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Yes. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. Tell us about the address and condition so we can review the house and give you written terms before you decide.

For a taxable Illinois transfer, the state tax is 50 cents for each $500 of taxable value, or part of $500. A county can add 25 cents for each $500, and some cities impose their own transfer taxes. The actual county and city, taxable value, and any exemption affect the amount. On $100,000 of taxable value, the Illinois state tax alone is $100, before any local tax. 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.

Illinois mortgage foreclosures go through court, and the normal redemption deadline is before the foreclosure auction. The deadline and payoff depend on the case; paying only missed installments and paying the full foreclosure amount are different options. Our agreement of sale will often get a foreclosure sale postponed so we can close. It doesn't always work, but it works more often than people think. Call us promptly with the court papers and sale date so we can work out whether a sale can close in time.

The appointed estate representative is generally the person who handles a sale in independent administration. That representative can generally sell estate property without a separate court order if the sale follows the will and serves the estate's interests. If the will specifically leaves the house to someone, that person's written consent is required for this independent-administration sale; a supervised-administration sale may need court permission. The deed, will, and appointment papers determine who can sign. We can review the required authority with the closing team, and if you need an estate attorney, we can help you find one.

Yes. An ordinary sale generally leaves the existing lease in place; the tenant does not have to move just because the house sells. Security deposits and prepaid rent need to be accounted for at closing, and an ordinary sale does not automatically release the previous landlord from those obligations. We can review the house with its current occupancy.

You keep your insurance proceeds when we buy the house exactly as it stands. If you still have a mortgage, your lender may have a say in how that check is used — we'll walk through it with you.

Marion Building and Code Services handles inspections and citations involving high grass or weeds, trash and debris, and abandoned or derelict vehicles. We can buy houses with code violations as-is. Call us — we'll talk through the notice and the house.

The City says properties covered by its non-owner-occupied-property rules register each year by January 31. Residential rentals are inspected every three years, and short-term, vacation, and bed-and-breakfast rentals are inspected twice a year. Call us about selling a rental — we can review it as-is.