How to Sell Without a Realtor in Batavia Illinois – 2022 Attorney’s Guide to Batavia Transfer Stamps, Final Water Readings, and More

Batavia, Illinois - front view of historic Batavia Institute
Historic Batavia Institute in Batavia, Illinois

Need to sell a house in Batavia, Illinois? With so many houses on the market, it can be hard to know where to start. Luckily, there is an easy and cost-effective way for you to sell your home without having to deal with any real estate agents. This guide will walk you through how For Sale By Owner works in Batavia Illinois with a Batavia attorney and how you can use it to sell your home quickly, without paying any commission. You’ll also find out about the most common mistakes people make when selling their homes FSBO!

Many homeowners do not know how to sell for sale by owner. Some may even be misinformed about the process, thinking that they will have to pay a high commission fee and still end up with less than what their house is worth in the end. This article has tips from real estate experts who are familiar with FSBO sales in Batavia, Illinois.

There are many beautiful homeowners associations in Batavia, Illinois. Many of them — Barkei Farms, Bellevue, Davey Farm, Deerpath Crossing, Deerpath Trails, Deerpath Woods, Heritage Ridge, Johnson Woods, Kirkland Chase, Mill Creek, Mill Pond, Quarry Stone Pond, Sierra Mills, Stone Manor, Tanglewood, Tanglewood Hills, Trout Farm, Waterford at the Fox, Weaver Landing, and Windemere have prices we haven’t seen since 2014!

Batavia is the home of Fermilab, and was one of the places that helped develop the arms race between America and the Soviets! It’s one of the most patriotic places in the USA, and is the home of America’s ONLY surviving Loyalty Day parade every May 1st. It’s an all-American town with a diverse and welcoming community (and the best chicken wings in the entire Chicagoland area at Crosstown Pub).

Step One: What Shouldn’t I Do to Sell my Home?

One of the most common mistakes people make when selling their homes is not doing enough research. You need to know exactly what you’re getting into before jumping in, and that means knowing how much your home will sell for after all expenses are accounted for. Knowledgeable real estate professionals, including brokers and a Batavia attorney, can help you get the most bang for your buck. The second mistake people often make is only reaching out to one real estate agent. Ideally, you should speak to at least three agents before deciding on which one has the best idea of value. Not every strategy is good for every FSBO home. The last mistake is not making the home attractive enough to buyers. You should stage the home before putting it on the market to make your property more desirable than those around it.

Step Two: What Should I Do for FSBO success?

One of the first things you should do when deciding to sell your home FSBO is to get a lawyer. A knowledgeable real estate attorney will help you through every step, and make sure that everything goes smoothly. The next thing you should do is gather all your paperwork. This includes copies of the deed, lien information, and any other important documents. Your knowledgeable Batavia real estate attorney will help you get title insurance on your property so that your buyer has more confidence in what they are buying. For single-family homes, you’ll also need a survey.

Next up is getting a great photographer who knows how to capture those stunning pictures buyers are going to want. You want to make sure that your home looks its best, and a professional photographer will be able to do just that.

Then, you should make a list of necessities. This includes everything from pest control to lawn care. The more work that is done before placing your property on the market, the more attractive it will be for buyers.

Batavia map for header of Real Estate Article
Batavia municipal location in DuPage and Kane counties

Step Three: How Do I Sell My House With a Batavia Attorney?

Now that we’ve covered price, legalities, and sales – let’s talk about how to get to closing. If you have got an offer and agreed on a price, a property, and a date, this is where you should start reading.

First, you’ll want to order a real estate survey unless you’re in a condominium like Cayman Island or Quarry Stone Pond. A survey tells you where your property lines are and who can use your land. Surveys are good to know where the telephone and gas lines are located, but can also reveal big problems like bad fence lines or even buildings being placed on the wrong land. Those are rare, but in this business, you can never be too careful.

Next, you’ll look to get your mortgage payoff. For most lenders, you can get one of these by just calling your bank. Both the purchase loans and any home equity loans are pretty easy to find, and your lawyer can help. If you have an old HELOC, then you’ll need to make sure there is a lien release because those can’t be sold until we get a final credit letter.

Then, if you’re in one of Batavia’s bigger condominium associations, you’ll need to get a Paid Assessment Letter from your homeowner’s association. We’ve already covered how to do this at length, and your Batavia attorney can get that for you.

Step Four: 2022 Real Estate Disclosures

The next thing you need to do is get your real estate disclosures in order. In the state of Illinois, these are pretty simple. You’ll just fill out a Residential Real Estate Disclosure Form and give it to the buyer. This form covers any material defects that you know about the property. If there are any, you’ll have to write them down on the form. You should also give the buyer a Lead-Based Paint Disclosure Form if your home was built before 1978. In Illinois, we also have to give the buyer a Radon disclosure form. The Radon disclosure form is required because most of Illinois used to be underwater during the Jurassic period and as a result many toxic chemicals accrued in the ground. If Radon is over 4 parts per million, you’ll have to notify your buyer, and usually make some costly repairs. The highest Radon levels I’ve ever personally seen were in Batavia and in Elgin. I once saw a 14.0 ppm Radon level in Batavia that cost thousands of dollars to mitigate. Plan accordingly!

You can get these forms from your local library, or online, or you can just tell me to handle it.

The last thing you need for disclosures is a copy of the Community Association Rules and Regulations if you live in a community with an HOA. You should get these from your association, or normally we do this for clients.

Batavia, Illinois - Historic railroad depot museum
Historic Chicago, Burlington, and Quincy Railroad Depot in Batavia, Illinois

Step Five: Batavia Local Requirements

Batavia is an easy city for an FSBO client. To sell for sale by owner in Batavia, Illinois all you have to do is order the final water bill and pay it. If you have a condo/HOA, they almost certainly pay it for you. If not, your Batavia Attorney can go down to 100 N. Island Ave., Batavia, IL 60510-1972. Feel free to call them at 630.454.2000 or visit them online at

Step Six: Closing and Selling Your Home with your Batavia Attorney

Once you’ve accepted an offer, we can schedule a closing. This depends on when the buyer will close which is usually within 30 to 45 days of signing the offer contract for FSBO homes. That’s why it’s important to keep an eye out for these issues in advance. If you don’t stay on top of your transaction, you’ll end up waiting ages for third-party approvals in the transaction. By carefully following this guide, you’ll pay off all the debts on the property, extinguish your liability as best as you can, sell your home and have the smoothest transaction. If you’re interested in more, I’ve put a form below for you to contact us to start the process as your Batavia attorneys.