How much does it cost to sell a house in Illinois?

By 

Jamie Ayers

Updated 

October 1st, 2020

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Selling a house in Illinois isn’t cheap. Read on for an in-depth breakdown of some common home selling costs — and tips on how to avoid them.

Selling a house in Illinois can be expensive. Between repairs, realtor commissions, closing costs, moving, and more, your total expenses can easily eat up 10% or more of your home’s final sale price.

In this guide, we’ll cover some of the most common expenses for Illinois home sellers. We’ll also offer up some tips and tricks that will help you save on home selling costs without sacrificing your final sale price!

Average cost to sell a house in Illinois

If you sell your home for $208,466 (the average home value in Illinois), you could end up paying upwards of $35,439 to make it happen.

While your actual out-of-pocket total will vary based on your situation, expect to pay 10% or more of your home’s final sale price — that is, if you opt to do a standard listing with a traditional, full-service realtor.

» LEARN: about alternative, low-cost home selling options

The chart below breaks down some of the most common expenses for home sellers in Illinois, helping identify the most (and least) costly aspects of the home selling process.

Common expenses for home sellers in IllinoisTypical % of sale priceEstimated cost*
Preparing your home for sale2-3%$4,169 to $6,254
Realtor commission fees5-6%$10,423 to $12,508
Buyer incentives1-3%$2,085 to $6,254
Closing costs1-3%$2,085 to $6,254
Relocation expenses1-2%$2,085 to $4,169
Total10-17%$20,847 to $35,439

*Based on a $208,466home — average home value in Illinois, per Zillow Research data

Keep in mind these costs are highly variable — particularly the home prep and relocation expenses categories. Talk to your realtor for a more accurate and tailored estimate of your costs versus final sale price.

Home sale calculator: How much will I make selling my Illinois house?

How much you walk away with at the end of your sale will depend on a variety of factors, including:

  • How you choose to go about selling your home (e.g., realtor, cash buyer, for sale by owner, etc.)
  • Which repairs, improvements, and listing preparations you choose to invest in
  • Whether you make any concessions or offer incentives to buyers
  • State and/or regional closing and tax-related expenses

Below is a quick overview of how these costs could break down for a $208,466 home (the average home value in Illinois), accounting for some variation in a few of the factors mentioned at the beginning of this section.

Type of expenseEstimated cost*% of home value
Staging$2,0851%
Improvements and renovations$6,2543%
Realtor commission$11,4665.5%
Seller concessions$3,1271.5%
Closing costs$5,2122.5%
Relocation$4,1692%
Total$32,31215.5%
Total Proceeds$176,15484.5%

*Based on a $208,466 home — average home value in Illinois, per Zillow Research data

Quick Tip: Ask an agent to prepare a net sheet — here’s how to get one for free

A net sheet is an itemized outline of the costs you’ll likely incur selling your home — and how much you can expect to walk away with after closing. 

Enter your info below to set up a no-obligation consultation with a top-rated agent near you. They’ll prepare a net sheet and a comparative market analysis (CMA) for free, which will give you a more accurate estimate of your expenses and net profits on your sale.

If you owned 100% of your home, you’d be left with approximately $176,154 after closing; however, most people will have some of their mortgage left to pay off.

Ideally, your proceeds will cover your remaining balance, but if that balance doesn’t include prorated interest — or your loan has a prepayment penalty for paying it off early — they may not be enough. In cases like these, you may have to write your lender a check.

Be sure to talk to your lender and look into the terms of your original loan before you sell your home to avoid any nasty surprises.

Home selling costs: an in-depth breakdown

Preparing your home for sale: 2-3%

Common pre-listing expensesTypical % of sale priceEstimated cost*
Home Improvements/CleaningVariable — expect min. of ~1%~$2,085
Landscaping~1% of sale price~$2,085
Staging~0.3% of sale price~{Avg_Cost_to_Sell.global_state.0_3_cost
Total2-3% $4,169 to $6,254

*Based on a $208,466 home — average home value in Illinois, per Zillow Research data

Unless you’re planning to sell your Illinois house “as-is” or to a cash buyer, you’ll need to spend some money to get your home market-ready to attract qualified buyers.

These costs will vary considerably depending on factors like:

  • The age and condition of your home
  • Your home’s size and layout
  • The level of demand or competition for homes in your neighborhood
  • Your yard’s size and layout
  • Which repairs/improvements your realtor thinks matter most to local buyers
  • Etc.

At minimum, you’ll want to invest in some basic pre-listing improvements — e.g., interior repainting; carpet cleaning/replacement; professional cleaning service; a handyman to make minor repairs; etc. Refer to the table below for rough cost estimates for a few of the most common pre-listing expenses.

Type of expenseAverage project cost (national)*
Home staging$1,101
Cleaning service$167
Carpet cleaning$176
Handyman$389
Interior repaint$1,780
Landscaping (installing)$3,240

*National averages from HomeAdvisor’s TrueCost Guide 2020

If you’re considering any bigger projects, it’s best to discuss with your realtor before pulling the trigger. Unless you fully understand the cost versus resale value of each project you take on, you could easily end up in the red.

For example, it’s well-known that kitchens are top considerations for most home buyers. According to Remodeling’s 2020 Cost vs Value Report, in Illinois, a minor kitchen remodel costs $24,080 on average, but the resale value is only $16,840 — meaning you only stand to recoup about 70% of your initial investment. Depending on your situation, it may make more sense to leave your kitchen as it is and let the buyer handle the updating, if they feel so inclined.

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Realtor commission fees in Illinois: 5-6%

Breakdown of realtor commission fees in IllinoisTypical % of sale priceEstimated cost*
Listing fee2.5-3%$5,212 to $6,254
Buyer’s agent fee2.5-3%$5,212 to $6,254
Total5-6% $10,423 to $12,508

*Based on a $208,466 home — average home value in Illinois, per Zillow Research data

In a standard real estate transaction — one involving traditional, full-service listing and buyer’s agents — you (the seller) will likely be on the hook for the full commission fee. The average real estate commission in Illinois is between 5-6% of the home’s final selling price and is typically split between the two agents handling the sale.

Based on the median home value in Illinois, that comes to roughly $11,466 — potentially more than half of your total home selling expenses!

Never pay a commission over 5%. No matter where you live.

Yes, the average total real estate commission nationwide is between 5 and 6%. But we'd never recommend paying full commission. Clever can connect you with local top-rated, full-service realtors across the country who offer lower commission rates — as low as 3.5% total commission. 

How? We bring them more business with zero upfront costs on their end — like marketing themselves meet new customers, which is up to 70% of their expenses — then they pass part of that savings along to you. Try Clever for yourself. It's free!

Negotiations and buyer incentives: ~1-3%

Common buyer incentivesTypical % of sale priceEstimated cost*
Seller concessions~1.5-2%**$3,127 to $4,169
Paying for buyer’s home warranty<1%$300-600
Total1.5-3%$3,127 to $6,254 

*Based on a $208,466 home — average home value in Illinois, per Zillow Research data
**According to Opendoor as of March 2020

Once you’ve listed your Illinois home and accepted an offer, it’s time to start negotiating. Depending on your property and demand in your area, you may choose to offer incentives or make concessions to keep the buyer motivated and ensure the deal goes through.

When a seller makes a concession, that means they’ve agreed to pay specific costs — e.g., help with inspection fees, certain closing costs, repair credits, etc. — on the buyer’s behalf to sweeten the deal. It’s worth noting that buyers will likely have limits on how much they can request based on their loan type. On average, seller concessions range between 1.5-2%, but some loan types allow for up to 9%.

Another commonly offered (but totally optional) incentive is paying for a buyer’s home warranty. Unlike homeowner’s insurance, these policies cover repair or replacement if a major appliance or home system (electrical, plumbing, HVAC, etc.) breaks within the first 1-2 years following the sale. Home warranties typically cost between $300 and $600.

Closing costs: ~1-3%

Common closing costs for sellers in IllinoisTypical % of sale priceEstimated cost*
Title insurance~0.5%**$1,042
Loan payoff (and early payoff fee, if applicable)VariableVariable
Outstanding bills, taxes, feesVariableVariable
Transfer taxes (learn more)0.15%$313
Recording feeNo recording fee in IllinoisN/A
Attorney fee (not required)<1%**$150-$500
Total~1-3%~$2,085 to $6,254

*Based on a $208,466 home — average home value in Illinois in 2019, per Zillow Research data
**According to Realtor.com

Closing costs are a blanket term for the various fees and expenses (not including realtor commission) paid by both parties at the close of a real estate transaction.

While the buyers will typically be responsible for the lion’s share, sellers should expect to pay between 1-3% of the home’s final sale price at closing. Based on the average home value in Illinois of $208,466, that roughly translates to $2,085 to $6,254.

The above list represents common closing costs that are typically the seller’s responsibility; however, in a real estate transaction, the question of “who pays what” is up for negotiation and will depend on the circumstances of the sale. Talk to your realtor at the outset to get a sense of how much you should expect to pay come closing time.

» READ: the in-depth guide to closing costs here!

Moving expenses: ~1-2%

Common moving expensesTypical cost* — local moveTypical cost* — long-distance move**
Packing supplies$500-630$500-630
Moving$1,250$4,890
Overlap and carrying costsVariable (~1%)Variable (~1%)
Total$1,750+$5,390+

*2-3 bedroom move of approximately 7,500 lbs, per Moving.com 2020
**Long-distance move is based on distance of 1,000 miles

Many people forget to factor in moving costs when calculating their home sale profits. But depending on factors like the distance of your move, the extent of your DIY ethos, and how much stuff you have, these expenses can really add up.

Moreover, don’t forget to account for potential overlap periods. If there’s a gap between when you move out of your current home and close on your new one, you may need to pay for a storage space and/or temporary housing. Or you may have to pay carrying costs (e.g., utilities, HOA fees, property taxes, etc.) on two properties at once in the reverse scenario.

Quick Tip: Get a home buyer rebate to help cover your moving costs

If you're planning to buy another home, Clever offers a home buyer rebate in 40 of 50 states.

That could put up to 1% of your new home's purchase price back in your pocket after closing. For a $500,000 home, that's an extra $5,000 you can use to buy points on your mortgage or cover closing costs, moving expenses, and more.

Get in touch to find out if you qualify for a home buyer rebate — and how much you could get back.

3 tips to maximize profits on the sale of your Illinois home

1. Time your sale to get top dollar for your Illinois home

To sell your home for the most profits and in the quickest time, waiting until spring is key in Illinois. Because of freezing winters and uncomfortable summer heat, buyers are more eager to house hunt during mild weather conditions.

For the best outcome in Northern cities like Chicago, Naperville, and Rockford, June is the best time to close a deal. Midwestern sellers can benefit from listing a month earlier in May to get an optimal outcome.

>> LEARN when is the best time to sell a house in Illinois?

2. Negotiate like a pro

A home buyer will likely consider many factors when presenting you with an offer. From expecting minor repairs to undercutting your listing price — a buyer’s agent will expect a seller to make sacrifices to close a deal.

The same can be expected when hiring a seller’s realtor who is an expert at negotiations and crafting counteroffers. Don’t find yourself dipping into your pockets to cover closing costs for services like application fees, home inspections, and appraisals. However, it may benefit your sale to bend when minor costs can be leveraged to your advantage.

3. List with a low-commission real estate agent

Realtor commission fees are a huge expense for Illinois home sellers, often making up 50% or more of their total home selling costs. In other words, finding a way to save on commission is one of the best ways to increase your profit margins.

You can negotiate commission rates on your own, but the easiest option by far is to find a low-commission real estate agent through Clever. These are full-service, local realtors who usually charge full commission, but we send them a high volume of new business in exchange for pre-negotiated, discounted rates.

The result? You could save up to 33% on realtor fees, leaving thousands of dollars in your pocket after closing.

» LEARN: about Clever's free service and read reviews from real home sellers!

Cost-saving home selling options in Illinois

Additional resources for Illinois home sellers