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Buying a Home in the Metro East, IL: Your Questions Answered

These are the questions buyers ask most about buying a home in St. Clair County and the Metro East: how the Illinois contract works, who pays which closing costs, help with the down payment, and the property tax exemptions you have to file for. Each answer is checked against Illinois law, an official source or how closings work here in the Metro East.

By Craig Ziegel, Single Tree Team, eXp Realty. Licensed in Illinois since 2011. Facts checked November 3, 2026. General information, not legal or tax advice.

The contract and Illinois law

Do I need an attorney to buy a house in Illinois?

Illinois law does not require one, and our buyers usually do not use one. Here the title company handles the closing, and the purchase contract we use has no attorney review period. You can still hire a real estate attorney if you want one to read the contract before you sign.

What does an Illinois seller have to tell me about the house?

In most resales, the Illinois Residential Real Property Disclosure Act requires the seller to fill out a form of 24 questions about known problems, such as the roof, basement leaks, the electrical, plumbing and heating systems, radon and mine subsidence. If you get the form after you sign the contract and it shows a problem, you have 5 business days to cancel and get your earnest money back. Some sales are exempt, including new homes no one has lived in, foreclosures, estate sales and sales to a spouse, parent, child or grandchild. See our post on whether Illinois is a buyer beware state.

Do I have to sign an agreement with a buyer's agent before touring a home?

Yes, if you tour with a REALTOR or an agent who belongs to the MLS. Since August 17, 2024, they ask buyers to sign a written agreement before touring a home with them, in person or virtually. Visiting an open house on your own does not require one. The agreement must state clearly how the agent is paid, as a clear amount or rate, not open-ended or a range, and that amount is negotiable and not set by law. Read it before you sign and ask about anything that is not clear.

Can I back out of a house contract in Illinois?

Usually only through a contingency written into your contract, such as the home inspection or your loan approval, or through the late seller disclosure right above. Each one has a deadline. Miss it and you may lose your earnest money, so put those dates on your calendar the day you sign.

Costs at closing

Who pays the transfer tax in Illinois?

Illinois charges 50 cents per $500 of the price and the county charges 25 cents per $500. In St. Clair County that comes to $1.50 per $1,000 in total, or $375 on a $250,000 home. The law does not say who pays, but in Illinois the seller usually does.

Who pays for title insurance in Illinois?

In the Metro East, the seller usually pays for the owner’s title policy, which protects you, and the buyer pays for the lender’s title policy if you take out a loan. Your contract sets who pays, so check it before you sign.

Why does the seller give me a property tax credit at closing?

Illinois property taxes are paid a year behind. In St. Clair County, the 2025 taxes are billed and paid in 2026. When you buy, the seller has lived in the home for months that are not billed yet, so the seller credits you that amount at closing and you pay the bill when it comes.

Help with the down payment

What down payment help does IHDA offer?

The Illinois Housing Development Authority (IHDA) offers these programs, checked November 3, 2026. Access Forgivable: 4% of the price, up to $6,000, forgiven over 10 years. Access Deferred: 5% of the price, up to $7,500, repaid when you sell or refinance. Access Repayable: 10% of the price, up to $10,000, repaid over 10 years. Opening Doors: $9,000, forgiven over 5 years. Access Home, for first-time buyers: 6% of the price, up to $15,000, deferred; veterans and buyers in certain areas are exempt from the first-time buyer rule. Each one needs a credit score of at least 640 and at least $1,000 or 1% of the price from you, whichever is more. Income and price limits depend on the county, so check ihda.org or ask an IHDA lender.

Can I use a USDA loan in the Metro East?

Possibly. USDA home loans need no down payment, but only for homes in eligible areas and for households under the USDA income limit for the county. Some addresses outside the larger towns qualify. Check the exact address and your household income on the USDA eligibility map before you fall in love with a house. Buying with a VA loan near Scott AFB? See our VA funding fee page.

Taxes and exemptions

Do I have to apply for the homestead exemption?

Yes. In St. Clair County and Madison County it is not automatic. You file a notarized application with a copy of your driver’s license or state ID showing the home’s address. In St. Clair County you apply once and do not need to renew. The general homestead exemption takes up to $6,000 off your home’s assessed value. Owners 65 and older can apply for the senior exemption, another $5,000 off. Seniors with household income of $75,000 or less for the 2026 tax year can also apply for the senior assessment freeze, which must be filed every year. Get the St. Clair County application from the County Assessor.

Is there a property tax break for disabled veterans in Illinois?

Yes. Illinois lowers the taxable value of a disabled veteran’s home based on the VA disability rating: $2,500 off for a 30% to 49% rating, $5,000 off for 50% to 69%, and the first $250,000 of taxable value exempt for 70% or more. See our Illinois disabled veteran property tax exemption page for how to apply.

Go deeper

• St. Clair County real estate FAQ: taxes, mine subsidence, towns and Scott AFB
• First-time home buyer's guide to St. Clair County
• Why St. Clair County property taxes are so high
• Is my house over a coal mine?
• Moving to Scott AFB
• St. Clair County towns guide
• New construction FAQ for St. Clair and Monroe County