Frequently Asked Questions About Selling a Home in Illinois
Clear answers for Illinois homeowners in complex selling situations
General Home Selling Questions (Illinois)
Common questions from Illinois homeowners considering selling.
How do I know if now is a good time to sell my home in Illinois?
Market conditions, local inventory, pricing trends, and your personal goals all matter. A local market analysis can help determine whether selling now aligns with your timeline and financial objectives.
Should I sell my house as-is or make repairs first?
That depends on the property’s condition, your budget, and buyer demand. In many cases, selling as-is can save time and money – especially if repairs won’t significantly increase your net proceeds.
How is my home’s value determined?
Home value is based on recent comparable sales, current market demand, location, and condition. An accurate as-is valuation considers repair costs and real buyer behavior – not just ideal scenarios.
How long does it typically take to sell a home in Illinois?
Timelines vary by price point, condition, and location. Some homes sell quickly, while others require a strategic approach to attract the right buyers and avoid price reductions.
What costs should I expect when selling a home?
Common costs may include commissions, transfer taxes, title fees, and prorated property taxes. Understanding net proceeds upfront helps avoid surprises at closing.
Can I sell my house if I still have a mortgage?
Yes. In most cases, the remaining mortgage balance is paid off at closing from the sale proceeds.
What happens after I request a home sale consultation?
You’ll receive a clear overview of your options, potential timelines, and expected outcomes. There’s no obligation – just information to help you decide the next step.
Selling an Inherited House in Illinois (Probate FAQs)
Answers for administrators, heirs, and families navigating the Illinois probate process.
Is probate always required in Illinois?
In Illinois, probate is typically required if the deceased owned more than $150,000 (as of Aug-15, 2025) in assets in their own name, or if there is real estate that doesn’t automatically transfer via a trust or joint tenancy.
Can we sell the house before the probate process is complete?
Yes. In many cases, once an executor or administrator is appointed by the court, the property can be listed and sold. We work closely with your attorney to ensure the timing aligns with court requirements.
What happens if my loved one died without a Will?
This is called “intestate succession.” Illinois law will dictate who the legal heirs are (usually starting with a spouse and children). The process is similar to having a Will, but requires a few extra steps to verify the heirs.
How long does the probate process take in Illinois?
A typical probate case takes 6 to 12 months, but complex estates can take longer. However, the sale of the house can often happen much earlier in that timeline.
Does the probate timeline depend on the county the case is filed in?
Yes. While probate rules are the same statewide, timelines can vary by county. Cook County cases often take longer due to higher court volume, while Lake, DuPage, and the collar counties can move faster for straightforward, uncontested estates. Estate complexity and any disputes among heirs also influence the overall timeline.
I live out of state. How can I manage the sale of an Illinois property?
This is our specialty. We handle everything on your behalf – from property cleanouts and pre-sale preparation to marketing and the final closing, so you don’t have to fly back and forth.
Who is responsible for the mortgage and taxes during probate?
The estate is responsible for these costs. If the estate lacks liquid cash, we can often find solutions to keep the property secure and in good standing until it is sold.
What if the heirs don’t agree on whether to sell?
If an agreement can’t be reached, a “Partition Sale” may be necessary where the court orders the sale. We provide neutral, professional representation to help all parties move forward.
Do I need to fix up the house before selling it through probate?
No. We specialize in “As-Is” sales. We focus on marketing the potential of the home to buyers who are looking for projects, ensuring you get a fair price without spending your own money on repairs.
Foreclosure & Distressed Home Sales in Illinois
Key questions about selling a home before foreclosure and protecting your equity.
How long do I have before the bank actually takes my house?
Illinois is a judicial foreclosure state, which means the process is slow. You typically have a 7-month “Redemption Period” from the time you are served with a summons to pay off the debt or sell the home.
Can I sell my house if I’ve already received a foreclosure notice?
Absolutely. In fact, selling the home on the open market is often the best way to pay off the bank in full, save your credit score, and potentially walk away with a check for your remaining equity.
What is a “Short Sale,” and do I need one?
Not necessarily. A Short Sale only occurs when you owe the bank more than the home is worth. We negotiate with your lender to accept a lower amount so the home can be sold. If you have enough equity, a traditional sale is the way to go.
What is the “90-Day Reinstatement Right”?
Under Illinois law, you have 90 days from the date you are served a foreclosure summons to “reinstate” the loan by paying all past-due amounts and fees to bring the mortgage current.
What happens at a Sheriff’s Sale?
If the redemption period expires, the home is sold at a public auction (Sheriff’s Sale). Once the court confirms the sale, you typically have 30 days to vacate the property. Calling us before this point is critical.
When will I lose my house to the bank?
You lose your house when it is sold at a public auction (Sheriff’s Sale) and the sale is confirmed by the court. In Illinois, this typically happens after the 7-month redemption period expires, giving homeowners a final window to act before the sale is finalized.
Selling a House With Back Taxes or Liens in Illinois
FAQs about tax delinquency, tax sales, and clearing title issues.
What happens if I fall behind on my property taxes in Illinois?
The county can sell the “tax lien” at an annual sale. This doesn’t mean you lose the house immediately, but a high-interest debt is now attached to your property that must be cleared.
What is the difference between an Annual Tax Sale and a Scavenger Sale?
An Annual Sale involves taxes delinquent for just one year. A Scavenger Sale is for properties with taxes delinquent for three or more years. Both can eventually lead to you losing ownership if not addressed.
How long do I have to “redeem” my taxes once they are sold?
For residential owner-occupied properties in Illinois, you generally have 2.5 years to pay the back taxes plus interest to the County Clerk to “redeem” the property.
Can I sell my house if there are active liens or back taxes?
Yes. When we sell the home, those debts are simply paid out of the proceeds at the closing table. You walk away with a clean slate and whatever equity remains.
Selling a Vacant House or Property With Code Violations
Common questions about vacant homes, winter risks, and municipal issues.
Am I required to register my vacant building with the city?
Yes, the City of Chicago, and a growing number of other Illinois municipalities require you to register a vacant building within 30 days. Failure to do so can result in daily fines ranging from $250 to $1,000.
Can you sell a house that has active building code violations?
Yes. We have a network of buyers and investors who specifically look for properties with “work to do.” We ensure the violations are disclosed properly and the buyer takes on the responsibility of fixing them.
What should I do if my vacant property is being vandalized?
Security is priority number one. We help our clients secure openings (boarding if necessary), install remote security monitoring, and coordinate with local police to protect the asset while it’s on the market.
How do I protect my vacant Illinois property during the winter?
Vacant homes are especially vulnerable to burst pipes, ice damage, and costly repairs during winter. Proper winterization and regular property checks can help prevent thousands of dollars in damage.
Have a Question About Your Specific Situation?
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