Sell your house fast in Highwood
Older frame home, two-flat or newer home in Highwood: 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 Highwood cash offer
No obligation. We never sell your info. Prefer to talk? Call or text (773) 825-9855.
Selling a house in Highwood
Highwood is a small Lake County city in Moraine Township, about 0.7 square miles with roughly 5,100 people. It sits on a ridge about 100 feet above the level of Lake Michigan, next to Highland Park, with Fort Sheridan and its forest preserve to the north. Commuters can use two UP North stations, Highwood and Fort Sheridan, and US 41 is the main highway nearby. The Don Skrinar Recreation Center sits near downtown, and Pace Route 472 links Highwood with Highland Park and Fort Sheridan.
The area was settled in 1887, and for a few years, from 1888 to 1894, the town was called Fort Sheridan before returning to the Highwood name. Most of the city was built before World War II. Its housing includes neo-classical homes and Arts and Crafts bungalows, and the business district has brick storefront buildings with apartments above the shops. The 2020 census counted about 1,980 housing units.
An updated Highwood house is a natural listing, and we won’t talk you out of it. We’re more useful when an older bungalow needs a new roof, electrical, plumbing or a foundation repair, when a building has tenants in place, when probate is underway, or when the city’s transfer inspection turns up items you’d rather not fix. We buy single-family homes and small mixed-use and rental buildings, including storefront buildings with apartments upstairs, with the leases left in place.
What to expect
There isn’t much to it. We visit once, send a cash offer within 24 hours, and walk you through the numbers. Closing day is your pick, signing is at a title company close to Highwood, and standard closing costs are ours.
What to know before you sell in Highwood
- Property transfer inspection. Highwood requires an inspection when a property is sold. The current owner requests it, pays the fee ($55 for residential), and gives the buyer a copy of the report. When you sell to us, we take the house with whatever the report lists.
- Water move-out. Before the sale, the owner contacts City Hall and completes the water service move-in/move-out form. The title company pays the final bill at closing.
- Transfer tax. Highwood isn’t on the Illinois Realtors chart. Chicago Title’s chart lists a city transfer fee tied to the Fort Sheridan subdivision. The title company confirms if anything applies. If it does, it’s our cost, as are the state and Lake County stamps.
- Tenants. If the property has renters, we can buy with them in place. Bring the leases and deposit records, and they transfer at closing.
- Taxes in arrears. Taxes are billed for the previous year, so the closing statement shifts this year’s share, up to closing, to the buyer.
- Probate. Highwood estates are probated in Waukegan. After the court grants authority, the executor signs with us.
The title company checks Highwood’s current requirements for your address, and any step they call for is ours to complete.
Highwood: weigh our offer against listing
| Sell to us | List with an agent | |
|---|---|---|
| Repairs/updates | None, as-is | Often needed after the inspection |
| Showings | One appointment | Showings for weeks |
| Commission | None | Brokers take a share |
| Closing costs | We pay them | Seller pays |
| City inspection items | We take them on | Must be corrected promptly |
| Timing | Fast or flexible | Listing, inspection, then closing |
| Certainty | Cash, no loan | Lender approval required |
| Price | Below retail, priced for condition | Top price for updated homes |
Much of Highwood’s housing is pre-war, and an older house can collect a list of items on the city’s transfer inspection. With a regular buyer, those items usually have to be fixed or negotiated. With us, they come with the house.
How Highwood’s transfer inspection works
Before a sale, the current owner applies to the city for a property transfer inspection, includes a recent plat of survey, and pays the fee at City Hall. An inspector checks the property against the city’s property maintenance, health and housing codes. The owner then gives the buyer a copy of the report before the contract is signed.
Any violations have to be corrected promptly. If you list, that usually means hiring contractors or giving the buyer a credit. If you sell to us, we review the report with you, price the items into our offer, and take responsibility for the corrections after closing.
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.
Highwood FAQ
Do I need a city inspection to sell in Highwood?
Yes. The owner requests a property transfer inspection and gives the buyer the report. We buy with whatever it finds.
Does Highwood charge a transfer tax?
The two title charts differ, so your title officer checks it. Any city tax or fee that applies is our expense.
Do you buy buildings with apartments above a storefront?
Yes. We buy small mixed-use and rental buildings, with tenants in place.
What if the inspection lists violations?
We price them in and handle the corrections after closing, so you don’t have to hire contractors.
Where is probate handled?
In Waukegan, through Lake County’s court. The executor signs with us once appointed.
Can I sell an older bungalow that needs a lot of work?
Yes. Pre-war houses with original systems are a common fit for us.