Illinois Closing Costs for Sellers in 2026: Transfer Tax, Fees and Real Numbers
Illinois seller transfer tax stacks: $0.50 per $500 state, $0.25 per $500 Cook County, plus city taxes like Chicago's. Real numbers inside.
Illinois transfer tax is layered. The state stamp is $0.50 per $500 of value, Cook County adds $0.25 per $500, and home rule cities such as Chicago add their own. The Cook County Clerk lists the seller as the party liable for the state and county stamps. Commission and other costs are negotiable.
What an Illinois seller owes at closing
Illinois has no single transfer tax number. A sale can carry up to three layers: a state stamp, a county stamp where the county imposes one, and a municipal tax where the city or village has adopted one. Which layers apply depends entirely on the property’s address.
The Illinois Department of Revenue describes the tax as applying to “the privilege of transferring title to real estate or a beneficial interest in real property.” It is collected by county recorders or registrars through revenue stamps. The Department notes that counties may impose a tax of 25 cents per $500 of value and that home rule municipalities may impose an additional real estate transfer tax.
The layers, with sourced rates
The Cook County Clerk publishes the stamp amounts for the state and county, plus a municipal list compiled each year.
| Layer | Rate | Party liable (per Cook County Clerk) |
|---|---|---|
| State of Illinois | $0.50 per $500 | Seller |
| Cook County | $0.25 per $500 | Seller |
| Chicago (buyer share) | $3.75 per $500 | Buyer |
| Chicago (seller share) | $1.50 per $500 | Seller |
| Berwyn | $10.00 per $1,000 | Seller |
| Alsip | $3.50 per $1,000 | Seller |
| Bartlett | $3.00 per $1,000 | Seller |
The municipal rows come from the Cook County Clerk’s October 2025 “Transfer Tax by Municipality” list. The Clerk labels that list a courtesy compilation and says purchasers should consult the municipality for the final amount, so treat the suburban figures as examples of how much the city layer varies, not as a rate sheet. Counties outside Cook set their own county layer, so check yours.
Worked example on a hypothetical $300,000 sale
The rates are per $500, so $300,000 divided by $500 is 600 units.
- State stamp: 600 x $0.50 = $300
- Cook County stamp: 600 x $0.25 = $150
- Chicago seller share: 600 x $1.50 = $900 (the buyer’s $3.75 share would be 600 x $3.75 = $2,250)
A Chicago seller shown as the liable party for the state, county and city seller share would see $300 + $150 + $900 = $1,350 in transfer tax lines.
Now compare a hypothetical Berwyn sale at the same price. Berwyn’s listed rate is $10.00 per $1,000, and $300,000 is 300 units: 300 x $10 = $3,000 city tax, plus the $450 state and county stamps, for $3,450. Same price, a different address, and the transfer tax lines more than double.
Who pays
The Clerk’s table marks the seller as the party liable for the state and county stamps, and for many listed suburbs. Chicago is split between buyer and seller, and the list marks at least one village, Cicero, as “either.” That is who the stamp program holds responsible, and your purchase contract can allocate costs between the parties differently. Ask your title company or closing attorney what is customary locally.
Other seller costs
Commission is negotiable. Mortgage payoff, prorated property taxes, title and escrow fees, and recording fees also apply in most sales. This guide does not quote amounts for them because they vary by lender, county and title company. Ask for a seller’s net sheet early.
Some Cook County municipalities require an inspection certificate or other certification before a sale. The Clerk’s list shows pre-sale inspection requirements in some villages, such as Berkeley and Blue Island, with fees that depend on the property. If you are selling in a suburb, ask the village what it requires before you list.
Why investors care
Flips. The transfer tax shows up on both ends of a flip. On the buy side, the seller you buy from is usually the liable party, but a lower price or a contract term can shift it to you. On the exit, you are the seller and you owe the stamps. In Chicago the buyer and seller shares are different, so model your exit on the seller share.
Wholesale assignment vs. double close. An assignment moves your contract position to your end buyer, so the seller deeds directly to your buyer and the stamps follow that one deed. A double close means two closings and two sets of costs: you are the buyer on the first deed and the seller on the second, so you pay the seller-side stamps on the second leg. Ask your title company how a recorded assignment and the declaration are handled in your county before you pick a structure.
Max allowable offer. Back the seller-side stamps into your number, using the address-specific rate. In the Berwyn example above, the city tax alone is $3,000 on a $300,000 exit.
Run your numbers
Use our closing cost calculator to add the stamps to your deal math and the deal analyzer to see how they change your margin. Automize CRM keeps your deal numbers and follow-ups in one place.
This is general information, not legal or tax advice. Confirm your exact figures with your title company or closing attorney.
Sources
- Cook County Clerk: Transfer Fees
- Cook County Clerk: Transfer Tax by Municipality, October 2025
- Illinois Department of Revenue: Real Estate Transfer Tax Stamp Purchase Forms and Procedures
Rates checked October 24, 2026. General information, not tax or legal advice.
Common questions
How much is the Illinois state transfer tax?
The Cook County Clerk’s transfer fee page lists the State of Illinois stamp at $0.50 per $500 of value. Cook County adds $0.25 per $500, for a combined $0.75 per $500 before any city tax. On a hypothetical $300,000 sale that is $450 combined, with the seller shown as the party liable.
Does Chicago have its own transfer tax?
Yes. The Cook County Clerk’s October 2025 municipal list shows Chicago at $3.75 per $500 for the buyer and $1.50 per $500 for the seller. That list is a courtesy compilation and not legally binding, so confirm the current amount with the City of Chicago before closing.
Do all Illinois counties charge a county transfer tax?
No. The Illinois Department of Revenue says counties may impose a tax of 25 cents per $500 of value, so it depends on the county. Home rule municipalities may also add their own tax. Ask your title company which stamps apply to your property’s county and city.
Who pays the transfer tax in Illinois?
The Cook County Clerk’s list shows the seller as the party liable for the state and county stamps in Cook County, and splits Chicago’s tax between buyer and seller. Your purchase contract can still allocate costs differently, so ask your title company what is customary locally.
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