Sell your house fast in Des Plaines
Bungalow, Cape Cod or ranch near the river, downtown or O’Hare, even with flood history or open code violations: we buy Des Plaines houses as-is and handle the city’s transfer steps.
- Cash offer within 24 hours
- No repairs, fees or commissions
- We take on code violations
Your Des Plaines cash offer
No obligation. We never sell your info. Prefer to talk? Call or text (773) 825-9855.
Selling a house in Des Plaines
Des Plaines is a Cook County city of about 60,000 people on the Des Plaines River, just north of O’Hare. Most of it is in Maine Township, and its neighbors include Park Ridge, Mount Prospect, Niles, Rosemont and Elk Grove Village. The Metra Union Pacific Northwest line stops downtown and at Cumberland, and I-90 and I-294 pass nearby. Rivers Casino on River Road and the restored Des Plaines Theatre downtown are two of the best-known local landmarks.
Des Plaines incorporated in 1869, and its oldest neighborhoods are around downtown and the train, with older houses such as bungalows and Cape Cods. The biggest growth came after World War II and after O’Hare opened, which brought brick ranches, raised ranches and split-levels to much of the city. Many of those post-war homes have basements, which is where most of the city’s flood stories start. Some areas with a Des Plaines mailing address are actually unincorporated Maine Township, which has a lot of apartments and condos.
The river has shaped the city. Neighborhoods along it have flooded many times since the 1980s, and the city has bought out dozens of flood-prone homes. If your house is dry, updated and away from the river, an agent will likely get you more, and we’ll say so. We’re a better fit for a house with flood history, an older home that needs major work, a rental that has to pass city inspection, or an estate sale. We also buy houses with open code violations, homes on a well or septic system the city wants connected, and houses where a relative lives rent-free.
What selling to us looks like
We’ll have a cash offer to you in 24 hours or less. After a walk-through together, we lay out the numbers so you can see where the price comes from. You set the closing date, we close at a local title company near you, and we pay the normal closing costs.
What to know before you sell in Des Plaines
- City transfer tax. Des Plaines charges $2 per $1,000 of the price, and it’s a seller’s tax. The state and Cook County transfer taxes (50 cents and 25 cents per $500) also apply. We pay all three when you sell to us.
- Final water reading and city balances. The city takes a final meter reading two to three business days before closing. Your final utility bill and any city fees or fines are paid before the stamp is issued.
- Code violations. If the property has open code violations or still uses a private well or septic system, the city may issue a compliance order that has to be satisfied before it issues the stamp.
- Inspection for rentals. Homes that aren’t owner-occupied, including rentals, homes where relatives live and LLC-owned homes, need a city inspection before the stamp is issued. The fee is $25 per unit.
- Taxes billed in arrears. Cook County property taxes are a year behind, so the buyer gets a credit at closing for this year’s taxes, paid from the proceeds.
- Probate. Des Plaines estates go through the Cook County probate division at the Daley Center in Chicago. We can sign with the executor and close once the court allows the sale.
The city needs about five business days to process the stamp, and the title company confirms the rest for your address. We take care of what’s required.
Selling in Des Plaines: us or the open market?
| Sell to us | List with an agent | |
|---|---|---|
| Repairs/updates | None, including flood damage | Lenders often require repairs |
| Showings | One walk-through with you | Showings for weeks |
| Commission | None | A percentage of the sale |
| Closing costs | We pay them | Seller pays |
| City inspection | We handle it for non-owner-occupied homes | Seller schedules it and fixes what’s flagged |
| Timing | As soon as 2–3 weeks, or your date | Time on market, plus 30–45 days |
| Certainty | Cash, no lender flood insurance rule | A buyer’s loan can require flood insurance or repairs |
| Price | Below retail, priced for condition | Top price for updated homes |
A dry, updated Des Plaines ranch away from the river usually sells well on the market. A house that has taken on water is where a cash sale is worth pricing out.
Selling a Des Plaines house that has flooded
The Des Plaines River has flooded neighborhoods in the city many times since the 1980s. After the April 2013 flood, which led to a federal disaster declaration, the city used FEMA hazard mitigation money to buy and demolish dozens of flood-prone homes, including along Big Bend Drive. About 1,200 acres of the city sit in a FEMA-mapped floodplain.
If your house has had water in it, Illinois’ seller disclosure form asks about flooding or recurring leaks in the basement, and buyers with a mortgage in a mapped flood zone will usually need flood insurance. That narrows the pool of buyers. We buy these houses as they are, water-damaged basements included, and we’ll go over the disclosure with you.
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 Des Plaines owners sell
Des Plaines FAQ
Who pays the Des Plaines transfer tax?
The seller. It’s $2 per $1,000 of the sale price, and when you sell to us we cover it along with the state and county transfer taxes.
My house has flooded before. Will you still buy it?
Yes, as-is, water damage included. You still disclose the flooding on the state form, and we’ll go through it with you.
I rent the house to a relative. Does it need an inspection?
Yes. The city treats any home its owner doesn’t live in as non-owner-occupied and inspects it before issuing the stamp. We handle the scheduling.
There are open code violations on my property. Can I sell?
Usually yes. The city may require a compliance order to be addressed before the stamp, and we build that into the closing timeline.
My address says Des Plaines but I’m in unincorporated Maine Township. Is that different?
Yes. Homes outside city limits don’t pay the city transfer tax. We buy in both.
How long does a Des Plaines closing take?
Plan on about 2–3 weeks, since the city needs at least five business days to process the transfer stamp. If you need more time, pick a later date.