Licensed real estate professional · Illinois & Florida Cash offers in 24 hours Zero fees, zero pressure
For Illinois & Florida homeowners

Sell your home
on your terms
— not someone else's.

Honest cash offers and flexible alternatives from a licensed local buyer. No pressure, no lowball games, no obligation — just real options for whatever situation you're in.

Licensed & insured Local in IL & FL No fees, ever Close in 7 days
Step 1 of 2 — Takes 30 seconds

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Enter your property address to see what options we can put on the table. No spam, no obligation.

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We'll review your property and reach out within 24 hours with no-obligation options.

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We'll review your property and reach out within 24 hours with real options tailored to your situation.

Need to talk sooner? Call (224) 829-1554

24hr
From inquiry to a real offer in your inbox
100%
Founder-run — not a call center or out-of-state LLC
5+
Flexible selling solutions, not just cash
$0
Fees, commissions, or closing costs to you
Why we're different

Not every home buyer plays the same game.

You've probably seen the bright yellow signs and gotten the postcards. Most are out-of-state investors looking for a lowball flip. We're a licensed, local operation — and our whole business model is built on giving you options, not pressure.

Licensed & accountable

Licensed real estate professional in Illinois and Florida — bound by the same rules and ethics as any agent. Not an anonymous LLC chasing the next quick flip.

Options, not ultimatums

Cash isn't the only tool in the box. Depending on your situation, you might get more by selling on terms, with seller financing, or a creative structure. We'll show you all the math.

Transparent from the first call

We walk you through how we calculate offers, what your alternatives are, and what a traditional sale would actually net. You decide what's best — we just give you a clearer picture.

Illinois born & based

We live here. We know the neighborhoods, the contractors, the courthouses. When you sell to us, you're working with someone who's actually invested in this state.

The process

Three steps. Zero pressure.

You're in the driver's seat the whole way. If our options aren't right for you, that's okay — we'll tell you what we'd do in your shoes anyway.

Tell us about your home

Submit your address (or call us). We'll do our research and ask a few quick questions about the property — no walkthrough required.

Get your options

Within 24 hours, we'll present multiple ways to sell — cash, terms, seller financing, hybrid deals, whatever fits. Plus an honest take on a traditional listing.

Close on your timeline

Pick the option that works for you. Close in 7 days or 90 — your call. We handle the paperwork, the title company, and the moving pieces.

Five ways we can buy

One size has never fit all sellers.

Most "we buy houses" companies offer one thing: a discounted cash price. We come with a full toolkit. Some options put more cash in your pocket. Others get you a faster close. We'll show you the trade-offs.

Option 01

Straight cash offer

The classic. Fast, certain, no contingencies. You walk away clean — usually in under 14 days.

Best when: Speed and certainty matter more than top dollar.
Option 02

Seller financing

You become the bank. We pay you monthly with interest — often netting tens of thousands more than a cash sale.

Best when: You don't need a lump sum and want monthly income.
Option 03

Subject-to existing financing

We take over your mortgage payments. Useful when you're behind, relocating fast, or have an attractive low rate.

Best when: You need out fast but don't have much equity yet.
Option 04

Cash + monthly payments

Some cash at closing for what you need now, the rest paid to you monthly with interest. The most flexible option — we engineer it around your actual situation.

Best when: You have equity, low or no mortgage, and want steady income alongside upfront cash.
Option 05

Novation agreement

We renovate and list it on the open market on your behalf — you collect more without paying for the work or fronting cash.

Best when: Your home needs work and you want retail-level pricing.
+ Honest advice

Or maybe... just list it.

If a traditional listing nets you more, we'll tell you. We'd rather lose the deal than waste your time with a bad fit.

No other "we buy houses" company will tell you this. We will.
Compare your options

The honest math, side by side.

Plug in your home's value and rough repair estimate. Watch how the same property nets very different amounts depending on how you sell it. No login. No email. Just numbers.

$
$
Option A

Straight cash offer

$0
Net to you · close in ~14 days
Time to close7–14 days
Fees & commissions$0
Repairs you pay for$0
Calculated as 85% of value minus repairs
Option B

Seller financing

$0
Total over 30 years
Down payment day one$0
Monthly income$0
For360 months
Full market price · 5% down · 4% interest · 30-yr
Option C

Traditional listing

$0
Net to you · close in ~90 days
Time to close60–120 days
Agent commission (6%)$0
Closing & concessions (2%)$0
Repairs you cover$0
Plus 3 months of holding costs
These are conversation-starter estimates. Your actual offer will reflect your specific property, condition, and current market — not a formula.

Want the real numbers for your home?

Get My Real Numbers
Situations we work with

Life happens. We get it.

People sell for all kinds of reasons — sometimes hard ones. We've worked through most of them, judgment-free.

Inherited property Probate, out-of-state, sibling disputes — we navigate it.
Facing foreclosure We can help you stop it before it hits your credit.
Needs major repairs Sell as-is. No cleaning, no contractors, no inspections.
Divorce or separation Clean break, fast close, neutral third party.
Tired landlord We can buy with tenants in place. No evictions needed.
Behind on payments We help homeowners avoid foreclosure and protect equity.
Job relocation Move on your timeline, not the market's.
Just want it done No agent. No showings. No surprises. Tell us the date.
Recent deals

Real numbers from real Illinois sellers.

A few recent transactions, anonymized. Every one of these started as a different "we buy houses" lead — and ended with the seller getting more than the lowball cash offer they were expecting.

Closed
Cicero, IL
Estate sale · Heirs out of state

Three brothers inherited a property none of them had visited in over a decade. They wanted out — fast — without flying back to Illinois to coordinate cleanouts, contractors, or showings. Cash close, we took everything as-is.

Closed in
9 days
Cleanup
Handled by us
Structure
Cash
Heir travel
Zero trips
Closed
Joliet, IL
Tired landlord · 23 yrs owning

Owner was burnt out managing a duplex but didn't want to evict good long-term tenants. We bought subject-to the existing mortgage, kept the tenants in place, and the owner walked away clean.

Closed in
11 days
Tenants kept
All 4
Structure
Subject-to
Net to seller
Full equity
Closed
Aurora, IL
Pre-foreclosure · 2 payments behind

Owner lost their job and was weeks from foreclosure. Other investors pitched a fire-sale cash deal. We brought the mortgage current, structured a creative exit, and got the owner $8,500 in relocation money.

To title
6 days
Credit impact
Preserved
Cash to seller
$8.5K
Foreclosure
Stopped

Names and identifying details changed to protect seller privacy. Specific terms vary by situation.

Real stories

What our sellers say.

Don't take our word for it. These are actual homeowners who came to us under real pressure — and chose to move forward.

"We inherited my dad's place and had no idea what to do with it. They didn't push us into anything — actually told us we'd net more by listing. We went the cash route anyway because we just wanted it done. Two weeks, no headaches."

MR
Maria R.
Oak Park, IL — Inherited home

"Three other investors offered me lowball cash. They sat down at my kitchen table and walked me through seller financing — I'll end up with about $40K more, paid monthly. Completely changed how I think about retirement."

DT
David T.
Joliet, IL — Tired landlord

"I was two payments away from foreclosure. Other buyers wanted me to sign in a panic. They paused everything, explained subject-to, and saved my credit. They didn't have to do that — they could have just bought it cheap."

JK
Jessica K.
Aurora, IL — Pre-foreclosure
Dustyn Blaszczak, founder of True Home Options
Licensed Illinois real estate professional
Meet your buyer

A local, licensed alternative to the postcard crowd.

I started True Home Options after watching too many homeowners get pressured into bad deals by out-of-state investors who don't know our neighborhoods, our laws, or care about the people in them.

Sellers deserve more than one option and a lowball price. They deserve transparency, real choices, and the chance to walk away if it isn't right. That's what this business is built on.

If you'd rather just talk, call me directly. No call center. No bait-and-switch.

— Dustyn Blaszczak, Founder
My pledge to you

Five things I'll always do — and one I'll never.

  1. I'll walk through my offer math, line by line. You'll see exactly how I arrived at the number — repairs, holding costs, my margin, all of it. No black box.

  2. I'll tell you what an agent would likely net you. Even if it's more than I'm offering. If a traditional listing is the right move, I'll be the first to say so.

  3. I won't ask you to sign anything on the first visit. Take the offer home. Sleep on it. Show it to your kids, your attorney, anyone you trust.

  4. When you call, you get me — not a call center. The phone on this site is my actual cell. I answer it.

  5. When you say "no thanks," that's the end of it. No follow-up texts, no Friday-night calls, no "just checking in" emails six months later.

Dustyn Blaszczak
Founder · True Home Options · Licensed Real Estate Professional

Put me to the test.

Call Dustyn directly Text instead
Questions

Straight answers.

If something's not here, just ask. We'd rather over-explain than have you wonder.

How is your cash offer calculated?
We start from what your home would sell for once it's fixed up and on the market. Then we subtract repair costs, holding costs, our minimum profit (we have to keep the lights on), and closing costs. The remainder is what we can offer. We'll walk you through every line.
Will I get less than I would on the open market?
A straight cash offer almost always nets less than a fully marketed retail sale — that's the trade for speed, certainty, and zero repairs or fees. But our creative options (seller financing, hybrid deals, novation) often beat or match retail. We'll show you both numbers side-by-side so you can decide.
Are there any fees or commissions?
Zero. No agent commissions, no closing costs, no inspection fees, no service charges. The number you agree to is the number that hits your account.
What if my home needs a lot of work?
Sell as-is. We mean it — leaky roof, hoarder cleanouts, decades of deferred maintenance. Don't fix a thing, don't even clean. We've seen worse.
How fast can we close?
A clean cash deal closes in 7–14 days. If you need more time, we'll match your schedule — 30, 60, or 90 days, even longer. Need to stay in the home for a bit after closing? We can structure that too.
Am I obligated to accept anything?
Not at all. You can ask for our offers, compare them to a real estate agent's analysis, sleep on it for weeks, and walk away with no hard feelings. We'd rather you choose us because it's the right fit — not because you felt cornered.
Ready when you are

Let's see what your real options look like.

Free, no-pressure, no-obligation. We'll review your property and respond within 24 hours.

Get My Free Offer Or call (224) 829-1554
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