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How to sell your house by owner in Illinois

For sale by owner (FSBO) in Illinois, without a realtor · rules checked · sources

Attorney at closing
Customary, not required
Seller disclosure
Required
State transfer tax
0.1%

No law makes you hire an attorney in Illinois, but most closings there use one. Illinois sellers must give buyers the Residential Real Property Disclosure Report (765 ILCS 77 (Residential Real Property Disclosure Act)). Illinois's state transfer tax is 0.1%, about $400 on a $400,000 sale, usually paid by the seller.

General information, not legal advice. Rules change and counties add their own; check with an Illinois real estate attorney or title company before you sign anything. Last checked October 20, 2026.

Illinois transfer tax and savings calculator

State transfer tax (0.1%)
$400
Commission you don't pay (5–6%)
$20,000–$24,000
Saved if you still pay the buyer's agent (2.5–3%)
$10,000–$12,000

Example for a $400,000 sale. Uses the base state rate of 0.1%. Full rule: State: $0.50 per $500 of value (0.1%); optional county tax of $0.25 per $500 (0.05%) where adopted. State tax only; county or city taxes may add to it. Commissions are negotiable and vary; these are typical ranges, not quotes.

Steps to sell a house without a realtor in Illinois

  1. Price it from sold homes, not asking prices. Pull recent sales of similar homes nearby from the county records or the "sold" filter on the big portals, or pay a licensed appraiser for a pre-listing appraisal.
  2. Fill in the Residential Real Property Disclosure Report now. Illinois requires it (765 ILCS 77 (Residential Real Property Disclosure Act)); buyers should get it before they sign. Get the official form.
  3. Make a listing buyers can judge from home. Bright photos of every room, an honest description, a floor plan and a 360° virtual tour filter out people who were never going to buy, so fewer, better showings.
  4. List it where buyers look. A flat-fee MLS listing (a broker puts you on the MLS for a fixed fee) gets you onto Zillow, Realtor.com and Redfin; add FSBO sites, social media and a yard sign with a QR code to the tour.
  5. Show it, then get offers in writing. Ask for a mortgage pre-approval or proof of funds before a showing, and decide up front whether you'll pay a buyer's agent. Accept with a written purchase agreement; the earnest money goes to the title company or attorney, not to you.
  6. Pick who closes. Depending on the part of Illinois, a title company or an attorney runs the closing; ask a local title company what's usual in your county. Most sellers in Illinois still have an attorney review the contract.
  7. Close. You sign a warranty deed (general warranty), the title company or attorney pays off your mortgage and records the deed with the county. The state transfer tax is paid when the deed is recorded and is usually paid by the seller.

Illinois seller disclosure

Illinois requires sellers to disclose the home's known condition in writing on the Residential Real Property Disclosure Report (765 ILCS 77 (Residential Real Property Disclosure Act)). Give it to the buyer before they sign the purchase agreement: a late or missing disclosure can let the buyer cancel or sue.

Sellers of 1-4 unit residential property must give the buyer the prescribed disclosure report before the buyer is bound by a written contract, and must supplement it if they learn of an error before closing. Court-ordered transfers and never-occupied new construction are exempt.

Residential Real Property Disclosure Report (official source)

Whatever the state rule, a home built before 1978 needs the federal lead-based paint disclosure and the EPA pamphlet, and the buyer gets 10 days to test unless they waive it.

Illinois transfer tax

Illinois charges a real estate transfer tax when the deed is recorded: a base rate of 0.1% of the price, $400 on a $400,000 sale. The full rule: State: $0.50 per $500 of value (0.1%); optional county tax of $0.25 per $500 (0.05%) where adopted. By custom it's usually paid by the seller, but the purchase contract can split it differently.

Local taxes: Cook County adds $0.25 per $500 (seller). Chicago adds $3.75 per $500 (buyer) plus $1.50 per $500 CTA tax (seller). Many other municipalities add their own transfer tax.

Official transfer tax source

Paperwork for selling a house without a realtor in Illinois

Sellers in Illinois usually convey with a warranty deed (general warranty). The title company, escrow officer or attorney prepares it with the other closing documents.

Also expect:

  • Radon Awareness Act: seller must give buyer the IEMA radon pamphlet and disclose known elevated radon test results (420 ILCS 46)
  • Transfer declaration (PTAX-203) filed with the deed; some municipalities require local inspections or transfer-tax stamps before closing

Attorneys commonly handle closings in the Chicago area; elsewhere title companies and escrow are common, and attorney involvement is not legally required. Check the municipality for point-of-sale inspections or transfer tax stamps.

The rest of the work is marketing: a clear listing, honest photos and a virtual tour. Tips in how to write a property listing and how to make a virtual tour with your phone.

Frequently asked questions

Can you sell a house without a realtor in Illinois?

Yes. No state requires a real estate agent to sell your own home. No law makes you hire an attorney in Illinois, but most closings there use one. The steps are on this page.

Do I need a lawyer to sell my house in Illinois?

Not by law. No law makes you hire an attorney in Illinois, but most closings there use one. Paying one to review the purchase contract is cheap insurance.

Are seller's disclosures required in Illinois?

Yes. Illinois sellers must give buyers the Residential Real Property Disclosure Report (765 ILCS 77 (Residential Real Property Disclosure Act)). Sellers of 1-4 unit residential property must give the buyer the prescribed disclosure report before the buyer is bound by a written contract, and must supplement it if they learn of an error before closing. Court-ordered transfers and never-occupied new construction are exempt. Official form or statute. Homes built before 1978 also need the federal lead-based paint disclosure.

How much is the transfer tax in Illinois?

Illinois's state transfer tax is 0.1%, about $400 on a $400,000 sale, usually paid by the seller. Cook County adds $0.25 per $500 (seller). Chicago adds $3.75 per $500 (buyer) plus $1.50 per $500 CTA tax (seller). Many other municipalities add their own transfer tax. Official source.

Who pays the transfer tax in Illinois?

In Illinois it's usually paid by the seller. Custom isn't law: the purchase contract can say who pays.

What paperwork do I need to sell my house without a realtor in Illinois?

Usually the Residential Real Property Disclosure Report; a written purchase agreement; a warranty deed (general warranty); the lead-based paint disclosure if the home was built before 1978; Radon Awareness Act: seller must give buyer the IEMA radon pamphlet and disclose known elevated radon test results (420 ILCS 46); Transfer declaration (PTAX-203) filed with the deed; some municipalities require local inspections or transfer-tax stamps before closing. The title company or attorney prepares the closing documents and records the deed.

How much do you save selling a house without a realtor in Illinois?

On a $400,000 sale, a 5–6% commission is $20,000–$24,000. If you still pay the buyer's agent, you save the listing side, about $10,000–$12,000. The $400 state transfer tax is due either way.

Sources

General information, not legal advice. Rules change and counties add their own; check with an Illinois real estate attorney or title company before you sign anything. Last checked October 20, 2026.

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