SELL YOUR HOME · NORTHWEST SUBURBS
Each of these four towns has its own prices, its own transfer taxes and its own village inspection before closing. John Szurzynski has handled them from our Belmont Avenue office since 2000 — in English or in Polish.
CHOOSE YOUR TOWN
Prices, seller costs and village rules change the moment you cross Harlem or Cumberland. Pick your town for its own guide — recent sales, housing stock, what buyers pay more for, and what the village requires before closing.
Village inspection required for the transfer stamp — $100, book 15+ days before closing.
Pre-sale inspection plus a new seller-paid water meter fee since February 2026.
Highest village transfer tax of the four: $5 per $1,000, paid by the seller.
Homes close near 99% of asking; time on market ranges 48–82 days by season.
LISTING vs. CASH OFFER
Search “sell home Norridge” and most results are investors offering a fast cash sale. Sometimes that is the right call — an estate, a house that needs major work, a deadline. Usually it costs you money. Compare both before you sign anything.
We will tell you honestly which one fits your house. If a cash sale makes more sense, we will say so.
| CASH INVESTOR | LISTED WITH JOHN | |
|---|---|---|
| Price | Discounted so the investor can resell at a profit | Open-market price, set by local comparable sales |
| Who competes | One buyer | Every buyer on the MLS and the major portals |
| Speed | Can close in days to weeks | Typically 1–3 months to close |
| Repairs and showings | None — sold as-is | Some preparation; as-is listings possible |
| Village inspection | Still required in Norridge and Harwood Heights | Scheduled and handled for you |
SELLER COSTS BY TOWN
Every Illinois seller pays the state stamp ($1.00 per $1,000) and the Cook County stamp ($0.50 per $1,000). Then the village adds its own. An Elmwood Park seller at the median pays more in transfer tax than a Park Ridge seller selling a home worth about $255,000 more.
| TOWN | EXAMPLE PRICE | STATE + COUNTY | VILLAGE / CITY TAX | SELLER TOTAL |
|---|---|---|---|---|
| Norridge | $415,000 | $622.50 | Village stamp + $100 inspection [VERIFY rate] | $722.50 + stamp |
| Harwood Heights | $400,000 | $600.00 | 1% village tax paid by the buyer; seller pays $100 inspection + water meter fee | $700 + meter fee |
| Elmwood Park | $345,000 | $517.50 | $5 per $1,000 = $1,725.00 | $2,242.50 |
| Park Ridge | $600,000 | $900.00 | $2 per $1,000 = $1,200.00 | $2,100.00 |
Rates: Illinois Realtors municipal transfer tax listing (Jan 2024), Village of Harwood Heights, Village of Norridge. Confirm current rates with your closing attorney. Not legal or tax advice.
At closing you credit the buyer for property taxes owed but not yet billed — often several thousand dollars. It belongs in your net-proceeds math from day one.
Illinois sales go through attorney review, and sellers almost always hire a real estate attorney through closing. [CLIENT INPUT: typical local fee range]
Sellers in Illinois customarily pay for the owner’s title policy and their share of closing fees. We itemize them in your valuation.
HOW WE SELL
01
John sees the house in person and prices it against recent sales on your block, not a town average.
02
Your price minus every cost in this guide, so you know what you walk away with before you list.
03
What to fix and what to leave, then MLS, the major portals and our Northwest Side buyer network.
04
We compare offers on more than price — financing, contingencies and closing date.
05
We book the municipal inspection early, so violations never delay your closing date.
06
Inspections, appraisal, tax proration and the closing table, coordinated in English or Polish.
YOUR LISTING BROKER
John founded Executive Home Realty on Belmont Avenue and has sold homes across the Northwest Side and the near-northwest suburbs since 2000. He prices every listing personally and stays your contact through closing, whichever of our agents you work with.
SELLER REVIEWS
[Great experience working with this real estate agent! Very professional, responsive, and knowledgeable.]
[I highly recommend John, a true professional with extensive knowledge of the market and home technicalities. ]
[Absolutely outstanding! John is a game changer. He sold our home in just 3 days]
SELLER QUESTIONS
Yes. Norridge requires a building inspection before it issues the real estate transfer stamp. The application fee is $100, with a copy of the contract and the MLS listing, and the village advises scheduling at least 15 days before closing.
Since February 12, 2026, anyone selling a home in Harwood Heights pays a water meter replacement fee under Ordinance 26-01, on top of the $100 pre-sale inspection for a single-family home or condo.
The seller, in both. Elmwood Park charges $5 per $1,000 and Park Ridge $2 per $1,000, on top of the state and Cook County stamps.
Only after comparing it with a market valuation. Cash buyers trade price for speed and convenience. For a house in decent condition, listing usually nets more; for an estate or a major-repair house, cash can be the right call.
Yes — the pricing meeting, every document review and the closing. Tak, całą sprzedaż przeprowadzimy po polsku.
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