Illinois Home Selling Guides
Every Illinois guide I've written, all in one place: probate, inherited houses, foreclosure, back taxes, vacant houses and problem tenants. Illinois runs slower than many states, with court foreclosures, a redemption period before the sale and years to redeem after a tax sale, and Cook County adds its own rules. Start with the situation that fits, and keep the five rules below handy.
Reviewed by Dennis Fassett, founder of Dennis Buys Houses · Updated November 2026
General information, not legal advice. Illinois has 102 counties, each with its own circuit court, treasurer and clerk, and Chicago and Cook County add local ordinances.
Start With Your Situation
- How to Sell a House in Probate in IllinoisIndependent administration, specifically bequeathed houses, the six-month claims window and what's inside.
- Selling an Inherited House in IllinoisTODIs, joint tenancy, land trusts, older-house issues, disclosure, siblings and taxes.
- Selling a House in Foreclosure in IllinoisThe 90-day reinstatement right, redemption before the sale, confirmation and deficiencies.
- Selling a House With Delinquent Property Taxes in IllinoisTwo installments a year behind, annual and scavenger sales, 2.5-year redemption and the 2026 surplus law.
- Selling a Vacant House in IllinoisChicago and Cook County registration, winter risks, insurance and the 2026 squatter law.
- Selling a House With Bad Tenants in IllinoisFive- and ten-day notices, sheriff enforcement, Chicago's RLTO and Cook County's RTLO.
Five Illinois Rules That Shape Your Options
- Most executors can sell without the judgeIndependent administration covers real estate sales, with written consent needed for a specifically bequeathed house. (755 ILCS 5/28-8)
- Every foreclosure goes to courtRedemption runs until the later of seven months after service or three months after judgment. (735 ILCS 5/15-1603)
- Tax sales sell a certificate, not the houseMost homes get two and a half years to redeem. (35 ILCS 200/21-350)
- Rent notices are five daysTen days for a lease violation, 30 to end month-to-month. (735 ILCS 5/9-209)
- Creditors get at least six monthsFrom the first published notice in a probate estate. (755 ILCS 5/18-3)
Want a Number to Compare Against?
Tell me about your Illinois house and what's going on. I'll give you a straight as-is number, and tell you if listing makes more sense.
Illinois Cities I Work In
I buy throughout Illinois, and I'm especially active in Cook County, from Chicago neighborhoods to the suburbs. The guides flag where Cook County is different: its tax sale schedule, the Clerk's redemption office, Chicago's RLTO and vacant building registration.
How It Works
- 1Tell me about the house
Two minutes online or a phone call. The address, the condition and what's going on.
- 2Get a straight as-is number
No repairs, no showings. I'll tell you how I got there, and if listing would net you more.
- 3Pick your closing date
Close with an Illinois title company and attorney on the date that works for you, with remote signing if you're out of state. Take what you want and leave the rest.
An as-is offer is a benchmark, not a commitment. There's no obligation to accept my offer — you're in the driver's seat.
Where I Fit, and Where I Don't
I'm usually a good fit when the house needs work, is full of belongings, is tied up in an estate, foreclosure, back taxes or a tenant problem, or you just want it handled.
And Dennis Buys Houses won't ask you to empty it. What you leave behind is ours to deal with.
I may not be a good fit if the house is in good shape and you have time to list it. A listing will likely net you more in that case, and I'll tell you so.
Either way, you'll get an upfront answer on whether I'm a good fit.
Frequently Asked Questions
Yes, around Illinois statutes and courts, with notes for Chicago and Cook County.
Illinois closings usually involve attorneys anyway, and for probate, foreclosure or eviction, one is worth having.
Yes. Take what matters and leave the rest. Dennis Buys Houses handles what's left.
Common in Illinois, like an inherited two-flat with back taxes and a tenant upstairs. Start with the earliest deadline.
Tell me about the house online or call me. I'll give you a straight number and tell you if listing would net more.
Illinois statutes are online at the Illinois General Assembly. Your county treasurer, clerk and circuit court post their own records and forms.
Illinois Selling Guides
- How to Sell a House in Probate in Illinois
- Selling an Inherited House in Illinois
- Selling a House in Foreclosure in Illinois
- Selling a House With Delinquent Property Taxes in Illinois
- Selling a Vacant House in Illinois
- Selling a House With Bad Tenants in Illinois
Have a House in Illinois You Need to Sell?
Tell me about the house and what's going on. I'll give you a straight as-is number, and if a listing would leave you better off, I'll tell you.