Part 1
What you pay us: nothing. Here is the proof.
"No fees" gets said by everyone and itemized by no one. So here is the item-by-item comparison for a typical $150,000 house, ours against a standard listing:
Cost
Selling to us
Listing with an agent
Agent commission (5 to 6%)
$0
$7,500 to $9,000
Seller closing costs (1 to 3%)
$0, we pay them
$1,500 to $4,500
Repairs to pass a buyer's inspection
$0, we buy as-is
$5,000 to $25,000+
Cleaning, hauling, staging
$0, leave what you want
$500 to $2,000
Taxes, insurance, utilities while it sits listed
$0, we close on your date
$300 to $700 per month
Buyer's financing falls through
Cannot happen, cash
Happens, then you relist
Out of your pocket
$0
$15,000 to $40,000+
Agent figures are standard Chicago-area ranges. A well-priced house in good condition often nets more through an agent even after these costs. If that is your house, list it. This page is for the houses and timelines where it is not.
Part 2
What we actually do between your call and your check
1
The walkthrough 30 to 45 minutes, scheduled around you
One visit. We look at the roof, systems, foundation, and code items, and we write the repair scope while you watch. No staging, no cleaning, no parade of strangers.
2
The written offer within 24 hours
You get the number with the math attached: the comparable sales we used, the repair scope, and every cost we subtracted. On paper, signed by us, yours to keep either way.
3
Your decision, on your clock no expiration pressure
Take it to your attorney. Compare it against an agent's net sheet. Get other offers. The number does not change because you asked questions.
4
Title and escrow licensed title company, never us holding money
If you accept, a licensed Illinois title company opens escrow, runs the title search, clears liens and back taxes out of the proceeds at closing, and handles every document. You never wire money to anyone.
5
Closing, on the date you picked 7 days possible, 60+ days fine
Sign at the title office or with a mobile notary. The wire hits your account same day or next. Leave behind anything you do not want, including the garage.
Part 3
How the number gets built
Four numbers, each one broken all the way down. Every cash buyer in the country runs this same math. The only difference is whether they show you the breakdown, or hide it inside a lowball. Here is ours, in full.
A real example: a 3-bed South Side bungalow
What it sells for fully renovated$150,000
6210 S Sangamon, sold last month$148,000
6340 S Morgan, sold this spring$152,500
6118 S Carpenter, sold this spring$149,900
Real sales on your block, attached to the offer. Not the zip-code average a lowballer hides behind.
Renovation to get it there− $38,000
Roof, full tear-off and replace$11,000
Electrical panel and partial rewire$7,500
Kitchen: cabinets, counters, appliances$12,000
Two code items: porch and plumbing$5,000
Flooring, paint, and full cleanout$2,500
Priced from the written scope we walk through with you. You keep a copy of every line.
Our costs to resell it− $16,500
Agent commission when we resell (5%)$7,500
Closing costs, which we cover$3,000
Taxes, insurance, utilities (~5 months)$4,500
Title and legal$1,500
The carrying costs while the renovated house sits on the market for a buyer.
Our profit for taking the risk− $20,500
About 14% of the resale price. This is how we stay in business and keep buying houses on your block, after we have carried every cost above and absorbed whatever surprises are behind the walls. We put it on the page instead of hiding it inside a lower number. If it ever looks too high to you, say so at the walkthrough.
Your cash offer$75,000
Why we show our profit out loud: every buyer has one, including the one whose flyer is on your porch. The only difference is whether they will say it to your face or bury it in a lower number. If our offer loses to your other options after you run this math, take the better one. We mean that, and we will say it during the walkthrough if we see it.
Part 4
Three questions that expose a bad buyer in two minutes
1. "What did you use for the fixed-up value, and can I see those sales?"
A fair buyer hands you addresses. A lowballer changes the subject.
2. "Can I keep a copy of the repair list you priced?"
If the repair number cannot survive being written down, it was invented.
3. "What happens to this offer if I get my own inspection first?"
The right answer is "nothing changes." Watch for buyers who cut the price after you are emotionally committed. That move has a name in this business, and we compete against it every day.
Straight answers
Who actually ends up owning the house?
Sometimes we hold and renovate it ourselves, sometimes we close with one of the local investors we work with. Either way, your price and your closing date are locked in writing the day you sign, and the title company answers to the contract, not to us.
Is the offer negotiable?
The inputs are. If you think our repair number is high, show us a contractor bid and we will rerun the math with you. The rest is facts we can check together.
What if I am behind on taxes or there is a lien?
Both get paid out of the sale proceeds at closing by the title company. You do not bring money to closing. You walk away with whatever is left over, clean.
Want your number, with the math attached?
Written offer within 24 hours. Every line explained. No fees, no obligation.
Get My Fair Cash Offer