Updated October 2026. Prices read on each company’s own site on October 20, 2026.
Seven flat fee MLS companies show Illinois pricing, from $89 to $399 upfront. Most northern Illinois homes, Chicago included, go on MRED, the Midwest Real Estate Data MLS. Beycome Basic is $99 with $0 at closing. Two others also charge $0 at closing. Watch for percentage fees: 0.5% on the $295,900 typical Illinois home value is $1,479.50.
Jump to: 💲 Prices · 📸 Photos & term · 🏢 Companies · 📍 Illinois transfer taxes · ❓ FAQ
Illinois in numbers
- The typical home value in Illinois was $295,900 in September 2026 (Zillow Home Value Index), up 5.3% over the year.
- A 3% listing commission on that value is $8,877.00. A $99 flat fee with $0 at closing keeps $8,778.00 with you, before any buyer’s agent pay you agree to.
- The state transfer tax is 50 cents per $500, and Cook and the collar counties add 25 cents per $500. That’s $444.00 on the typical home value. Many towns add their own stamp on top.
- Sellers owe buyers the Residential Real Property Disclosure Report before the contract is signed, even on an as-is sale.
What flat fee MLS costs in Illinois, plan by plan
We lined up each company’s cheapest plan that gets an Illinois home on the MLS. Every number comes from the company’s own pricing page, read October 20, 2026. If a page didn’t say something, the cell says “not stated.” Companies run A to Z after Beycome.
| Plan | Upfront | Fee at closing | Total on $295,900 | MLS photos | Listing term | MLS | Zillow / Realtor.com / Redfin | Offers and e-sign | Negotiation help | Changes | Cancellation |
|---|---|---|---|---|---|---|---|---|---|---|---|
| Beycome Basic | $99 | $0 | $99 | Max the MLS allows | Up to 24 months** | MRED, MARIS or My State MLS Illinois | Yes, plus 100+ sites | Online offers, e-sign, ShowingTime when available | Artur AI for offers and negotiation; a person on Concierge | Unlimited, free | No fee*; no refund once listed |
| Brokerless $99 | $99 | $0 | $99 | 6 | 6 months | Local MLS | Realtor.com; Zillow, Trulia, Homes.com with an unexplained asterisk | not stated | None, you negotiate | Free status changes; other edits not priced | not stated |
| Homecoin MLS listing | $199 | $0 (“never”) | $199 | Max | 12 months | Local MLS | Zillow, Realtor.com, Trulia, Redfin | Listing forms e-signed; offer tools not stated | None included; $99 to $299 add-on | 10 free | Free |
| HomeZu Local MLS Listing | $399 | “applicable closing fees”, amount not stated for Illinois | $695 to $1,139 if 0.1% to 0.25% applies | 25 ($100 for max) | 6 months ($100 for 12) | Local MLS | Zillow, Realtor.com, Trulia, Redfin | DocuSign | None on this plan | Unlimited edits | $50 fee before MLS entry |
| Houzeo Bronze | $399 | $0 | $399 | 25 | 6 months | Local MLS | Zillow, Trulia, Realtor, Redfin, 100+ sites | No offer tools on Bronze; e-sign not stated | None on Bronze | 10 | Only with no active or accepted offers |
| ISoldMyHouse Get LISTED | $299 | None stated | $299 | Up to 10 | 6 months | Local MLS (Illinois not named) | Zillow, Trulia, Realtor.com | Listing contract e-signed; offer tools not stated | None, you negotiate | not stated | Anytime; refund only before MLS entry, minus $10 |
| List With Freedom Gold | $89 | 0.5% compliance fee | $1,568.50 | 25 | 6 months | Local MLS | Zillow, Realtor.com, Redfin | Docs online; offer review is a $595 add-on | You negotiate | Free, unlimited | No fee; no refund once listed |
The total column adds only the fee each company charges at closing, worked out on the $295,900 typical Illinois home value. Buyer’s agent pay, title, taxes and attorney fees come on top no matter who lists you.
Same $99, different listing
Two plans cost $99 with nothing due at closing: Beycome Basic and Brokerless. They aren’t the same listing. Beycome Basic carries as many photos as MRED or your local MLS accepts, and stays up for the longest term the state and MLS allow.** The Brokerless $99 plan shows 6 photos for 6 months. Its $188 plan moves to 12 months and more photos.
Homecoin is $199 in Illinois, $50 more than the $149 it shows in Michigan, Minnesota and Ohio. For that you get max photos, 12 months and 10 free changes, with no fee at closing. So the cheapest sticker doesn’t settle it. Count photos, months and what you pay at the end.
Illinois homes can need time. A 6-month listing that starts in November ends in May, and a slow winter can eat most of it. Renewals cost money with most companies, so check the term before you check the price.
Full service in Illinois, top plan to top plan
Maybe you want someone to price the home and handle offers. That’s a different service level, so here the top plans are compared with each other, not with $99 listings.
| Top plan | Upfront | At closing | Total on $295,900 | Photos | Term | Who negotiates | Cancellation |
|---|---|---|---|---|---|---|---|
| Beycome Concierge | $999 (list price $1,399, limited time) | $0 | $999 | 25 pro HD photos, plus max MLS slots | Up to 24 months** | A person handles offers and negotiation, plus a closing coordinator and CMA | No fee*; no refund once listed |
| Houzeo Platinum | $499 | 1.25%, $999 minimum | $4,197.75 | Max | 12 months | Offer, inspection and repair negotiation by a broker | Only with no active or accepted offers |
| List With Freedom Platinum Plus | $395 | 0.25% | $1,134.75 | Max | 12 months | Transaction coordinator; you negotiate | No fee; no refund once listed |
Houzeo’s percentage plans carry a $999 minimum at closing, per its Illinois page. On a home at the typical Illinois value, 1.25% is $3,698.75, well above that floor. If you’d like a person on your side for the price, see how Beycome Concierge works.
The Illinois flat fee field, company by company
Beycome
We list Illinois homes on MRED, MARIS and My State MLS Illinois through Beycome Brokerage Realty LLC. Basic is $99 and nothing is due to us at closing. You get max photos, unlimited free changes, e-sign, online offers and ShowingTime where your MLS offers it. On Basic and Enhanced, the Artur AI assistant helps you read offers and plan a counter. A person negotiates for you only on Concierge.
Brokerless
Brokerless names Illinois on its national coverage page. The $99 plan is simple and has no closing fee. It’s a fit if your home shows well in 6 photos and you expect a fast sale. You handle the buyer talks yourself.
Homecoin
$199 in Illinois with 12 months, max photos, 10 free changes and free cancellation. Its FAQ says it “never” charges at closing. Help with the listing itself is an add-on.
HomeZu
Its Illinois page shows one plan: $399 for 6 months and 25 photos, “+ applicable closing fees (Varies by state).” The page doesn’t give the Illinois amount. A note lower down says most states run 0.1% to 0.25% of the price. Ask for the Illinois number in writing.
Houzeo
Bronze at $399 is a true flat fee, with 25 photos, 6 months and 10 changes. Silver, Gold and Platinum add 0.5% to 1.25% at closing with a $999 minimum, per Houzeo’s own Illinois page. Its cancellation note says the commission can still be owed if offers came in while you were listed. Houzeo’s plans with a broker are the ones with a closing fee.
ISoldMyHouse
$299 gets up to 10 photos for 6 months, and $399 gets max photos for 12 months. No closing fee is shown. The site says it lists in every state but doesn’t name Illinois, so confirm MRED access first.
List With Freedom
$89 upfront plus a 0.5% compliance fee at closing, which comes to $1,568.50 on the typical home value. Its Illinois page says it uses MRED for Chicagoland. Changes are free. Offer review is a $595 add-on.
Unreal Estate and Fizber also list Illinois in their state menus. We couldn’t load an Illinois price for either on October 20, so they’re not in the table.
Illinois transfer taxes stack in three layers
Every Illinois sale pays the state tax of 50 cents per $500 of price, under 35 ILCS 200/31-10. Counties may add 25 cents per $500 under 55 ILCS 5/5-1031. Cook, DeKalb, DuPage, Kane, Kendall and Lake all do, per Chicago Title’s list. On $295,900, that’s $296.00 to the state and $148.00 to the county, or $444.00.
Then comes the town. Chicago Title’s July 1, 2026 list shows how much it varies:
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Buy a home →| Town | Local rate | Who pays first | On $295,900 |
|---|---|---|---|
| Chicago | $3.75 per $500 city, plus $1.50 per $500 CTA | Buyer (city), seller (CTA) | $2,220.00 buyer, $888.00 seller |
| Evanston | $5 per $1,000 under $1.5 million (higher tiers above) | Seller | About $1,480 |
| Aurora | $3 per $1,000 | Seller | About $888 |
| Joliet | $3 per $1,000 | Seller | About $888 |
| Naperville | $1.50 per $500 | Buyer | About $888 |
| Schaumburg | $1 per $1,000 | Seller | About $296 |
Many towns also want the final water bill paid before they sell you the stamp. Joliet requires a local disclosure form before the contract. Your contract can shift who pays, so read that line before you sign. For the city itself, our Chicago flat fee MLS comparison works through the city math, and there are local pages for selling in Evanston and Aurora.
The disclosure report every Illinois seller owes
The Residential Real Property Disclosure Act covers homes with one to four units, condos and co-op units. The seller fills in the report and hands it to the buyer before the contract is signed. Selling as-is doesn’t get you out of it, Illinois REALTORS’ legal hotline notes.
You disclose what you actually know. If you learn of a material defect later, you owe the buyer a written update. And if you never deliver the report before closing, Section 55 lets the buyer back out. Some sales are exempt, such as court-ordered sales and estates run by an executor.
Beycome includes Illinois disclosure forms with every plan. Attorneys are common on both sides of Illinois deals, and the Multi-Board contract used around Chicago has an attorney review clause. So budget for your own attorney even when you list for a flat fee.
What MRED means for your listing
MRED is the MLS for northern Illinois. Its members enter about 250,000 listings a year, so most Chicago-area buyer’s agents search there every day. Beycome lists Illinois homes on three MLSs: MRED, MARIS for the St. Louis metro side of Illinois, and My State MLS Illinois. Any other company that says “Illinois MLS” should tell you which one.
Which MLS you land in decides which agents see you. A home in Champaign or Peoria listed only in a Chicago-area MLS reaches the wrong crowd, and the reverse is true too. Our guide to listing on the MLS without a realtor covers the setup step by step.
Ready when you are: start your Illinois flat fee MLS listing.
Closing in Illinois? Starting November 1, 2026, Beycome Title handles title and closing in Illinois, with Prepaid Pricing of $599 at checkout (instead of $995).
Illinois flat fee MLS questions
How much does a flat fee MLS listing cost in Illinois?
As of October 2026, entry plans run $89 to $399 upfront. Beycome is $99 with $0 at closing. Some companies add 0.5% at closing, which is $1,479.50 on the typical Illinois home value of $295,900.
Which MLS covers Illinois?
MRED, Midwest Real Estate Data, covers Chicago and northern Illinois. MARIS covers the St. Louis metro side. Beycome lists on both, and on My State MLS Illinois.
Is flat fee MLS legal in Illinois?
Yes. A licensed Illinois broker enters the listing and you do the rest. Beycome lists through Beycome Brokerage Realty LLC, Illinois license #481.013794.
Who pays transfer tax when you sell a house in Illinois?
The seller usually pays the state and county tax, $444.00 on the typical home value. Town taxes vary: Chicago splits its tax between buyer and seller, and Naperville puts it on the buyer.
Do I need an attorney to sell my house by owner in Illinois?
The law doesn’t require one, but attorneys are common on both sides, and the Multi-Board contract used around Chicago has an attorney review clause. Budget for one.
Can I offer a buyer’s agent commission on MRED?
Not on the MLS. Since August 17, 2024, offers of buyer’s agent pay can’t appear there. You can still offer it off the MLS or agree to it in the contract.
Commission figures are examples only. Real estate commissions are not set by law or by NAR rules and are fully negotiable. Sellers choose whether to offer any compensation to a buyer’s agent, and how much; since August 17, 2024, those offers can’t be shown on the MLS.
Prices as of October 20, 2026, read from each company’s own Illinois page or pricing page. Service details (syndication, offer tools, help, changes) for other companies come from their national or Texas pages read the same day. Totals use the typical Illinois home value of $295,900 and add only each company’s stated fee at closing. Home values: Zillow Home Value Index, September 2026.
“$0 at closing” means no Beycome fee at closing. Other closing costs, taxes, title, attorney fees and any buyer’s agent pay you agree to still apply.
* No cancellation fee. Listings under contract can’t be canceled. No refund once the listing is live.
** Listing term: the maximum the state and MLS allow, up to 24 months (12 in Maryland and Pennsylvania).
Town transfer taxes come from Chicago Title’s list dated July 1, 2026 and can change. General information, not legal or tax advice. Reviewed by Beycome Brokerage Realty LLC, licensed real estate brokerage (IL #481.013794).
Sources
- Zillow Research, Zillow Home Value Index, September 2026.
- MRED, who we are.
- 35 ILCS 200/31-10, state transfer tax and 55 ILCS 5/5-1031, county transfer tax.
- Chicago Title, transfer taxes in the Chicago metro area, July 1, 2026.
- City of Chicago, real property transfer tax.
- Illinois REALTORS, residential property disclosures.
- NAR, settlement FAQs.
- Competitor pages read October 20, 2026: Brokerless pricing and coverage, Homecoin Illinois, HomeZu Illinois, Houzeo Illinois, ISoldMyHouse, List With Freedom Illinois.
Disclosure & Disclaimer
Beycome provides real estate services through affiliated licensed brokerages and has a commercial interest in the services and business models discussed on this blog. Content reflects Beycome’s perspective and may promote our services; it should not be treated as independent or neutral reporting.
Articles are provided for general informational and educational purposes only, not as financial, tax, legal, or investment advice or a recommendation for your particular situation. Reading this blog does not create a brokerage, advisory, or other professional relationship.
Information, opinions, pricing, service descriptions, and comparisons reflect the sources and information available when an article was published or last updated and may change. Although we aim for accuracy, we do not guarantee that all content is complete, current, or applicable to your circumstances. Laws, market conditions, and service availability vary by location. Examples and estimated savings are illustrative, depend on stated assumptions, and do not guarantee individual results.
Verify relevant information directly and consult qualified professionals before making decisions. Beycome services are subject to applicable agreements, eligibility requirements, and state-specific terms.
