Sell your house fast in Hodgkins
Older frame home, ranch or bungalow in Hodgkins: we buy as-is with a cash offer in 24 hours.
- Cash offer within 24 hours
- No repairs, fees or commissions
- We pay normal closing costs
Your Hodgkins cash offer
No obligation. We never sell your info. Prefer to talk? Call or text (773) 825-9855.
Selling a house in Hodgkins
About 1,500 people live in Hodgkins, a Cook County village bordered by Willow Springs, Justice, Bedford Park, McCook and Countryside. Interstates 55 and 294 meet close by, and Joliet Road and East Avenue are the main local streets. It’s in the southwest suburbs, which is where most of the houses we buy are located.
The village grew up around stone. The Kimball and Cobb Stone Company opened a limestone quarry here in the 1880s, and the village was incorporated in 1896 and named for the company’s president, Jefferson Hodgkins. Part of today’s Vulcan Materials McCook Quarry is inside the village. Most of the land is now industrial and commercial: a large UPS sorting hub, a BNSF intermodal rail yard, trucking terminals and the Quarry Shopping Center.
Homes make up a small share of the village. The 2020 Census counted about 640 housing units, a mix of older single-family houses on village streets and mobile-home communities. Theodore Stone Forest Preserve is at the edge of town.
In a village this size, a well-kept house can still sell fine on the market, and we’ll say so if that’s your situation. A cash sale makes more sense when an older house needs a roof, a furnace or foundation work, when it still has damage from a storm, when you inherited it and live far away, or when it’s been a rental and needs to be emptied and cleaned out.
What to expect
Send us the address and a few details, and a cash offer comes back within 24 hours. We walk the house once, then show you the figures that produced our price. On the day you pick, a local title company closes the sale, and the normal closing costs land on our side of the statement.
What to know before you sell in Hodgkins
- Village stamp. Hodgkins isn’t on the title-industry lists of towns that charge a transfer tax, though the Cook County Clerk’s chart does list a Hodgkins ordinance with the seller as the liable party. The title company confirms what the village needs. Any village charge is ours to pay, and so are the Illinois stamps (50 cents per $500) and the Cook County stamps (25 cents per $500).
- Utility balances. The title company checks with the village for a final water bill or other amounts owed on the property. Those are settled at closing.
- Storm damage. An EF-1 tornado crossed Hodgkins in July 2023. If your roof, siding or garage still shows it, you don’t need to repair anything before selling to us.
- Property taxes run a year behind. Each Cook County bill pays for the year before it. So the buyer is owed this year’s share at closing, which is subtracted from the price instead of coming from your pocket.
- Estates. Hodgkins estates are probated downtown at the Daley Center. An executor can sign our contract early, and the closing follows the court’s order.
Small villages can revise their requirements quietly. Our title company calls Hodgkins before closing to confirm, and we deal with whatever is on the list.
Your two choices for a Hodgkins house
| Sell to us | List with an agent | |
|---|---|---|
| Repairs/updates | Skip them. We buy as-is. | Buyers expect them or ask for credits |
| Showings | A single visit | Repeated, until a buyer commits |
| Commission | None | A cut of the price, paid at closing |
| Closing costs | We pay them | Seller pays |
| Timing | As little as 2–3 weeks, or when you say | Time on the market, then 30–45 days for the loan |
| Certainty | Cash, no lender involved | A low appraisal or a denied loan can sink it |
| Price | Below retail, priced for condition | Top price for updated homes |
Few houses come up for sale in Hodgkins, so a buyer’s appraiser may have little to compare yours to. If the house needs a roof or mechanical work on top of that, a financed sale can stall. Get our number and compare it with what you’d keep after repairs.
Three steps. You pick the closing date.
- Tell us about the house
Fill out the form or call (773) 825-9855. A few quick questions, no pressure.
- Get a fair cash offer in 24 hours
We look at the house with you and show you how we got the number. No obligation.
- Close on your date
As soon as 2–3 weeks, or take more time. We close at a local title company and pay your closing costs.
Hodgkins FAQ
Does Hodgkins charge a transfer tax when I sell?
Hodgkins isn’t listed as a transfer-tax town by the title companies, and the title company confirms any village stamp. Whatever applies, including the state and county taxes, we pay it.
My roof was damaged in the 2023 storm. Do I have to fix it first?
No. We price the house with the damage, and you leave the repairs to us.
Do you buy houses near the quarry and the rail yards?
Yes. We look at the house and the block it’s on, and an industrial neighbor doesn’t rule anything out.
I inherited a house in Hodgkins. Where does probate happen?
The case is filed with the Cook County court at the Daley Center. Once the judge gives the executor authority, we can close.
There are back taxes on the house. Can I still sell?
Usually, yes. Unpaid Cook County taxes are paid from the sale at closing, as long as the price covers them.
How soon could we close in Hodgkins?
Two to three weeks is common after title clears. If you need longer to move out, choose a later day.