What we buy
We buy houses as-is in Charleston and Coles County, including homes with code violations or serious repair needs. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. You don't have to finish the cited repairs or clean out the house before asking us to review it.
That gives you a way to compare a direct sale without first paying for the work or preparing the house for a public listing. The property and its actual notices still need to be reviewed.
What can affect closing
Yes, an open Illinois code violation does not automatically mean you cannot sell. State law gives a municipality a way to address an unsafe building, including repairs or demolition and related charges. The property's actual order, deadlines, liens and local sale requirements matter; selling does not make an existing order or lien disappear. Read the notice for the requirements tied to your property. Illinois Municipal Code, 65 ILCS 5/11-31-1.
When you sell to us, we're the buyer, so the repairs become our job.
That repairs promise does not cancel an existing order, deadline, lien or charge.
What happens next
- Tell us the Charleston property address and what you know about its condition and code notice.
- We'll give you a written cash offer within 24 hours.
- Written offer and written terms before you commit; title-company closing.
- If you want to proceed, the title company and buyer can review the notice, title details and closing requirements. The actual order and deadlines still apply.
Call us at 888-274-5006 to talk about the house.
Local help in Charleston
For a City of Charleston code, inspection or permit notice, use the city's official site to find the right municipal contact. Ask which office issued the notice and confirm its requirements and dates for the property.
City of Charleston official websiteCosts and questions
When you sell to us, we pay the closing costs, including the Illinois state, county and city transfer taxes. Your mortgage, liens, back taxes and share of current property taxes remain separate.
Compare your own assumptions for a listing and an as-is sale with the calculator. It is an estimate, not a property-specific offer.
Charleston, IL Home Sale Net Proceeds Calculator
CalculatorCompare what you would keep from listing your house or selling as-is for cash. Change the repair costs, cleanout, monthly bills and closing costs to fit your house.
Can I sell a Charleston house with an open code violation?
Yes. An open code violation does not automatically prevent a sale. The specific order, any deadline or lien, and local sale requirements still matter.
Does selling the house cancel an existing code order or lien?
No. Selling does not make an existing order or lien disappear. Review the actual notice and any deadline or charge with the appropriate local office and closing professional.
Do I have to repair or clean the house before selling to you?
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
What closing costs do you pay?
When you sell to us, we pay the closing costs, including the Illinois state, county and city transfer taxes. Your mortgage, liens, back taxes and share of current property taxes are separate.
Talk about your Charleston house
Call 888-274-5006 or use the form to tell us about the property and notice.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the property address and the questions you want to discuss.