Aurora, IL real estate: buy or sell with a local AXEN agent
Aurora sits in four counties: Kane, DuPage, Will and Kendall. The county line changes your assessor, your tax bill and even your homestead break. The city will not issue a transfer stamp until every city bill on the seller's name is paid. And every rental here needs a city license and a yearly inspection.
What are the popular neighborhoods in Aurora?
Popular Aurora neighborhoods include Downtown Aurora, Near Eastside, Riddle Highlands, Tanner, Fox Valley and Stonebridge. Each one prices differently, so ask your agent for recent sales in the ones you like.
Also near Aurora:
What should you know before buying a home in Aurora?
Aurora sits in Kane, DuPage, Will and Kendall counties, so check which one holds your parcel. The Kendall side has a smaller homestead break. Rentals need a city license and a yearly inspection, and new builds may owe a school fee.
The rules that apply everywhere in Illinois are on the Illinois page. These are the Aurora details that trip people up.
Get pre-approved →- Find out which of four counties you are in. Aurora reaches into Kane, DuPage, Will and Kendall. Each county has its own assessor, tax bill and appeal dates. Check the parcel number, not the mailing address.
- The homestead break is smaller in Kendall. Illinois caps the general homestead exemption at $8,000 in counties that touch Cook. Kane, DuPage and Will touch Cook. Kendall does not, so its cap is $6,000. Same city, different break.
- Rentals need a city license. Aurora licenses non-owner-occupied rentals. Units get inside and outside inspections every year, and licenses renew by August 31. If you buy a licensed building, report the new owner within 3 working days.
- New builds can carry a school fee. A school impact fee may be due on a newly built home. It is paid when the transfer stamp is bought, so ask whether it applies before closing.
- Exterior work in a historic district gets reviewed. Aurora has a Preservation Commission and historic district design rules. Some outside work there needs a Certificate of Appropriateness. Ask the city before you plan new windows.
What should you do before selling a home in Aurora?
Before you sell in Aurora, request the Statement of Open Accounts at least 5 business days before closing and order a final water reading. Every city bill in your name has to be paid first. The seller usually pays the $3 per $1,000 city tax.
Request the Statement of Open Accounts 5 business days out.
The city will not issue the stamp until every city account in the seller's name is paid, like water, sewer, code fines, alarm fees and liens. Request the statement at least 5 business days before closing.
Order the final water reading.
Call the city's water billing office for a final reading at least 5 days before the transfer.
The seller usually pays the city tax.
Aurora charges $3 for each $1,000 of value. The city code puts it on the seller, but the contract can shift it. Exempt deeds pay a $30 fee for a no-tax-due stamp.
Aurora real estate questions
Who pays the Aurora transfer tax?
The seller, unless the contract says otherwise. The city code sets it at $3 for each $1,000 of value. Exempt deeds still need a no-tax-due stamp, which costs $30.
What holds up the Aurora stamp?
Unpaid city bills. The stamp is not issued until every city account in the seller's name is paid, including water and sewer, code fines, alarm fees and liens. Request the Statement of Open Accounts at least 5 business days before closing.
Which county is my Aurora home in?
It could be Kane, DuPage, Will or Kendall. The county sets your assessor, your tax bill and your appeal deadline. Check the parcel number with the county. Do not guess from the address.
Is my homestead exemption the same everywhere in Aurora?
No. The state cap is $8,000 in Kane, DuPage and Will, because they touch Cook County. Kendall does not touch Cook, so the cap there is $6,000.
Do I need a license to rent out my Aurora home?
Yes, if you do not live in it. Aurora licenses non-owner-occupied rentals, inspects them every year and renews licenses by August 31.
Buying or selling in Aurora? Talk to a local agent.
An AXEN agent who works in Aurora answers your questions for free. No cost to talk. No pressure to sign anything.