Fix and flip financing in Illinois funds the purchase and the rehab budget, sized on cost and capped on after-repair value, with draws released against completed work. The terms are the same in every state Silt lends in; the state-specific part is the closing cost stack, title and the legal process that shapes your acquisition pipeline — especially if you buy distressed inventory.
Silt's terms do not change at the state line. The term sheet reflects the property, the file and the supported value.
Loan amounts
$200K – $8M
Leverage
90% LTC · 70% ARV
Rehab funding
100% of budget
Structure
Interest-only, 12–24 mo
Draws
Funded in 48h, app-based
Residential scope
1–40 units
WHAT IS SPECIFIC TO ILLINOIS
Illinois facts that touch this loan
Foreclosure. Illinois is listed as a judicial-foreclosure jurisdiction: the lender files in court and a judgment precedes the sale. Court calendars, not the deed of trust, set the pace, so distressed-asset timelines in Illinois run longer than in power-of-sale states. 735 ILCS 5/15-1106 makes Article XV the exclusive mortgage foreclosure procedure; use the Illinois Mortgage Foreclosure Law, not a power-of-sale characterization. [1][2]
State transfer tax. Illinois’s state real-estate transfer tax is $0.50 per $500 or fraction of declared value under 35 ILCS 200/31-10. An outstanding mortgage expressly taken subject to is excluded from the base; county and municipal components must be checked separately. [3]
Assessment cycle. Illinois revalues property on a four-year cycle except Cook County’s three-year cycle. Assessors may change incorrect values or values affected by property changes between cycles; sale alone is not a blanket automatic reset. [4]
Attorney role. The Illinois State Bar Association recommends retaining a real-estate attorney before signing and using an attorney-review contingency where appropriate. This is bar guidance, not a universal legal requirement for attorney attendance. [5]
Nonpayment notice. 735 ILCS 5/9-209 requires a written rent demand allowing at least five days after service before lease termination. The section is not residential-only; local tenant protections and commercial lease provisions require separate review. [8]
Chicago registration. Chicago requires an approved registration number to operate shared-housing rentals of 31 days or fewer and list them on a platform. Shared-housing registration should not be confused with the separate vacation-rental licensing category. [9]
Foreign LLC admission. Illinois’s foreign LLC admission form lists a $150 filing fee. Under 805 ILCS 180/45-47, owning property without more is excluded from transacting business; operating rental activities should be evaluated separately. [6][7]
County component and municipal overlay. Illinois DOR lists an optional county transfer tax of $0.25 per $500, in addition to the state tax; home-rule municipalities may add their own tax. Check the property’s county and municipality rather than assuming a single statewide total. [10][11]
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LARGEST METRO AREAS
Where Illinois's population is
By Census Bureau population estimates, Vintage 2025 (July 1, 2025). Silt lends statewide — these markets are not a limit. Metros are ranked by full-area population among those listing this state first in the Census name; Washington is also included for Virginia and Maryland. Interstate totals are not state-only populations. [12]
Chicago-Naperville-Elgin, IL-IN
Peoria, IL
Rockford, IL
Champaign-Urbana, IL
Springfield, IL
FAQ
Fix & flip in Illinois: questions investors ask
Does Silt make fix & flip loans in Illinois?
Yes. Illinois is one of the states Silt lends in, and the fix & flip program covers renovation of 1–40 unit residential property.
Is Illinois a judicial or non-judicial foreclosure state?
Illinois is listed as a judicial-foreclosure jurisdiction: the lender files in court and a judgment precedes the sale. Court calendars, not the deed of trust, set the pace, so distressed-asset timelines in Illinois run longer than in power-of-sale states. 735 ILCS 5/15-1106 makes Article XV the exclusive mortgage foreclosure procedure; use the Illinois Mortgage Foreclosure Law, not a power-of-sale characterization.
Do fix & flip terms change in Illinois?
No. The program terms are the same in every state Silt lends in: loan amounts $200K – $8M; leverage 90% LTC · 70% ARV; rehab funding 100% of budget; structure Interest-only, 12–24 mo; draws Funded in 48h, app-based; residential scope 1–40 units. The final term sheet reflects the property and the file.
Can I close in an LLC in Illinois?
Every Silt loan closes in an LLC or corporation, never a personal name. Illinois’s foreign LLC admission form lists a $150 filing fee. Under 805 ILCS 180/45-47, owning property without more is excluded from transacting business; operating rental activities should be evaluated separately.
What closing taxes should I budget in Illinois?
Illinois’s state real-estate transfer tax is $0.50 per $500 or fraction of declared value under 35 ILCS 200/31-10. An outstanding mortgage expressly taken subject to is excluded from the base; county and municipal components must be checked separately.
How do draws and inspections work on a rehab?
Submit photos and invoices from the site through the app. Standard line items are reviewed remotely against the approved budget, and draws are funded in 48 hours.
Estimates on this page are not a commitment to lend. State facts reviewed October 2026; laws and rates change — confirm with your title company or attorney.