Sell your house fast in Stickney
Brick bungalow, post-war ranch or two-flat between Berwyn, Cicero and Lyons: we buy Stickney houses as-is, handle the village transfer stamp, and close when you’re ready.
- Cash offer within 24 hours
- No repairs, fees or commissions
- We pay normal closing costs
Your Stickney cash offer
No obligation. We never sell your info. Prefer to talk? Call or text (773) 825-9855.
Selling a house in Stickney
Stickney is a Cook County village of about 7,100 people in Stickney Township, with Berwyn and Cicero to the north, Forest View alongside it and Riverside to the northwest. It covers less than two square miles, and it’s a short drive to the Stevenson Expressway.
The village incorporated in 1913 and took its name from Alpheus B. Stickney, president of the Chicago Great Western Railway. Much of its land belongs to the Stickney Water Reclamation Plant, which the Metropolitan Water Reclamation District opened in phases starting in 1930 and which covers about 40 percent of the village. Haley Park sits where Haley School once stood, Mount Auburn Cemetery dates to 1895, and Stickney shares a library district with Forest View.
Housing is concentrated on the west end of town, away from the treatment plant. Home building peaked in the 1950s, so most blocks are lined with brick and frame houses from the postwar years, with some older homes and two-flats mixed in. The 2020 Census counted about 2,500 housing units.
A Stickney house that’s been updated usually sells well with an agent. We’re a good fit for the other kind: a 1950s home that needs a new kitchen, bath and electrical service, a house with a long list from the village’s pre-sale inspection, a two-flat with tenants, or an inherited property you’d rather not manage. We buy a lot in this part of the near southwest suburbs.
What to expect
Within 24 hours, we send a cash offer. One walk-through is enough for us, and we show you exactly how the offer was calculated. You name the closing date, the sale is signed at a local title company, and the ordinary closing costs are our responsibility.
What to know before you sell in Stickney
- Village transfer tax. The village collects $5 for every $1,000 of the price, and title-company charts list the seller as liable. When we buy, that tax is ours, as are the Illinois (50 cents) and Cook County (25 cents) stamps per $500.
- Pre-sale inspection. The village must inspect the property before stamps are issued. The fee is $100 for a single-family home, and the village suggests scheduling at least two weeks before the stamps are needed.
- Buyer letters. Each buyer signs a notarized Letter of Understanding and Compliance. If the property doesn’t meet the zoning ordinance, the village supplies a letter of noncompliance for the buyer to sign as well.
- Final water reading. It’s scheduled three days before closing, and the bill has to be cleared before the village hands over stamps. Personal checks aren’t accepted.
- Documents. The village wants the original deed, a copy of the contract, and the state and county declarations along with its own form.
- Taxes and probate. Property taxes here are collected a year after they accrue, which means a closing credit to the buyer. Inherited homes go through probate at the Daley Center.
Stickney revises its forms now and then, so the title company pulls the latest set before closing, and we complete whatever it calls for.
Two ways to sell a Stickney house
| Sell to us | List with an agent | |
|---|---|---|
| Repairs/updates | Leave it as-is | Usually needed to attract financed buyers |
| Village inspection | We absorb what it finds | Repairs or a negotiation with the buyer |
| Tenants | We can buy with leases in place | Showings around tenants’ schedules |
| Showings | One walk-through | Every evening and weekend it’s on the market |
| Commission | None | Charged on the full price |
| Closing costs | We pay them | Seller pays |
| Timing | 2–3 weeks, or a later date you choose | Market time, then 30–45 days |
| Certainty | Cash with no appraisal step | Hinges on a lender saying yes |
| Price | Below retail, priced for condition | Top price for updated homes |
Postwar Stickney brick homes hold up well, but many still have original wiring, galvanized pipes and older boilers. A financed buyer’s inspector will flag those on top of the village’s list. If yours has them, compare a cash price with what you’d net after repairs.
Stickney’s inspection and zoning letters, step by step
Stickney won’t issue transfer stamps until a village inspector has been through the house. The inspector looks at basic safety and code items, and if the property doesn’t match the zoning ordinance, for example an extra unit that was never approved, the village prepares a letter of noncompliance for the buyer to sign.
When we buy, those letters are signed by us as the buyer. We book the inspection early, cover its cost and own the report’s items once we close. You don’t have to correct a converted basement apartment or replace old wiring before closing. Just tell us what you know about the house so our offer matches 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.
Stickney FAQ
How much is the Stickney transfer tax, and who pays it?
The rate is $5 per $1,000. It normally falls on the seller, but in a sale to us we take care of it.
Do I have to fix what the village inspector finds?
Not when you sell to us. We pay for the inspection and take on the listed items as the buyer.
My two-flat has a unit the village never approved. Can you buy it?
Yes. The village has a noncompliance letter for that situation, and we sign it as the buyer.
Can you buy with tenants still living there?
Yes. Occupied two-flats and houses are fine. Send the leases and rent amounts, and we’ll price around them.
I inherited a house in Stickney. What happens with probate?
Probate for a Stickney home goes through the Daley Center. The executor can sign with us, and the sale closes after the court approves it.
How long does a Stickney sale take?
Plan on roughly 2–3 weeks, because the village wants its inspection booked at least two weeks before stamps. Later works too.