How Much Does It Cost to Sell a Home in Illinois? Complete Seller Cost Guide
One of the most common questions home sellers ask is: “How much will I actually walk away with after I sell?” The answer depends on several factors — your sale price, your mortgage payoff, agent commissions, closing costs, and any repairs or updates. This guide breaks down every cost you can expect when selling a home in Illinois, specifically in the South Suburbs.
The Big Picture: Typical Seller Costs in Illinois
As a rough rule of thumb, expect to pay 8–10% of your home’s sale price in total selling costs. On a $350,000 home, that’s approximately $28,000–$35,000. Here’s what makes up that number:
| Cost Item | Typical Amount | Notes |
|---|---|---|
| Real estate commission | 5–6% of sale price | Split between buyer’s and seller’s agents |
| Illinois transfer tax | $0.50 per $500 ($1/1,000) | State-level tax on the sale |
| County transfer tax | Varies by county | Will County: $0.25 per $500 |
| Municipal transfer tax | $0–$3+ per $1,000 | Varies dramatically by city |
| Title insurance | $1,000–$2,500 | Protects buyer’s lender |
| Attorney fees | $500–$1,500 | IL law strongly recommends an attorney |
| Home repairs/concessions | $0–$10,000+ | Negotiated after inspection |
| Staging/prep costs | $500–$3,000 | Optional but can boost sale price |
| Prorated property taxes | Varies | You owe taxes up to the closing date |
| Mortgage payoff fees | $50–$300 | Lender payoff statement fee |
Real Estate Commission: What to Expect in 2025
Following the NAR settlement that took effect in 2024, the way commissions work has changed. The key points:
- Sellers are no longer required to offer buyer’s agent compensation through the MLS
- Buyers must now sign a written agreement with their agent before touring homes
- Commission is fully negotiable — always has been, now more visible
- In practice, many sellers still offer buyer’s agent compensation to attract more buyers
- Total commissions in the South Suburbs typically range from 5–6%
Illinois Transfer Taxes Explained
Illinois has a layered transfer tax system. Here’s how it works for Will County sellers:
- State transfer tax: $0.50 per $500 of sale price (paid by seller)
- Will County transfer tax: $0.25 per $500 (paid by buyer, but know this in negotiations)
- Municipal transfer tax: Some municipalities (not all) charge additional taxes — check your specific city
Example: On a $350,000 sale in Will County, the state transfer tax would be approximately $350.
Attorney Fees in Illinois
Illinois is an attorney review state. While not legally required, it is strongly recommended to hire a real estate attorney. Attorney fees typically range from $500–$1,500 for a standard transaction. Your attorney reviews the contract, handles the closing documents, and protects your interests.
Property Taxes: The Illinois Seller’s Biggest Wildcard
Illinois has some of the highest property taxes in the nation. At closing, you’ll pay your prorated share of the current year’s taxes up to the closing date. Since Illinois taxes are paid in arrears, this is calculated as a credit to the buyer.
On a $350,000 home with a $7,000/year tax bill, selling in June means you credit the buyer approximately $3,500.
Net Proceeds Calculator: $350,000 Example
| Item | Amount |
|---|---|
| Sale price | $350,000 |
| Mortgage payoff | -$180,000 |
| Real estate commissions (5.5%) | -$19,250 |
| State transfer tax | -$350 |
| Title/closing fees | -$1,800 |
| Attorney fees | -$750 |
| Prorated property taxes | -$3,500 |
| Misc. fees | -$500 |
| Estimated net proceeds | ~$143,850 |
How to Maximize Your Net Proceeds
- Price strategically — Overpricing leads to price cuts and longer days on market, reducing your final sale price
- Invest in high-ROI prep — Fresh paint, decluttering, and landscaping can add thousands to your sale price for hundreds in cost
- Negotiate repairs wisely — Not every inspection item needs a fix; sometimes a credit is better
- Work with an experienced agent — An agent who knows the local South Suburbs market will net you more money
Want a custom net proceeds estimate for your home? Contact Dan Krembuszewski at Krembo Group for a free, no-obligation home valuation and seller cost analysis across Frankfort, Mokena, New Lenox, Orland Park, Tinley Park, Homer Glen, Lockport, and Manhattan, IL.
Thinking about buying or selling in the South Suburbs?
Dan Krembuszewski has helped South Suburbs families buy and sell since 2011. Get a real number for your home, or just ask a question. No pressure, no obligation.
