Sell your house fast in Posen
Small brick home, frame house or rental anywhere in Posen: we buy as-is, take care of the village’s inspection and compliance certificate, and close on the date you pick.
- Cash offer within 24 hours
- No repairs, fees or commissions
- We handle Posen’s inspection
Your Posen cash offer
No obligation. We never sell your info. Prefer to talk? Call or text (773) 825-9855.
Selling a house in Posen
Posen is one of the smallest towns in this part of Cook County, about 1.2 square miles with roughly 5,600 people at the 2020 Census. It straddles Bremen and Thornton townships. Blue Island is to the north, Dixmoor to the east, Harvey to the south and Midlothian to the west. I-57, I-294 and Route 83 all pass through, and the Canadian National and Indiana Harbor Belt railroads cross at Western Avenue.
The town dates to 1893, when a Chicago real estate firm began selling lots among the surrounding farms. They named it for Poznan. St. Stanislaus parish grew out of an 1894 mission, and the village incorporated in 1900. In the 1930s, most residents worked in Harvey’s factories.
Neighboring towns boxed Posen in early, and it reached about its present size in the 1950s, the decade that produced close to a third of today’s homes. A second wave in the 1990s and 2000s added roughly another quarter. About 85 percent of homes are single-family houses, two-flats make up close to 9 percent, and a third of households rent.
We buy across the south and southwest suburbs, more than anywhere else we work, and small towns like Posen are part of that. A newer house, or a well-kept older one, can sell fine on the market. A sale to us fits better for a house with water in the basement, a two-flat with tenants, or a home with a long village inspection list.
What to expect
Expect a short call first. After one walk-through we’ll have a cash offer to you within 24 hours and show you the figures behind it. Closing day is your call. Signing is at a local title company, and the ordinary closing costs are on us.
What to know before you sell in Posen
- No village transfer tax. Posen doesn’t charge one. The state tax of 50 cents per $500 and the county tax of 25 cents per $500 are still owed, and they’re ours to pay when you sell to us.
- Notice of sale. Village ordinance calls for notice to the Village Clerk when you intend to sell a home.
- Inspection and certificate. A village inspection and certificate of compliance are required before the transfer. The title company confirms the current fee with Village Hall.
- Water and fines. A final water reading is required, and the water bill and any fines owed to Posen have to be paid before closing.
- Property taxes. Cook County bills a year behind, so the buyer is credited at closing for the taxes you still owe.
- Probate. An inherited Posen house goes through Cook County probate at the Daley Center.
Posen’s written requirements are short, so the title company confirms the details with Village Hall early.
Picking a route for your Posen home
| Sell to us | List with an agent | |
|---|---|---|
| Repairs | Left as they are | Fixed or credited for the buyer |
| Tenants | Can stay through closing | Showings scheduled around them |
| Showings | Just one | As many as the market brings |
| Commission | You pay none | Owed at closing |
| Closing costs | We pay them | Seller pays |
| Timing | 2–3 weeks, or on your schedule | Longer, with a lender involved |
| Certainty | Cash purchase | Subject to loan approval |
| Price | Below retail, priced for condition | Top price for updated homes |
Posen’s houses run from 1950s single-family homes to newer ones from the 1990s and 2000s, plus a share of two-flats. A newer house in good shape is often worth listing. An older one with basement seepage, or a rental with tenants, is where we usually fit.
Selling a Posen house with a wet basement
Cook County’s hazard mitigation plan says Posen has an ongoing history of basement flooding that affects about one-third of homes occupied by full-time residents. The village has no river or lake inside its limits, so the trouble shows up in basements during heavy rain.
Illinois sellers have to disclose known basement flooding or leaks. That disclosure can slow a loan buyer or lead to repair requests. We buy Posen houses with damp or flooded basements, stained drywall and tired sump pumps as they are. Tell us what has happened, and the offer accounts for it.
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.
Posen FAQ
Does Posen have a transfer tax?
No. There are just the state and county stamps, which we pay when you sell to us.
Do I need to tell the village I’m selling?
Yes. Village ordinance asks for notice to the Village Clerk, and we help you get it filed after the contract is signed.
Is a village inspection required in Posen?
Yes. The house needs a village inspection and certificate of compliance before transfer. We schedule it right after the contract.
What has to be paid before closing?
The final water bill and any fines owed to the village. The title company can pay them from the sale.
Will you buy a Posen two-flat with renters?
Yes. The tenants can stay, and their leases and deposits move to us at closing.
My basement takes water after storms. Can I still sell?
Yes. Water problems are part of what we price in, and nothing has to be fixed first.