Sell your house fast in Palos Hills
Raised ranch, brick ranch or condo near Moraine Valley or the forest preserves: we buy Palos Hills homes as-is and close on your timeline.
- Cash offer within 24 hours
- No repairs, fees or commissions
- We pay normal closing costs
Your Palos Hills cash offer
No obligation. We never sell your info. Prefer to talk? Call or text (773) 825-9855.
Selling a house in Palos Hills
Palos Hills is a city of about 18,500 people in Palos Township, Cook County, roughly 20 miles southwest of the Loop. Hickory Hills is to the north, Bridgeview and Chicago Ridge to the east, Worth to the southeast, and Palos Heights and Palos Park to the south. About 7,000 acres of Cook County forest preserves form the western edge. Roberts Road and 103rd Street are the busiest local roads, the Tri-State Tollway and Stevenson Expressway are a short drive away, and the closest Metra stations are in Worth and Palos Heights. Moraine Valley Community College is here.
For about a century the area was farms and woodlots. Residents of North Palos voted to incorporate as Palos Hills in 1958, partly to avoid annexation by Hickory Hills. Lots were large and apartments weren’t allowed until 1963, when a building boom began. About three of every four homes in Palos Hills date from 1970 to 1999, and most construction happened between the late 1970s and early 1990s.
That timing gives Palos Hills a different mix than its neighbors. Fewer than half its homes are detached houses, mostly raised ranches, split-levels and two-stories. The rest are townhomes and condo and apartment buildings. Blocks along Roberts Road north of 103rd Street and the Lagoon in the Hills area near Stoney Creek have a history of flooding.
If your Palos Hills home or condo has been updated, listing it will probably net you more, and we’ll say so. We’re a better fit for a 1980s unit with original finishes, a house with water problems, an estate sale, or a move that can’t wait on the market.
What to expect
After a short visit, you’ll hear from us with a cash offer within 24 hours. We show you the repair estimates and sale prices behind it. You decide when to close. Closing takes place at a local title company, and the normal closing costs are ours to pay.
What to know before you sell in Palos Hills
- No city transfer tax. There’s no Palos Hills transfer stamp. The only transfer taxes on a sale are the state’s (50 cents per $500) and Cook County’s (25 cents per $500), and if we’re the buyer, they’re on us.
- City inspection before every sale. Palos Hills inspects every property being sold, for a $50 fee charged to the seller, booked about two weeks before closing. Selling to us, we book it and pay the fee.
- Final water reading. The city reads the meter one last time, and the title company makes sure the final bill is paid at closing.
- Condos and townhomes. The title company gets a paid-assessment letter from the association, and condo sellers owe the buyer the association’s resale documents. We help pull them together, and unpaid dues are cleared at closing.
- Property taxes. Illinois bills property taxes in arrears. At closing, your proceeds cover a credit to the buyer for the months not yet billed.
- Probate. Probate for a Palos Hills house happens at the Daley Center in Chicago. Once the executor has authority, we sign with them and close when the court allows.
City rules get updated, and the title company checks the latest list for your property. Anything Palos Hills asks for, we handle.
Palos Hills sellers: compare the two routes
| Sell to us | List with an agent | |
|---|---|---|
| Repairs and updates | Not needed. We price what the house or unit needs. | Often required to compete, or given as credits |
| Showings | We see it once | Repeated showings and open houses |
| Commission | None | Usually a percentage of the price |
| Closing costs | We pay them | Seller pays |
| City inspection | We schedule it and cover the fee | Seller schedules and pays |
| Timing | 2–3 weeks at the earliest, or on your timeline | Weeks of marketing, then a 30–45 day escrow |
| Certainty | Our own cash, no bank sign-off | Financing, inspections or condo reviews can stall it |
| Price | Below retail, priced for condition | Top price for updated homes |
Much of Palos Hills went up within about 15 years, and plenty of those houses and condos still have original windows, baths and mechanicals. Next to updated units, they draw lower offers and longer repair lists. If yours hasn’t been redone, compare an agent’s estimate with ours.
Selling a Palos Hills condo or townhome
Many Palos Hills condo and townhome communities went up in the 1970s and 1980s. At that age, associations are paying for roofs, balconies and parking lots, which can mean higher dues or a special assessment. Lenders review the association’s budget and reserves, and a thin reserve fund can slow a sale.
We buy units with dated kitchens, older baths and assessments on the books. Once the association reports what’s owed, we walk you through what it does to our price. If the unit is empty or inherited, closing soon stops the monthly dues.
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 Palos Hills owners sell
Palos Hills FAQ
Does Palos Hills inspect homes before they’re sold?
Yes. The city requires an inspection on every property being sold, with a $50 fee to the seller. When you sell to us, we schedule it and pay the fee.
Is there a Palos Hills transfer tax?
No city tax. The state and county ones are still due, and we pay them.
My condo board just voted a special assessment. Can I still sell to you?
Yes. The assessment becomes one line in our math, and the association’s letter tells everyone exactly what’s owed at closing.
Do you buy houses near Roberts Road that have flooded?
Yes. Some blocks near Roberts Road and Stoney Creek have flooding history, and we buy those homes as-is.
Can I sell a Palos Hills house or condo that’s rented out?
Yes. We buy rentals with or without tenants. Send us the lease, and we’ll plan around it.
How long does it take to close?
Usually 2–3 weeks after we sign, leaving time for title work and the city inspection. A later date is fine too.