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Illinois Probate, Inherited & Distressed Property Specialists
Our Probate, Inherited & Distressed Home Sales team at RE/MAX Future helps Illinois administrators, heirs, and homeowners sell difficult properties throughout the greater Chicago area.
Whether you’re dealing with an inherited house during probate, facing foreclosure, or own a property that needs to be sold as-is, there is a clear path forward for every homeowner.
Selling a Challenging Property Requires a Different Approach
Some properties are in disrepair. Others are filled with personal belongings, have been vacant for years, or are being handled by someone who lives hundreds or thousands of miles away.
We specialize in these situations. As Certified Probate Real Estate Specialists (CPRES) and Certified Distressed Property Experts (CDPE), we bring specialized experience to properties that require more than a traditional listing approach.
Rather than assuming every property should follow the traditional listing process, we look at the property’s current condition, your particular circumstances, and the available selling options. You may be settling an estate, trying to stop a foreclosure, dealing with a house that needs too much work, or simply ready to move on from a property you no longer want.
Whatever brought you here, we can help you understand your options and determine the most practical way to sell. An informed decision is the right decision.
Illinois Probate Real Estate Services
Illinois probate and inherited property sales are a major part of our business and one of our core areas of expertise. As an experienced Illinois probate real estate agent team, we help local and out-of-state executors, administrators, heirs, and trustees manage inherited properties in every condition.
Whether you need to sell a house in probate in Cook County or manage an estate property anywhere across the collar counties, many of our clients are balancing these responsibilities from hundreds of miles away.
Selling an inherited property can involve personal belongings, property cleanouts, municipal requirements, repairs, multiple heirs, vacant-property concerns, and other issues that go well beyond simply listing the house. We oversee those details while keeping your probate attorney informed and focused on the legal side of the estate.
Quick cash offer companies can provide convenience, but they may also leave significant equity on the table. Our proven strategy allows you to net an average of 18.9% more than off-market cash offers. You get the agility of an investor paired with the reach of the RE/MAX Future marketing engine.
Your attorney handles the legal side of the estate. We handle the real estate.
Selling an Inherited House in Illinois?
Find answers to your probate questions today!
WHO WE SERVE
Home Selling Solutions for Illinois Homeowners
Beyond probate and inherited property sales, we also help homeowners and landlords dealing with a wide range of challenging circumstances. The right selling strategy depends on the property, your timeline, and what you need to accomplish.
Behind on Mortgage & Facing Foreclosure
If you’re behind on mortgage payments, have received a notice of default, or are facing a sheriff’s sale, we help you evaluate your options and determine whether selling the property can resolve the debt before foreclosure.
Selling Distressed Property As-Is
Some homes need repairs, cleaning, updates, or simply more work than the owner wants to take on. We specialize in selling properties in their current condition and help you determine whether an as-is MLS sale, private sale, or another option makes sense.
Selling if You Live in a Different State
You don’t have to live in Illinois to sell an Illinois property. We provide local oversight, coordinate cleanouts, emergency repairs and other practical details, and keep the sale moving while you manage the property from another state or country.
Sell an Illinois Home Remotely
Vacant or Abandoned House
Unoccupied homes quickly drain money through property taxes, high insurance rates, utility costs, and maintenance, not to mention the risk of vandalism. We coordinate cleanouts, necessary services, and the sale so you can move forward without constantly traveling to the property.
Sell a Vacant Property
Cluttered or Hoarder House
Whether a property contains years of accumulated belongings or requires a complete cleanout, you do not have to empty the house before contacting us. We can arrange the removal of unwanted items and prepare the property for sale based on the selling strategy you choose.
Sell a House Full of Belongings
Unwanted Rental Property
Non-paying tenants, lease issues, property damage, maintenance problems, or simply being tired of managing a rental can make it time to move on. We help landlords sell rental properties as-is, whether occupied or vacant, without taking on another round of repairs or tenant-related problems.
Sell a Rental Property
Downsizing or Moving to a Senior Home
Moving into a smaller home or transitioning to an assisted living facility often means dealing with years of belongings and a property that needs to be prepared for sale. We can coordinate decluttering, cleanout and other practical details so you can focus on the move itself.
Sell when Downsizing
Delinquent Taxes or Municipal Liens
Back taxes, municipal liens, tax certificates, and judgment claims can complicate a property sale and affect how much equity is available to the seller. We help identify these issues early and coordinate with the appropriate professionals to determine how they can be addressed as part of the sale.
Sell with Back Taxes
Not Exactly Sure Where You Fit?
Not every property or selling situation fits neatly into one of these categories. You may have an unusual property, a complicated ownership situation, or simply be unsure where to start. Start by finding out what your property could be worth today and how much equity you may have.
Additional Services for Illinois Homeowners
Selling a difficult property often requires more than the real estate transaction itself. From specialized executor real estate services in DuPage County to property cleanouts and municipal pre-sale requirements, we provide hands-on support for the practical issues that can complicate a sale.
Current Condition Property Valuation
Accurate property values are essential – whether evaluating back-tax debt, handling an heir buyout, or comparing open-market listing value against cash investor offers. Backed by over a decade of valuation experience for institutional and private sellers, we provide free, comprehensive valuation reports to help you make informed decisions.
Full Property Cleanout & Haul-Away
From decades of accumulated personal belongings to full hoarder house cleanouts, our trusted local crews handle jobs of any size. We manage the removal of furniture, trash, appliances, and yard debris so you never have to do heavy lifting or hire outside contractors.
Estate & Personal Property Sales Coordination
If your sale involves liquidating personal belongings, furniture, or tools, our team arranges third-party estate sale partners on your behalf. We manage the logistics from start to finish, so the property gets cleared out while maximizing the value of your personal items.
Presale Preparation & Strategic Repairs
A growing number of Illinois municipalities require a pre-sale inspection before a property can be transferred. Depending on the municipality, the inspection may identify safety violations or repairs that must be completed, or require funds to be placed in escrow before the sale can proceed.
We help sellers understand these requirements, identify what needs to be addressed and handle the necessary work or escrow arrangements so the property can move toward closing.
Vacant Property Oversight
For vacant properties, we can help with locksmith services, weekly drive-by inspections, emergency repairs, winterization and other issues that need attention while the property is on the market.
SUCCESS STORIES
Real Homes. Real Challenges. Real Sales.
Here are a few examples of how we’ve helped sellers navigate challenging property sales in Cook, DuPage, Lake, and the collar counties.
Probate Property Sale in Mount Prospect, Illinois
An administrator living in Wisconsin inherited a vacant townhouse in Cook County. We resolved HOA issues, prepaid the property cleanout and listed the home as-is. It received a conventional owner-occupant offer $6,000 over asking within five days.
Read the full Mt Prospect as-is probate property sale story.
As-Is Inherited Home Sale in Elmhurst, Illinois
Two siblings inherited an older home in DuPage County. We listed the property as-is and attracted a builder who recognized its potential. It sold for $46,000 more than the highest cash offer.
Read the full Elmhurst As-is home sale story.
Out-of-State Probate Sale in Buffalo Grove, Illinois
An out-of-state administrator inherited a home in Lake County and needed to manage the sale remotely. We coordinated the relative move-out, estate sale and cleanout, then listed the property as-is. It sold for $459,000, or $74,000 more than the highest off-market offer.
Testimonials
What Our Clients Say
Bobby was terrific in helping me since I was an out-of-town estate administrator attempting to sell a house out of probate in the wintertime. He was very prompt and efficient to quickly list the house and was rapidly able to get 4 offers. Bobby checked on the status of the house regularly and he was very supportive throughout the closing. Bobby is an outstanding real estate agent, particularly if one is dealing with a probate sale.
Marshall G.
Chicago, IL
Bobby made the process of selling my father’s house through an auction painless. He answered all of my questions promptly and kept me informed. I would recommend selling your house via Bobby and the auction process. It was easy and sold for more than what I was offered through those we buy houses places.
Natalie B.
Lynwood, IL
Losing a loved one is tough enough but never more so than when you must manage their estate from a distance. Bobby was present when I couldn’t be there to oversee the cleaning out of my brother’s house, ensure it was secure, check on it after storms blew through the area, monitor the open houses, be my advocate with buyers, present it in the best possible light, and be there at the closing to ensure a smooth transition. I could not be happier with the outcome. I highly recommend his services.
Georgeanne R.
Hoffman Estates, IL
AREAS WE SERVE
Serving Home Sellers Throughout the Greater Chicago Area
We serve homeowners, heirs, executors, administrators, trustees and landlords across Cook, DuPage, Lake, Kane, McHenry and Will Counties.
Lake County
Serving Buffalo Grove, Waukegan, Lake Bluff and the North Shore
McHenry County
Crystal Lake, McHenry, Richmond and surrounding communities
Will County
Joliet, Bolingbrook, Plainfield and the far Southwest suburbs
HOW IT WORKS
A Clear, Seller-First Approach to Selling Your Home
We start by evaluating the property, understanding your challenges and identifying the selling options available.
Then we help you choose a strategy and handle the details through closing.
Step 1: Understand Your Situation
We start by listening. Understanding your goals, timeline, and challenges is much more important than suggesting a one-size-fits-all solution.
Step 2: Build the Right Selling Strategy
Depending on your needs, this may include selling as-is, preparing the home for market, coordinating cleanout or emergency repairs, or exploring time-sensitive options.
Step 3: Execute & Guide You Through Closing
Once you decide how you want to proceed, we manage the real estate side of the transaction and guide you through closing so there are no surprises.
Find Out What Your Illinois Property Could Sell For
Whether you’ve inherited a home, are responsible for a probate property or own a house that needs more work than you want to take on, start with an objective valuation.
Contact Us today for a Free, No-obligation Consultation