In Beardstown, a typical home is worth $82,100 and typical rent is $762 a month. Compared with all of Cass County, the typical home value is 15% lower, typical household income is 11% lower, and the share of households that own their home is 10 points lower.
Typical home value from Zillow, September 2021 to September 2026: from $71,509 to $86,842.
From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).
Beardstown is in Cass County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Cass County. See the county
What this place has that others do not, from public data, most unusual first.
1
Beardstown has the 4th smallest share of rent-burdened renters of the 291 cities in Illinois with more than 5,000 people (27%).
2
Beardstown has the 9th lowest typical home value of the 336 cities in Illinois with more than 5,000 people ($82,100).
3
According to Zillow, in the 12 months to September 2026 the typical home value in Beardstown fell 2.7%; in Illinois, it rose 5.3%.
4
Beardstown has the 18th lowest typical rent of the 331 cities in Illinois with more than 5,000 people ($762).
5
66% of households in Beardstown own their home, against 76% in Cass County.
Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data
The homes here
Housing in Beardstown
What homes there are in Beardstown, what they cost, how that changed and how people live, from Census figures (2020–2024).
What homes there are
U.S. Census Bureau, ACS 5-year, 2020–2024
Kind of home
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Beardstown
Cass County
Illinois
United States
Kind of home: Beardstown and its comparisons
Measure
Beardstown
Cass County
Illinois
United States
Detached house
70%
80%
58%
61%
Attached house
Unreliable estimate
Unreliable estimate
6%
6%
Building of 2 to 4
Unreliable estimate
4%
12%
8%
Apartments (5 or more)
Unreliable estimate
Unreliable estimate
22%
19%
Mobile home
14%
11%
2%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
The detached house is still the most common home in Beardstown, but it weighs less than in Cass County: 70% against 80%.
Mobile homes are 14% of homes in Beardstown, more than in Cass County (11%).
Year built
Before 19601960–19791980–19992000–20092010 or laterUnreliable estimate
Beardstown
Cass County
Illinois
United States
Year built: Beardstown and its comparisons
Measure
Beardstown
Cass County
Illinois
United States
Before 1960
48%
42%
38%
26%
1960–1979
22%
24%
26%
24%
1980–1999
16%
21%
20%
25%
2000–2009
13%
10%
11%
14%
2010 or later
Unreliable estimate
3%
6%
11%
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Unreliable estimate
Under $100K76%
$100K–$200K18%
$200K–$300KUnreliable
$300K–$500KUnreliable
$500K–$750KUnreliable
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Beardstown and its comparisons
Measure
Beardstown
Under $100K
76%
$100K–$200K
18%
$200K–$300K
Unreliable estimate
$300K–$500K
Unreliable estimate
$500K–$750K
Unreliable
$750K–$1M
Unreliable
$1M or more
Unreliable
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$99953%
$1,000–$1,49921%
$1,500–$1,999Unreliable
$2,000–$2,499Unreliable
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Beardstown and its comparisons
Measure
Beardstown
Under $500
Unreliable estimate
$500–$999
53%
$1,000–$1,499
21%
$1,500–$1,999
Unreliable estimate
$2,000–$2,499
Unreliable
$2,500–$2,999
Unreliable
$3,000 or more
Unreliable
With a mortgage
$1,159 a month
Cass County: $1,195 a month
Without a mortgage
$502 a month
Cass County: $597 a month
Owners with a mortgage
55%
Cass County: 50%
In Beardstown, 55% of owners have a mortgage; their typical cost is $1,159 a month, about the same as in Cass County.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Beardstown+19%
Cass County+20%
Illinois+35%
United States+53%
Typical rent
Beardstown+31%
Cass County+21%
Illinois+26%
United States+33%
Typical household income
Beardstown+49%
Cass County+30%
Illinois+27%
United States+29%
Change since 2015–2019: Beardstown and its comparisons
Measure
Beardstown
Cass County
Illinois
United States
Typical home value
+19%
+20%
+35%
+53%
Typical rent
+31%
+21%
+26%
+33%
Typical household income
+49%
+30%
+27%
+29%
The typical home value in Beardstown rose 19% since 2015–2019, about the same as in Cass County (20%).
The typical rent in Beardstown rose 31% over the same time; in Cass County, it rose 21%.
Here income gained ground: typical income rose 49%, against +19% for home values and +31% for rent.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Beardstown and its comparisons
Measure
Beardstown
Cass County
Illinois
United States
Rental vacancy
Unreliable estimate
Unreliable estimate
5.0%
5.5%
Homeowner vacancy
Unreliable estimate
Unreliable estimate
1.0%
0.9%
More than one person per room
Unreliable estimate
Unreliable estimate
2.5%
3.4%
People per household
2.61
2.46
2.46
2.53
Drive alone
76%
80%
66%
69%
Carpool
18%
12%
8%
9%
Public transit
Unreliable estimate
Unreliable estimate
6%
3%
Walk or bike
Unreliable estimate
Unreliable estimate
3%
3%
Work from home
Unreliable estimate
6%
16%
15%
Other means
Unreliable estimate
Unreliable estimate
1%
2%
Typical commute
10 to 19 minutes
10 to 19 minutes
20 to 29 minutes
20 to 29 minutes
Households in Beardstown are bigger: 2.61 people on average; in Cass County, 2.46.
More people carpool to work in Beardstown than in Cass County: 18% against 12%.
Do the math
What would you pay each month for a home in Beardstown?
A typical home is within reach of the typical income
We start with a typical home in Beardstown, worth $82,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 14% of the typical household income in Beardstown, which is $60,587 a year.
The calculator's FHA and conventional loan limits are those of all of Cass County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Beardstown. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $2,874 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$725
at 7.18% · 30 years
Loan amount
$80,612
Total interest
$115,982
Paid off in
November 2056
Includes $1,386 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,414 a month
Your payment · 14%
Tight
$1,414 to $1,818 a month
Hard
more than $1,818 a month
Compared with the typical household income in Beardstown ($60,587 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$546
Property tax
$108
Home insurance
$34
FHA mortgage insurance (MIP)
$36
You need at least $2,874 for the down payment, plus closing costs.
This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.
Total monthly payment $725; principal and interest $546.
The city and its county
Beardstown and Cass County
Beardstown is in Cass County, Illinois. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).
Beardstown
Map of Cass County, Illinois, with Beardstown marked. Around it, the neighboring counties.
Beardstown
Cass County
Beardstown's own numbers
Typical home value
$82,100
Typical monthly rent
$762
Typical yearly household income
$60,587
Households that own their home
66%
Effective property tax rate
1.58%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Cass County
FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$930
Price change over 5 years (FHFA)
+37%
Homes in a high flood-risk zone
6.4%
HUD, FHFA and FEMA don't publish these numbers by city.
Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Cass County.
A typical home in Beardstown is worth $82,100: 15% below the county and 69% below Illinois. With the typical household income in Beardstown ($60,587 a year), a typical home costs 1.4 times what the household earns in a year.
Years of income to pay for a typical home
The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.
Beardstown1.4 years
Cass1.4 years
Illinois3.2 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Cass County
According to FHFA’s house price index, home prices in Cass County rose 42% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Cass County.
Yearly change in FHFA’s price index in Cass County, 2016 to 2025
2016: +4.6% +4.6% 2016
2017: −9.4% −9.4% 2017
2018: +8.1% +8.1% 2018
2019: +0.7% +0.7% 2019
2020: +0.4% +0.4% 2020
2021: +5.8% +5.8% 2021
2022: +8.0% +8.0% 2022
2023: +14.7% +14.7% 2023
2024: −4.4% −4.4% 2024
2025: +9.8% +9.8% 2025
Change in FHFA’s price index in Cass County, Illinois and the United States
Period
County
Illinois
U.S.
Last year (2025)
+9.8%
+5.7%
+2.9%
5 years (2020–2025)
+37%
+47%
+47%
10 years (2015–2025)
+42%
+65%
+85%
The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data
Beardstown next to Cass County, Illinois and the U.S.
Three numbers side by side. “Typical” means the median: half are above it and half below.
Typical home value
Beardstown$82,100
Cass$97,100
Illinois$263,300
United States$332,700
Typical monthly rent
Beardstown$762
Cass$723
Illinois$1,274
United States$1,413
Typical yearly household income
Beardstown$60,587
Cass$68,125
Illinois$83,390
United States$80,734
See the full table
Beardstown next to Cass County and Illinois
Measure
Beardstown
Cass County
Illinois
U.S.
Typical home value
$82,100 ▼15% below the county
$97,100
$263,300
$332,700
Typical monthly rent
$762 ▲5% above the county
$723
$1,274
$1,413
Typical yearly household income
$60,587 ▼11% below the county
$68,125
$83,390
$80,734
Households that own their home
66% ▼10 points below the county
76%
67%
65%
Typical yearly property tax
$1,295 ▼34% below the county
$1,958
$5,298
$3,119
Effective property tax rate
1.58% ▼0.44 points below the county
2.02%
2.01%
0.94%
Renters with high rent for their income
27% ▼2 points below the county
29%
48%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Cass County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.
Four ways to pay for a typical home in Beardstown
For a typical $82,100 home in Beardstown, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Beardstown's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$725a month
Least cash to close
Down payment
$2,874
Cash to close
$5,337
Rate
7.18%
Mortgage insurance
FHA MIP · $36
Conventional, 5% down$710a month
Down payment
$4,105
Cash to close
$6,568
Rate
7.18%
Mortgage insurance
PMI · $39
Conventional, 20% down, no PMI$587a month
Down payment
$16,420
Cash to close
$18,883
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$663a month
Down payment
$12,315
Cash to close
$14,778
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Beardstown
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$725
$2,874
$80,613
7.18%
FHA MIP · $36
$5,337
580
Conventional, 5% down
$710
$4,105
$77,995
7.18%
PMI · $39
$6,568
620*
Conventional, 20% down, no PMI
$587
$16,420
$65,680
7.18%
None
$18,883
620*
ITIN, 15% down (example)
$663
$12,315
$69,785
8.18%
None
$14,778
Set by the lender
The option that asks for the least cash to close is FHA, 3.5% down.
Cash to close = down payment plus 3% of the price in closing costs (example).
Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.
Typical rent in Beardstown is $762 a month: 5% above the county. In Beardstown, 27% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Cass County, by unit size. To pay the 2-bedroom one ($930 a month) without spending more than 30% of your income, you would need to earn $17.88 an hour working full time.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Cass County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$648
$12.46
$25,920
1 bedroom
$854
$16.42
$34,160
2 bedrooms
$930
$17.88
$37,200
3 bedrooms
$1,278
$24.58
$51,120
4 bedrooms
$1,554
$29.88
$62,160
Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027
By ZIP code
Fair market rent by ZIP code in Beardstown
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Beardstown is in ZIP code 62618.
For 2 bedrooms it is $980: $50 more than the fair market rent for Cass County ($930).
Fair market rent by ZIP code and size in Beardstown, fiscal year 2027.
ZIP code
Studio
1 bd
2 bd
3 bd
4 bd
62618
$680
$900
$980
$1,350
$1,640
ZIP code2 bd3 bd
62618 $980$1,350
1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Beardstown when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD)Fiscal year 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
HUD lists 8 buildings with rents for lower incomes in Beardstown. These are the largest.
Riverside Apartments9A Frank Wessel Dr, Beardstown 6261850 low-income homes · Run by The Housing Authority of the County of Cass IL. · Average payment: $558 a month · Average wait: 3 months(217) 323-2303
Welch Woods12 Frank Wessel Dr, Beardstown 6261842 low-income homes · 2 bd: 29 · 3 bd: 13 · In service since 2005 · For families
ST. Anne Residence309 E 9th St, Beardstown 6261824 homes, 23 low-income · For older adults(217) 415-9182
Parkview Apartments415 Clendenin St, Beardstown 6261814 low-income homes · For people with disabilities(217) 323-3230
Beardstown Apts600 W 4th St, Beardstown 6261812 low-income homes · 1 bd: 5 · 2 bd: 7 · In service since 1997
You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.
We found no HUD-approved agencies with an office in Cass County. The nearest ones are below; many serve by phone or online.
No down payment, repair or rent-help program on our list is for Beardstown or Cass County. The ones below are statewide in Illinois: they work in Beardstown the same as in the rest of the state.
IHDA second loan with no payments until you sell or refinance, for the down payment in Illinois.Offered by Illinois Housing Development Authority (IHDA).
No legal help resource on our list is for Beardstown or Cass County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for Beardstown and all of Cass County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.
How much does a typical home cost in Beardstown?
The typical home value in Beardstown is $82,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Cass County it is $97,100.
How much does it cost to rent in Beardstown?
Typical rent in Beardstown is $762 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Cass County is $930.
What is the FHA loan limit in Beardstown?
Beardstown uses the FHA limit for all of Cass County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.
How much property tax do owners pay in Beardstown?
The typical homeowner in Beardstown pays $1,295 a year, according to the U.S. Census Bureau. That is 1.58% of the home’s value; in Cass County, the rate is 2.02%.
Where can I find free help to buy or rent in Beardstown?
We found no HUD-approved counseling agencies with an office in Cass County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.
