Sell your house fast in Hickory Hills
Raised ranch, brick ranch or condo anywhere in Hickory Hills: we buy as-is and take care of the city’s sewer inspection and final water bill.
- Cash offer within 24 hours
- No repairs, fees or commissions
- We handle the sewer inspection
Your Hickory Hills cash offer
No obligation. We never sell your info. Prefer to talk? Call or text (773) 825-9855.
Selling a house in Hickory Hills
Hickory Hills is a city of about 14,500 people in southwest Cook County. Most of it is in Palos Township, and the area north of 87th Street is in Lyons Township. Justice is to the north, Bridgeview and Oak Lawn to the east, Palos Hills to the south, and the Palos forest preserves and Willow Springs to the west. The Tri-State Tollway runs along the east side, 95th Street carries U.S. 12 and 20, and 87th Street and Roberts Road are the other main roads. Pace buses serve the city, and Hickory Hills Country Club has been here since 1917.
The area was first called North Palos. Farming its hills was hard, so growth waited until after World War II, when small, low-cost houses went up along the south edge. Hickory Hills incorporated in 1951 with about 600 residents and became a city in 1966. Roughly half its homes date to the postwar decades before 1970, and most of the rest to 1970–1999. You’ll see brick ranches, Cape Cods and raised ranches on the older blocks, later split-levels and two-stories, and condo complexes such as Great Oaks and Flamingo Terrace.
About three in ten households rent, and smaller apartment buildings are common, so we see a fair number of rental properties here. Hickory Hills is part of the southwest suburbs, where we buy more houses than anywhere else. A well-kept, updated house here should do well with an agent. We’re the better call for a 1950s ranch that needs everything, a home with sewer or drainage trouble, a rental with a long-time tenant, or an estate that needs to be settled.
What to expect
Tell us about the house and we’ll set up one visit. A cash offer follows within 24 hours, with the repair and price figures behind it. The closing day is yours to name. Papers get signed at a nearby title office, and the usual closing costs come out of our pocket.
What to know before you sell in Hickory Hills
- No city transfer tax. Hickory Hills doesn’t sell transfer stamps. Your deed still gets the state stamp (50 cents per $500) and the Cook County stamp (25 cents per $500). Selling to us, you pay neither, because we cover them.
- Sewer inspection. The city requires a sewer inspection before it will issue the final water bill. It has to be ordered several days before closing. We arrange it with the title company.
- Final water reading. After the inspection, the city reads the meter, and the last bill is paid at closing.
- Property taxes. Each tax bill covers the prior year. So at closing, the buyer is credited from the sale for this year’s taxes not yet billed.
- Probate. An estate sale here goes through probate court at the Daley Center downtown. We work with the executor and set the closing for after the court’s approval.
- Condo associations. For a unit in a complex, the title company orders a paid-assessment letter, and any dues or assessments owed are cleared at closing.
Before closing, the title company verifies the city’s current list for your address. Whatever shows up on it is our job, not yours.
How a cash sale stacks up in Hickory Hills
| Sell to us | List with an agent | |
|---|---|---|
| Repairs and updates | None. We buy as-is. | Usually expected, or the buyer asks for credits |
| Showings | A single visit | Showings and open houses for weeks |
| Commission | None | Usually a percentage of the price |
| Closing costs | We pay them | Seller pays |
| Sewer inspection | We arrange it and deal with any findings | Seller orders it, and problems can delay closing |
| Timing | Close in 2–3 weeks, or wait for your date | Time to sell, plus a month or more for the buyer’s loan |
| Certainty | No mortgage contingency to worry about | A loan denial or inspection can cancel it |
| Price | Below retail, priced for condition | Top price for updated homes |
Hickory Hills has a lot of postwar ranches and Cape Cods on lots that are now 60 or 70 years old. Buyers using loans often find old electrical, original plumbing and tired sewer lines in these houses. If that describes yours, compare an agent’s net with our cash offer.
What the Hickory Hills sewer inspection means for an older house
In Hickory Hills, the city won’t issue the final water bill until the sewer has been inspected, so this step has to be done before closing. On a 1950s or 1960s house, the line to the street may be old clay pipe with roots or cracks. Several blocks in the city also deal with storm sewer and drainage problems, which can make sewer issues more noticeable after heavy rain.
When you sell to us, we arrange the inspection through the title company. If it turns up a problem, we factor it into the offer, so you don’t have to hire a contractor or dig up the yard. Tell us about past backups or repairs up front.
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 Hickory Hills owners sell
Hickory Hills FAQ
Why does Hickory Hills need a sewer inspection?
The city requires one before it issues the final water bill, so it has to happen before closing. We arrange it through the title company.
What if the sewer inspection finds a problem?
We account for it. You don’t need to repair the line before selling to us.
Does Hickory Hills have a transfer tax?
No. Only the state and Cook County transfer taxes apply, and we pay those when you sell to us.
Do you buy the city’s older postwar ranches?
Yes, in any condition.
Will you buy a condo at Great Oaks or another complex?
Yes. We buy condo units, and the title company gets the paid-assessment letter from the association.
Can I pick a closing date that’s a couple of months out?
Yes. We can close in as little as 2–3 weeks, but we’re happy to wait for the date that works for you.