I'm Brad Esposito. Family Property Buyers is based in St. Charles, and I buy homes myself. Office: 200 W River Dr, St. Charles, IL. Call or text 331-422-3828.

I'll get back to you within 2 hours when you call, text or send the form.

Just the address and a short conversation about the house and your timeline. Photos help, but they're not required for the first call. If we're a fit, I'll come see the property once.

No. A written cash proposal is information so you can compare options. Nothing is final until both sides sign a written agreement.

Primarily Kane County — including Aurora, Elgin on the Kane County side, Carpentersville, St. Charles and South Elgin — plus nearby Fox Valley areas we can reach from St. Charles. See my town pages for local detail.

You reach out, we talk, I walk the house once, you get a written offer within 24 hours of our first visit or meeting, and if you accept we close through a title company on a date you pick. Full steps: /how-it-works.

Once title is clear, we close on the date you pick — soon or later. Probate, liens or a tight payoff deadline can change the timing, and I'll tell you that up front.

Yes. Some sellers need weeks to move or sort belongings. Say what you need and we'll build the timeline around it when title allows.

A title company handles the closing. You can have your own attorney.

It's your choice, and I'd encourage you to have one. If probate, foreclosure or a tax sale is involved, talk to an attorney before you sign anything.

Usually, yes. You're trading some price for speed, certainty and no repairs. If the house is in good shape and you have time, listing may net you more — and I'll say so.

There's no listing-agent commission in a direct purchase with us, and I don't ask for an upfront fee to look at the house. Your written offer shows your number before you sign.

When you sell to us as-is, we cover closing costs. Your written offer shows your number before you sign. You pay your own attorney if you choose to hire one.

Yes — when we're moving toward a signed agreement, I can provide the proof of funds your attorney or title company needs. Ask and I'll arrange it.

No. I buy as-is for my purposes. You don't need to remodel, stage or chase contractor bids for me.

No. Take what matters to you and leave the rest. We handle the cleanout.

Tell me what's open when we talk. We buy as-is: no showings, no repairs needed.

I walk through the house once before I make an offer. We buy as-is: no showings, no repairs needed.

Often, yes. Large liens can affect whether a sale works, and I'll say so early. Your attorney confirms the details.

Sometimes. Please talk with a HUD-approved housing counselor or an Illinois attorney first — keeping the house may still be possible. If you still want to sell after that advice, we can discuss a cash purchase.

Unpaid taxes and penalties are usually cleared at closing from the sale price. If taxes were already sold at a tax sale, talk with an Illinois attorney before signing.

Often yes, once the right person has authority to sign. That may mean probate, a trust, joint tenancy or another title path — your estate attorney confirms who signs. I work alongside that attorney; I don't replace them.

Sometimes, when the executor or administrator has authority to sell. Your probate attorney confirms what your case allows.

Yes, if both owners agree and any required court order allows it. Your attorneys confirm the details.

Tell me about the lease and the tenants. I'll say up front whether I can buy with them in place or whether vacant possession is needed.

Yes — see our page on selling a home to pay for senior care. Talk with your family's attorney or advisor about care and eligibility questions; I handle the house purchase side.

Across Kane County, with deeper pages for Aurora, Elgin (Kane side), Carpentersville, St. Charles and South Elgin. See my local pages for Aurora, Elgin (Kane side), Carpentersville, St. Charles, South Elgin and Geneva.

No. For Elgin I focus on the Kane County side only. Your tax bill shows the county.

Not for selling to me. I buy anywhere in Aurora. Details on the Aurora page.

200 W River Dr, St. Charles, IL 60174. Call or text 331-422-3828, or email [email protected].

When the house is in good shape, you aren't under a hard deadline, and you can handle showings. A good agent will often net you more. I say that on purpose — I'm not a vulture.

Yes. Compare written offers, proof of funds, and how closing works. Use your own attorney.

Ask for a written offer, proof of funds, a title-company closing, and no upfront fee to "hold" the deal. Avoid anyone who pressures you to skip an attorney. More on /how-it-works and this FAQ.

I'm building the business the honest way and I'm not pasting testimonials I don't have. Ask me for references from closings when available, and verify anything independently.

No. Take the time you need. Deadlines that come from a lender, court or tax sale are real — those aren't my invented urgency.