Illinois Mortgage Calculator (2026)

Rates as of Oct 22 2026 · county tax data: ACS 2020–2024, released 2026-01-29

Statewide avg. effective tax rate
2.01%
Median home value
$325,000
Home insurance (est.)
$2,000/yr

Estimated PITI at the Illinois median home price of $325,000, 20% down, 30-year fixed at 7.32%: $2,478/mo. The tax line uses Cook County (Chicago)'s effective rate of 1.91% and insurance of $2,100/yr — the calculator's default county. Buyer's transfer tax: usually paid by seller (0.1% + county).

Payment calculator

Loan type
$
%
$65,000 cash
%
30-yr fixed base 7.32% · credit adj +0.00% → 7.32% · PMMS Oct 22 2026
Loan term
Credit score
sets local tax & insurance
Picking a county updates the local property tax rate and insurance estimate — your home price stays as entered.
Advanced — HOA & extra payments
$
$
Estimated monthly payment
$2,478.31/mo
$2,478/mo
Principal & interest$1,786.02
Property tax$517.29
Home insurance$175.00
Covers principal & interest, property tax, insurance and mortgage insurance (when it applies). HOA counts only if entered above — left blank it is $0.
Loan amount$260,000
Down payment$65,000
LTV80%
Total interest$382,967
Payoff date…
Cash to close (estimate)
Down payment$65,000
Closing costs (2%–5%)$6,500 – $16,250
Est. cash needed$71,500 – $81,250
Transfer tax: 0.1% + countyusually paid by seller
Illinois puts the transfer tax on the seller, so it isn't part of your cash to close.
Using Cook County (Chicago) effective rate 1.91% · insurance $2,100/yr
Amortization
Year 12
Principal paid
$45,927
Interest paid
$211,260
Still owed
$214,073
$400k$300k$200k$100k$0
08152330

All three lines are running totals since the loan started — not a breakdown of the monthly payment.

What local costs matter in Illinois?

Tied for the highest effective property tax rate in the U.S. (~1.88%)
Cook County's complex assessment system can push bills higher
State transfer tax $0.50/$500, with extra surtaxes in Cook County
The $10,000 SALT cap hits Illinois homeowners especially hard
All 102 Illinois counties — property tax rates
CountyEffective tax rateProperty tax /moInsurance (est.)
Cook County (Chicago)1.91%$$517$2,100/yr
DuPage County2.05%$$555$1,900/yr
Lake County2.58%$$699$1,950/yr
Will County2.24%$$607$1,850/yr
Kane County2.26%$$612$1,800/yr
Adams County1.58%$$428$2,000/yr
Alexander County1.81%$$490$2,000/yr
Bond County1.89%$$512$2,000/yr
Boone County2.18%$$590$2,000/yr
Brown County1.52%$$412$2,000/yr
Bureau County2.01%$$544$2,000/yr
Calhoun County1.39%$$376$2,000/yr
Show all 102 counties
CountyEffective tax rateProperty tax /moInsurance (est.)
Carroll County1.99%$$539$2,000/yr
Cass County2.02%$$547$2,000/yr
Champaign County2.06%$$558$2,000/yr
Christian County1.64%$$444$2,000/yr
Clark County1.56%$$423$2,000/yr
Clay County1.43%$$387$2,000/yr
Clinton County1.83%$$496$2,000/yr
Coles County1.94%$$525$2,000/yr
Crawford County1.49%$$404$2,000/yr
Cumberland County1.59%$$431$2,000/yr
De Witt County1.78%$$482$2,000/yr
DeKalb County2.45%$$664$2,000/yr
Douglas County1.7%$$460$2,000/yr
Edgar County1.45%$$393$2,000/yr
Edwards County1.45%$$393$2,000/yr
Effingham County1.49%$$404$2,000/yr
Fayette County1.45%$$393$2,000/yr
Ford County2.12%$$574$2,000/yr
Franklin County1.57%$$425$2,000/yr
Fulton County2.14%$$580$2,000/yr
Gallatin County1.57%$$425$2,000/yr
Greene County1.74%$$471$2,000/yr
Grundy County1.99%$$539$2,000/yr
Hamilton County1.33%$$360$2,000/yr
Hancock County1.81%$$490$2,000/yr
Hardin County0.96%$$260$2,000/yr
Henderson County1.58%$$428$2,000/yr
Henry County1.99%$$539$2,000/yr
Iroquois County1.82%$$493$2,000/yr
Jackson County1.84%$$498$2,000/yr
Jasper County1.95%$$528$2,000/yr
Jefferson County1.7%$$460$2,000/yr
Jersey County1.76%$$477$2,000/yr
Jo Daviess County1.72%$$466$2,000/yr
Johnson County1.24%$$336$2,000/yr
Kankakee County2.21%$$599$2,000/yr
Kendall County2.37%$$642$2,000/yr
Knox County1.96%$$531$2,000/yr
LaSalle County2.11%$$571$2,000/yr
Lawrence County1.18%$$320$2,000/yr
Lee County1.97%$$534$2,000/yr
Livingston County2.05%$$555$2,000/yr
Logan County1.77%$$479$2,000/yr
Macon County2.12%$$574$2,000/yr
Macoupin County1.5%$$406$2,000/yr
Madison County1.92%$$520$2,000/yr
Marion County1.71%$$463$2,000/yr
Marshall County1.94%$$525$2,000/yr
Mason County2.09%$$566$2,000/yr
Massac County1.4%$$379$2,000/yr
McDonough County2.13%$$577$2,000/yr
McHenry County2.36%$$639$2,000/yr
McLean County2.17%$$588$2,000/yr
Menard County1.72%$$466$2,000/yr
Mercer County1.96%$$531$2,000/yr
Monroe County1.63%$$441$2,000/yr
Montgomery County1.68%$$455$2,000/yr
Morgan County1.76%$$477$2,000/yr
Moultrie County1.8%$$488$2,000/yr
Ogle County2.06%$$558$2,000/yr
Peoria County2.24%$$607$2,000/yr
Perry County1.6%$$433$2,000/yr
Piatt County1.81%$$490$2,000/yr
Pike County1.53%$$414$2,000/yr
Pope County1.03%$$279$2,000/yr
Pulaski County1.02%$$276$2,000/yr
Putnam County1.57%$$425$2,000/yr
Randolph County1.43%$$387$2,000/yr
Richland County1.58%$$428$2,000/yr
Rock Island County2.28%$$617$2,000/yr
Saline County1.69%$$458$2,000/yr
Sangamon County1.99%$$539$2,000/yr
Schuyler County1.78%$$482$2,000/yr
Scott County1.5%$$406$2,000/yr
Shelby County1.5%$$406$2,000/yr
St. Clair County2.03%$$550$2,000/yr
Stark County1.69%$$458$2,000/yr
Stephenson County2.4%$$650$2,000/yr
Tazewell County2.11%$$571$2,000/yr
Union County1.3%$$352$2,000/yr
Vermilion County1.81%$$490$2,000/yr
Wabash County1.41%$$382$2,000/yr
Warren County1.81%$$490$2,000/yr
Washington County1.87%$$506$2,000/yr
Wayne County1.49%$$404$2,000/yr
White County1.34%$$363$2,000/yr
Whiteside County2.04%$$553$2,000/yr
Williamson County1.72%$$466$2,000/yr
Winnebago County2.39%$$647$2,000/yr
Woodford County2.13%$$577$2,000/yr
Illinois state average2.01%$$544$2,000/yr
Monthly tax is estimated on a $325,000 home — the price in the calculator above. Effective rates — U.S. Census Bureau, ACS 2024 (5-yr).

† Rates marked with ≥ are conservative estimates. ACS suppresses median tax values above $10,001 for privacy, which makes the calculated rate a lower bound — the true rate is higher in Manhattan, parts of Long Island, northern New Jersey and other high-cost areas.

How Illinois compares

Illinois's statewide average effective rate is 2.01% — the 3rd highest of the 51 covered here (the 50 states and DC), against a median of 0.8%. On the $325,000 home the calculator starts with, that is about $544 a month in property tax before any other cost. Property taxes by state ranks all 51 with median bills attached.

A state average hides the part that changes the bill. The county rows above run from 0.96% in Hardin County to 2.58% in Lake County — roughly $439 a month apart on the same $325,000 home. That is why the county picker moves the payment more than the state picker does.

Insurance is the other line that follows the address: this page prices $2,000 a year as a state-level estimate, and home insurance by state covers how premiums are set and where they run highest. Below 20% down, PMI adds a third variable until the balance is back to 80% of the value.

The states nearest Illinois in the ranking are Connecticut (2.04%) and New Hampshire (1.66%).

Illinois mortgage FAQ

How much down payment do I need to buy a house in Illinois?

Conventional loans start at 3% down, but anything under 20% requires PMI until you reach 20% equity — PMI auto-cancels at 78% of the original home value under the Homeowners Protection Act. FHA loans start at 3.5% down, and VA / USDA loans offer 0% down for eligible borrowers. Those are the national minimums: a lender can set a higher floor for this state or for a given loan size.

Why do property taxes vary so much within Illinois?

Property taxes are layered by county, city and school district, so the effective rate differs block by block. The Illinois state average is about 2.01%, but counties in our table above range widely — always confirm the exact bill with the local County Assessor.

When does PMI go away?

Under the Homeowners Protection Act (1998) you can request PMI removal at 80% LTV, and lenders must automatically cancel it when the balance reaches 78% of the original home value. This calculator estimates that month for you and shows the lower payment after PMI drops.

Does this calculator include home insurance for Illinois?

Yes. The calculator pre-fills a typical Illinois premium of about $2,000 per year and updates it when you switch counties. Severe thunderstorms, hail and winter freeze damage lead claims, and sewer/water backup in the Chicago metro is a common add-on coverage. Get real quotes before budgeting.

More free mortgage tools

affordability calculator — how much house can I afford →refinance calculator — break-even & savings →closing cost calculator — cash to close by state →
Sources

Freddie MacU.S. Census BureauFannie MaeU.S. Department of Housing and Urban Development (HUD)U.S. Department of Veterans AffairsPrivate mortgage insurersNAICState statutes and departments of revenue

Results are estimates for planning only and are not a loan approval. Property tax rates and insurance premiums vary by county, ZIP code, home age and coverage — confirm with the local County Assessor and insurer quotes. Rate default: Freddie Mac PMMS 30-yr fixed (7.32%, Oct 22 2026); the 20-yr default is an estimate derived from the PMMS 30-yr/15-yr spread (PMMS has no 20-yr series). Conventional credit pricing adds Fannie Mae loan-level price adjustments (effective 2026-10-01) on top of that base, anchored at the 740–759 tier, and PMI comes off a credit × LTV rate card — both are central estimates, not quotes. Loan minimums shown here are the national programs' floor; a lender may set a higher down payment, rate or fee for this state or this loan.