Zillow tells you what your home is worth. Nobody tells you what you'll net after the mortgage payoff, commissions, transfer taxes, and Illinois' famous tax proration credit. This does — line by line, the way a closing statement will.
Estimates for planning purposes only — not a closing statement, payoff quote, or legal or financial advice. Actual figures depend on your loan payoff, your town's transfer stamps, your contract terms, and your attorney's and title company's fees. Before you list, we prepare an exact net sheet for your specific home and town — free.
Illinois pays property taxes in arrears — this year you pay last year's bill. So at closing you credit the buyer for the months you owned but haven't been billed for yet, usually at 100–110% of the last bill. On a recent closing we were part of, the proration credit came to more than $13,000 — over thirteen months of taxes on a mid-year Cook County closing. It's not a fee — it's taxes you always owed — but nobody warns you it comes out at closing.
State and county transfer taxes are fixed ($1.50 per $1,000 combined). Municipal stamps are the wildcard — many of our towns charge nothing, others charge real money, and a few make the buyer pay. We know every town's rules; one question to us saves you the surprise.
Your payoff includes interest through the closing date plus recording and wire fees — and if you have a HELOC, it must be paid and closed, not just zeroed. Order the payoff letter early; it's the number this whole sheet hangs on.
Before you list, we run a real net sheet: your actual payoff, your town's actual stamps, your tax bill's actual proration — and a pricing strategy to push the top line higher. Free, no commitment, and it's the single most useful 20 minutes of your sale.
Get My Free Valuation + Net Sheet Text Josh: (224) 628-4013Buying your next place too? Run the other side with our mortgage calculator. And read why we think "quiet" off-market listings usually cost sellers money.