Aurora, Illinois · How the process works
How Selling Your Aurora House to Us Works
USA Home Buyers buys houses as-is in Aurora, Illinois. Aurora's city limits cross Kane, DuPage, Kendall, and Will Counties, so the address and parcel records matter when checking county details. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
You can start the conversation before every property question is settled. Call 888-274-5006 or tell us what you know about the house.
Tell us about the houseStart with what you know
Tell us what is going on with the house
The address, condition, occupancy, access, and timing give the conversation a starting point. Include estate papers, tenant information, mortgage statements, tax notices, code notices, or court papers if they are part of the situation. You do not need to have every answer before you contact us.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the address, condition, occupancy, access, and timing you know.
From the first conversation to settlement
The sale, step by step
Tell us about the house
Start with the full address, the condition, who occupies the house, access, and the timing you are considering. Mention an estate, tenant, code notice, foreclosure notice, payoff, lien, or tax issue if it is part of the situation. You can start the conversation before every property question is settled.
Talk through the property and get a written offer
We ask about the house as it stands and the situation around it. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. We'll give you a written cash offer within 24 hours.
Read the written terms before deciding
Written offer and written terms before you commit; title-company closing. Read the price, responsibilities, possession, timing, costs, and any property-specific conditions. Ask questions before deciding whether to proceed, compare another option, or stop before signing.
Let the title company check ownership and payoffs
The title company checks the deed, ownership, who can sign, mortgage payoffs, liens, taxes, and the documents needed for settlement. If an estate or court matter is involved, bring the papers you have so the title company can identify the documents needed for this transaction.
Review the settlement sheet and close
The settlement sheet shows how the sale money breaks down. We always review the settlement sheet with the seller and walk through how the money breaks down so there is no confusion. We try to do that the day before closing so settlement is smooth; the title company confirms the final numbers. You're going to get a fair price and not have to do anything. Just show up at settlement.
Cash Offer or EZ Sale: compare the written numbers
We have two ways to buy. A Cash Offer is built for speed, condition, and tough situations — heavy repairs, tight timelines, difficult circumstances. EZ Sale is often the better fit when the house doesn't need major repairs and you want a higher number. Either way, you compare written numbers and you pick what works best for you.
Swipe across the table to compare all four selling options.
| Factor | List with a realtor | FSBO | Cash Offer | EZ Sale |
|---|---|---|---|---|
| Timeline | Market-dependent | Market-dependent | 30 days or less | 60 days or less |
| Price | Highest, if it sells | Varies | Lower price | Higher price than the Cash Offer |
| Repairs | Repairs may be needed before listing or after inspection | The seller handles repair decisions | No repairs | No repairs |
| Commissions | Agent commissions apply under the listing agreement | No listing-agent commission; the seller handles the sale | No commissions | No commissions |
| Closing costs | Seller costs depend on the contract and settlement statement | Seller costs depend on the contract and settlement statement | No closing costs | No closing costs |
| Showings | The seller prepares for and coordinates showings | The seller markets the property and coordinates showings | None | None |
| Who buys | Retail buyer | Retail buyer | USA Home Buyers buys directly | Goes to one of our partners |
| Certainty | Depends on the buyer, inspections, financing, and contract | Depends on finding and qualifying a buyer | Written offer and written terms before you commit; title-company closing. | Written offer and written terms before you commit; title-company closing. |
| Net proceeds | Compare the expected sale price after commissions, repairs, costs, and waiting | Compare the expected sale price after seller-managed costs and work | Compare the written price after your payoff and other property obligations. No commissions. No closing costs. | Compare the written price after your payoff and other property obligations. No commissions. No closing costs. |
Compare what you would keep after costs with the Aurora calculator →
Questions about the two options? Call 888-274-5006.
Aurora and county records
Use the county and case details that match the property
Aurora's city-place boundary crosses Kane, DuPage, Kendall, and Will Counties. City, county, township, and state are separate record and service jurisdictions; a city name alone does not identify the county or local office for a particular property. Check the address and parcel records. For an estate or court matter, follow the county and case number on the relevant papers rather than assuming a court from the city name.
If an estate or court question affects who can sign or a deadline, bring the papers you have to the title-company conversation and ask an attorney or the office handling the case about the legal question. The Illinois Courts courthouse directory ↗ is a public starting point for finding a county courthouse.
Closing numbers
Read the settlement sheet and Illinois transfer taxes
The settlement sheet puts the sale price beside amounts applied or paid at closing, such as mortgage payoffs, liens, taxes, and closing costs. The amount scheduled for you is the proceeds after applicable settlement lines are accounted for, not necessarily the sale price. Ask the title company about any line you do not recognize.
For a taxable transfer, Illinois charges 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 state tax alone is $100 on $100,000 of taxable value; with a county tax at that rate, the combined state and county tax would be $150 before any city tax. Exemptions and the transaction's taxable value can change the amount. The property's actual county and city determine which local taxes apply and who is responsible for them.
When you sell to us, we pay the closing costs.
That closing-cost payment does not pay your mortgage balance, liens, back taxes, or your share of current property taxes. Those are separate settlement items when they apply.
Compare your own price, payoff, and cost assumptions with the Aurora home-sale net-proceeds calculator.
When the process gets difficult
We keep working through the bumps
It's real estate. Sometimes there are bumps in the road. We won't disappear when that happens, and we'll be fighting to get this to the closing table.
If your sale involves an estate, a foreclosure case, a divorce, a tenant, a code notice, fire damage, or a lien, these Aurora pages cover those situations:
What sellers say about USA Home Buyers
Questions about selling an Aurora house
Can I start before every property question is settled?
Yes. Start with the Aurora address and what you know about the house, its condition, occupancy, access, and timing. You can bring up unanswered questions as we talk through the property.
Do I need to repair, clean, or empty the house first?
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
What happens before I decide to sell?
We'll give you a written cash offer within 24 hours. Written offer and written terms before you commit; title-company closing.
Which county records apply to an Aurora house?
Aurora crosses Kane, DuPage, Kendall, and Will Counties. Check the parcel records for the property county, and use the county and case number on any court papers for a court matter; the city name alone does not identify every relevant record.
Which Illinois transfer taxes do you pay?
When you sell to us, we pay the closing costs. Your mortgage balance, liens, back taxes, and share of current property taxes are separate from that closing-cost promise.
What does the settlement sheet show?
It shows the sale price and settlement lines such as mortgage payoffs, liens, taxes, closing costs, and the amount scheduled for disbursement. Ask the title company about any line you do not recognize; it confirms the final numbers.
What if an estate, lien, or court matter is involved?
Tell us what you know and bring the property papers, payoff information, estate documents, or current court papers you have. The title company checks ownership, who can sign, payoffs, liens, taxes, and the documents needed for settlement. For advice about legal authority or a court deadline, talk with an attorney or the office handling the case.
Questions or ready to talk?
Call 888-274-5006 or use the form above to start with the property address and what you know. You can compare the written terms with other options before deciding.