In a state where the average home value now approaches $300,000, finding a place that offers both affordability and livability may feel like a tall order. But according to a new report from GOBankingRates, Illinois is home to a surprising number of cities where you can stretch your housing dollar without sacrificing quality of life.
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To compile its list of the state’s best hidden gem housing markets, GBR analyzed data from Zillow, AreaVibes, Sperling’s BestPlaces, the Bureau of Labor Statistics and the Federal Reserve. Cities were weighted based on how they rank in multiple categories, and an overall score was determined — producing a list of the state’s best blends of affordability and livability.
The average value of a single-family home in Illinois stands at about $293,000. In the following 15 locales, average values range from $50,00 to $165,000 below the state average.
Here’s a rundown of GBR’s top 15. For each locale, we’ve included average home value, how far below the state average that value sits, the average cost of a monthly mortgage, a livability score from AreaVibes and median household income.
See the 30 best hidden gem housing markets across America.
15. Markham
- Average home value in city: $148,516
- Amount below average home value in state: $144,606
- Average monthly mortgage: $850
- Livability: 74
- Median household income: $52,364
Markham is a suburb of Chicago, situated about 20 miles south of downtown. Its proximity to the big city means somewhat higher prices than many other cities on the list. Average monthly expenditures in Markham are a list-high $2,158.
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14. Rock Island
- Average home value in city: $132,084
- Amount below average home value in state: $161,038
- Average monthly mortgage: $756
- Livability: 73
- Median household income: $57,292
Rock Island is located in northwestern Illinois, along the Mississippi River. It’s a relatively inexpensive place to live, with average monthly total living costs below $2,600. Rock Island’s livability score is tied for lowest on the list.
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13. Peoria
- Average home value in city: $129,470
- Amount below average home value in state: $163,652
- Average monthly mortgage: $741
- Livability: 73
- Median household income: $58,716
Peoria is located in central Illinois, about 165 miles southwest of Chicago. With about 112,000 residents, Peoria is the second-largest city in GBR’s list of housing market gems. Its livability score of 73 ties it with Rock Island for lowest on the list.
12. Fairview Heights
- Average home value in city: $199,314
- Amount below average home value in state: $93,807
- Average monthly mortgage: $1,141
- Livability: 76
- Median household income: $77,960
You’ll find Fairview Heights in southwestern Illinois, about 12 miles east of downtown St. Louis. Fairview Heights has a median income of nearly $78,000, tops among the cities in GBR’s list. The average total monthly cost of living here sits around $3,100.
11. East Peoria
- Average home value in city: $172,690
- Amount below average home value in state: $120,431
- Average monthly mortgage: $989
- Livability: 75
- Median household income: $71,763
East Peoria is located in central Illinois, directly across the Illinois River from the city of Peoria. Among the cities in GBR’s list, East Peoria has the highest percentage of retirees (about 20%). It trails only Fairview Heights in median household income.
10. Moline
- Average home value in city: $149,653
- Amount below average home value in state: $143,468
- Average monthly mortgage: $857
- Livability: 75
- Median household income: $63,959
Moline sits in northwestern Illinois, about 165 miles west of Chicago and roughly 90 miles north of Peoria. Average monthly mortgages in Moline come in below $900, and other monthly expenditures add up to about $1,850 on average.
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9. Wood River
- Average home value in city: $128,428
- Amount below average home value in state: $164,693
- Average monthly mortgage: $735
- Livability: 74
- Median household income: $65,960
Wood River is located in southwestern Illinois, about 20 miles northeast of downtown St. Louis. A monthly mortgage in Wood River will run you just $735 on average. The average total monthly cost of living comes in below $2,700. Wood River’s average single-family home value also comes in the furthest below the state average of any city in GBR’s list.
8. Park Forest
- Average home value in city: $159,337
- Amount below average home value in state: $133,785
- Average monthly mortgage: $912
- Livability: 76
- Median household income: $62,305
Park Forest is situated about 30 miles south of downtown Chicago. Average monthly expenditures in Park Forest (about $2,160) are the second highest among cities in this list. You can still get a monthly mortgage payment of less than $1,000 on average, however.
7. Pekin
- Average home value in city: $136,120
- Amount below average home value in state: $157,001
- Average monthly mortgage: $779
- Livability: 75
- Median household income: $58,355
This central Illinois city sits about 10 miles south of Peoria. Pekin’s total average monthly cost of living pencils out to about $2,750. That includes just under $800 for an average monthly mortgage.
6. Urbana
- Average home value in city: $207,488
- Amount below average home value in state: $85,634
- Average monthly mortgage: $1,188
- Livability: 81
- Median household income: $45,854
Urbana is located in east-central Illinois, roughly 135 miles south of Chicago. Urbana’s median household income is the lowest among the cities in this list, but its average monthly mortgage is the second highest.
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5. Jacksonville
- Average home value in city: $137,011
- Amount below average home value in state: $156,111
- Average monthly mortgage: $784
- Livability: 77
- Median household income: $62,615
Jacksonville sits in west-central Illinois, roughly 35 miles west of Springfield. In addition to average monthly mortgages below $800, Jacksonville offers a solid livability score of 77.
4. Champaign
- Average home value in city: $240,214
- Amount below average home value in state: $52,907
- Average monthly mortgage: $1,375
- Livability: 83
- Median household income: $57,544
You’ll find Champaign in east-central Illinois, directly west of Urbana. Home to the University of Illinois, Champaign is one of the youngest cities among GBR’s housing market gems. Only about 11% of its residents are age 65 or older. Its AreaVibes livability score of 83 bests all of the other cities on the list.
3. Belleville
- Average home value in city: $158,506
- Amount below average home value in state: $134,615
- Average monthly mortgage: $907
- Livability: 79
- Median household income: $60,529
Belleville is one of the Illinois suburbs of St. Louis. Belleville’s average total monthly living costs come in just shy of $2,900. An average mortgage here will set you back just over $900 a month.
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2. Dixon
- Average home value in city: $174,547
- Amount below average home value in state: $118,574
- Average monthly mortgage: $999
- Livability: 81
- Median household income: $58,371
The second-smallest city in the list, Dixon, is located in north-central Illinois, about a hundred miles west of Chicago. It is tied for second with two other cities in GBR’s list with its livability score of 81.
1. Springfield
- Average home value in city: $166,171
- Amount below average home value in state: $126,950
- Average monthly mortgage: $951
- Livability: 81
- Median household income: $65,537
The state capital, Springfield also offers Illinois’ best blend of housing affordability and livability. Springfield is found in the central part of the state, about 200 miles southwest of Chicago. Springfield’s nearly 114,000 residents make it the most populous city in GBR’s top 15. Springfield is tied with Dixon and Urbana for the second-highest livability score.
Editor’s note: Photos are for representational purposes only and might not reflect the exact locations listed.
Methodology: To identify the best hidden gem housing markets for 2025, GOBankingRates conducted a comprehensive analysis of cities across the U.S. The selection began with data from the Zillow Home Value Index, focusing on cities where the average single-family home value was at least $50,000 below the statewide average. Cities with a livability score below 70, sourced from AreaVibes, were excluded to ensure a baseline quality of life. Cost-of-living indexes were obtained from Sperling’s BestPlaces and paired with national average expenditure data from the Bureau of Labor Statistics Consumer Expenditure Survey to estimate typical spending in each city. Assuming a 10% down payment and applying the national average 30-year fixed mortgage rate from Federal Reserve Economic Data, the average monthly mortgage was calculated for each location. From there, the total necessity cost of living was determined by combining mortgage and expenditure estimates. Each city was then scored and weighted using the following weighted criteria: median household income (1.00), average mortgage cost (1.00), difference from statewide home value (2.00), and livability index (2.00). Final scores were then summed and ranked. The top 15 cities from Illinois were then separated out. All data is current as of Sept. 2, 2025.
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This article originally appeared on GOBankingRates.com: Illinois’ 15 Best Hidden Gem Housing Markets of 2025
