Blunt, math-forward answers to the questions sellers actually ask: which route is fastest, what it really costs, what the law still requires, and how the numbers get built.
Selling a house fast is a math problem wearing a real-estate costume. Every route trades some of your net proceeds for speed and certainty, and the right answer depends on your house, your timeline, and your patience. These guides exist so you can run that math yourself before anyone runs it for you. Start with the big comparison if you are still choosing a route, or jump straight to the guide that matches your situation.
GuidesAgent, iBuyer, FSBO, cash buyer, or auction. The honest speed-versus-net math on all five routes, and how to pick yours.
TimelineThe day-by-day timeline of a real 7-day cash closing, what can stretch it past a week, and what to have ready.
ConditionYou fix nothing, but Illinois disclosure rules still apply. What as-is does and does not cover, plus the price math.
InheritedWhat has to happen legally before an inherited house can be sold, who can sign, and how to keep the process moving.
RentalsYour options when the property has renters in it: sell with the lease in place, negotiate a move-out, or wait it out.
The full math behind a cash offer, line by line, with a real worked example. Print it and check any buyer against it.
CalculatorPlug in your own numbers and see roughly what a cash offer on your house would look like before anyone calls you.
ComparisonSide by side: what you walk away with and when you get paid, listing with an agent versus taking a cash offer.
ComparisonSelling it yourself versus selling for cash: the costs, the timelines, and the work each route asks of you.
DeadlineEnter your dates and see where you are in the Illinois foreclosure timeline, and how much room you have left to act.
Cook CountyEvery Cook County foreclosure deadline explained by statute, plus the free county mediation program and where selling fits in.
ReferencePlain-English definitions of the terms sellers run into: ARV, as-is, liens, probate, redemption period, escrow, title defects, and more.
Some properties sell on different rails: a different title, a third party at the table, or a price set by the rent roll. These guides map what actually changes for each type.
Title vs. deed, park approval and lot rent, and the chattel-financing wall that makes cash the realistic buyer pool.
CondoHOA dues and liens at closing, special assessments, Florida's inspection and reserve rules, and buildings lenders refuse.
Multi-familyWhy the rent roll sets the price, how leases and deposits transfer with the deed, and the 2–4 unit vs. 5+ lending line.
RentedHow an occupied sale runs start to finish, how the tenancy shapes the number, and when vacating first is worth it.
Some sales come with extra paperwork attached. These guides cover the Illinois-specific rules for the four situations we see most.
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