Seller Closing Costs: Cook vs. DuPage County

Are you wondering how your seller closing costs will differ if your Schaumburg property sits in Cook County versus DuPage County? You are not alone. Between transfer taxes, title fees, and tax prorations, the details can feel confusing when your home is near a county line. In this guide, you will learn which costs sellers commonly pay, what actually changes by county or municipality, and how to get an accurate net estimate before you list. Let’s dive in.

What sellers pay at closing

Selling a home comes with several cost categories. Some are negotiable. Others are fixed by law or custom.

Sales commission

Commission is usually the largest seller cost. The total commission is negotiated between you and your listing broker, and the split between listing and buyer brokers is set in the listing terms. Industry data shows the combined commission historically in the mid-single digits of the sale price, but the exact percentage is your decision.

Transfer taxes and municipal stamps

Illinois has a state transfer tax that applies statewide. Some municipalities add their own transfer tax or require a “real estate transfer stamp.” In many Illinois markets, sellers customarily pay transfer taxes, though you can negotiate who pays in the contract.

Title insurance, title exam, and closing fees

Seller-side items often include an owner’s title insurance policy, title search, closing or escrow fee, courier and recording services, and document preparation. These vary by title company and price band. Lender’s title insurance belongs to the buyer side.

Recording and county filing fees

Counties set recording fees for the deed and for releases of mortgages or liens. Fees and required forms differ by county, so the applicable county recorder’s schedule matters.

Prorations and property taxes

Illinois property taxes are generally paid in arrears. At closing, taxes, HOA dues, and other periodic charges are prorated between you and the buyer based on the closing date and local custom. The purchase contract controls the proration method.

Seller concessions, repairs, and escrows

You might agree to a buyer credit, complete repairs after inspection, or set up a holdback escrow to address a punch-list item. These are fully negotiable and depend on the deal.

Other possible items

Expect your mortgage payoff, possible prepayment penalties, HOA transfer fees, or municipal compliance costs where required. Capital gains taxes, if any, are a separate tax consideration that affects your net but are not a closing fee.

Cook vs. DuPage: what changes

Schaumburg and nearby suburbs can sit fully in Cook County, fully in DuPage County, or span both. The county and municipality determine several practical items.

Which jurisdiction applies

The county sets recording fees and manages how property taxes are billed and collected. Your municipality can add its own rules, including whether a local real estate transfer tax or stamp is required.

Municipal transfer taxes

In Cook County, some municipalities impose a municipal transfer tax. The City of Chicago is the most prominent example, and several suburbs have their own stamps. DuPage County municipalities generally impose fewer municipal transfer taxes, but you must confirm the rules for your exact village. Do not assume based on county alone.

Recording and title practices

Recording fees, document requirements, and forms differ by county. Title insurance rates are regulated statewide, but title companies may have different line-item practices and endorsements. Your title provider will price the file according to the county and municipality.

Property tax proration details

Cook and DuPage have different assessment and billing timelines. That affects how taxes are prorated at closing. To estimate your proration, you will need your most recent tax bill and assessor records for your parcel.

Local certificates and inspections

Some villages require compliance or occupancy certificates, or they may charge inspection fees related to a sale. If your property is in the Village of Schaumburg, check for current requirements. If the parcel is in a different village within DuPage, check that village’s finance or building department.

How to verify your exact costs

Because each property is unique, it is smart to confirm your closing costs with the right offices and providers before you list.

Step-by-step checklist

1. Confirm your county and municipality. Use your property tax bill or the county property search portals to verify whether the parcel is in Cook or DuPage and which village governs it.
2. Confirm the state transfer tax. Illinois imposes a state transfer tax at a fixed statutory rate per $500 of consideration. Verify the current rate with the Illinois Department of Revenue or the state statutes.
3. Check for municipal transfer taxes or stamps. Review your municipality’s finance or treasurer pages for “real estate transfer tax,” “transfer stamp,” or “conveyance tax” requirements and fees.
4. Request a title and closing estimate. Ask a local title company for a written estimate that includes owner’s title, escrow or closing fee, recording fees, and any county or municipal charges.
5. Ask your listing agent for a seller net sheet. Use real comps and local custom to model commissions, prorations, and likely credits so your expectations are realistic.
6. Confirm recording and payoff procedures. The county recorder and treasurer provide fee schedules, recording requirements, and payoff instructions for mortgage releases.
7. Verify tax proration in your contract. Illinois taxes are paid in arrears, so make sure the proration method in your purchase agreement matches local practice and your expectations.

Illustrative net examples

Below are simplified illustrations using the same sale price to show how a municipal transfer tax can affect a seller’s net. Your actual numbers will vary. Always request a parcel-specific estimate from a title company and a net sheet from your agent.

Assumptions for both examples

• Sale price: 400,000 dollars
• Commission: 5.5 percent of sale price
• Illinois state transfer tax: 0.1 percent of sale price (illustrative)
• Title, closing, and recording: 1,200 dollars (illustrative and varies by provider)
• Excludes mortgage payoff, prorations, and concessions

Example A: No municipal transfer tax (illustrative)

• Sale price: 400,000 dollars
• Commission: 22,000 dollars
• State transfer tax: 400 dollars
• Title, closing, recording: 1,200 dollars
• Estimated seller net before payoff and concessions: 376,400 dollars

Example B: Municipal transfer tax of 0.5 percent (illustrative)

• Sale price: 400,000 dollars
• Commission: 22,000 dollars
• State transfer tax: 400 dollars
• Municipal transfer tax: 2,000 dollars
• Title, closing, recording: 1,200 dollars
• Estimated seller net before payoff and concessions: 374,400 dollars

Key takeaway: even a modest municipal transfer tax can reduce your net by hundreds or thousands of dollars. Commission is typically the largest cost, and it is negotiable.

Seller checklist before listing

Use this quick list to avoid surprises and keep your net proceeds on track.

• Confirm your parcel’s county and village on the property tax bill or county portal.
• Ask for a seller net sheet with multiple commission and credit scenarios.
• Get a written closing estimate from a title company that serves your county.
• Check your municipality’s website for any transfer, inspection, or occupancy requirements.
• Order a preliminary title commitment to surface liens or special assessments early.
• Model price versus net trade-offs, including any buyer credits or repair requests.
• Verify tax proration rules and expected liability with the county treasurer or assessor.
• If your municipality spans two counties, confirm which county’s recorder and fee schedule will govern your closing.

Design can help offset costs

You cannot change statutory fees, and you have limited control over municipal taxes. What you can influence is your sale price and buyer demand. Strategic, light-touch staging, decluttering, and smart paint or finish choices can improve photos, increase showings, and support stronger offers. That boost can more than offset fixed closing costs.

If you want a premium outcome without a major renovation, a guided, design-first prep process can help you focus your budget where it moves the needle most. That is the heart of our approach: clear advisory, cost-conscious staging, and marketing that highlights what buyers value in western-suburb homes.

Ready for a custom net sheet?

If you are selling in Schaumburg or nearby suburbs and want a precise, no-surprises breakdown of your seller closing costs, let’s talk. We will confirm your county and municipality, check any local transfer or stamp rules, and build a parcel-specific net sheet so you can price and plan with confidence. Connect with Nancy Winchester to get your instant home valuation and a staging-led plan to maximize your net.

FAQs

Who normally pays transfer taxes in Illinois when selling a home?

• Customarily sellers pay transfer taxes in Illinois, but who pays can be negotiated in the purchase contract.

Does the Village of Schaumburg have a real estate transfer tax?

• Village rules can change, so check the Village of Schaumburg’s current finance or treasurer resources for any transfer stamp or fee before you list.

Are municipal transfer taxes more common in Cook County than DuPage?

• Some Cook County municipalities impose a transfer tax, while DuPage municipalities less commonly do. Always verify your specific village’s ordinance.

How are property taxes handled at closing for Schaumburg sellers?

• Illinois property taxes are paid in arrears, so taxes are prorated between buyer and seller at closing based on local custom and your contract.

What closing fees should I expect from the title company and county?

• Expect owner’s title insurance, escrow or closing fees, and county recording charges. Amounts vary by title company and county, so request a written estimate tied to your property.