We buy houses in Kendall County
From 2000s subdivisions in Oswego and Yorkville to older homes in downtown Plano and farmhouses on county roads, Kendall County sellers can get our as-is cash offer and pick their own closing date.
- Cash offer within 24 hours
- No repairs, fees or commissions
- We pay normal closing costs
Your Kendall County cash offer
No obligation. We never sell your info. Prefer to talk? Call or text (773) 825-9855.
Selling a house in Kendall County
Kendall County is a county of about 132,000 people southwest of Aurora, covering about 322 square miles. The Fox River, its only river, crosses the northwest part of the county. Yorkville is the county seat, Oswego is its largest village, and Plano, Montgomery (the southern part), Sandwich, Minooka and Plainfield all reach into it. The rest is farmland, small crossroads towns and unincorporated areas such as Boulder Hill.
The county was formed in 1841 from parts of LaSalle and Kane counties and stayed mostly rural for over a century. It had about 54,500 people in 2000 and about 114,700 in 2010, which made it the fastest-growing county in the country that decade. That growth came mainly as new subdivisions in Oswego, Yorkville, Montgomery and Plano.
Housing falls into three groups. The biggest is 1990s and 2000s subdivision homes and townhomes, many with associations. Next are older houses in the town centers, such as downtown Oswego, the bluffs above the river in Yorkville, and the streets around Plano’s Main Street. The third is farm and rural property: farmhouses, homes on acreage, and houses with wells, septic systems and outbuildings.
An updated Kendall County home often sells well with an agent. We’re a better fit for a 20-year-old house with tired finishes and aging systems, an older town-center home with bigger repairs, a farmhouse that would be hard to finance, or an estate that needs a firm closing date.
What to expect
Wherever the house is in Kendall County, the process is the same. Our cash offer reaches you within 24 hours, we visit once to see the property, and we explain how we priced it. You name the closing date, a title office nearby handles the closing, and the normal closing costs are ours.
What to know before you sell in Kendall County
- County recorder. Kendall County records deeds through the Clerk and Recorder’s office in Yorkville. After closing, the title company sends the deed there for you.
- Transfer taxes. The Kendall County tax is 25 cents per $500 and the Illinois tax 50 cents per $500. On a sale to us, we pay both, plus any town tax that applies.
- Town by town. Oswego charges a village transfer tax of $3 per $1,000, placed on the buyer. Yorkville has no transfer tax but needs a final water reading. Montgomery has no tax but needs a final water bill from the village and a final sewer bill from Fox Metro. For Plano and other towns, the title company confirms the local rules. Unincorporated homes have only the state and county taxes.
- Taxes a year behind. Kendall County property taxes are billed the year after they’re assessed. The settlement statement then credits the buyer for this year through your sale date, out of the sale.
- Probate in Yorkville. Estates in Kendall County are handled by the circuit court at the courthouse on John Street in Yorkville.
- Associations. Associations are common in the county’s newer subdivisions and townhome communities. Their paid-assessment letter is requested during title work, and any unpaid dues are subtracted on the settlement statement.
Each Kendall County town sets its own requirements, and they change. The title officer confirms the list for your address, and if a town or the county needs something, we handle it.
Kendall County: our cash offer vs. listing
| Sell to us | List with an agent | |
|---|---|---|
| Repairs/updates | We buy it as it stands | Buyers expect updates |
| Showings | One visit | Showings until it sells |
| Commission | None | Usually a percentage |
| Closing costs | We pay them | Seller pays |
| Transfer taxes | We pay state, county and any town tax | Seller usually pays state and county |
| Timing | 2–3 weeks, or the day you pick | Market time plus 30–45 days |
| Certainty | Cash, no financing | Rural and older homes can be hard to finance |
| Price | Below retail, priced for condition | Top price for updated homes |
Kendall County has a lot of new construction, so older and dated homes compete with brand-new houses a few miles away. Farm properties face a different problem: some lenders won’t finance a house with outbuildings, acreage or a failing well. In either case, compare our number with what it would take to list.
Selling a farmhouse or rural home in Kendall County
Outside the towns, many homes sit on acreage with a private well, a septic system, and barns or sheds. These sales can take extra steps: a survey to confirm the lot lines, and checks on the well and septic if a lender is involved.
Our purchase involves no lender, so the well, septic and outbuildings can stay exactly as they are. The title company still checks the legal description and any county requirements. If the house is part of a larger farm, we can talk about splitting off the homesite. There’s no appraisal, so the acreage and outbuildings don’t have to fit a lender’s rules.
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.
Common reasons Kendall County owners sell
Nearby areas we buy
Kendall County FAQ
Which Kendall County towns do you buy in?
All of them, including Yorkville, Oswego, Plano, Montgomery, Sandwich, Minooka, Plainfield, Boulder Hill and unincorporated areas.
Who pays the transfer tax in Kendall County?
Normally the seller pays the state and county taxes, and in Oswego the village tax is the buyer’s. On a sale to us, every one of those is our expense.
Where does probate happen in Kendall County?
In Yorkville, at the county courthouse on John Street. Executors can sign with us early, and the closing happens after the judge authorizes the sale.
Do you buy farmhouses and homes on acreage?
Yes. A well, a septic field, a barn or a pole building won’t stop us. The house can be sold to us exactly as it sits.
My subdivision has an HOA. Does that slow things down?
Not much. The title company requests the paid-assessment letter, and any dues owed are paid at closing.
How fast can you close in Kendall County?
Most county sales with us close 2–3 weeks after signing. Rural properties sometimes need a survey first, which can add a little time.