Home sale calculator · Chicago & suburbs
How much will you walk away with?
Most online calculators stop at the commission. This one includes what Illinois sellers actually pay at the closing table — state, county and Chicago transfer taxes, the property-tax proration, attorney, title, survey and payoff — updated live as you type.
Your sale
What you owe
Commissions & credits
Property taxes
Closing costs
Compare offers — highest price isn't always the most money.
Enter up to three offers. We apply the same costs from above and show what each one actually nets you.
Offer A
Offer B
Offer C · cash
Carrying cost while you wait is estimated from your tax bill plus an assumed mortgage payment — see note.
Where the money goes
Every line on an Illinois seller's closing statement.
Transfer taxes
State $0.50 per $500 · Cook County $0.25 per $500 · Chicago $1.50 per $500 seller (CTA) share. Many suburbs add their own — Evanston, Oak Park, Berwyn and others charge the seller; Naperville and some villages charge the buyer. Stamps are bought before closing.
Property-tax proration
Illinois taxes are paid a year in arrears, so you credit the buyer for taxes you owe but haven't been billed for yet — typically at 105–110% of the last bill in Chicago. On a $7,200 bill closing in October that's roughly $6,300.
Attorney & title
Illinois is an attorney state: expect $500–$1,000 for your attorney. The seller buys the owner's title policy (about $1,900–$3,000 on a $300k–$600k home) plus closing/escrow fees.
Survey & certificates
Sellers of houses provide a plat of survey (~$450–$700). Chicago also requires a water full-payment certificate and a zoning certificate ($120) for non-condo properties. Condos need a paid-assessment letter and 22.1 disclosure from the HOA instead.
Commissions
Since 2024, buyer-agent compensation is negotiated deal by deal rather than set by the MLS. You decide what to offer; we show you how it affects showings and net.
Payoffs & credits
Your lender's payoff figure includes interest through the funding date and a recording fee for the release. Seller credits and inspection repairs negotiated in attorney review come straight off the top.
FAQ
Net-proceeds questions we get every week.
Is the property-tax credit really that big?
Often, yes — it is the line that surprises Chicago sellers most. Because Cook County bills a year behind, a seller closing in October credits the buyer for all of the current year to date plus any unpaid prior-year installment. It's not an extra tax, it's the tax you would have paid anyway, settled at closing.
Who pays the Chicago transfer tax?
Both sides. The buyer pays $3.75 per $500 of price to the city; the seller pays the $1.50 per $500 CTA portion. Plus the state ($0.50) and Cook County ($0.25) stamps, which are the seller's.
Can I skip the survey or the attorney?
Condos don't need a survey. Houses and 2–4 units do — the buyer's lender will require one. We'd never recommend skipping the attorney: the review period is where repairs, credits and timing get negotiated, and fees are modest.
How accurate is this?
Within a few hundred dollars if your inputs are right — the transfer-tax math is exact and the proration follows Chicago custom. Title and attorney costs are estimates; your attorney's closing statement is the final word. Want us to run it with real numbers? Book a call.
Now find out what the sale price should be.
A real valuation from a broker who knows your block — with a full net sheet and three pricing scenarios, no obligation.
SpaceMatch Inc. · 676 N Michigan Ave #3010, Chicago, IL 60611 · 773-985-7153 · team@spacematchinc.com. Calculator results are estimates for planning only and not legal, tax or financial advice. Transfer tax rates are published Illinois, Cook County and City of Chicago rates and may change; local village taxes vary. Title, attorney and survey figures are typical ranges. Your attorney's closing statement governs.