We Buy Houses in Montgomery, IL – Honest Cash Offers, on Your Timeline

Name: Family Property Buyers
Address: 200 W River Dr, St. Charles, IL, 60174, US
Telephone: 331-422-3828
Price range: No fees or commissions

Montgomery sits in two counties. I'll help you figure out which rules apply to your house, then make you an offer.

Get My Cash Offer or call/text 331-422-3828

Two-story brick house with a two-car garage and a landscaped front yard

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If you're selling in Montgomery, here's what I do

Brad Esposito here. My family runs Family Property Buyers out of St. Charles, and I buy Montgomery houses from owners without a listing. I see the house once, then give you a written offer within 24 hours of our first visit or meeting. Whether to take it is entirely up to you.

If a regular sale through an agent would probably leave you with more, I'll tell you so.

Kane or Kendall: which rules apply to your Montgomery house?

The village describes itself as two counties and four townships. Its township page lists Aurora, Bristol, Oswego and Sugar Grove. Aurora and Sugar Grove townships are in Kane County; Bristol and Oswego are in Kendall County. So the rules that apply to your sale are the ones for the county your parcel sits in, not the one on your mailing address.

	Kane County parcel	Kendall County parcel
Township assessor	Aurora or Sugar Grove Township	Bristol or Oswego Township (Oswego's office: 99 Boulder Hill Pass)
Property tax bill	Kane County	Kendall County
Village final water read	Same on both sides: Village of Montgomery

The village rules, like the final water bill below, are the same on either side. I look up the parcel number first so nobody is guessing.

Why two neighbors can have very different tax bills

According to the village, Montgomery takes in four townships, two counties, five school districts, five fire protection districts, two park districts and two library districts. Each one sets its own rate, so property taxes vary from one part of the village to another. The village also notes it has no municipal fire department; five independent fire protection districts cover residents.

If you list instead, buyers comparing homes will notice the differences.

Older two-story house with a columned front porch and a brick walkway — Stock photo for illustration (Pexels)

Montgomery's final water bill: three full business days

The village asks that requests for a final water bill come in at least three full business days ahead. For a sale, use the Transfer of Ownership Final Read Request form; there's a separate form for tenants and rentals. Once it's processed, the village notifies Fox Metro Water Reclamation District about the account change.

Questions go to the village utility line at 630-896-1357. Village Hall is at 200 N. River St.

When Montgomery owners call me

An inherited house and family spread across states. The estate's attorney confirms who's authorized to sign, and I follow their lead.
A Kendall-side or Kane-side parcel where you aren't sure which offices are involved.
A rental that's run its course. Tell me about the lease and any tenant balances.
A parent's move to assisted living. My guide on selling a home to pay for senior care may help.
Struggling with payments. Reach out to a HUD-approved housing counselor; they may see options you haven't.

Two-story brick house with an attached garage and a green front lawn — Stock photo for illustration (Pexels)

Montgomery questions

How do I know if my Montgomery house is in Kane or Kendall County?

Your tax bill shows which county sends it. You can also tell by township: Aurora and Sugar Grove townships are Kane County, while Bristol and Oswego are Kendall. I confirm it from the parcel number for every address.

What does the village need for the final water bill?

The Transfer of Ownership Final Read Request, at least three full business days before closing. The village then lets Fox Metro know about the change.

Can I sell an inherited house in Montgomery?

Yes, once someone has the legal authority to sign. If the house goes through probate, the court appoints a personal representative, and the case is filed in the county where the owner last lived. Kane County probate is heard at the Kane County Courthouse in Geneva; Kendall County cases go to Kendall's court. Your attorney confirms who can sign.

Can I sell my Montgomery rental with tenants still living there?

Usually, yes. Illinois Legal Aid Online explains that a lease doesn't usually end just because a privately owned building is sold; the new owner takes over as landlord, including any security deposits. Some written leases let the landlord end the lease on a sale, so bring yours when we meet. Different rules apply to subsidized housing.

I'm behind on my mortgage in Montgomery. Where do I start?

Start with a HUD-approved housing counselor. Counselors give advice on defaults and foreclosures, often at little or no cost. The Consumer Financial Protection Bureau's online tool finds HUD-approved agencies by ZIP code, and its phone line is 855-411-2372. Talk with a counselor before you sign anything with anyone, including me.