You don't need a real estate broker to sell your home in Illinois. Owners sell on their own every year, especially when they already know the buyer (a neighbor, tenant, relative or friend) or when demand in their neighborhood is strong. The tradeoff is that the jobs a listing broker normally handles become yours: pricing, marketing, showings, negotiating and keeping the paperwork on schedule. The legal side doesn't change. Your disclosures, contract, title and closing still have to be done correctly, and that's where an attorney comes in.

1. Set a price you can support

Buyers, their agents and their lenders will all test your price. Look at recent closed sales of similar homes nearby, not just current asking prices. Many FSBO sellers order a pre-listing appraisal for a few hundred dollars so they start with an independent number. If your buyer is financing, the lender's appraisal will matter too: if it comes in low, expect the buyer to ask for a lower price. Use the seller net proceeds calculator to see what you'd actually take home at different prices.

2. Prepare the required disclosures before any contract is signed

Selling without a broker doesn't change your disclosure duties. Before a buyer signs a contract, Illinois sellers of residential property generally must provide:

The Residential Real Property Disclosure Report, the state form covering known material defects such as flooding or leakage, foundation, roof, plumbing, electrical, mold and code violations. It applies to homes, condominiums, co-ops and buildings of up to four units. Selling "as is" doesn't excuse it.
Radon disclosures: the Illinois Emergency Management Agency pamphlet Radon Testing Guidelines for Real Estate Transactions and the Disclosure of Information on Radon Hazards form.
Lead-based paint disclosures for homes built before 1978: the federal disclosure form, the EPA pamphlet Protect Your Family From Lead in Your Home, and a 10-day opportunity for the buyer to test unless they waive it.
Condominium documents: condo sellers must provide the Section 22.1 disclosures (declaration, bylaws and rules, budget, reserves, pending litigation and more), which come from the association and can take time and a fee to obtain. See the condo resale disclosure guide.

Answer every disclosure question honestly and completely. Most disputes after an owner sale start with something the seller knew about and didn't disclose.

3. Market the home and follow fair housing law

You can advertise on listing websites, social media and a yard sign. Some owners pay a broker a flat fee just to enter the home in the MLS, which puts it in front of agents and syndicates it to the major sites. Whatever you choose, fair housing laws apply to you:

Your ads can't state or suggest a preference for or against buyers based on race, color, religion, sex, national origin, disability, familial status or any other protected class under federal, Illinois or local law. Chicago and Cook County protect additional classes.
Treat every interested buyer the same way: same information, same showing process, same requirements.
Describe the property, not the people you'd like to buy it. "Three bedrooms near the park" works; "perfect for a young couple" doesn't.

4. Showings and safety

Ask for a lender preapproval letter or proof of funds before a private showing.
Don't show the home alone; have someone with you.
Put away valuables, prescriptions, mail and anything with personal information.
Keep a log of who visited and when.

5. Expect calls from buyer's agents

Many buyers are represented by an agent even when the seller isn't. Since the national commission rule changes in August 2024, buyer's agents must have a written agreement with their buyer before touring homes, and how that agent gets paid is negotiated. You decide whether to offer anything toward a buyer's agent's compensation. If you agree to pay something, put the amount and terms in writing as part of the deal. Remember that the buyer's agent represents the buyer, not you.

6. Get the offer and contract in writing

A handshake or a text message isn't an enforceable home sale, and a generic contract downloaded from the internet often misses Illinois and Chicago requirements. Your attorney can prepare the contract or review the one the buyer's side sends you. The key terms to get right:

Price, and any credits to the buyer.
Earnest money, held in escrow by a title company, broker or attorney, never by you directly.
Financing contingency: the loan type, amount and deadline.
Inspection period and how repair requests are handled.
Attorney review, so both sides' lawyers can finalize terms.
Closing date, possession date and what happens if you need to stay after closing.
Fixtures and personal property that stay or go.
Property tax proration. Cook County taxes are paid a year behind, so the seller credits the buyer at closing for taxes owed for the time the seller owned the home.

Use the contract deadline calculator to see the dates once a contract is accepted.

7. From contract to closing

Title: in the Chicago area the seller customarily orders the title commitment and pays for the owner's title policy. Your attorney orders it and clears any old liens or recording problems.
Survey: for houses, the seller usually provides a current survey.
Mortgage payoff: your attorney orders payoff letters for every loan and line of credit.
Municipal requirements: Chicago requires a water Full Payment Certificate before transfer stamps are issued, and many suburbs require their own inspection, water reading or zoning certificate. Check your town in the town-by-town guide.
Condos: the association's paid assessment letter, plus any right of first refusal waiver the declaration requires.
Inspection requests: respond in writing, through your attorney, before the deadline.

8. Closing day

Closings usually take place at a title company. Your attorney prepares the deed and the transfer declarations, reviews the settlement statement and makes sure state, county and any city transfer taxes are paid; the transfer tax calculator shows the shares. Confirm wire instructions for your proceeds by calling a number you already know; never act on an emailed change. Then work through the after-closing checklist.

Common FSBO mistakes

Signing a contract before giving the buyer the required disclosures.
Holding the earnest money yourself.
Accepting an offer without checking the buyer's preapproval or proof of funds.
Agreeing to a closing date before learning how long the condo documents or municipal inspection take.
Letting the buyer move in or store belongings before closing without a written agreement.
Promising repairs or credits by text without putting them in the contract.

How Attorney Kamal can help

Attorney Shara Kamal represents sellers in Chicago and the suburbs, including owners selling without a listing broker. She can prepare your contract or review the buyer's, check your disclosures, coordinate with the title company and the buyer's side, and handle the closing, so the part of the sale you can't do yourself is done correctly. Start with the seller's pre-listing checklist, or schedule a consultation.

General information about Illinois law, reviewed October 2026. Requirements depend on the property type and location and can change.

People. Property. Possibilities. · Schedule a consultation: (312) 809-9766 or 24-hour scheduling (872) 326-9600 · sharakamal.com

By Attorney Shara Kamal. General information for Chicago-area readers; not legal advice for a specific situation.