Family-Owned & Operated
Buying homes throughout Chicagoland — city + suburbs

A real offer.
And real options
most buyers won't give you.

Most "we buy houses" companies in Chicago hand you one number on a take-it-or-leave-it basis. We give you a fair cash offer and alternative paths — so the right choice fits your life, not ours. From the North Shore to the south suburbs to the heart of the city.

100% No fees, ever
7 days Or your closing date
As-Is No repairs or cleaning

Get your offer in 24 hours.

No fees, no obligation, no pressure. We'll walk you through every option that fits your situation.

We never share your info. One conversation, no follow-up spam.

You pick the timeline

Close in 7 days, or 90 — whichever works for you.

Sell as-is, every time

Skip repairs, showings, staging, and cleanup.

Zero fees or commissions

You see the offer. You keep the offer.

What sets us apart

Most buyers offer one path. We open several.

Your situation isn't a template. Some homeowners need cash fast. Others want top dollar and don't mind waiting a few months. Some need creative financing to make the numbers work. Whatever the case — we'll lay out every option that fits, and let you choose.

Option 01

Straight cash offer

A fair, all-cash offer with proof of funds, fast inspection, and your choice of closing date. No financing contingencies. No surprises.

Best for: speed & certainty
Option 02

Seller financing

You become the bank. We pay you over time at a price closer to retail, with predictable monthly income — often more total than a discount cash sale.

Best for: maximizing total return
Option 03

Subject-to

We take over your existing mortgage payments and the deed transfers to us. Particularly useful when there's little equity and you need a fast, clean exit.

Best for: low or no equity
Option 04

Novation

We list and sell the property on the open market on your behalf — without you doing the work — and you walk away with a guaranteed net.

Best for: top-dollar without the hassle
Option 05

Honest referral

Sometimes the best move is a traditional agent. If that's you, we'll say so — and connect you with one we trust. No fee. No catch.

Best for: when we're not the answer
Side by side

Which option actually fits your situation?

The same house can be sold five different ways with five different outcomes. Here's a quick read on the trade-offs — speed, net to seller, effort required, and which scenario each is built for.

Cash Offer Seller Financing Subject-to Novation Traditional Listing
Timeline 7–14 days 14–30 days 7–21 days 30–90 days 60–180 days
Net to seller
Sell as-is
Showings None None None Optional Many
Closing costs We cover We cover We cover We cover ~6–8% to seller
Best for Speed & certainty Maximum total return Low/no equity Top dollar, no hassle Time & ready-to-show home
← Swipe to compare more options →
How it works

Three steps. No pressure at any of them.

From first call to closing, the process is built around clarity. You'll always know what comes next, and you can step away at any point — no penalties, no awkward sales follow-up.

i

Tell us about your home

Quick form or a 5-minute call. We'll ask about the property, your timeline, and what you'd ideally walk away with.

ii

Review your options

Within 24 hours, we'll lay out every option that fits — usually 2 to 4 — with the real numbers behind each one.

iii

You choose. We close.

Pick the path that works. We handle title, paperwork, and closing — at the speed you set, with a local title company.

Where we work

Throughout the city. Across every suburb.

From a brick three-flat in Logan Square to a Victorian in Oak Park to a ranch in Tinley Park — we know Chicagoland housing stock, and the local title companies, appraisers, and inspectors who make a clean close possible.

City of Chicago

Lincoln Park · Lakeview · Wicker Park · Bucktown · Logan Square · Andersonville · Edgewater · Uptown · West Town · Humboldt Park · Hyde Park · Bridgeport · Bronzeville · Beverly · Pilsen · West Loop · Avondale · Albany Park

North & Northwest Suburbs

Evanston · Wilmette · Winnetka · Glencoe · Highland Park · Northbrook · Glenview · Skokie · Park Ridge · Des Plaines · Mount Prospect · Arlington Heights · Palatine · Schaumburg · Hoffman Estates · Buffalo Grove · Niles · Lake Forest

West Suburbs

Oak Park · River Forest · Forest Park · Berwyn · Cicero · Elmhurst · Hinsdale · Western Springs · La Grange · Lombard · Wheaton · Glen Ellyn · Downers Grove · Naperville · Aurora · Geneva · St. Charles · Bartlett

South & Southwest Suburbs

Oak Lawn · Tinley Park · Orland Park · Mokena · New Lenox · Frankfort · Lemont · Lockport · Bolingbrook · Plainfield · Joliet · Homewood · Flossmoor · Olympia Fields · Burbank

Don't see your area? Reach out anyway — we cover the full Chicagoland metro and neighboring counties, including parts of McHenry, Lake, Kane, DuPage, Will, and Kendall.

Built for real life

Selling a home is rarely just selling a home.

Behind every sale is a story. We've worked with homeowners navigating each of these — and structured the deal around what they actually needed.

Inherited property

Out of state, multiple heirs, or simply more house than you needed.

Behind on payments

Pre-foreclosure, missed mortgage payments, or tax liens to settle.

Major repairs needed

Foundation, roof, plumbing — homes that won't pass a buyer's inspection.

Relocating fast

New job, military move, family in another state — closing on your timeline.

Divorce or split

Clean, fast, private — handled with discretion and without drama.

Tired landlord

Done with tenants, repairs, and late-night calls. We can buy with tenants in place.

Downsizing

Empty nest, retirement, or simply too much house — sell on your terms.

Something else?

If it involves a house and a complicated situation, we've probably seen it.

Recent work

Different homeowners. Different paths.

Real properties. Real outcomes. Addresses kept private out of respect for the sellers.

Brick two-flat building purchased in Chicago
Cash · Chicago

Tired landlord, brick two-flat

Owner was done with tenants, repairs, and late-night calls. We bought the building with tenants in place — no vacancy required, no eviction needed — on the owner's preferred closing date.

Result: Cash close in 21 days, tenants stayed
Two-story home in Aurora, IL with dark blue siding
Seller financing · Aurora

Pre-foreclosure rescue

Owner three months behind on payments. Needed the bleeding stopped immediately, but also wanted long-term income from the equity rather than a steep cash discount.

Result: Foreclosure halted, monthly income for 8 yrs
Boarded-up home with stone chimney purchased in Rockford, IL
Cash · Rockford

Code violations & tax liens

Property had multiple open code violations and back tax liens that the owner couldn't resolve. No traditional buyer or lender would touch it. We bought as-is, cleared the title, and handled every violation post-close.

Result: Liens resolved, clean walkaway for seller
Split-level home in Lake Zurich, IL with brown shutters and a brown garage door
Novation · Lake Zurich

Downsizing after the kids moved on

Empty nesters with a beautiful but oversized family home. They wanted top-dollar without months of showings, repairs, or open houses on their schedule. We listed and sold the property on their behalf.

Result: Top dollar netted, zero showings on seller's calendar
High-rise condominium tower in Palatine, IL
Cash · Palatine

Inherited high-rise condo

Family inherited a condominium unit and neither party wanted to deal with HOA dues, monthly assessments, or property management from across the country. They wanted a clean handoff and equal proceeds.

Result: Cash close, HOA transfer handled by us
Split-level home with attached garage in Buffalo Grove, IL at dusk
Cash · Buffalo Grove

Tax delinquent, no clear path

Owner facing accumulating tax liens with no realistic way to settle and no buyer willing to take it on. We bought the home as-is, paid off the back taxes at close, and cleared the title completely.

Result: Taxes resolved, fresh start for the seller
Green ranch home in McHenry, IL on a snowy lot
Seller financing · McHenry

Vacant for years, major repairs

The home had sat vacant for years with burst pipes and non-working mechanicals — the kind of property a traditional buyer's lender won't approve. We structured it as seller financing so the owner avoided a steep as-is cash discount and earned over time instead.

Result: Sold fully as-is, seller paid over time
Brick bungalow in Chicago, IL
Subject-to · Chicago

Brick bungalow, payments taken over

A subject-to purchase where a straight cash offer couldn't make the numbers work. We took over the existing mortgage payments and the deed transferred to us — a clean exit without the seller bringing money to closing.

Result: Payments taken over, clean exit for the seller
Brick three-flat greystone in Chicago, IL
Subject-to · Chicago

Three-flat, mortgage kept current

A multi-unit building taken over subject-to the existing financing. We kept the mortgage current and stepped in on the property so the owner could move on without a traditional listing or a gap in payments.

Result: Mortgage kept current, owner moved on clean
In their own words

Real homeowners. Real outcomes.

Unedited reviews from sellers we've worked with. Names abbreviated for privacy.

"

Working with Dustyn at True Home Options was a great experience. The property needed repairs, and we didn't want to deal with cleaning it out, fixing it up, or listing it the traditional way. Dustyn gave us multiple options, explained the pros and cons, and made the process simple from start to finish. True Home Options is not your typical cash house buyer — they actually care about helping homeowners find the right solution.

DB
Daniel B.
Verified Seller
"

Dustyn is a very creative problem solver. He didn't just throw out a low cash offer and disappear — he actually took the time to understand our situation and explain different ways True Home Options could help. His communication was great, and we felt comfortable the entire time. If you want someone who thinks outside the box and truly tries to help, I would recommend Dustyn.

MD
Michael D.
Verified Seller
"

Dustyn with True Home Options was honest, helpful, and easy to work with. He gave us options, explained everything clearly, and made the process feel simple. Highly recommend this family-owned company if you're thinking about selling your house.

KL
Karen L.
Verified Seller
"

We contacted True Home Options regarding an inherited property and had no idea where to start. Dustyn was patient, knowledgeable, and helped us understand our options. He explained how they could buy the home as-is, help with the cleanout, and make the process easier on our family. It felt like we were working with someone local who genuinely cared, not just another investor trying to make an offer.

NT
Nicole T.
Verified Seller
"

I spoke with Dustyn about my mom's house, and he was very kind and patient. He understood that it wasn't just a house to us, and that really stood out.

NT
Nancy T.
Verified Seller
"

Good experience overall. Dustyn was responsive and straightforward. No games, no pressure.

BF
Brian F.
Verified Seller
"

True Home Options was helpful, honest, and local. Dustyn didn't pressure us and gave us a clear breakdown of what selling the house as-is would look like.

KA
Kevin A.
Verified Seller
"

I was nervous about talking to a cash buyer because I didn't know what to expect. Dustyn made me feel comfortable and explained that we had more than one option. I appreciated the honesty.

DH
Donna H.
Verified Seller
"

Simple process and good communication. I had a lot of questions in the beginning, and Dustyn was always willing to answer them.

EJ
Eric J.
Verified Seller
"

Very thankful we found True Home Options. Dustyn took the time to explain everything and treated our situation with care.

PW
Patricia W.
Verified Seller
"

True Home Options helped us with a house that had been sitting for a while and needed repairs. We didn't want to clean it out, list it, or deal with showings. Dustyn made everything simple.

SL
Susan L.
Verified Seller
"

I liked that this felt like working with a local person, not some big company or call center. Dustyn was honest, respectful, and very easy to work with.

MD
Michelle D.
Verified Seller
"

True Home Options was different from the other companies I talked to. They didn't just give me a low offer and expect me to take it. Dustyn explained the numbers and helped me compare a few different options.

AC
Anthony C.
Verified Seller
"

Very professional and honest. I appreciated that Dustyn wasn't pushy at all. He explained the process clearly and gave me time to think everything over.

LM
Linda M.
Verified Seller
"

Dustyn was easy to talk to and didn't make me feel rushed. I had spoken with a few other cash buyers before True Home Options, and most of them just threw out a number without really explaining anything. Dustyn actually walked me through my options and helped me understand what made sense.

JR
James R.
Verified Seller
By the numbers
100+
Families Helped
5+
Years Serving Chicagoland
$100M+
In Offers Made
A 60-second message from Dustyn

Hear directly from the founder about what True Home Options stands for and why we do this work.

Dustyn Blaszczak, Founder of True Home Options, standing in front of a home
Dustyn Blaszczak Founder · Family-Owned & Operated
Behind the name

True Home Options is built around one promise.

True Home Options was built after seeing too many homeowners get wrongly guided, pressured, or handed offensively low offers during already stressful situations. Dustyn wanted to create a company that felt different — one built on honesty, patience, and real options instead of one-size-fits-all cash offers.

As a family-owned and operated company, True Home Options treats every homeowner like a real person, not just another property address. Whether you're dealing with an inherited home, a property that needs repairs, foreclosure stress, or simply want to understand what your house is worth — the goal is to help you make a confident decision with clarity and no pressure.

The Founder's Promise

If I can't structure a deal that genuinely helps you, I'll tell you so — and point you to someone who can. No fees. No hard pitch. No exceptions.

— Dustyn
Founder, True Home Options
Questions, answered

What homeowners actually ask.

How is your offer different from other "we buy houses" companies?
Most cash buyers give you one number — usually a steep discount, sold as your only option. We give you the cash number too, but we also show you what else is possible: seller financing, subject-to, novations, even an honest referral to a traditional agent if that's the better play. You see the math behind each one. You choose.
Are there any fees, commissions, or closing costs?
None on our side. We don't charge fees, we don't take commissions, and on a typical cash deal we cover standard closing costs. The number we offer is the number you walk away with — give or take any liens or payoffs on the property itself.
Do I have to do any repairs or cleaning before you buy?
No. Sell completely as-is. Leave anything you don't want — we'll handle the cleanout. Whether the property needs $2,000 in cosmetics or $80,000 in structural work, our offer accounts for it. You don't pay for repairs, ever.
How fast can you actually close?
On a straight cash deal with a clean title, as few as 7 days. More typical is 14–21 days. If you'd rather wait — for a kid to finish school, for a new place to be ready, for tax timing — we'll set the closing date around your calendar, not ours.
What if my mortgage is more than the home is worth?
That's actually one of the situations where our creative options shine. Subject-to and novation structures are specifically built for low- or no-equity scenarios where a cash offer simply can't make the numbers work. We'll walk you through what's possible without judgment.
How do I know I'm getting a fair number?
We show our work. When we present an offer, we walk you through comparable sales, our estimate of repair costs, and the assumptions behind the number. Get a second opinion. Talk to an agent. Get a real appraisal. We've never been afraid of homeowners knowing exactly what their home is worth.
Do you only buy homes in the Chicago area?
Chicago and the surrounding suburbs are our primary market — that's where we know the neighborhoods, the housing stock, the title companies, and the appraisers. We do occasionally buy homes in Florida as well, where we hold additional licensing. If you're outside Chicagoland and want to chat, reach out anyway — worst case we'll point you to someone we trust in your area.
Are you licensed?
Yes. Our founder holds an active Illinois real estate license, and we operate in full compliance with the regulations governing real estate transactions in each state we work in. We're happy to share license details on the first call.

Tell us about the house. We'll handle the rest.

Free, no-obligation offer in 24 hours. One short conversation. Every option on the table.

Get my offer → Call (847) 925-7731
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