Sell Your Tax-Delinquent Property in Chicago
Behind on property taxes? Don't lose your home at the Cook County tax sale. We buy tax-delinquent properties for cash and handle the back taxes at closing.
Get My Free Cash OfferBehind on property taxes? Don't lose your home at the Cook County tax sale. We buy tax-delinquent properties for cash and handle the back taxes at closing.
Get My Free Cash OfferThe Cook County Treasurer's Office follows a strict process for collecting delinquent property taxes. Each step puts your property at greater risk. Here is what you are facing.
Cook County holds an annual tax sale where delinquent property taxes are sold to investors. Once your taxes are sold, the buyer receives a tax lien and can eventually petition for a tax deed, transferring ownership of your property.
Cook County charges 1.5% per month in penalties on delinquent property taxes. After the annual tax sale, the tax buyer charges interest rates of 12-36% per year on the amount they paid. These costs add up fast and can quickly exceed the original tax amount.
If you don't redeem (pay off) the tax buyer within the redemption period (typically 2-3 years for residential property), they can petition the court for a tax deed. Once granted, you lose all ownership rights and equity in the property.
Understanding where you are in the process is critical to protecting your equity. The further along the timeline you are, the more urgency there is to act.
Cook County property taxes are paid in two installments. The first installment is typically due in March, and the second installment is due in August. Missing either payment starts the delinquency clock.
As soon as the due date passes, penalties begin accruing at 1.5% per month on the unpaid amount. The Treasurer's Office sends delinquency notices, but many property owners miss them or don't realize the consequences.
Delinquent taxes are sold to investors at the annual tax sale. The investor pays your back taxes and receives a tax lien certificate against your property. You still own the property, but the clock on the redemption period starts ticking.
During this window, you can "redeem" the property by paying the tax buyer the amount they paid plus interest (12-36% annually). This is your opportunity to save your property, but the cost grows every month.
After the redemption period expires, the tax buyer petitions the Circuit Court of Cook County for a tax deed. They must provide notice to the property owner and any other parties with an interest in the property.
If the court grants the tax deed, ownership transfers to the tax buyer. You lose all rights to the property and any equity you had. At this point, you may also face eviction proceedings.
We can buy your property at ANY point before the tax deed is granted. The earlier you act, the more equity you preserve.
Get My Offer NowSelling a tax-delinquent property to us is straightforward. We handle the complexity of back taxes, liens, and redemption so you don't have to.
Call us at (630) 290-9959 or fill out the form below. Tell us about your property and tax situation. We will review your tax status with the Cook County Treasurer's Office and assess your options at no cost to you.
We evaluate the property based on its location, condition, and comparable sales, then present a fair cash offer. We factor in all delinquent taxes, penalties, and interest so there are no surprises. You will receive a clear breakdown showing exactly what you walk away with.
Accept our offer and we handle the rest. We pay off all back taxes from the sale proceeds at closing, redeem the property if necessary, and clear any other liens. You walk away with cash in hand. We can close in as few as 7 days.
A tax deed case can put ownership and equity at serious risk. Selling before the court process is finished may let you preserve value and move forward with a clean closing.
If a tax deed is granted, you lose all the equity you have built in your property. Selling now means you keep whatever remains after paying off the delinquent taxes and penalties. For many homeowners, this is tens of thousands of dollars they would otherwise forfeit entirely.
You do not need to come up with the money to pay your back taxes before selling. We pay all delinquent taxes, penalties, and interest directly from the sale proceeds at closing. The title company handles the disbursements so everything is transparent.
The tax deed process is adversarial. The tax buyer has financial incentive to take your property. Once a tax deed petition is filed, you are in a court battle with tight deadlines and mandatory notices. Selling before that point eliminates this threat entirely.
We buy your property in its current condition. Deferred maintenance, outdated systems, cosmetic issues, structural problems: none of it matters. You do not need to spend a single dollar fixing up the property before we buy it.
There are no realtor commissions, no title fees, and no closing costs for you to worry about. The offer we present is the gross amount applied to the sale, and after the taxes and liens are paid from proceeds, the remainder is yours.
Once you close, the tax situation is behind you. No more penalty letters, no more worrying about a tax deed petition, and no more accruing interest. You have cash in hand and the freedom to move forward without a delinquent property hanging over your head.
Yes, as long as you are still within the redemption period. You maintain ownership during this time. We can buy your property and handle the redemption (paying off the tax buyer) as part of the closing process. The key is acting before the tax buyer petitions for a tax deed and before the redemption period expires.
You can check your tax status at the Cook County Treasurer's website (cookcountytreasurer.com) or call their office directly. We can also research this for you at no cost. Just give us your Property Index Number (PIN) or property address and we will pull the full tax history, including any penalties and interest that have accrued.
Yes, in most cases. The delinquent taxes, penalties, and any other liens are paid from the sale proceeds at closing. You receive the remaining equity. Before you commit to anything, we provide a clear breakdown showing the sale price, every deduction (taxes, penalties, liens), and the exact amount you will walk away with. There are no hidden costs or last-minute surprises.
We regularly buy properties with both delinquent taxes and outstanding mortgages. All amounts owed (mortgage balance, delinquent taxes, penalties, and any other liens) are paid from the sale proceeds at closing. If you are underwater (owe more than the property is worth), we may be able to negotiate with your lender on a short sale. We will evaluate your situation and explain your options clearly before you make any decision.
For residential properties (6 units or fewer), the redemption period is typically 2 years and 6 months from the date of the tax sale. For commercial property or vacant land, the redemption period is shorter, ranging from 6 months to 2 years depending on the property type and circumstances. During the redemption period, you still own the property and have the legal right to sell it. The sooner you act, the less interest and penalties accumulate.
We buy tax-delinquent properties and handle the back taxes, so you can walk away clean.
Get Your Free EstimateLegal Information Disclaimer: The legal information on this page has been compiled with research assistance from Chicago Family Attorneys, LLC. This content is for general informational purposes only and does not constitute legal or financial advice. We strongly recommend consulting with a licensed Illinois attorney for guidance specific to your situation.
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Get a cash offer and protect your equity before it's too late.