Want Illinois’ lakeside lifestyle without Chicago’s high prices? Don’t give up on the dream. You can afford a house in the Prairie State if you know where to look.
Your perfect home could be a family-friendly house in Decatur or a starter home in Hoopeston, Illinois’ affordable rural gem with median prices around $70,000. If you’re retiring, look at homes for sale in Granite City to enjoy a low-cost community lifestyle, with median home prices under $120,000.
But that’s not all! Retirees can enjoy Freeport’s friendly community and peaceful environment, with homes averaging a nominal $127K. Meanwhile, Belleville offers a booming job market in education, healthcare, and technology, with median home prices at just $150,000.
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Key Takeaways
- Decatur is the most affordable city: Decatur’s cost of living is 15% lower than the national average. With a median home price of $129,000, it is the cheapest place to live in Illinois.
- Peoria is the best city for young professionals: Ranked as the #2 most affordable housing market in the state, Peoria is a prime spot to build a home early in your career.
- For families, Rockford is a great choice: With top-notch schools, safe neighborhoods, and low child-rearing costs, Rockford is an ideal place to raise a family on a budget.
- Retirees should consider Decatur: Retirees can enjoy a relaxed coastal lifestyle, with homes typically starting for $129,000.
- Don’t forget Illinois’ “property tax and storm premium”: Illinois has its own version of a “hidden housing tax” in the form of high property taxes and rising storm‑driven insurance costs. This tax can quietly add a thousand of dollars a year to the true cost.
Cheapest Places to Live in Illinois in 2026
| City | Median Home Value | Median House Rent | Cost of Living Compared to State Average | Affordability Score (out of 10) |
|---|---|---|---|---|
| 1. Decatur | $129,000 | $709 | 15% lower ⬇️ | 8.5 |
| 2. Peoria | $152,000 | $1,095 | 17% lower ⬇️ | 8.4 |
| 3. Hoopeston | $66,000 | $651 | 11% lower ⬇️ | 8.4 |
| 4.Granite City | $136,000 | $1,050 | 13% lower ⬇️ | 8.4 |
| 5. Rockford | $171,000 | $1,161 | 16% lower ⬇️ | 8 |
| 6. Charleston | $170,000 | $900 | 8% higher⬆️ | 7.7 |
| 7. Bloomington | $232,000 | $1,300 | 13% lower ⬇️ | 6.9 |
| 8. Freeport | $127,000 | $2,250 | 19% lower ⬇️ | 6.5 |
| 9. Belleville | $150,000 | $2,300 | 18% lower ⬇️ | 6.3 |
| 10. Clinton | $173,000 | $2,700 | 6.5% lower ⬇️ | 5.1 |
How We Ranked the Most Affordable Places to Live in Illinois
To identify the cheap places to live in Illinois, we carried out an in-depth analysis using multiple reliable data sources and indicators of affordability.
Data Sources:
- Median Home Prices: We used Houzeo’s Illinois Housing Market report and double-checked the numbers with the Illinois Housing Development Authority (IHDA).
- Median Rent: We got the rent data from C2ER, which publishes the national Cost of Living Index. This was verified every few months to make sure it’s accurate.
- Overall Cost of Living: We covered 6 big spending categories— housing, groceries, utilities, transportation, healthcare, and miscellaneous goods— from C2ER and Houzeo’s Cost of Living in Illinois Calculator. We then compared everything to the U.S. average of 100.
We studied housing data from 2022 to 2025 to identify cities that remained affordable over time, not just during short dips in prices. Furthermore, each city’s data was also cross-checked with HUD and state economic reports.
All our information is up to date as of 2025, ensuring you receive the most current insights.
Affordability Scoring:
We built a simple scoring system that focuses on what really matters:
- Median Home Price (40%)
- Median Rent (35%)
- Cost of Living (25%)
This way, we can clearly show which Illinois cities give you the best value for your money. You can also check out our score breakdown to see how each city was ranked.
Image credits: All blog images are sourced from Freepik.
10 Most Affordable Places to Live in Illinois
Decatur is one of the cheapest cities in Illinois, with easy access to Springfield via I‑72 and US 51. Its many homes for sale, proximity to Lake Decatur and Fairview Park, and an active arts scene with venues like Kirkland Fine Arts Center and local galleries make it appealing to many buyers.
- West End Historic District: Tree-lined streets with vintage homes, close to parks, churches, Kirkland Fine Arts Center, Devon Lakeshore Amphitheater, Madden Arts Center, and Staley Museum, making it appealing to families and retirees.
- South Shores: Quiet suburb just south of Lake Decatur with single-family homes, lake access, South Shores Park, and nearby schools like South Shores Elementary, Stephen Decatur Middle, and Holy Family Catholic School that attract families.
- Forsyth: Small town north of Decatur with big-box shopping, well-regarded Maroa‑Forsyth schools, and Forsyth Park, which offers trails, playgrounds, and fishing for plenty of outdoor activities.
- Job Market: Decatur has a steady, mixed job base in manufacturing, agribusiness, healthcare, education, and logistics, led by employers like ADM, Caterpillar, two major hospitals, Decatur Public Schools, and Millikin University.
- Recreation: Residents get lake life on Lake Decatur, family outings at Scovill Zoo and Overlook Adventure Park, and a lively arts scene with shows at The Devon Lakeshore Amphitheater, Kirkland Fine Arts Center, and downtown galleries.
- High Crime Rate: Overall crime rates sit roughly 35–40% above the US average, with violent crime almost double national levels, which makes safety a serious concern in some neighborhoods.
- Economic Stagnation: The metro unemployment rate runs higher than the national average (around 6% recently), and Decatur has been one of Illinois’ fastest‑shrinking mid‑sized cities
- Aging Housing Stock: Older housing in need of reinvestment give parts of the city a tired feel, and Decatur often appears on lists of “most dangerous” or “most depressed” cities in Illinois
Peoria is one of the most affordable cities in Illinois. It sits on the Illinois River with access toward the Mississippi. Life centers on the riverfront, with events like the Peoria Art Guild Fine Art Fair and eateries such as Rhythm Kitchen and Kelleher’s Irish Pub, residents enjoy a great blend of scenic lifestyle alongside a vibrant art scene.
- North Florence: Peaceful, mostly older single-family homes for long-time residents and young families, with easy access to shopping, dining, and nearby parks like Glen Oak and Detweller that host art festivals.
- Rolling Acres: Family- and young-professional neighborhood with spacious homes, good schools like the Rolling Acres Middle School, and short drives to the riverfront and downtown for outdoor activities.
- Lexington Hills: Upscale suburb with large single‑family homes, roomy garages, pleasant walking trails, and easy access to Peoria’s major parks like the Glen Oak Park.
- Job Market: Diverse, service‑focused employment in healthcare, manufacturing, education, finance, and logistics—major employers include OSF HealthCare, UnityPoint, Caterpillar, Bradley University, CEFCU, and RLI—with unemployment recently around 3–5%.
- Recreation: Peoria Park District attractions include Glen Oak Park zoo and children’s museum, Detweiller Park trails and cross‑country, plus riverfront events at the Peoria Riverfront Museum and year‑round minor‑league sports.
- Slow Growing Economy: The city has diversified heavy industries, but carries a legacy of factory losses with fewer white-collar jobs preventing young professionals from finding work nearby.
- Harsh Winters: Long, cold and sometimes icy winters combined with older housing stock can make Peoria feel gray contrasting the vibrant lifestyle many people look for.
- Higher Crime Rate: Peoria’s crime rates sit above the national average, and safety can change quickly from block to block brewing chaos in almost every neighborhood.
If you want affordable living in Illinois, Hoopeston is a great choice. The city offers housing that costs 70% below the state average. Cheap homes for sale in Hoopeston start around $66,000, offering you a full house for the price of a condo in Chicago. Plus, you’re only minutes from serene parks.
- Washington Street: Established, family-friendly block of single-family homes ranging from historic to mid‑20th‑century styles, with spacious yards, classic details, nearby schools like the Maple Elementary, and green spaces for jogging or fitness classes.
- Elm Street: Quiet residential street with modest single-family homes, mature trees, well‑kept lawns, and easy access to community facilities for gatherings and a close‑knit neighborhood feel.
- Sally Court: Small, low‑traffic cul‑de‑sac with newer, compact homes and nearby parks like Hubbard Trail hosting local group gatherings, and peaceful walking trails.
- Job Market: Local jobs in business, healthcare, transportation, and education—major employers include Silgan Containers, Hoopeston College, and nursing homes—though career growth is slower than in larger cities.
- Recreation: Residents enjoy peaceful walks in parks like McFerren Park, Crystal Park, and Falls Creek Gorge, plus a local golf course. Families visit Fast Lanes Bowling and popular Elm Street restaurants. Occasional festive local markets add a vibrant community feel.
- Limited Job Market Diversity: The job market is stagnant with the local economy focused largely on manufacturing, healthcare, education and retail not suiting to young professionals wanting a rapid career growth.
- Limited Healthcare Access: There is a regional heath center, however, the city lacks more specialized medical services and residents may have to travel to larger cities like Decatur or Charleston for medical attention.
- Localized Education Facilities: Smaller school districts may offer fewer specialized programs or extracurricular activities compared to larger districts.
Granite City offers affordable living with over 14 parks, modern theaters like Granite City Cinema, and a lively cultural calendar at Civic Park and the Swing Band. If a balance of culture and convenience matters, Granite City provide easy access to amenities and a vibrant lifestyle.
- Wilson Park Area: Granite City’s largest park with trails, playgrounds, picnic shelters, and sports fields; surrounded by residential single-family homes hosting baseball tournaments and picnics.
- Lincoln Place: Quiet suburban neighborhood with well-maintained homes, close to schools, parks, playgrounds, and shopping—ideal for families.
- Downtown Granite City: Commercial and cultural hub with affordable family housing, local businesses, restaurants like Garden Gate Tea Room and Jacobsmeyer’s Tavern, shops, and historic buildings.
- Job Market: Granite City’s job market centers on manufacturing, healthcare, retail, and services. Major employers include Granite City Steel Works, Granite School District, and Community Health Systems. It offers moderate stability despite potential manufacturing shifts.
- Recreation: Wilson Park provides trails, boating, camping, and picnic areas. Year-round events include Mardi Gras parades and Granite City Jam. Residents enjoy live music at venues like The Mill.
- Limited Upscale Amenities: While Granite City has a vibrant community in terms of music and theater, it may lack some of the higher-end shopping and fine-dining found in larger cities.
- Fluctuating Economy: Huge reliance on the manufacturing and steel industries makes the local economy sensitive to downturns or closures in these sectors. Many people face challenges in finding a specialized jobs in such economic transition.
- Traffic Congestion: There is constant traffic congestion in industrial zones, which may not only consume time but affect air quality of life for residents living nearby.
Rockford remains one of the cheapest places to live in Illinois. Known as the Forest City, Rockford is surrounded by many gardens featuring many public gardens and parks, including the renowned Anderson Japanese Gardens, one of the top Japanese gardens in NA.
- Rolling Green: Rolling Green is a quiet, well‑established suburban neighborhood in southeast‑. The lanes are lined with mid-century single‑family homes. Homes for sale in Rolling Green are generally modest, cozy, and affordable with access to the fairway.
- Edgewater: Edgewater sits on Rockford’s west side near the Rock River and is notable for its concentration of historic homes alongside a strong neighborhood. There are many homes for sale in Edgewater from small to medium‑sized single‑family houses.
- North End Square: This town is a laid‑back, historic neighborhood less than 2 miles from the Rock River, with older homes, mature trees, and tended gardens that appeal many buyers. Homes for sale in North End Square typically include older single‑family houses with character and yard space.
- Job Market: Major employers include aerospace suppliers, auto/truck component makers, healthcare, schools, and logistics, supported by a labor shed of over 1 million for added stability.
- Recreation: Attractions include Anderson Japanese Gardens, Nicholas Conservatory & Gardens, Rock Cut State Park and Sinnissippi Park for outdoor activities, plus live shows at the Coronado Performing Arts Center.
- High Crime and Safety Concerns: Rockford has a high crime rate compared with most US cities, ranking among the less safe cities in Illinois with elevated rates of property crimes.
- High Property Taxes: Property taxes are relatively high, which can offset some of the benefit of Rockford’s low home prices and overall affordable cost of living.
- Job Limitations: Although Rockford has diverse job network, it still faces pockets of high unemployment and limited specialised jobs compared with bigger cities. Unemployment lurks in Rockford both above state and national average.
Charleston blends classic small-town Illinois charm with a college-town vibe as home to Eastern Illinois University. It offers history at the Lincoln-Douglas Debate Museum, outdoor fun at Fox Ridge Park, and affordable homes for young professionals and families.
- Charleston South: Mostly rural-feeling edge-of-city area with medium to large single-family homes and easy drive to Fox Ridge State Park for hiking and picnics.
- Charleston East: Established east-side neighborhood with older homes, small rentals, some student housing, quick access to main roads, services, schools, and a short ride to Lake Charleston.
- City Center: Historic downtown around the courthouse square with older homes, small apartments, shops, restaurants, and a mix of affordable houses and government quarters.
- Job Market: Key employers include Eastern Illinois University, Vesuvius USA, and CCAR Industries, plus service jobs at Walmart, Aldi, and fast food. Stable but limited diversification, with few specialized roles.
- Recreation: Vibrant arts at EIU’s Doudna Fine Arts Center with year-round performances and exhibits, plus family playgrounds, fun centers, parks for hiking, and biking make Charleston a great place to live in.
- Safety Concerns: Charleston’s overall crime rate is higher than the national average, and higher than about 80% of the state average with property crime in particular above the national norms.
- Narrow Job Market: Outside Eastern Illinois University and a handful of manufacturers and service providers, the local job base is relatively small and not very diverse, which can be a real drawback for professionals.
- Car Dependence: Public transport is minimal, so a car is practically necessary for commuting, shopping, and regional trips.
Bloomimgton offers cheap living in Illinois without sacrificing quality of life. As a college town home to the Illinois Wesleyan University, it’s filled with energy, cultural events, and steady job opportunities. With cheap homes for sale in Bloomington, you can build a future in a city that values education, sustainability, and community.
- Fox Creek Road: This is a newer, higher-end suburban area on Bloomington’s southwest side. It features many single-family homes with spacious lots near the fairways. Residents can jump out on short drives to nearby parks a well as the Constitution Trail.
- Northwest Union: It sits just north of downtown and west of Illinois Wesleyan University, and is also one of the oldest neighborhoods in Illinois. People can access downtown shops, cafes and catch events easily.
- South Hill: South Hill lies less than a mile south of downtown, making it a close‑in, mixed residential neighborhood popular with first‑time buyers and long‑term families. Local parks, playgrounds, and short routes to the Constitution Trail provide options for walking, biking, and kids’ outdoor play.
- Job Market: Stable, with opportunities in finance, education, manufacturing, and healthcare, led by employers like State Farm, Illinois State University, Rivian, and Carle BroMenn Medical Center.
- Recreation: Strong arts and culture scene with the Bloomington Center for the Performing Arts, museums, and a growing craft beer scene, plus the Constitution Trail for walking, biking, and connecting parks and neighborhoods.
- Poor Healthcare Facilities: Locals frequently complain about difficulty getting timely appointment, limited specialists availability, and uneven medical providers. This is major setback if you are on ongoing medical needs.
- Higher Crime Rate: Bloomington is not a low-crime bubble. Property crimes in particular is a concern in some areas with the overall crime rate being higher the national average.
- Geographic Isolation: The city is isolated with atlest a drive of roughly 2-2.5 hours to reach Chicago and St. Louis. There is an airport with limited commercial service, but for major flights many people still connect through Chicago or other hubs.
Freeport is the largest city and county seat of Stephenson County in northwestern Illinois. Known as the “Pretzel City,” the city blends rich history with relaxing attractions, including many parks like the Krape Park. From single-family homes to manufactured properties, there are many cheap homes available in Freeport.
- Read Park: Established residential area with modest single-family homes. Features Read Park’s year-round programs like Tai-Chi, an 11,000 sq ft skate park, Aquatic Center, and nearby schools like Freeport High School.
- Freeport East: Older single-family homes below national average prices, with historic tree-lined streets and 100-year-old houses. Includes local taverns, diners, and shops on East Main Street for casual food, drinks, and sports.
- Willow Lake: Small lake-centered community north of Freeport in Stephenson County. Remote with shoreline access for non-motorized boating, limited fishing, skating, and seasonal activities.
- Job Market: Freeport residents are employed in manufacturing, healthcare, insurance, education, and government jobs, including Freeport Health Network. Some use Route 20 for Rockford-area due to limited employment.
- Recreation: Freeport features small-city parks like Krape Park with waterfalls, antique carousel, mini-golf, disc golf, paddle boats, trails, and sledding. Read Park offers the Family Aquatic Center and other activities.
- Poor Job Market: Limited employment beyond fast food or Walmart; many commute elsewhere due to factory closures and economic decline.
- High Crime and Poverty: Perceptions of danger, especially on the east side, with rising issues tied to poverty.
- Poor Infrastructure: Pothole-filled roads leads to increased car-damage leading to high utility costs.
This German-influenced small city is one of the more affordable places in Illinois. The city offers access to many beautiful Cathedrals like the Roman Catholic Diocese and the National Shrine of Our Lady of the Snows. Cheap homes for sale in Belleville appeal to both families and retirees seeking budget-friendly beach living.
- Downtown Belleville: Downtown Belleville centers on the long, historic Main Street and the Downtown Public Square. The town offers a relatively low cost of living alongside a vibrant lifestyle filled with history and music.
- West Belleville: This town homes predominantly modest single-family homes and ranches. This town appeals to first-time buyers who want affordability and easy access to the City Center. Cafes, restaurants and galleries make up most of the streets offering fun lifestyle in the area.
- Signal Hill: The neighborhood features larger, older custom homes on bluff‑top lots shaded by mature trees and surrounded by upscale amenities. Residents enjoy scenic daily walks and jogs along hilly streets with sweeping views over the Mississippi River Valley.
- Job Market: Belleville has a diverse, metro-adjacent job market in healthcare, manufacturing, retail, education, and public sector roles, with many residents connected to Scott Air Force Base, the area’s biggest economic driver.
- Recreation: Belleville Parks & Recreation offers Citizens Park with ballfields, Bellevue Park with a fishing lake, and the 200-acre Shrine of Our Lady of the Snows for devotional gardens and walking paths.
- Limited Dining Options: Residents often say there are relatively few restaurant choices, especially if you want more vegetarian options or a diverse menu. Many people drive to St. Louis for more options.
- Mixed School Reviews: Public school ratings are mixed, with some families expressing concerns about academic performance, discipline, and resources, leading many who can afford it to look at private or neighboring‑district options.
- Aging Infrastructure: Certain corridors and older neighborhoods show visible wear and tear. This makes the city feel “run-down” in many spots compared with newer places in Illinois.
Clinton offers a true Illinois lifestyle with quick access to Weldon Springs State Park. Residents enjoy year-round sunshine, modest-deatched neighborhoods, and a close-knit community.
👉 Browse cheap homes for sale in Clinton and find your perfect property now.
- Clinton East: In this part of the town you mainly see single-family homes and apartment buildings. Residents have easy access to the Clinton Lake with people relying on the same schools, parks, and downtown amenities as everyone else in Clinton.
- City Center: Features older single-family homes, small apartments, and mixed-use buildings over storefronts. Walkable to restaurants, shops, and churches, with City Center as the hub. This neighborhood is perfect for people looking forward to a lively lifestyle.
- Southwest Clinton: Residents here typically enjoy quieter streets, faster access to farm roads and the routes leading toward Clinton Lake and Weldon Springs, while still being a short drive from downtown shops, schools, and services in the city center.
- Job Market: Clinton has a diverse job market with over 1,000 openings across sectors like manufacturing, healthcare, logistics and trade. Employment aligns with regional trends in Illinois. This makes Clinton a promising location for both entry-level and professional job seekers.
- Recreation: The city offers Clinton Lake State Recreation Area, a vast 9,300-acre facility located 10 miles east of Clinton, which provides extensive outdoor activities including fishing, boating, hiking, camping, and winter sports. There are seven well-maintained parks including Kiwanis Park in the city.
- Limited Job Market Size: While there are job opportunities, the market is not diverse and does not cover many career advancing options in specialized fields.
- Harsh Winters: Winters can be harsh with cold temperatures, snow, and potential transportation challenges common to the Midwest.
- Limited Public Transportation: Public transportation options are limited, so owning a vehicle is typically necessary for commuting and daily errands.
Arlington (safety score of 94) and Shaumburg (safety score of 97) are the cheapest and safest cities in Illinois. They offer low crime rates, family-friendly neighborhoods, and a lively, welcoming lifestyle.
Top 3 Cheapest Cities to Live in Illinois for Young Adults
When you’re searching for the cheapest city to live in Illinois, you need more than low rent. You want good jobs, a fun lifestyle, and a place where you can grow. These Illinois cities offer all of that, with affordable homes and strong job markets.
| Rank | City | Why It’s Great for Young Adults |
|---|---|---|
| 1. | Bloomington | Bloomington with a median home value of $244,782, rent at $1,300 stands out as a great pick for the youth. It hosts Illinois State University and Illinois Wesleyan University, fostering a vibrant young demographic. With over 100 homes for sale in Bloomington, the town offers a good residence for people just starting out their careers or still studying. |
| 2. | Peoria | With homes at $160,500 and a growth rate of 1.74% job growth fueled by employers like Haldex and Bergstrom in manufacturing and tech. Easy access to Chicago makes Rockford especially attractive for people looking for affordable homes for sale in Peoria. |
| 3. | Rockford | Rockford offers solid career options in healthcare, manufacturing, logistics, and education, with thousands of openings across hospitals, factories, and distribution centers. With many affordable homes for sale in Rockford around $165,000 far below big-city markets—young adults can save more while still enjoying urban amenities and easy access to Chicago |
Top 3 Inexpensive Places to Live in Illinois for Families
Illinois is a great place for families. You get all four seasons and many ways to enjoy the outdoors. The state also has strong public schools, especially in its suburbs and college towns. Illinois does have a flat 4.95% state income tax. But many cities still offer affordable homes and a cost of living lower than the U.S. average.
| Rank | City | Why It’s Great for Families |
|---|---|---|
| 1. | Hoopeston | Hoopeston is one of the cheapest places to live in with median houses at $195,000. With outdoor recreation and pocket-friendly homes for sale in Hoopeston, the city offers you all the perfect amenities for your family. |
| 2. | Decatur | Decatur offers family services like free community events, low-cost health clinics, and strong public schools. With affordable homes for sale in Decatur and healthcare alongside good educational institutions like Lake Land College makes the city a great pick for families. |
| 3. | Granite City | Granite City is an excellent choice for families with its inexpensive homes for sale options supported by median household income that supports a stable, working-class community with access to local jobs in manufacturing and transport sectors making a a go-to Illinois city for families. |
3 Best Affordable Places to Live in Illinois for Retirees
Illinois is a retiree’s haven. In these cities, you can find affordable homes, accessible healthcare, and safe communities. there are many opportunities to enjoy a relaxed and active lifestyle with affordable living options.
| Rank | City | Why It’s Great for Retirees |
|---|---|---|
| 1. | Freeport | Retirees in Freeport outdoor activities such as walking through serene parks, fishing in local lakes, and the affordable homes for sale in Freeport make it easy to maintain a comfortable lifestyle. |
| 2. | Belleville | In Belleville, retirees have access to dependable care at the Memorial Hospital Belleville, providing excellent medical care for seniors. Its proximity to St. Louis adds access to larger city amenities while maintaining a quiet lifestyle. With affordable homes for sale in Belleville, it’s easy to enjoy a quiet, low-cost retirement. |
| 3. | Charleston | Charleston offers a quiet inland living with access to Sarah Bush Lincoln Health Center for reliable medical care. Retirees can enjoy outdoor activities at Henson Robinson Zoo, Lake Charleston, and several city parks You can find homes for sale in Charleston. and enjoy a relaxed lifestyle close to the beach. |
3 Hidden Costs to Consider in Illinois
Even in the cheapest Illinois cities to live in, home prices are only part of the cost. So, factor in earthquake, flood coverage and incidental wildfires along with property taxes when looking for the cheapest area to live in Illinois.
- Flood Insurance: Standard homeowners insurance does not cover flood damage. Flood insurance is bought separately from FEMA’s National Flood Insurance Program and often costs around $1,700 per year in Illinois.
- Earthquake Insurance: Southern Illinois has some earthquake risk because of the New Madrid Seismic Zone. But most standard home insurance policies do not cover earthquake damage. You need a separate policy for that.
- Property Taxes: Illinois property taxes typically range from 1.5% to 3.5% of assessed home value, varying by county and adding to yearly ownership costs.
Savings Breakdown: Cheapest Cities in Illinois to Live In
Housing costs vary dramatically across Illinois. Decatur residents save $2,076 monthly compared to Chicago and $300 compared to Rockford. The following table breaks down these savings by median home price, monthly mortgage, property tax, insurance, and total monthly costs.
| City | Median Home Price | Avg. Monthly Mortgage | Insurance/taxes | Estimated Monthly Cost for a Single Person | Monthly Savings vs. Miami |
|---|---|---|---|---|---|
| Decatur | $129,000 | $700 | $185 | $1,600 | $2,076 |
| Rockford | $171,250 | $500 | $250 | $1,900 | $1,776 |
| Chicago | $380,000 | $600 | $1,150 | $3,676 | – |
Affordable Living Beyond Illinois
Not sure if the cheapest places in Illinois to live will fit your budget? Here are a few surrounding states that offer major tax benefits, a strong job market, and endless outdoor recreation, just like Illinois.
Tax Benefits
Indiana offers flat 3.0% on taxable income with average property tax of about 0.7-0.8%. Here are the top 3 cheapest places to live in Indiana:
- Gary: Very low home prices and below‑average property taxes keep total housing costs and tax bills modest. That keeps the total monthly housing cost far below most US cities.
- Muncie: Affordable homes and rents plus Indiana’s flat income tax make overall tax burden relatively light. With most typical owners in Muncie face relatively low income plus property tax outlays compared with many other states.
- Marion: Cost of living and property taxes both run well below national norms, giving strong budget and tax relief. Overall cost of living in Marion is roughly 20–25% below the US average, with housing especially low compared to most cities.
Robust Job Market
Among cheap states near Illinois, Wisconsin’s smaller cities often pair affordability with solid regional job bases in manufacturing, healthcare, and services. Here are the top 3 cheapest places to live in Wisconsin:
- Wisconsin Rapids: Paper, manufacturing, and healthcare anchor the local economy, creating a stable base of blue‑ and white‑collar jobs while housing stays inexpensive, which makes it an attractive option for many working professionals.
- Merrill: Low home prices with employment makes a very diverse job base for a small, low‑cost city, which helps make its job market feel robust. Major local employers include Church Mutual Insurance, Weinbrenner Shoe, AGRA Industries, and Merrill Area Public Schools.
- Antigo: Antigo has a modest but reasonably diverse job market for a small, low‑cost city, which helps support its affordable lifestyle. Industries include manufacturing, retail, health care, and social services, with employers ranging from wood and pallet manufacturers to hospitals, clinics, and school districts.
Recreation and Climate:
Missouri offers some of the most affordable beach towns on the Gulf Coast, perfect for retirees and families seeking coastal living at a great value. Here are the cheapest places to live in Missouri:
- St. Joseph: St. Joseph has a four-season climate with warm summers and cold winters, perfect for outdoor activities year-round. With a median home price around $180,000 and rent near $900, residents enjoy easy access to parks, river trails, museums, and historic sites at a very affordable cost.
- Sikeston: Sikeston offers a mild Midwestern climate, with warm summers and cool winters that make outdoor events and festivals easy to enjoy. Homes average about $149,000, and rents run $800–$900. The city features community parks, local fairs, and recreational spaces that suit families and retirees.
- Kennett: Kennett has a warm, Southern-style climate with long summers that are great for outdoor recreation. With a median home price near $102,000 and rents around $560–$570, it’s very budget-friendly. Residents enjoy small-town parks, golf, fishing spots, and plenty of sunny days for outdoor fun.
Where Is the Cheapest Place to Live in Illinois?
Decatur, Peoria, and Hoopeston are the most affordable cities to live in Illinois. These areas offer more than low prices; they also provide steady job markets, plenty of recreation, and a cost of living 15% lower than the national norm.
Moving to Illinois also offers valuable tax advantages, with property taxes averaging at 0.80%. Whether you’re relocating or buying your first home, you can browse listings, compare prices, and make offers online.
