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.
Houzeo is America’s best home buying and selling platform.
For Home Sellers: List your home for a Flat Fee, and save 2.5% to 5.5% on the listing agent commission! That’s thousands of dollars extra in your pocket.
For Home Buyers: Houzeo has the most number of houses for sale in Illinois. Start your dream home search now!
Yes! You can list your home for sale or search millions of homes on the Houzeo mobile app!
Download now on the Apple App Store (iOS) or the Google Play Store (Android).
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.
- 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.
Data Sources:
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 to live in. The city sits on I‑72 and US 51, giving easy access to nearby cities like Springfield. With many homes for sale in Decatur alongside proximity to Lake Decatur, parks like Fairview Park, and an active arts scene with the Kirkland Fine Arts Center, local galleries, the city is a great pick for several buyers.
- West End Historic District: Tree‑lined streets with vintage homes in many styles, from craftsmans to stately brick houses. With close proximity to parks, churches, and cultural venues such as Kirkland Fine Arts Center, the Devon Lakeshore Amphitheater, the Madden Arts Center and local museums like the Staley Museum makes this town a good pick for families as well as retirees.
- South Shores: A quiet, suburban neighborhood just south of Lake Decatur, with single‑family homes on calm streets and good access to the water. Locals enjoy South Shores Park, access to Lake Decatur, and nearby schools like South Shores Elementary, Stephen Decatur Middle School, and Holy Family Catholic School attracting families.
- Forsyth: A small town in the north of Deactur with big-box shopping and reputed school like Maroa‑Forsyth Grade School and Maroa‑Forsyth Middle School attracting several new buyers to town. Forsyth homes a one of the largest parks in Decatur-the Forsyth Park with large trails. playgrounds and fishing grounds offering several outdoor activities to its residents.
- 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 places to live in Illinois. It sits on the Illinois River and offers direct access to the Mississippi River through the Michigan Lake. Lifestyle flourishes around the Illinois Riverfront- where residents can attend events like Peoria Art Guild Fine Art Fair as well several eateries like the Rhythm Kitchen and Kelleher’s Irish Eatery.
👉 If you are looking to secure waterfront living that is budget-friendly, then browse cheap homes for sale in Peoria!
- North Florence: A peaceful neighborhood bounded by Forrest Hill accomodating a mix of long-time residents and young families. The town mostly has older single family-houses. Residents have easy access to the main corridors for shopping and dining and a short drive to parks like Glen Oak and Detweller hosting interesting art festivals throughout the year.
- Rolling Acres: The town pre-dominantly homes families and young professionals with spacious homes with driveways and garages. Residents typically admit children to reputable schools like Rolling Acres Middle School. They can visit the Riverfront bays or downtown shores by car accommodating many outdoor activities.
- Lexington Hills: The town skews towards middle-upper income households with larger single-family homes with spacious garages. Suburban-style recreation with peaceful walking trails filled with green spaces. Residents have access to almost all of Peoria’s major park spaces.
- Job Market: Peoria has a diverse, service‑leaning job base centered on healthcare, manufacturing, education, finance, and logistics, with employers such as OSF HealthCare, UnityPoint Health, Caterpillar, multiple Peoria Public Schools, Bradley University, and large financial and insurance firms like CEFCU and RLI providing a steady mix of white‑ and blue‑collar roles. The unemployment levels in the city has hovered along the lines of 3%-5% in the past one year.
- Recreation: Families also use the large Peoria Park District system for the zoo and children’s museum at Glen Oak Park, hiking and cross‑country at Detweiller Park, and trails and golf courses. There are year-round events at the Peoria Riverfront Museum and nearby minor league venues keeping the vibe extremely vibrant all the time.
- 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 Pensacola 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: This street is part of an established residential area in Hoopeston with mostly single-family homes. The homes here range from older, historic styles to mid-20th-century designs, often featuring spacious yards and classic architectural details. It is a family-friendly neighborhood with proximity to local schools. Residents have close proximity green spaces to jog or attend fitness classses.
-
Elm Street: Elm Street in Hoopeston is similarly a residential street with modest single-family homes. The neighborhood atmosphere tends to be quiet with easy access to nearby community facilities to host social gatherings. The area is characterized by mature trees, well-maintained lawns, and a close-knit community feel.
-
Sally Court: Sally Court is a smaller residential cul-de-sac or court within Hoopeston, featuring newer or more compact homes compared to longer streets in other parts of the city. The place has interesting parks hosting many local gatherings and hobby groups. Traffic conditions here are low compared to the rest of the city paving trails for peaceful walks.
- Job Market: The city features employment opportunities in local businesses, healthcare, transportation and education. Major employers include Siligan Containers, Hoopeston College and Hoopeston Nursing Homes. However, as a small-town economy- Hoopeston provides fewer job opportunities for a rapid career compared to larger urban areas.
- Recreation: Residents in Hoopeston can enjoy peaceful walks minus the daily noise in parks like McFerren Park, Crystal Park and Falls Creek Gorge with addition golf course amenities. There are Fast Lanes Bowling and highly rated restaurants on the Elm Street. Families can also enjoy the festive vibe at the local markets every now-and-then.
- 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.
Garnite City is surrounded by more than 14 parks and is home to good modern movie theaters like the Granite City Cinema. The city offers affordable housing and family-friendly living. The residents can access a rich lineup of cultural events and parades at the Civic Park and live music concerts at the Swing Band.
👉 If you’re looking for a balance of culture and convenience, cheap homes for sale in Granite City offer a vibrant lifestyle with easy access to city amenities.
- Wilson Park Area: Wilson Park is one of Granite City’s largest and most popular park areas, offering a variety of recreational amenities such as walking trails, playgrounds, picnic shelters, and sports fields. The surrounding neighborhood is residential, featuring a mix of single-family homes and community facilities like baseball tournaments and picnics in the green spaces.
- Lincoln Place: Lincoln Place is a residential neighborhood in Granite City known for its quiet streets and well-maintained homes. It offers a suburban feel close to local schools, parks, and shopping centers. This area attracts families and individuals seeking a peaceful community with convenient access to city amenities like playgrounds and nearby shopping arenas.
- Downtown Granite City: Downtown acts as the commercial and cultural heart of Granite City. Many residents live in stable, family friendly communities in a mix of affordable housing. It features a variety of local businesses, restaurants, shops, and historic buildings. The downtown area homes many restaurants like the Garden Gate Tea Room and Jacobsmeyer’s Tavern.
- Job Market: The job market in Granite City is centered largely around manufacturing, healthcare, retail and service industries. The presence of both established industries and small businesses contributes to moderate job stability, though economic shifts in manufacturing could impact growth. Major employers include Granite City Steel Works, Granite School District and Community Health Systems.
- Recreation: You can enjoy city parks such as the Wilson Park which offers activities like walking trails, boating, camping and areas to set up a picnic. There are many events that keep popping up all around the year like the Mardi Gras parades or the Granite City Jam. Residents can explore 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.
👉 From single-family homes to manufactured properties in established communities, browse cheap homes for sale in Rockford.
- 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. Residents have easy access to parks, schools, shopping, and I‑90, adding day‑to‑day convenience to the neighborhood’s appeal.
- Edgewater: Edgewater sits on Rockford’s west side near the Rock River and is notable for its concentration of historic homes, most built before 1939. There are many homes for sale in Edgewater from small to medium‑sized single‑family houses. A strong neighborhood association and active community indoor recreation centers and shopping arenas as well as many dining options.
- North End Square: North End Square 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. Residents are a short distance away from larger attractions like the Nicholas Conservatory.
- Job Market: Major employers and sectors span across aerospace suppliers, auto and truck components. There are many jobs in healthcare, schools and logistics. The region draws on labor shed of over 1 million people which supports job stability compared with other similar-size cities.
- Recreation: Residents can visit attractions like the Andersn Japanese Gardens. Nicholas Conservatory & Gardens on the Rock River. There are many outdoor ranges from Rock Cut State Park to other picnic spots like Sinnissippi Park. Live music and comedy at the Coronado Performing Arts Center is a common go-to spot for many residents.
- 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 offers the best of both worlds with classic downstate Illinois town surrounded by farmland an dis also home to Eastern Illinois University. As home to the attention-grabbing replica of the Liberty Bell at the Courthouse. This historic city has a lot to offer from historic debates at the Lincoln-Douglas Debate Museum to bowling and adventurous hikes at the Fox Ridge Park.
👉 For young professionals and families seeking an active, nature-filled lifestyle with city conveniences, explore cheap homes for sale in Jacksonville.
- Charleston South: Charleston South is a mostly rural‑feeling neighborhood on the edge of the city, made up largely of medium to large single‑family homes. The area has a residential character rather than a constant transient vibe. The residents have an easy driving access to the Fox Ridge State Park for hiking and picnic.
- Charleston East: Charleston East is an established residential area on the east side of town, with a mix of older single‑family homes, small rentals, and some student‑oriented housing tied to Eastern Illinois University. It offers quick access to main roads and everyday services like convenience store and reputed schools like the James Simons Elementary School. It is short ride to lake Charleston for family visits.
- City Center: this neighborhood is the core downtown region around the courthouse square, with older homes and small apartment buildings. Shops, restaurants like the Pub and Grub and Pagilai’s Pizza, and historic civic buildings like the Coles County Courthouse. There is a mix of affordable houses alongside government quarters.
- Job Market: Major employees include Eastern Illinois University, Vesuvius USA Corporation, CCAR Industries. Outside of these, many work in national chains like Walmart, Aldi, Dollar General, and fast-food brands also providing more service jobs. The job market is relatively stable but not highly diversified, specialized job still remain scarce.
- Recreation: There is expansive activities around art, culture as well as family activities. Residents can visit the EIU’s Doudna Fine Arts Center, which hosts a full premier season of performances and exhibition all year. You can also take kids to local playgrounds, or visit nearby family fun centers and other parks for hiking and biking.
- 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, centered around the Fox Creek subdivisions and a golf course. 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. With almost every street very accessible to the fairway.
- 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: Bloomington’s job market is considered relatively stable with opportunities in finance, education, manufacturing as well as healthcare. Key employers include State Farm Insurance, Illinois State University, Rivian, and the Carle BroMenn Medical Center. It is a mix of professional roles alongside skill-based jobs.
- Recreation: The city has a great art and cultural setting- Bloomington Center for the performing arts, museums like the McLean County as well as a growing craft beer landscape. The Constitution Trail runs for miles through Bloomington–Normal, popular for walking, biking, jogging, and dog‑walking, and it links many 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, about 2.5-3 hours to reach St. Louis and similar distances to Indianpolis. 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,” a name given by German immigrants, Freeport blends rich history with relaxing attractions, including many parks like the Krape Park and nearby waterfalls.
👉 From single-family homes to manufactured properties in established communities, browse cheap homes for sale in Freeport.
- Read Park:The streets around this area are established residential blocks with modest single-family homes. The Read Park hosts year-round programs like Tai-Chi. The neighborhood also has a 11,000 square-foot concrete skate park as well as a Aquatic Center. There are many schools in the area like the Freeport High School catering to its residents.
- Freeport East: Freeport East is largely made up of older single-family homes with home prices below national average. Parts of the broader eastside include historic tree‑lined streets with 100‑year‑old houses. Local taverns, diners, and small shops along corridors like East Main Street provide low‑key social spots for food, drinks, and watching sports.
- Willow Lake: Willow Lake is a small, lake-centered residential community just north of Freeport in Stephenson County. It is a remote area with access to the shoreline. Residents use the lake for non‑motorized boating, fishing within set limits, skating or other seasonal activities.
- Job Market: Many Willow Lake residents commute into Freeport for work in manufacturing, healthcare, insurance, education, and local government. Common employers include manufacturers, Freeport Health Network and other medical providers. Some residents also use Route 20 to reach jobs in nearby communities like Rockford.
- Recreation: Freeport offers a lot of small‑city recreation built around standout parks and trails. Families and outdoor lovers spend time at Krape Park, which offers its waterfall scenery, antique carousel, mini‑golf, disc golf, paddle boats, trails, and sledding hills. Read Park, which has the Read Park Family Aquatic Center and many other fun activities in-and-around the Park.
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, with brick storefronts, restaurants and french-style boutiques. The town in transit-linked including Metro Link access nearby.
- 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 a quiet but 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 fairly diverse, metro-adjacent job market anchored by healthcare, the military, education and manufacturing. Key industries include healthcare, manufacturing, retail, education, and public sector roles, plus a large share of residents tied directly or indirectly to nearby Scott Air Force Base, which is the single biggest economic driver in the area.
- Recreation: The Belleville Parks & Recreation system runs numerous parks and programs, including Citizens Park with big ballfields and Bellevue Park with a fishing lake and rolling lawns. The 200-acre Shrine of Our Lady of the Snows offers landscaped devotiobal gardens which provides long walking routes as well as a spiritual retreat.
- 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.
Skip the Chicago price tag and explore affordable Clinton homes under $109,000 today. 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: There are mainly older single‑family homes, small apartment houses, and a few mixed‑use buildings with apartments over storefronts. Residents are within minutes of the courthouse square, local restaurants, small shops and churches. It’s a quick drive to Weldon Springs State.
- 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, with active hiring seen on platforms such as Grow Clinton and Indeed. This makes Clinton a promising location for both entry-level and professional job seekers, supported by Illinois’ broader industrial and agricultural economy.
- Recreation: This city offers a blend of nature alongside history. 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, Rotary Park offering courts for pickleball and Moore Park with pavilions for gatherings.
- 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.
So, Where Is the Cheapest Place to Live in Illinois?
If you want to move to Illinois, you will find cheap houses for sale in Illinois under 150K in cities like Hoopeston, Decatur, and Charleston. They also offer stable job opportunities, and a low cost of living which is more affordable than other Illinois cities.
To make your search easier, use Houzeo, Illinois’ best home-buying website. Browse up-to-date listings, filter by budget, and make offers online in just a few clicks.
Lincoln (safety score of 88) and Hoffman Estates (safety score of 97) are the cheapest and safest cities in California. 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 California, you need more than low rent. You want good jobs, a fun lifestyle, and a place where you can grow. These California 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.
- Hurricane Insurance: Many homeowners now pay around $10,000 yearly, with coastal areas exceeding $15,000. Inland cities like Lake City and Gainesville generally have lower rates.
- 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 Missouri?
Decatur, Peoria, and Hoopeston are the most affordable cities to live in Missouri. 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.
