the mortgage, and close before the foreclosure auction. We've stopped foreclosures across Chicago from Roseland to Rogers Park when homeowners called early enough. Once the auction date is set, options become limited.
What if my house has liens or back taxes?
We buy properties with liens all the time—property tax liens, contractor liens, HOA liens, IRS liens, judgment liens. We pay them off at closing from the sale proceeds. The liens reduce your offer price, but they don't stop the sale. You don't need to resolve them first. This works in all Chicago neighborhoods and Cook County suburbs.
Can you buy my house with tenants in it?
Absolutely. We buy occupied rental properties regularly. You don't need to evict anyone or wait for leases to end. We take over the property with tenants in place. This is common with tired landlords in Austin, North Lawndale, and other Chicago rental markets. The tenants become our responsibility after closing.
How do cash home buyers make money?
We buy below market value, renovate the property, and either rent it long-term (like our Calumet City property that still rents to the same tenant since 2022) or sell it retail. Our profit comes from adding value through renovations and taking on the risk—not from taking advantage of sellers. If repair costs run over or the market drops, we absorb those losses.
Is it a good time to sell a house in Chicago right now?
Chicago's real estate market varies by neighborhood and property type. South Side and West Side neighborhoods favor cash buyers due to lower retail demand. North Side move-in-ready properties can still command strong traditional sale prices. If you're facing a deadline (foreclosure, relocation, divorce), timing is determined by your situation, not the market.
Should I get multiple cash offers?
Yes. Always get at least 2-3 cash offers and compare them to what you might net from a traditional sale with an agent. We want you to make an informed decision with all the facts, even if that means selling to someone else. Multiple offers show you the market range and help identify lowballs or unrealistic high offers that won't close.
What is the hardest month to sell a house?
In Chicago, November through February are the slowest months for traditional sales due to weather and holidays. However, winter actually favors cash buyers—less retail competition means cash offers become more attractive. If you need to sell in winter, cash buyers are often your best option.
How much commission does a realtor make on a $300,000 house?
On a $300,000 sale, total commission is typically 5-6% or $15,000-$18,000. This gets split between the listing agent and buyer's agent. When you sell to us, you keep that entire amount. No commissions, no fees, no surprises.
What brings the most value to a house?
Kitchen and bathroom updates bring the highest return, followed by fresh paint, new flooring, and curb appeal. But if you're facing foreclosure, probate, or need to sell quickly, you won't recoup renovation costs. That's when selling as-is to cash buyers makes more sense than investing in improvements.
Serving: Chicago, IL | Cook County | All 77 Chicago Neighborhoods | North Side | South Side | West Side | Southwest Side | Chicago Suburbs
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