5 Top We Buy Houses for Cash Companies in Joliet
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Joseph Gordon, EditorClose
Joseph Gordon EditorJoseph Gordon is an Editor with HomeLight. He has several years of experience reporting on the commercial real estate and insurance industries.
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Sam Dadofalza, Associate EditorClose
Sam Dadofalza Associate EditorSam Dadofalza is an associate editor at HomeLight, where she crafts insightful stories to guide homebuyers and sellers through the intricacies of real estate transactions. She has previously contributed to digital marketing firms and online business publications, honing her skills in creating engaging and informative content.
‘We Buy Houses’ Joliet companies offer a unique solution for homeowners looking to sell their properties quickly, even accommodating homes requiring repairs or updates. They present all-cash offers, which are especially helpful for sellers who might not have the time, resources, or desire to engage in the traditional home-selling process.
This post explores the pros and cons of working with house-buying companies in Joliet. We will equip you with the tools, along with several options, to make the best decision for selling your home quickly.
Sell Your Joliet House Fast 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 10 days. No showings, no repairs, no open houses. Available to sellers throughout Joliet, IL.
Working with house-buying companies in Joliet
Working with a Joliet house-buying company can be much faster than selling on the open market. Here are the steps involved in selling your home for cash:
- Find a reputable company: Start by researching and identifying trustworthy ‘We Buy Houses’ companies that operate in Joliet. Look for those with positive reviews and a strong presence in the local market.
- Submit your property details: Reach out to the company via their website or phone number to provide details about your home. This typically includes your address, the condition of your property, and any other pertinent information they may require.
- Let the staff inspect the property: The company will arrange to visit your property to conduct an assessment. This step verifies the condition of your home and any features that might affect the offer.
- Receive an offer: Based on the information you provide and the property inspection, the company will likely make a no-obligation cash offer.
- Review the offer: If the offer aligns with your expectations, you can accept it. But remember, there’s typically little to no room for negotiation on this offer.
- Close the sale: Should you accept the offer, the company will work with you to set a closing date. Since these companies usually cover all closing costs and require no repairs before the sale, the process can be completed quickly, often within a week.
Popular We Buy Houses for Cash companies in Joliet
If the process of selling to a house-buying company in Joliet 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 parents’ property, whether that’s a bungalow or a Colonial Revival home. By selling to one of these companies, you should be able to sell your Joliet home in as little as a week or two.
Windy City Solutions
Founded in 2017, Windy City Solutions lets homeowners sell quickly, even in complex situations. Whether facing foreclosure, dealing with code violations or liens, or navigating title issues, the team brings practical solutions tailored to each case.
With years of experience as real estate investors, they’ve encountered a wide range of challenges and are well-equipped to resolve them efficiently. The company’s goal is to make selling possible on the homeowner’s preferred timeline, no matter the circumstances.
Locations: Throughout Illinois, including Joliet
Closing costs: Sellers pay no closing costs; Windy City Solutions covers them.
Windy City Solutions enjoys a 5.0-star rating on Google, with customers praising the team’s patience and professionalism. Reviewers describe the company as reliable and enjoyable to work with. They often highlight the consistent quality of the workmanship provided.
Several clients commend the team members’ integrity, and the reputation for doing things the right way sets the company apart from competitors. While not accredited by the Better Business Bureau (BBB), the company has earned an A+ rating.
Website: windycitysolutions.com
Phone: 224-549-2260
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in Joliet (and across the country) can request a cash offer for their home. It connects you to 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 in different locations throughout Joliet, even those that need some or a lot of work. With the platform, you can get a no-obligation, all-cash offer in 24 hours and sell your home in as few as 10 days, skipping the months it can take to sell the traditional way.
Locations: Nationwide, including Joliet
Closing costs: No prep costs, no agent commissions, and no 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 received BBB accreditation in 2019 and has maintained an 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.
Website: homelight.com/simple
Phone: 844-488-8455
Direct Property Aid, LLC
Direct Property Aid, LLC is a trusted home-buying company based in Illinois, with a proven track record of successfully purchasing and selling hundreds of homes. It’s known for its prompt service, often providing homeowners with a fair, no-obligation offer within just 24 hours. Each offer is based on a transparent and honest evaluation of the property, with no hidden agendas or high-pressure tactics.
Sellers can choose their preferred closing date, making the process both convenient and accommodating. With the ability to close in as little as seven days, Direct Property Aid, LLC offers a reliable and efficient alternative to the traditional real estate market.
Locations: Several states throughout the US, including Joliet in Illinois
Closing costs: Sellers pay no closing costs; Direct Property Aid, LLC covers them.
Direct Property Aid, LLC has been BBB-accredited since 2023 and proudly bears an A+ rating from the bureau. Its Google Business Profile has a perfect 5.0-star rating, with many reviewers sharing how the company delivers a professional and responsive experience.
The staff keeps sellers informed throughout the process, and homeowners appreciate receiving fair offers without the burden of Realtor fees. The team is known for listening carefully and honoring client requests. Overall, the firm comes highly recommended for its service and reliability.
Website: directpropertyaid.com
Phone: 773-694-4230
Express Property Solutions
Express Property Solutions, led by Blake and Wendy McCreight, boasts over a decade of experience buying real estate in the Chicago area. It has assisted over 500 families in the past 15 years. Offering to buy houses in their current condition, it provides a hassle-free solution without needing repairs.
The house-buying company offers flexible closing options, allowing homeowners to close in as little as 14 days or at their preferred pace. Its goal is to provide a seamless and stress-free experience tailored to each client’s individual needs.
Locations: Will and Kendall counties, where Joliet is located, and surrounding areas, like Cook, Dupage, and McHenry counties
Closing costs: Sellers pay no closing costs; Express Property Solutions covers them.
Express Property Solutions earns praise for its excellent communication, compassion, and professionalism throughout the selling process. Clients commend the entire team for their dedication and transparency. With an A+ BBB rating and a 4.5-star average score in Google Reviews, it stands out as a trustworthy choice for selling homes quickly and efficiently.
Website: expresspropertysolutions.com
Phone: 312-764-0989
Evolving Home Solutions
Evolving Home Solutions, headquartered in Chicago, is a family-owned real estate solutions company that provides solutions for homeowners facing challenging situations such as foreclosure, burdensome properties, probate, or other issues. It follows a simple, four-step process to ensure a smooth experience for homeowners.
First, clients provide details about their property, and if it meets the company’s criteria, they will be contacted for an appointment. After presenting a no-obligation offer, the company can close the deal and provide cash in hand in as little as seven days. This streamlined process enables homeowners to transition to their next chapter more efficiently.
Locations: Illinois, including Joliet, and other states, such as California and Tennessee
Closing costs: Sellers pay no closing costs; Evolving Home Solutions covers them.
Evolving Home Solutions has been accredited by the BBB since 2022 and currently holds an A+ rating. Meanwhile, on Google Reviews, it has a high average score of 4.5 stars. Customers praise the company for its professionalism, transparency, and support throughout the home-selling process.
Some noted how the team made tough home sale situations easier, especially those involving probate properties. Others highlight the benefit of not worrying about repairs on their homes.
Website: evolvinghomesolutions.com
Phone: 773-570-4020
Why sell your Joliet house for cash?
There are plenty of valid reasons a Joliet home seller may choose to work with a Cash-For-Homes company. Speed, certainty, and remarkable convenience are some of the biggest reasons.
In Joliet, selling a home on the open market using an agent typically takes around 75 days to sell a home on the market using an agent. That includes an average of 34 days on the market, plus the typical 41 days a buyer needs to close on a purchase loan.
Compare that to the typical seven to 10 days promised by many house-buying companies in Joliet, 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 Joliet house for cash can be a strategic decision under various circumstances. These companies provide a straightforward solution for homeowners looking for a quick, hassle-free sale. Here are some common scenarios where opting for a cash sale might be particularly beneficial:
- Job relocation: Moving for a new job and need to sell your house quickly without the delays of a traditional sale
- Divorce settlement: Navigating asset division during a divorce while helping to simplify an otherwise stressful and emotional process
- Unwanted inheritance: Managing an inherited home you don’t wish to keep
- Downsizing transition: Relocating to a smaller home or a retirement community without the hassle of repairs and showings
- Expensive repairs: Dealing with a house in poor condition, which requires major and costly repairs you can’t afford
- Open house stress: Opting not to have strangers touring the home
- Foreclosure prevention: Avoiding foreclosure and its negative impact on the credit score
- Problematic tenants: Wanting to retire from being a landlord and the hassle of dealing with tenants
- Remote home sale: Managing a home sale from out of state
Pros and cons of house-buying companies in Joliet
Selling your house to a house-buying company in Joliet can be a double-edged sword. While it offers a quick and easy solution, it’s not without its drawbacks. Here are the pros and cons of partnering with these firms:
Pros:
- Fast closing: House-buying companies can close on your property quickly, often within a matter of days, which is ideal for sellers needing to move fast.
- No repairs needed: You can sell your house as-is, avoiding the time and expense of making repairs or renovations.
- No real estate commissions: Selling to a cash buyer means you won’t have to pay commission fees to real estate agents, which can save you thousands of dollars.
- Simple process: The process is straightforward, with fewer contingencies and paperwork than traditional real estate transactions.
Cons:
- Lower offers: You’re likely to receive an offer that’s below market value, which means you could potentially leave money on the table compared to a traditional sale.
- Limited negotiation: A house-buying company’s offer is typically non-negotiable, limiting your flexibility to reach a higher sale price.
- Scam risk: There’s a higher risk of encountering house-buying scams with less reputable companies, making it crucial to do thorough research and due diligence.
- Unsuitable option for some: If maximizing your sale price is a priority, selling to a house-buying company may not be the best route for you.
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
When you decide to work with a “We Buy Houses for Cash” company in Joliet, the integrity and quality of service you receive can greatly vary. Much depends on the character and professionalism of the person or group making you an offer.
Before you commit to a cash offer, take the time to vet the company thoroughly. Check online reviews, read through testimonials, and research its market presence and track record in Joliet. Additionally, be diligent in reading the buying agreement carefully before signing anything.
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 your market. Try our Home Value Estimator to get an initial ballpark estimate in less than two minutes.
Other options to sell your Joliet home quickly
Working with iBuyers: Instant buyers, or iBuyers, use automated valuation models (AVMs) to make quick, all-cash home offers. This process, which is mostly online, can close in just a few days to two weeks.
iBuyer companies like Opendoor and Offerpad charge service fees of about 5% to 6%, but typically offer closer to market value for homes in good condition. The process suits sellers in homogeneous housing markets and those whose homes don’t require significant repairs.
Listing with an agent: While selling through a house-buying company is fast, listing with a real estate agent could also result in a speedy sale, particularly in seller-friendly markets. Agents use a comparative market analysis (CMA), which is often free, to price homes competitively. This method may yield offers closer to the home’s market value, potentially including cash offers.
If you’re considering this option, HomeLight can connect you with top-performing agents, allowing for a comprehensive evaluation of all selling avenues.
FAQs on Joliet house-buying companies
By and large, most We Buy Houses for Cash companies in Joliet 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.
As described in our pros and cons list above, most Joliet 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), minus 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 Joliet Colonial Revival home could sell for $250,000 after repairs, but it’s going to need $30,000 of work to get there.
($250,000 x .70) – $30,000 = $145,000
In this example, a Joliet We Buy Houses company might offer you around $145,000 for your home.
However, different types of house-buying companies will offer varying amounts for homes. As mentioned previously, 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 market value while charging a fee for their services.
When you accept an offer from a Joliet We Buy Houses for Cash company, you will likely be coming to grips with a double-edged sword. On the one side, it shouldn’t cost you any additional money because these companies make an offer and handle almost everything once the offer is accepted. Conversely, 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, it’s always a good idea to flat-out ask the company if any hidden program fees might impact your bottom line.
- Research and vet the house-buying companies that serve your Joliet 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 Joliet vs. top Joliet 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 Joliet | Sell with a top Realtor in Joliet |
| Selling timeline | 7 to 30 days | 75 days average; 34 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 / 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 sthe ell 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 commission |
Example net proceeds
Below, we’ve put together 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 Joliet is currently worth about $220,000 and needs about $30,000 in repairs. Once the repairs are completed, the home might be worth around $250,000.
| Sell to a We Buy Houses for Cash company in Joliet | Sell with a top Realtor in Joliet | |
| Estimated sale price | ($250,000 x .70) – $25,000 = $145,000 | $220,000 |
| Market preparations | 0 | $2,200 (1% of the sale price) |
| Agent commissions | 0 | $6,600 (3% of the sale price) |
| Closing costs | 0 | $3,300 (1.5% of the sale price) |
| Estimated take-home for seller | $145,000 | $207,900 |
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 property’s condition, 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
- Speed and convenience: Selling to a house-buying company in Joliet can be much faster than the traditional market route, offering you immediate cash for your home.
- Sell as-is: These companies will buy your house in any condition, saving you the hassle and expense of repairs.
- Below market value: Be prepared to accept an offer that’s potentially below market value for a quick and hassle-free sale.
- Vet carefully: It’s crucial to research and vet any house-buying company to avoid scams and ensure you’re getting a fair deal.
- Know your home’s worth: Always be aware of your property’s estimated market value before you proceed with a cash-offer company.
At HomeLight, we’re happy to lend a guiding hand in navigating 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 Joliet agent.
Editor’s note: This post is for educational purposes only. Links to and mentions of Joliet 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: (paulbr75/ Pixabay)
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.
