Selling land with back taxes in Illinois

How Illinois handles unpaid property taxes

Illinois sells tax lien certificates. An investor pays your overdue taxes and gets a lien with interest. You still own the land, but if the lien is not paid off, you can lose it through the process in the rule below. Paying off the lien, including from a sale, clears it.

The redemption rule in Illinois: Vacant non-farm land sold at a tax sale can be redeemed for 1 year from the date of sale. Most other property gets 3 years for certificates issued since July 10, 2026, and 2.5 years for certificates issued from 2024 until then. Commercial, industrial and 7+ unit properties also get 1 year. The certificate holder can extend a 1-year period, but not past 3 years from the sale. For certificates issued since July 10, 2026, the land goes to a public auction, and the owner can claim any bid above the minimum. Owners whose tax deeds were recorded since July 10, 2024 from older certificates can claim lost equity from a county fund, within set deadlines.

Law: 35 ILCS 200/21-90, 21-302, 21-350, 21-385, 22-40 and 22-42 (P.A. 103-555, P.A. 104-553, eff. 7-10-26). Rules change, so confirm with the county tax collector.

What to do before the tax sale

• Call the county tax office and get the exact amount owed and the next sale date.
• Decide whether you want to keep the land. If not, selling before the sale stops the interest and penalties from growing.
• Gather the parcel number and any tax bills. A buyer and the title company need them to order a payoff.

Illinois land at a glance

• Average farm real estate value: $9,250 per acre (2026, USDA).
• Average property tax on farmland: about $21.82 per acre per year (2022 Census of Agriculture).
• Transfer tax: State tax $0.50 per $500 of value or fraction (0.1%). Counties may add $0.25 per $500. Some municipalities (for example Chicago) add their own.
• Seller disclosure: Residential Real Property Disclosure Act covers real property improved with 1 to 4 dwelling units, residential co-ops and condos, so vacant land is outside it.

These are statewide averages, not an appraisal. See selling land in Illinois for county values, or try the land value estimator.

How a cash sale handles this

Liberty Acres is a family-owned cash land buyer. We buy land anywhere in the US, in any condition, including land with back taxes, inherited land and land with no road access. We pay back taxes and all closing costs, use no agents and charge no commissions, and close through a title company, escrow company or real estate attorney who pays you by wire or check.

Common questions