We Buy Houses Belleville: Top 4 Companies
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Joseph Gordon EditorJoseph Gordon is an Editor with HomeLight. He has several years of experience reporting on the commercial real estate and insurance industries.
If you’re in the Prairie State and need to sell your home quickly, a We Buy Houses Belleville, Illinois, company might be the right solution. These companies offer cash for homes, often purchasing properties that need some repairs or upgrades. This means you can skip the hassle of making expensive fixes before selling.
A cash sale is particularly appealing if you don’t have the time, money, or experience to tackle renovations. You’ll receive the proceeds fast, allowing you to focus on the next chapter of your life. Whether it’s due to a sudden job relocation, financial strain, or another urgent reason, selling for cash may be a good option.
In this guide, we’ll explore the pros and cons of working with these companies to help you make an informed decision that best suits your needs.
Sell Your House Fast in Belleville With a Cash Offer
Get an all-cash, no-obligation offer through HomeLight’s Simple Sale platform whenever you’re ready. Receive your offer in 24 hours and close in as few as 7 days. No showings, no repairs, no open houses. Available to sellers throughout Belleville, IL.
Working with house-buying companies in Belleville
In Belleville, cash sales are an attractive option for sellers who want speed and certainty. House-buying companies streamline the entire experience from offer to closing. Here’s a breakdown of the typical steps involved in selling your home for cash:
- Contact the company: Reach out to a house-buying company in Belleville by phone or online to express interest in selling your home for cash.
- Provide home details: Share basic information about your property, including its location, condition, and any unique features.
- Schedule a home visit: The company will arrange a time to visit your home for a walkthrough or inspection to assess its current condition.
- Receive a cash offer: Based on the home’s condition and the local market, the company will present you with a take-it-or-leave-it cash offer.
- Accept the offer: If the offer meets your needs, you can accept it and move forward with the sale.
- Close the deal: The company will handle most of the paperwork, and you’ll typically close within days, receiving your cash quickly.
Popular We Buy Houses for Cash companies in Belleville
If the process of selling to a house-buying company in Belleville sounds good to you, it’s time to find a legitimate operation you can trust. We’ve compiled some of the top companies that will pay cash for your or your parents’ property, whether that’s a bungalow or a Queen Anne.
By working with one of these companies, you should be able to sell your Belleville home in as little as a week or two.
Core Properties
Core Properties is a trusted real estate investment company that specializes in purchasing a wide range of properties, including townhomes, apartments, and rental units. The company acquires houses in any condition, whether well-maintained, in need of significant repairs, or facing foreclosure.
Based in St. Louis, Missouri, Core Properties also extends its services to key markets across Illinois. Known for its efficient and client-focused approach, the company delivers competitive cash offers within 24 hours and provides flexible closing options, often in as little as seven days.
Locations: St. Louis City and other Illinois areas, including Belleville
Closing costs: Sellers pay no closing costs; Core Properties covers them.
Known for its commitment to ethical standards, Core Properties has been accredited by the Better Business Bureau (BBB) since 2014 and now holds an A+ rating. Its Google Business Profile has earned 4.5 stars from satisfied clients.
Clients commend the company’s responsive and accommodating service. The team is described as flexible and communicative throughout the home-selling process. Many sellers feel supported and well-informed at every step.
Website: corepropertiesstl.com
Phone: 314-710-2328
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in Belleville (and across the country) can request a cash offer for their home. It features one of the largest networks of cash buyers in the U.S. Partner investors have a wide range of investment strategies, including fix-and-flip and buy-and-hold.
This enables Simple Sale to provide cash offers for a wide array of properties, even those that need some or a lot of work, in different locations throughout Belleville. With the platform, you can get a no-obligation, all-cash offer in 24 hours and sell your home in as few as 7 days, skipping the months it can take to sell the traditional way.
Locations: Nationwide, including Belleville
Closing costs: No prep costs, agent commissions, or fees charged by HomeLight. Individual investor fees may vary.
Simple Sale is a platform by HomeLight, a real estate solutions company founded in 2012. Given its strong focus on excellent customer service, it has been BBB accredited since 2019 and now maintains an impressive A+ rating. The company has 4.8 stars on Google based on hundreds of user reviews.
Below, you can hear about how Baohan Wu, a seller who used Simple Sale to sell his high-rise apartment, closed within three and a half weeks, and what he thought of the process overall.
Learn more: homelight.com/simple
Phone: 844-488-8455
Cardinal Creek Properties
Cardinal Creek Properties is a locally operated home-buying company serving homeowners across Illinois, with a focus on the Belleville area. It’s committed to helping sellers navigate difficult property situations by offering practical, hassle-free solutions.
Once a homeowner shares basic details about their property’s condition, the acquisition team conducts a quick analysis, typically within 24 hours, and presents a fair cash offer range based on that assessment. Cardinal Creek Properties considers the seller’s asking price and aims to align its offer accordingly. Most transactions are completed in as little as 7 to 14 days.
Locations: Belleville and other key areas, such as Granite City, Edwardsville, and Fairview Heights
Closing costs: Sellers pay no closing costs; Cardinal Creek Properties covers them.
Cardinal Creek Properties received various positive customer feedback online, earning 5 stars in its Google Business Profile. Reviewers share that the company makes difficult situations easier with a smooth and respectful home-selling process.
Some describe the team as knowledgeable, honest, and efficient, especially during sensitive times like selling an inherited property. Others express appreciation for the fair offers and quick closings.
Website: stclaircountyhousebuyers.com
Phone number: 314-467-8137
We Buy Ugly Houses – HomeVestors
We Buy Ugly Houses, also known as HomeVestors, is a nationwide house-buying company that’s been around for over 25 years. After filling out their online form, HomeVestors will send a representative to inspect the property before making an offer. Once an offer is in place, closing can happen in as little as three weeks.
Locations: Nationwide, including most zip codes in Illinois
Closing costs: Sellers pay no closing costs; HomeVestors covers them.
Accredited since 2016, HomeVestors now holds an A+ rating. On Google, its business profile earned 4.7 stars. Reviewers mention that the process was smooth, even under emotional circumstances. The company delivers clear timelines, fair offers, and transparent communication.
Clients especially value the team’s willingness to hold their offer and adjust to their timeline. From contract to close, everything unfolded as promised. Their reliability left a lasting impression.
Website: webuyuglyhouses.com
Phone: 877-959-9478
Why sell your Belleville house for cash?
If you’ve ever sold your home through the traditional real estate market, you know the process can drag on for months, and there’s no guarantee of a sale. But when you sell to a We Buy Houses company, you’re looking at a guaranteed sale in just a matter of days. Speed, convenience, and certainty are the top reasons many homeowners choose to work with a cash-for-homes firm.
In Belleville, selling a home on the market using an agent typically takes around 74 days. That includes an average of 33 days on the market, from listing to signed contract, plus the typical 41 days a buyer needs to close on a purchase loan.
Compare that to the usual seven to 10 days promised by many house-buying companies in Belleville, and it’s clear why these Cash-For-Homes groups are an attractive option, even though they don’t always offer top dollar for the homes they purchase.
Selling your Belleville house for cash can be a practical solution if you’re dealing with a situation where a fast sale is needed. Below are some of the most common scenarios where Belleville homeowners might desire a cash sale:
- Job relocation: You need to move quickly for a new job and don’t have the time to go through the traditional sales process.
- Divorce settlement: Selling the house fast during a divorce can make dividing assets easier and help you move on.
- Unwanted inheritance: You’ve inherited a home and want to sell it quickly rather than dealing with ongoing maintenance or property management.
- Downsizing transition: If you’re moving to a smaller home, a fast cash sale can help you avoid the complications of listing and waiting for offers.
- Repairs needed: Your home is in poor condition and needs costly repairs, and you’d rather sell it as-is than invest the time or money into fixing it up.
- Open house inconvenience: You don’t want to deal with the stress of prepping your home for open houses and showings.
- Structural damage: Your home has major problems like foundation cracks, which could make it hard to sell on the open market.
- Foreclosure solution: Selling quickly can help you avoid foreclosure and protect your credit.
- Problem tenants: You’re a landlord looking to unload a property with tenants who are difficult to manage.
- Remote home sale: Selling a home from out of state can be a hassle, but a cash sale makes things quicker and easier, and there’s no need to keep traveling back and forth.
Pros and cons of house-buying companies in Belleville
House-buying companies can make selling easy, but they’re not one-size-fits-all. Understanding the pros and cons helps you avoid regrets later on. Manage your expectations by knowing what you might gain in speed and convenience and what you could be giving up in return.
Pros of working with house-buying companies
A major advantage of working with a cash-for-homes firm is the speed of the sale. They will buy your home as-is without requiring repairs or any preparation, offering a convenient and fast solution. Here’s a look at some key benefits:
- Quick closing: You can often close the sale in as little as a week, getting cash in hand faster than with a traditional sale.
- As-is deal: House-buying companies purchase homes as-is, so you don’t have to invest time or money in repairs.
- No contingencies: There are typically no contingencies or conditions you need to meet, making the process simpler and more predictable.
- No showings: You can skip the stress and hassle of prepping your home for showings and open houses.
Cons of working with house-buying companies
On the downside, one of the biggest drawbacks of working with a house-buying company in Belleville is the potential loss of profit compared to what you might earn through a traditional home sale. Let’s review some of the key drawbacks:
- Lower offers: These companies generally offer below market value, so you may leave money on the table compared to selling with a real estate agent.
- Potential scams: Some entities may pose as cash buyers but actually operate house-buying scams, so you need to vet the company you work with carefully.
- No room for negotiation: Offers from house-buying companies are usually take-it-or-leave-it, with little or no room to negotiate a better price.
- Missed equity: If your home appreciates after the sale, you won’t benefit from the increase in value.
Curious What Your Home Is Worth?
Get a near-instant real estate house price estimate from HomeLight for free. Our tool analyzes the records of recently sold homes near you, your home’s last sale price, and other market trends to provide a preliminary range of value in under two minutes.
Vet cash buyers and know your home’s worth
Screening cash buyers is a smart step to protect yourself from lowball offers or shady deals. Moreover, knowing your home’s true value gives you the confidence to negotiate and choose the right buyer. Follow these steps to secure a good offer:
- Check market presence: Look into the company’s history and performance in the market. Are they established in the area, or are they relatively unknown? Make sure their track record is solid.
- Read testimonials from past clients: Look for consistent feedback about their communication style, fairness of offers, and the ease of transaction. These insights can help you decide whether the buyer is trustworthy and a good fit for your needs.
- Review the agreement carefully: Before signing, go through the buying agreement with a fine-tooth comb. Ensure you fully understand the terms and conditions of the sale.
Consult with an experienced local agent to get a better idea of what your home might be worth if sold on the open market. Then, compare your cash offer. HomeLight can connect you with a top-performing agent in Belleville. You can also try our free Home Value Estimator to get an initial ballpark estimate in less than two minutes.
Other options to sell your Belleville home quickly
Working with iBuyers
Instant buyers or iBuyers use automated valuation models to provide near-instant cash offers for homes in good condition. Their process is quick, typically closing within days to two weeks. However, major iBuyer companies like Opendoor and Offerpad often charge sizable service fees, ranging from 5% to 6% of the home’s sale price.
Listing with an agent
Although listing with an agent may take longer, in a strong seller’s market, a top agent can help you sell fast and potentially for more. An agent can provide a comparative market analysis, often free of charge, to set the right price.
Well-connected professionals might even introduce you to cash buyers willing to pay closer to market value. If you want to explore this option, HomeLight can connect you with a top-performing agent in your area.
FAQs on Belleville house-buying companies
By and large, most We Buy Houses for Cash companies in Belleville are legitimate businesses. Their services and transaction fees may differ, but the business model has been around for decades. If you use an established group with a track record, you can be fairly confident that it’s legit.
That said, as with any financial transaction, it’s a good idea to be on the alert for scams. Always research companies before you sign a contract. Check customer reviews, look at their online presence, verify professional licenses, get a referral if possible, and vet the company on the BBB website. Watch for anything that just doesn’t seem right.
Most Belleville We Buy Houses for Cash companies apply the 70% rule, meaning they’ll offer you about 70% of your home’s after-repair value (ARV), then deduct their estimated repair costs.
Here’s an example of what a simplified formula might look like:
(Your home’s ARV x .70) – repair costs
To see how this might work in a real-world scenario, let’s take a look at an example offer equation. Let’s say your Belleville Bungalow could sell for $175,000 after repairs, but it will need $30,000 of work to get there.
($175,000 x .70) – $30,000 = $92,500
In this example, a Belleville We Buy Houses company might offer you around $92,500 for your home. However, different types of house-buying companies will offer varying amounts for homes.
iBuyers tend to pay more than We Buy Houses companies because they look for homes in better condition. An iBuyer might pay you 90% or more of the market value while charging a fee for their services.
When you accept an offer from a Belleville We Buy Houses for Cash company, you will likely be coming to grips with a double-edged sword. On the one hand, it shouldn’t cost you any additional money because these firms make an offer and handle almost everything once it is accepted. On the other hand, you’ll likely get less money overall for your home.
Because We Buy Houses for Cash companies tend to focus on distressed homes, they typically have zero fees. Many will even cover your closing costs. In most cases, this means that the cash offer you receive will be the price you walk away with at the end of the deal. Of course, asking the company if any hidden program fees might impact your bottom line is always a good idea.
- Research and vet the house-buying companies that serve your Belleville area. Our list above is a good place to start.
- Submit offer requests to a few of the companies you like best.
- Schedule any required on-site property visits.
- Compare offers. Weigh the pros and cons and choose the best option for you.
- Close the sale in a week to 30 days and get paid. Some companies will let you choose a closing date up to 90 days after accepting the offer, which can be helpful when planning a move.
We Buy Houses for Cash in Belleville vs. top Belleville agent
Another helpful exercise is to compare how a We Buy Houses for Cash company might stack up against working with a real estate agent. Let’s take a glance at how different aspects of the sale might look and compare possible proceeds.
| Aspect of the sale | Sell to a We Buy Houses for Cash company in Belleville | Sell with a top Realtor in Belleville |
| Selling timeline | 7 to 30 days | 74 days average; 33 to attract an offer, 41 to close the loan |
| Home preparations | None | Deep clean, declutter, make necessary repairs, landscape, and stage the home |
| Showings | None | 10 to 25 showings on average |
| Inspections and repairs | None | May need to make additional repairs for the buyer or renegotiate the price |
| Appraisal | None | May need to lower your asking price if the appraisal comes in low |
| Title search | Cash-For-Homes companies often handle title issues | Must clear the title before you can sell the home |
| Financing contingency | None | Mortgaged buyers use a financing contingency that could hold up the deal if the buyer’s loan doesn’t clear |
| Agent commission | None | 3% to 6% of the home’s sale price |
| Closing costs | None | 1% to 3% of the home’s sale price on top of the agent’s commission |
Example net proceeds
Below, we’ve compiled one example of how net proceeds may differ between selling a home to a We Buy Houses for Cash company and an agent-assisted sale.
Let’s say your home in Belleville is worth about $145,000 and needs about $30,000 in repairs. Once the repairs are completed, the home might be worth around $175,000.
| Sell to a We Buy Houses for Cash company in Belleville | Sell with a top Realtor in Belleville | |
| Estimated sale price | ($175,000 x .70) – $30,000 = $92,500 | $145,000 |
| Market preparations | 0 | $1,450 (1% of the sale price) |
| Agent commissions | 0 | $4,350 (3% of the sale price) |
| Closing costs | 0 | $2,175 (1.5% of the sale price) |
| Estimated take-home for seller | $92,500 | $137,025 |
As this example illustrates, it’s usually in your best financial interest to partner with an experienced real estate agent. However, net proceeds are not the only consideration when selling a home.
What’s best for your situation will depend on the condition of your property, the level of repairs needed, and your selling objectives. It could be that selling on the open market will be a challenge in your area, or the agent’s timeline might not fit your immediate needs.
Key takeaways
- Fast sale: House-buying companies in Belleville offer a quick solution, often closing in days to a week.
- No repairs needed: These firms buy homes as-is, saving you time and money on repairs or updates.
- No showings: You can avoid the hassle of open houses, staging, or multiple buyer walkthroughs.
- Lower offer: Expect to receive an offer below market value, which is the trade-off for speed and convenience.
- Home valuation: Always be aware of your property’s estimated market value before you proceed with a cash-offer company to avoid extremely low offers.
At HomeLight, we’re happy to guide you through your real estate journey. Let us help you make an informed and confident decision, whether you’re looking for a no-obligation cash offer through a trusted platform like Simple Sale or seeking to consult with a top Belleville agent.
Editor’s note: This post is for educational purposes only. Links to and mentions of Belleville area “We Buy Houses” companies are not endorsements. Moreover, the program details mentioned above may change. Visit the home-buying company’s website for the most up-to-date information.
Header Image Source: (ManuelHurtado / Deposit photos)
At HomeLight, our vision is a world where every real estate transaction is simple, certain, and satisfying. Therefore, we promote strict editorial integrity in each of our posts.
