Solutions for life's hardest moments

Facing a difficult situation?
We're here to help.

Family-owned local home buyers serving Chicago and the North Shore. Whatever your circumstances — foreclosure, probate, an inherited property, a life change — we listen first, treat you with respect, and only offer a solution if it actually helps.

Family-Owned
No Pressure
No Fees or Commissions
You Choose the Timeline
Circumstances we help with

Life happens. We've seen it all — and we don't judge.

The homeowners we work with aren't selling because they want to. They're selling because they need a way forward. Here are some of the most common situations we help with.

01

Foreclosure

Behind on mortgage payments or facing foreclosure proceedings. We can help you avoid the full impact on your credit and your future.

02

Probate & Inheritance

Inherited a home you can't or don't want to maintain. We understand the legal and emotional weight that comes with it.

03

Divorce or Separation

Selling fast and fairly is often part of moving on. We close discreetly and on your timeline, not anyone else's.

04

Major Repairs Needed

Roof, foundation, water damage — homes that won't sell traditionally without thousands in repairs. We buy as-is.

05

Difficult Tenants

Tired landlords with non-paying or destructive tenants. We can purchase even with tenants in place.

06

Job Loss or Relocation

A sudden change of plans shouldn't force you into a bad sale. We work fast when speed matters.

07

Medical or Family Crisis

When the home becomes a burden during a health crisis, we move with care — and at your pace.

08

Downsizing or Retiring

Ready for the next chapter without the hassle of showings, repairs, and waiting months on the market.

09

Something Else?

Every story is different. If your situation isn't listed here, talk to us anyway. The first conversation is always free.

Why we exist

A real story from the other side of the table.

"Most companies that buy houses see a transaction. I see the family — because I was the family."

When I was younger, my family went through foreclosure. I watched my parents try everything to save our home. As a kid, I tried to learn the process myself — too late. We lost the house.

That experience never left me. I learned firsthand how confusing, isolating, and unfair the process can feel when you're on the wrong side of it. And I learned that most "we buy houses" companies show up too late, with too little empathy, treating you like a transaction instead of a person.

I started Local Home Solutions to be different. Family-owned, locally rooted, and built around one promise: I'll listen first, treat you with respect, and only offer a solution if it actually helps you. If it doesn't, I'll tell you that too — and point you toward something that might.

If you're in a tough spot, you're not alone. Let's just talk first. There's no obligation, and no pressure ever.

Kevin Founder, Local Home Solutions
How we're different

Three ways to sell. Only one designed around you.

Most sellers think they have two choices: list with an agent, or take a lowball cash offer from an aggressive buyer. There's a third way.

Traditional Listing

Real Estate Agent

  • 6–8% commissions and fees
  • Repairs, staging, and cleanup before listing
  • Multiple showings and open houses
  • Often 3–6 months from list to close
  • Buyer financing can fall through
  • Closing costs typically yours to pay
High-Pressure Cash

Aggressive "Cash" Buyers

  • Lowball offers, take-it-or-leave-it
  • Constant calls, texts, and follow-up pressure
  • You're a transaction, not a person
  • Hidden fees revealed at closing
  • Long contracts that lock you in
  • Fast — but often not in your favor
How it works

Three honest steps. No tricks. No pressure.

i.

Tell us your situation

Fill out the form or give us a call. We'll have a real conversation — no scripts, no pressure. We just want to understand what's going on and what you actually need.

ii.

We listen, then offer

Within 24 hours, we'll review your property and your circumstances and come back with a fair, written, no-obligation cash offer — explained clearly so there are no surprises.

iii.

You decide. You're in control.

If our offer works for you, you pick the closing date — close in 7 days or 60, whatever fits your life. If it doesn't work, no hard feelings. That first conversation is always free.

Where we work

Serving Chicago & the North Shore.

We focus on Chicagoland and the Northern suburbs so we can stay local, responsive, and genuinely helpful — not a faceless out-of-state operation.

Chicago Neighborhoods

North Shore & Northwest Suburbs

ZIP codes served: 60601, 60602, 60603, 60605, 60606, 60607, 60610, 60611, 60613, 60614, 60618, 60622, 60625, 60626, 60630, 60631, 60639, 60640, 60641, 60645, 60646, 60647, 60651, 60654, 60656, 60657, 60659, 60660, 60661
Common questions

Honest answers to what most sellers want to know.

We've been asked everything. Here are the questions that come up most often — and clear answers. If yours isn't here, just ask.

How quickly can you close on my house?

As fast as 7 days, or as long as you need. You set the closing date — not us. If you need 30, 60, or 90 days to find your next place or settle affairs, that's fine. We work on your timeline.

Are there any fees, commissions, or closing costs I have to pay?

None. Zero fees, zero commissions, and we cover all standard closing costs. The number we offer is the number you walk away with — no surprises at the closing table.

Do I need to clean out the house or make repairs?

No. We buy houses completely as-is, in any condition. Take what you want and leave the rest — old furniture, junk in the basement, anything. We handle the cleanout. No painting, no staging, no inspections.

I'm behind on my mortgage or facing foreclosure. Can you still help?

Yes — this is one of the most common situations we help with. The earlier you reach out, the more options you'll have. Even if you've already received foreclosure notices, there's often still time to sell and protect your credit. We handle these cases with discretion and urgency.

I inherited a property in Chicago but I don't live there. Can you handle this remotely?

Absolutely. Many of our sellers are out-of-state heirs dealing with probate or an inherited home they can't manage from a distance. We coordinate with local title companies, handle paperwork digitally, and can close without you ever flying in.

How do you calculate your offer?

We base it on three things: comparable sales in your neighborhood, the property's current condition, and what it'll cost us to repair and resell. We'll walk you through the math line by line so you can see exactly how we got there. No black box, no high-pressure tactics.

What if I have tenants in the property who won't leave?

We can buy the property with tenants in place. You don't need to handle eviction, deal with non-paying renters, or wait for a lease to end. We take on that responsibility ourselves.

Why would I sell to you instead of listing with a real estate agent?

Honestly, sometimes you shouldn't. If your house is in good condition, you have time to wait, and you can handle showings, listing with an agent often nets you more money. We're the right choice when speed, certainty, or simplicity matters more than top dollar — and when repairs, fees, or a long process aren't options for you.

Is there any obligation if I request an offer?

None. The conversation is free, the offer is free, and you can walk away at any point. If our offer doesn't make sense for your situation, we'll often point you toward an option that does — even if it's not us.

Let's just talk first.

No obligation. No pressure. Whatever you're going through, we'll listen. And if we can't help, we'll point you to someone who can.

Tell Us About Your Situation →