Sell your house fast in McHenry
Ranch, river cottage or two-story in McHenry: 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 McHenry cash offer
No obligation. We never sell your info. Prefer to talk? Call or text (773) 825-9855.
Selling a house in McHenry
McHenry is a city of about 27,100 people in McHenry County, about 46 miles northwest of Chicago. Most of it is in McHenry Township, with part in Nunda Township. The Fox River runs through the east side of the city, and downtown sits on the river and Boone Creek. Routes 31 and 120 cross in the center of town, and McHenry is the end of a Metra Union Pacific Northwest branch with weekday trains to Ogilvie.
Settlers arrived in the 1830s, and the town was founded in 1836. It was the county seat for a time and incorporated as a village in 1872. The railroad came in 1854. The Count’s House dates to 1860, the McHenry Outdoor Theater opened as a drive-in in 1951, and the Riverwalk now follows Boone Creek and the river for almost three quarters of a mile.
The land around McHenry is full of glacial lakes, bogs and hills, with Moraine Hills State Park nearby. Homes range from older houses near downtown and the river to postwar neighborhoods and newer subdivisions on the edges of the city.
A McHenry house in good shape will usually sell fine with an agent, and we’ll tell you that. We’re a better match for an older home near the river that has had water in it, a house with a long repair list, a rental with tenants, or an estate that needs to be sold on a known date.
What to expect
We look at what you send and get you a cash offer within 24 hours. A single visit lets us see the house, and we show you how the price was set. The closing date is yours to pick, a local title company handles it, and the normal closing costs are paid by us.
What to know before you sell in McHenry
- No city transfer tax. McHenry isn’t on the title company list of towns with a local transfer tax. The state and McHenry County taxes, 75 cents per $500 together, apply, and we pay them when you sell to us.
- Final utility bill. The title company confirms what the city needs for a final water reading and pays the last bill from the sale.
- Floodplain. Homes near the Fox River may be in a mapped flood zone. FEMA’s flood map and the McHenry County map viewer show if yours is, and the title company checks too.
- Arrears. McHenry County taxes are paid a year late, and the buyer gets a credit at closing for this year’s share.
- Probate. Probate for a McHenry home runs through the county court in Woodstock. The executor can sign with us and close after the court gives authority to sell.
- Association letters. If your home is in an HOA or a lake association, the title company gets a paid-assessment letter.
The title company confirms all current requirements for your address before closing, and we take care of anything that applies.
McHenry home: cash sale vs. listing
| Sell to us | List with an agent | |
|---|---|---|
| Repairs/updates | Not required | Usually expected |
| Showings | One visit | Showings over weeks or months |
| Commission | None | A percentage of the sale |
| Closing costs | We pay them | Seller pays |
| Timing | About 2–3 weeks or later | Listing time plus 30–45 days |
| Certainty | Cash, no loan needed | Loan approval and insurance can delay it |
| Flood zone | We buy with it | Lender may require flood insurance |
| Price | Below retail, priced for condition | Top price for updated homes |
In McHenry, a house near the river or one of the creeks can be harder to sell with a loan, especially if it has flooded before or sits in a mapped flood zone. If that’s your situation, get our number and compare it with what listing would cost you.
Selling a McHenry house in a flood area
The Fox River runs through McHenry, and wet years bring high water to homes along it. McHenry County notes that any building in a floodplain needs a stormwater permit, and lenders generally require flood insurance on homes in a mapped flood zone.
That can make a listing harder. Buyers may need insurance quotes before they commit, and an inspector may find old water damage. When you sell to us, there’s no insurance quote to wait for. We buy the house as it is, including basements and crawl spaces that have taken water.
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.
McHenry FAQ
Do you buy McHenry homes in a flood zone?
Yes. We buy homes near the Fox River and in mapped flood zones, as they are.
Is there a McHenry transfer tax?
The city doesn’t have one. The Illinois and McHenry County stamps are our cost on a sale to us.
Where is probate for a McHenry house?
In Woodstock, at the McHenry County courthouse.
My house had water in the basement last spring. Is that a problem?
No. Tell us what happened and we’ll factor it into the offer.
Can you buy a house with tenants in it?
Yes. We can close with tenants in place.
How fast can you close in McHenry?
Often 2–3 weeks after you accept, or whatever date you need.