In Boulder Hill, a typical home is worth $238,700 and typical rent is $1,633 a month. Compared with all of Kendall County, typical household income is 28% lower and the typical home value is 26% lower.
Boulder Hill is in Kendall 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 Kendall County. See the county
What this place has that others do not, from public data, most unusual first.
1
The typical household income in Boulder Hill is $80,377,28% less than in Kendall County as a whole ($111,601).
2
The typical home in Boulder Hill is worth $238,700,26% less than in Kendall County as a whole ($322,400).
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Boulder Hill
What homes there are in Boulder Hill, 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
Boulder Hill
Kendall County
Illinois
United States
Kind of home: Boulder Hill and its comparisons
Measure
Boulder Hill
Kendall County
Illinois
United States
Detached house
91%
74%
58%
61%
Attached house
Unreliable estimate
17%
6%
6%
Building of 2 to 4
Unreliable estimate
3%
12%
8%
Apartments (5 or more)
Unreliable estimate
6%
22%
19%
Mobile home
Unreliable estimate
Unreliable estimate
2%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
The detached house rules in Boulder Hill: 91% of homes, more than in Kendall County (74%).
Year built
Before 19601960–19791980–19992000–20092010 or laterUnreliable estimate
Boulder Hill
Kendall County
Illinois
United States
Year built: Boulder Hill and its comparisons
Measure
Boulder Hill
Kendall County
Illinois
United States
Before 1960
13%
9%
38%
26%
1960–1979
73%
15%
26%
24%
1980–1999
13%
20%
20%
25%
2000–2009
Unreliable estimate
42%
11%
14%
2010 or later
Unreliable estimate
13%
6%
11%
Homes in Boulder Hill are older: the typical year built is 1971; in Kendall County, 2001.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Unreliable estimate
Under $100KUnreliable
$100K–$200K15%
$200K–$300K72%
$300K–$500K9%
$500K–$750KUnreliable
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Boulder Hill and its comparisons
Measure
Boulder Hill
Under $100K
Unreliable estimate
$100K–$200K
15%
$200K–$300K
72%
$300K–$500K
9%
$500K–$750K
Unreliable estimate
$750K–$1M
Unreliable
$1M or more
Unreliable
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$999Unreliable
$1,000–$1,49929%
$1,500–$1,99949%
$2,000–$2,499Unreliable
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Boulder Hill and its comparisons
Measure
Boulder Hill
Under $500
Unreliable
$500–$999
Unreliable estimate
$1,000–$1,499
29%
$1,500–$1,999
49%
$2,000–$2,499
Unreliable estimate
$2,500–$2,999
Unreliable
$3,000 or more
Unreliable
With a mortgage
$1,734 a month
Kendall County: $2,264 a month
Without a mortgage
$780 a month
Kendall County: $1,001 a month
Owners with a mortgage
71%
Kendall County: 77%
Owning costs less in Boulder Hill: with a mortgage, the typical cost is $1,734 a month; in Kendall County, $2,264. Without one, $780.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Boulder Hill+48%
Kendall County+37%
Illinois+35%
United States+53%
Typical rent
Boulder HillNo clear change
Kendall County+26%
Illinois+26%
United States+33%
Typical household income
Boulder Hill+20%
Kendall County+16%
Illinois+27%
United States+29%
Change since 2015–2019: Boulder Hill and its comparisons
Measure
Boulder Hill
Kendall County
Illinois
United States
Typical home value
+48%
+37%
+35%
+53%
Typical rent
No clear change
+26%
+26%
+33%
Typical household income
+20%
+16%
+27%
+29%
Since 2015–2019, homes in Boulder Hill gained value faster than in Kendall County: 48% against 37%.
Rent in Boulder Hill moved so little since 2015–2019 that the Census cannot say whether it rose or fell.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Boulder Hill and its comparisons
Measure
Boulder Hill
Kendall 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
1.7%
2.5%
3.4%
People per household
3.00
3.03
2.46
2.53
Drive alone
72%
77%
66%
69%
Carpool
16%
6%
8%
9%
Public transit
Unreliable estimate
1%
6%
3%
Walk or bike
Unreliable estimate
1%
3%
3%
Work from home
11%
15%
16%
15%
Other means
Unreliable estimate
1%
1%
2%
Typical commute
20 to 29 minutes
30 to 39 minutes
20 to 29 minutes
20 to 29 minutes
Much as in Kendall County, a household in Boulder Hill has 3.00 people on average.
More people carpool to work in Boulder Hill than in Kendall County: 16% against 6%.
Do the math
What would you pay each month for a home in Boulder Hill?
A typical home is tight for the typical income
We start with a typical home in Boulder Hill, worth $238,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 33% of the typical household income in Boulder Hill, which is $80,377 a year. For that payment to be 28% of income, a household would need to earn about $96,100 a year.
The calculator's FHA and conventional loan limits are those of all of Kendall 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 Boulder Hill. 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 $8,355 (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
$2,242
at 7.18% · 30 years
Loan amount
$234,376
Total interest
$337,212
Paid off in
November 2056
Includes $4,031 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,875 a month
Tight
$1,875 to $2,411 a month
Your payment · 33%
Hard
more than $2,411 a month
Compared with the typical household income in Boulder Hill ($80,377 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$1,588
Property tax
$450
Home insurance
$100
FHA mortgage insurance (MIP)
$106
You need at least $8,355 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 $2,242; principal and interest $1,588.
The city and its county
Boulder Hill and Kendall County
Boulder Hill is in Kendall 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).
Boulder Hill
Map of Kendall County, Illinois, with Boulder Hill marked. Around it, the neighboring counties.
Boulder Hill
Kendall County
Other cities with a page
Boulder Hill's own numbers
Typical home value
$238,700
Typical monthly rent
$1,633
Typical yearly household income
$80,377
Households that own their home
86%
Effective property tax rate
2.26%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Kendall County
FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$2,341
Price change over 5 years (FHFA)
+55%
Homes in a high flood-risk zone
0.6%
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 Kendall County.
A typical home in Boulder Hill is worth $238,700: 26% below the county and 9% below Illinois. With the typical household income in Boulder Hill ($80,377 a year), a typical home costs 3.0 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.
Boulder Hill3.0 years
Kendall2.9 years
Illinois3.2 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Kendall County
According to FHFA’s house price index, home prices in Kendall County rose 87% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Kendall County.
Yearly change in FHFA’s price index in Kendall County, 2016 to 2025
2016: +4.6% +4.6% 2016
2017: +5.0% +5.0% 2017
2018: +5.1% +5.1% 2018
2019: +2.8% +2.8% 2019
2020: +1.4% +1.4% 2020
2021: +9.9% +9.9% 2021
2022: +15.5% +15.5% 2022
2023: +7.7% +7.7% 2023
2024: +6.3% +6.3% 2024
2025: +6.9% +6.9% 2025
Change in FHFA’s price index in Kendall County, Illinois and the United States
Period
County
Illinois
U.S.
Last year (2025)
+6.9%
+5.7%
+2.9%
5 years (2020–2025)
+55%
+47%
+47%
10 years (2015–2025)
+87%
+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
Boulder Hill next to Kendall 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
Boulder Hill$238,700
Kendall$322,400
Illinois$263,300
United States$332,700
Typical monthly rent
Boulder Hill$1,633
Kendall$1,781
Illinois$1,274
United States$1,413
Typical yearly household income
Boulder Hill$80,377
Kendall$111,601
Illinois$83,390
United States$80,734
See the full table
Boulder Hill next to Kendall County and Illinois
Measure
Boulder Hill
Kendall County
Illinois
U.S.
Typical home value
$238,700 ▼26% below the county
$322,400
$263,300
$332,700
Typical monthly rent
$1,633 ▼8% below the county
$1,781
$1,274
$1,413
Typical yearly household income
$80,377 ▼28% below the county
$111,601
$83,390
$80,734
Households that own their home
86% ▲2 points above the county
84%
67%
65%
Typical yearly property tax
$5,399 ▼29% below the county
$7,651
$5,298
$3,119
Effective property tax rate
2.26% ▼0.11 points below the county
2.37%
2.01%
0.94%
Renters with high rent for their income
51% ▼1 points below the county
52%
48%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Kendall 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 Boulder Hill
For a typical $238,700 home in Boulder Hill, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Boulder Hill's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$2,242a month
Least cash to close
Down payment
$8,355
Cash to close
$15,516
Rate
7.18%
Mortgage insurance
FHA MIP · $106
Conventional, 5% down$2,199a month
Down payment
$11,935
Cash to close
$19,096
Rate
7.18%
Mortgage insurance
PMI · $113
Conventional, 20% down, no PMI$1,843a month
Down payment
$47,740
Cash to close
$54,901
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$2,063a month
Down payment
$35,805
Cash to close
$42,966
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Boulder Hill
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$2,242
$8,355
$234,377
7.18%
FHA MIP · $106
$15,516
580
Conventional, 5% down
$2,199
$11,935
$226,765
7.18%
PMI · $113
$19,096
620*
Conventional, 20% down, no PMI
$1,843
$47,740
$190,960
7.18%
None
$54,901
620*
ITIN, 15% down (example)
$2,063
$35,805
$202,895
8.18%
None
$42,966
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 Boulder Hill is $1,633 a month: 8% below the county. In Boulder Hill, 51% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Kendall County, by unit size. To pay the 2-bedroom one ($2,341 a month) without spending more than 30% of your income, you would need to earn $45.02 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 Kendall County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$1,778
$34.19
$71,120
1 bedroom
$1,790
$34.42
$71,600
2 bedrooms
$2,341
$45.02
$93,640
3 bedrooms
$3,042
$58.50
$121,680
4 bedrooms
$3,238
$62.27
$129,520
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 Boulder Hill
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Boulder Hill is in ZIP code 60538.
For 2 bedrooms it is $2,410: $69 more than the fair market rent for Kendall County ($2,341).
Fair market rent by ZIP code and size in Boulder Hill, fiscal year 2027.
ZIP code
Studio
1 bd
2 bd
3 bd
4 bd
60538
$1,890
$1,930
$2,410
$3,120
$3,400
ZIP code2 bd3 bd
60538 $2,410$3,120
1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Boulder Hill 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)
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 Kendall 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 Boulder Hill or Kendall County. The ones below are statewide in Illinois: they work in Boulder Hill 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).
The HUD-approved agencies closest to the center of Boulder Hill, in a straight line, nearest first. If one says it serves in Spanish, its card says so.
No legal help resource on our list is for Boulder Hill or Kendall 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 Boulder Hill and all of Kendall 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 Boulder Hill?
The typical home value in Boulder Hill is $238,700, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Kendall County it is $322,400.
How much does it cost to rent in Boulder Hill?
Typical rent in Boulder Hill is $1,633 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Kendall County is $2,341.
What is the FHA loan limit in Boulder Hill?
Boulder Hill uses the FHA limit for all of Kendall 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 Boulder Hill?
The typical homeowner in Boulder Hill pays $5,399 a year, according to the U.S. Census Bureau. That is 2.26% of the home’s value; in Kendall County, the rate is 2.37%.
Where can I find free help to buy or rent in Boulder Hill?
We found no HUD-approved counseling agencies with an office in Kendall County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.
