If you're thinking about selling your home, one of the first questions you'll ask, sometimes out loud, sometimes quietly in your head, is: “What is this actually going to cost me?”

And that’s fair. Selling a home is a major financial decision, and no one likes surprises at the closing table. After working with homeowners across Frankfort, Mokena, New Lenox, Tinley Park, Orland Park, and the surrounding southwest suburbs, I’ve learned that sellers want clarity, honesty, and real numbers.

This guide walks you through the most common costs so you can plan ahead, protect your equity, and avoid the dreaded last-minute scramble.

1. Real Estate Commissions

Commission is typically the largest selling expense, and it's also the one most sellers think about first. Commissions are usually split between the listing brokerage and the buyer’s brokerage. Rates vary, but they're always negotiable and should reflect the level of service, marketing, and representation you're receiving.

Commissions cover:

  • Marketing and advertising
  • Professional photography
  • Listing management
  • Negotiations
  • Showings and feedback management
  • Transaction coordination

A good agent earns their fee by protecting your equity, improving your negotiating position, and preventing expensive mistakes along the way. Commission isn’t just a line item, it’s leverage.

2. Attorney Fees

In Illinois, real estate attorneys aren’t optional, they’re part of a smooth, safe transaction. For most standard sales, attorney fees range from $500 to $850 depending on complexity.

Your attorney handles:

  • Contract review and negotiation
  • Inspection issues and amendments
  • Title and closing coordination
  • Legal protection throughout the process

A great attorney is worth every penny. They solve problems before they become problems.

3. Title Charges

Sellers typically cover certain title-related expenses. These vary by provider but commonly include:

  • Owner’s title policy
  • Search and exam fees
  • Deed preparation
  • Closing fees (shared or paid by seller depending on local custom)

Most sellers can expect these fees to fall in the $1,200–$2,000 range depending on the value of the home.

4. Transfer Taxes

Illinois is… enthusiastic… about taxes. Depending on where your home is located, you may owe:

  • State transfer tax
  • County transfer tax
  • Municipal transfer tax (varies wildly by village)

For example:

  • Frankfort: No municipal transfer tax
  • Mokena: No municipal transfer tax
  • Tinley Park: Buyer pays transfer tax
  • Orland Park: No municipal transfer tax

Your specific cost depends on your municipality’s rules, and yes, they change more often than you’d think.

5. Village Requirements & Inspection Fees

Many towns in the southwest suburbs require a pre-sale inspection or a transfer stamp inspection. Some require repairs before closing; others simply note violations for the buyer.

Common costs include:

  • Village inspection fee ($50–$200)
  • Repairs required by the village
  • Re-inspection fees if needed

Frankfort, Mokena, and New Lenox typically require less aggressive village oversight compared to some north suburbs, but it’s still something sellers must prepare for.

6. Repairs & Credits

Every sale involves some type of inspection negotiation. Even newer or beautifully maintained homes bring up buyer concerns that sometimes require repair, replacement, or a credit.

Typical inspection-related costs might include:

  • Electrical or plumbing adjustments
  • Handrail installation
  • GFCI outlet updates
  • Roofing tune-ups
  • HVAC cleaning or service
  • Radon system installation (if requested)

Credits are common too, especially when sellers prefer convenience over repairs. They don’t necessarily reduce your bottom line if priced strategically from the start.

7. Survey Costs

Most single-family home sales require the seller to provide a survey. Current pricing in our area typically ranges from $475 to $650.

If you have a townhouse or condo, you usually won’t need one, but always verify with your attorney.

8. Mortgage Payoff & Closing Costs

Your closing statement will include:

  • Mortgage payoff (remaining principal + daily interest)
  • Second mortgage or HELOC payoff if applicable
  • Prorated taxes, a major factor in Illinois

Illinois Tax Note:

Because property taxes are paid in arrears, Illinois sellers almost always give the buyer a tax credit at closing. This is normal, and expected.

9. Staging, Cleaning & Preparation Costs

Not every seller invests in staging, but nearly every seller invests in some form of preparation. These costs vary widely depending on your home’s condition and your goals.

Typical prep expenses include:

  • Deep cleaning
  • Carpet cleaning or replacement
  • Painting
  • Light fixture upgrades
  • Minor repairs
  • Professional staging (optional but impactful)

The goal is not to spend lavishly, it’s to spend strategically. You’d be surprised how far $300–$1500 can go when applied in the right places.

10. Moving Costs

This category is often forgotten until the last minute. Depending on your timeline and how much you're moving, you might budget for:

  • Professional movers
  • Storage units
  • Temporary housing

While not technically a “selling” cost, it’s absolutely part of the big picture.

11. The “Hidden” Cost: Time on Market

This is the one most sellers underestimate. The longer you’re on the market, the more negotiating leverage you lose. Beyond time itself, many sellers are surprised by how quickly unplanned expenses, concessions, and tax prorations pile up, shrinking net proceeds far more than expected.

A strong pricing and preparation strategy minimizes this cost by keeping your listing competitive, fresh, and in demand.

Final Thoughts: Clarity Creates Confidence

When sellers understand their true costs upfront, everything becomes easier, planning, pricing, negotiation, and expectations. Surprises disappear. Stress levels drop. Decisions feel more straightforward.

The goal isn’t to overwhelm you with fees, it’s to make sure nothing catches you off guard. With the right strategy and support, selling your home should feel predictable, transparent, and aligned with your financial goals.

You deserve to move forward confidently, and I’m here to help make that happen.