In Buffalo Grove, a typical home is worth $412,300 and typical rent is $2,037 a month. Compared with all of Lake County, typical rent is 38% higher, the typical home value is 19% higher, and the share of households that own their home is 5 points higher.
Typical home value from Zillow, September 2021 to September 2026: from $326,926 to $443,740.
Typical rent
$2,403a month
▲ 0.5% more than 12 months ago
Typical rent from Zillow, March 2022 to September 2026: from $1,856 to $2,403.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
Buffalo Grove is in Lake 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 Lake County. See the county
What this place has that others do not, from public data, most unusual first.
1
Nearby, in Wheeling, the typical home value is $266,200: 35% less than in Buffalo Grove ($412,300).
2
The typical rent in Buffalo Grove is $2,037 a month, 38% more than in Lake County as a whole ($1,477).
3
Nearby, in Prospect Heights, the typical rent is $1,475: 28% less than in Buffalo Grove ($2,037).
4
The typical home in Buffalo Grove is worth $412,300,19% more than in Lake County as a whole ($345,700).
5
The typical household income in Buffalo Grove is $129,395,17% more than in Lake County as a whole ($110,416).
6
Buffalo Grove has the 22nd smallest share of rent-burdened renters of the 291 cities in Illinois with more than 5,000 people (35%).
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Buffalo Grove
What homes there are in Buffalo Grove, 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
Buffalo Grove
Lake County
Illinois
United States
Kind of home: Buffalo Grove and its comparisons
Measure
Buffalo Grove
Lake County
Illinois
United States
Detached house
54%
67%
58%
61%
Attached house
14%
10%
6%
6%
Building of 2 to 4
5%
6%
12%
8%
Apartments (5 or more)
27%
16%
22%
19%
Mobile home
Unreliable estimate
2%
2%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
Detached houses are the majority in Buffalo Grove (54%), but less so than in Lake County (67%).
Year built
Before 19601960–19791980–19992000–20092010 or later
Buffalo Grove
Lake County
Illinois
United States
Year built: Buffalo Grove and its comparisons
Measure
Buffalo Grove
Lake County
Illinois
United States
Before 1960
5%
21%
38%
26%
1960–1979
41%
25%
26%
24%
1980–1999
48%
33%
20%
25%
2000–2009
5%
15%
11%
14%
2010 or later
2%
6%
6%
11%
In Buffalo Grove, half of the homes were built before 1981; in Lake County, before 1983.
By size, homes in Buffalo Grove look like those in Lake County: 65% have 3 bedrooms or more.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Unreliable estimate
Under $100KUnreliable
$100K–$200K12%
$200K–$300K14%
$300K–$500K45%
$500K–$750K24%
$750K–$1M4%
$1M or moreUnreliable
Value of owner-occupied homes: Buffalo Grove and its comparisons
Measure
Buffalo Grove
Under $100K
Unreliable estimate
$100K–$200K
12%
$200K–$300K
14%
$300K–$500K
45%
$500K–$750K
24%
$750K–$1M
4%
$1M or more
Unreliable estimate
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$999Unreliable
$1,000–$1,49913%
$1,500–$1,99927%
$2,000–$2,49926%
$2,500–$2,999Unreliable
$3,000 or more10%
Monthly rent with utilities: Buffalo Grove and its comparisons
Measure
Buffalo Grove
Under $500
Unreliable estimate
$500–$999
Unreliable estimate
$1,000–$1,499
13%
$1,500–$1,999
27%
$2,000–$2,499
26%
$2,500–$2,999
Unreliable estimate
$3,000 or more
10%
With a mortgage
$2,839 a month
Lake County: $2,503 a month
Without a mortgage
$1,292 a month
Lake County: $1,088 a month
Owners with a mortgage
64%
Lake County: 64%
In Buffalo Grove, 64% of owners have a mortgage, and their typical cost is $2,839 a month, against $2,503 in Lake County. Without one it drops to $1,292.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Buffalo Grove+24%
Lake County+30%
Illinois+35%
United States+53%
Typical rent
Buffalo Grove+24%
Lake County+23%
Illinois+26%
United States+33%
Typical household income
Buffalo Grove+12%
Lake County+24%
Illinois+27%
United States+29%
Change since 2015–2019: Buffalo Grove and its comparisons
Measure
Buffalo Grove
Lake County
Illinois
United States
Typical home value
+24%
+30%
+35%
+53%
Typical rent
+24%
+23%
+26%
+33%
Typical household income
+12%
+24%
+27%
+29%
Homes in Buffalo Grove gained value more slowly than in Lake County: 24% since 2015–2019, against 30%.
Much as in Lake County, the typical rent in Buffalo Grove rose 24% since 2015–2019.
Here income did not keep up with housing: it rose 12%, while home values changed +24% and rent +24%.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Buffalo Grove and its comparisons
Measure
Buffalo Grove
Lake County
Illinois
United States
Rental vacancy
Unreliable estimate
3.7%
5.0%
5.5%
Homeowner vacancy
Unreliable estimate
0.9%
1.0%
0.9%
More than one person per room
2.4%
2.9%
2.5%
3.4%
People per household
2.63
2.69
2.46
2.53
Drive alone
58%
66%
66%
69%
Carpool
5%
9%
8%
9%
Public transit
3%
3%
6%
3%
Walk or bike
1%
2%
3%
3%
Work from home
32%
20%
16%
15%
Other means
1%
1%
1%
2%
Typical commute
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
Much as in Lake County, 2.4% of households in Buffalo Grove have more than one person per room.
Much as in Lake County, a household in Buffalo Grove has 2.63 people on average.
Many people here do not commute at all: 32% work from home; in Lake County, 20%.
Do the math
What would you pay each month for a home in Buffalo Grove?
A typical home costs more than the typical income allows
We start with a typical home in Buffalo Grove, worth $412,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 36% of the typical household income in Buffalo Grove, which is $129,395 a year. For that payment to be 28% of income, a household would need to earn about $168,494 a year.
The calculator's FHA and conventional loan limits are those of all of Lake 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 Buffalo Grove. 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 $14,431 (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
$3,932
at 7.18% · 30 years
Loan amount
$404,832
Total interest
$582,458
Paid off in
November 2056
Includes $6,963 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $3,019 a month
Tight
$3,019 to $3,882 a month
Hard
more than $3,882 a month
Your payment · 36%
Compared with the typical household income in Buffalo Grove ($129,395 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$2,742
Property tax
$835
Home insurance
$172
FHA mortgage insurance (MIP)
$182
You need at least $14,431 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 $3,932; principal and interest $2,742.
The city and its county
Buffalo Grove and Lake County
Buffalo Grove is in Lake 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).
Buffalo Grove
Map of Lake County, Illinois, with Buffalo Grove marked. Around it, the neighboring counties.
Buffalo Grove
Lake County
Other cities with a page
Buffalo Grove's own numbers
Typical home value
$412,300
Typical monthly rent
$2,037
Typical yearly household income
$129,395
Households that own their home
80%
Effective property tax rate
2.43%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Lake County
FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$2,011
Price change over 5 years (FHFA)
+54%
Homes in a high flood-risk zone
2%
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 Lake County.
A typical home in Buffalo Grove is worth $412,300: 19% above the county and 57% above Illinois. With the typical household income in Buffalo Grove ($129,395 a year), a typical home costs 3.2 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.
Buffalo Grove3.2 years
Lake3.1 years
Illinois3.2 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Lake County
According to FHFA’s house price index, home prices in Lake County rose 66% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Lake County.
Yearly change in FHFA’s price index in Lake County, 2016 to 2025
2016: +2.3% +2.3% 2016
2017: +1.8% +1.8% 2017
2018: +1.3% +1.3% 2018
2019: +1.9% +1.9% 2019
2020: +0.5% +0.5% 2020
2021: +8.3% +8.3% 2021
2022: +13.8% +13.8% 2022
2023: +9.0% +9.0% 2023
2024: +7.6% +7.6% 2024
2025: +6.7% +6.7% 2025
Change in FHFA’s price index in Lake County, Illinois and the United States
Period
County
Illinois
U.S.
Last year (2025)
+6.7%
+5.7%
+2.9%
5 years (2020–2025)
+54%
+47%
+47%
10 years (2015–2025)
+66%
+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
Buffalo Grove next to Lake 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
Buffalo Grove$412,300
Lake$345,700
Illinois$263,300
United States$332,700
Typical monthly rent
Buffalo Grove$2,037
Lake$1,477
Illinois$1,274
United States$1,413
Typical yearly household income
Buffalo Grove$129,395
Lake$110,416
Illinois$83,390
United States$80,734
See the full table
Buffalo Grove next to Lake County and Illinois
Measure
Buffalo Grove
Lake County
Illinois
U.S.
Typical home value
$412,300 ▲19% above the county
$345,700
$263,300
$332,700
Typical monthly rent
$2,037 ▲38% above the county
$1,477
$1,274
$1,413
Typical yearly household income
$129,395 ▲17% above the county
$110,416
$83,390
$80,734
Households that own their home
80% ▲5 points above the county
75%
67%
65%
Typical yearly property tax
$10,001 ▲12% above the county
$8,923
$5,298
$3,119
Effective property tax rate
2.43% ▼0.15 points below the county
2.58%
2.01%
0.94%
Renters with high rent for their income
35% ▼14 points below the county
49%
48%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Lake 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 Buffalo Grove
For a typical $412,300 home in Buffalo Grove, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Buffalo Grove's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$3,932a month
Least cash to close
Down payment
$14,431
Cash to close
$26,800
Rate
7.18%
Mortgage insurance
FHA MIP · $182
Conventional, 5% down$3,856a month
Down payment
$20,615
Cash to close
$32,984
Rate
7.18%
Mortgage insurance
PMI · $196
Conventional, 20% down, no PMI$3,241a month
Down payment
$82,460
Cash to close
$94,829
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$3,622a month
Down payment
$61,845
Cash to close
$74,214
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Buffalo Grove
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$3,932
$14,431
$404,832
7.18%
FHA MIP · $182
$26,800
580
Conventional, 5% down
$3,856
$20,615
$391,685
7.18%
PMI · $196
$32,984
620*
Conventional, 20% down, no PMI
$3,241
$82,460
$329,840
7.18%
None
$94,829
620*
ITIN, 15% down (example)
$3,622
$61,845
$350,455
8.18%
None
$74,214
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 Buffalo Grove is $2,037 a month: 38% above the county. In Buffalo Grove, 35% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Lake County, by unit size. To pay the 2-bedroom one ($2,011 a month) without spending more than 30% of your income, you would need to earn $38.67 an hour working full time.
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.
There are 2 HUD-approved agencies with an office in Lake County; 1 says it serves in Spanish.
No down payment, repair or rent-help program on our list is for Buffalo Grove or Lake County. The ones below are statewide in Illinois: they work in Buffalo Grove 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 Buffalo Grove, in a straight line, nearest first. If one says it serves in Spanish, its card says so.
HC
Hana Center-Prospect Heights
664 N Milwaukee Ave Ste 213, Prospect Heights · 5 miles away · Spanish
No legal help resource on our list is for Buffalo Grove or Lake 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 Buffalo Grove and all of Lake 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 Buffalo Grove?
The typical home value in Buffalo Grove is $412,300, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Lake County it is $345,700.
How much does it cost to rent in Buffalo Grove?
Typical rent in Buffalo Grove is $2,037 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Lake County is $2,011.
What is the FHA loan limit in Buffalo Grove?
Buffalo Grove uses the FHA limit for all of Lake 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 Buffalo Grove?
The typical homeowner in Buffalo Grove pays $10,001 a year, according to the U.S. Census Bureau. That is 2.43% of the home’s value; in Lake County, the rate is 2.58%.
Where can I find free help to buy or rent in Buffalo Grove?
There are 2 HUD-approved counseling agencies with an office in Lake County. 1 says it serves in Spanish. They can help you get ready to buy, with your credit, or with rent.
