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City · 22,158 residents · Jackson County, Illinois

Carbondale , Illinois

In Carbondale, a typical home is worth $127,900 and typical rent is $771 a month. Compared with all of Jackson County, typical household income is 34% lower, the typical home value is 7% lower, and the share of households that own their home is 24 points lower.

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  • Typical home value

    $127,900

    7% below the county

    51% below Illinois

    • Carbondale
    • Jackson
    • Illinois

  • Typical rent

    $771a month

    About the same as the county

    39% below Illinois

    • Carbondale
    • Jackson
    • Illinois

  • Typical household income

    $32,128a year

    34% below the county

    61% below Illinois

    • Carbondale
    • Jackson
    • Illinois

  • Households that own their home

    26%

    24 points below the county

    41 points below Illinois

    • Carbondale
    • Jackson
    • Illinois

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$144,209
5.9% more than 12 months ago
Typical rent
$673 a month
4.8% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Carbondale is in Jackson 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 Jackson County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Carbondale apart

What this place has that others do not, from public data, most unusual first.

  1. Carbondale has the lowest homeownership rate of the 337 cities in Illinois with more than 5,000 people: 26%.

  2. Carbondale has the lowest typical household income of the 337 cities in Illinois with more than 5,000 people: $32,128.

  3. Nearby, in Du Quoin, the typical home value is $83,100: 35% less than in Carbondale ($127,900).

  4. Carbondale has the 22nd lowest typical rent of the 331 cities in Illinois with more than 5,000 people ($771).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Carbondale

What homes there are in Carbondale, 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

Many people here live in apartments: 4 in 10 homes; in Jackson County, 2.

Year built

In Carbondale, half of the homes were built before 1976; in Jackson County, before 1976.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

The FHA limit for Jackson County is high ($541,287): at least 98% of owner-occupied homes in Carbondale are worth less than $500,000.

Monthly rent with utilities

Measured against HUD's 2-bedroom fair market rent ($930), about 64% of rented homes in Carbondale cost less.

With a mortgage

$1,400 a month

Jackson County: $1,367 a month

Without a mortgage

$633 a month

Jackson County: $565 a month

Owners with a mortgage

44%

Jackson County: 46%

The typical cost for an owner with a mortgage in Carbondale is $1,400 a month, near the figure in Jackson County ($1,367).

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in Carbondale stayed about the same since 2015–2019: the Census sees no clear change.

The typical rent in Carbondale rose 8% over the same time; in Jackson County, it rose 13%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureCarbondaleJackson CountyIllinoisUnited States
Rental vacancy 9.2%8.0%5.0%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.0%0.9%
More than one person per room 3.0%2.2%2.5%3.4%
People per household 1.892.132.462.53
Drive alone 64%73%66%69%
Carpool 9%9%8%9%
Public transit Unreliable estimateUnreliable estimate6%3%
Walk or bike 11%6%3%3%
Work from home 12%11%16%15%
Other means Unreliable estimate1%1%2%
Typical commute 10 to 19 minutes10 to 19 minutes20 to 29 minutes20 to 29 minutes

There is more rental housing open in Carbondale: 9.2% is empty and offered for rent, against 8.0% in Jackson County.

More than one person per room: that is how 3.0% of households in Carbondale live, near the figure in Jackson County (2.2%).

Households in Carbondale are smaller: 1.89 people on average; in Jackson County, 2.13.

Many here get to work on foot or by bike: 11%, more than in Jackson County (6%).

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Carbondale?

A typical home costs more than the typical income allows

We start with a typical home in Carbondale, worth $127,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 46% of the typical household income in Carbondale, which is $32,128 a year. For that payment to be 28% of income, a household would need to earn about $52,497 a year.

The calculator's FHA and conventional loan limits are those of all of Jackson County.

Your numbers

Local data
$

Starts at the typical home value in Carbondale. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $4,477 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,225

at 7.18% · 30 years

Loan amount
$125,583
Total interest
$180,684
Paid off in
November 2056

Includes $2,160 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $750 a month

  • Tight

    $750 to $964 a month

  • Hard

    more than $964 a month

    Your payment · 46%

Compared with the typical household income in Carbondale ($32,128 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,225
Principal & interest$851
Property tax$264
Home insurance$53
FHA mortgage insurance (MIP)$57

You need at least $4,477 for the down payment, plus closing costs.

Next step

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.

The city and its county

Carbondale and Jackson County

Carbondale is in Jackson 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).

Carbondale's own numbers

Typical home value
$127,900
Typical monthly rent
$771
Typical yearly household income
$32,128
Households that own their home
26%
Effective property tax rate
2.48%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Jackson 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)
+41%
Homes in a high flood-risk zone
4.3%

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 Jackson County.

Everything about Jackson County

Buying

Buying a home in Carbondale

A typical home in Carbondale is worth $127,900: 7% below the county and 51% below Illinois. With the typical household income in Carbondale ($32,128 a year), a typical home costs 4.0 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.

  • Carbondale 4.0 years
  • Jackson 2.8 years
  • Illinois 3.2 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Jackson County

According to FHFA’s house price index, home prices in Jackson County rose 44% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Jackson County.

Period County Illinois U.S.
Last year (2025) +8.8% +5.7% +2.9%
5 years (2020–2025) +41% +47% +47%
10 years (2015–2025) +44% +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

Carbondale next to Jackson 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
  • Carbondale $127,900
  • Jackson $137,300
  • Illinois $263,300
  • United States $332,700
Typical monthly rent
  • Carbondale $771
  • Jackson $782
  • Illinois $1,274
  • United States $1,413
Typical yearly household income
  • Carbondale $32,128
  • Jackson $48,763
  • Illinois $83,390
  • United States $80,734
See the full table
Carbondale next to Jackson County and Illinois
Measure Carbondale Jackson County Illinois U.S.
Typical home value $127,900 $137,300 $263,300 $332,700
Typical monthly rent $771 $782 $1,274 $1,413
Typical yearly household income $32,128 $48,763 $83,390 $80,734
Households that own their home 26% 50% 67% 65%
Typical yearly property tax $3,166 $2,526 $5,298 $3,119
Effective property tax rate 2.48% 1.84% 2.01% 0.94%
Renters with high rent for their income 56% 50% 48% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Jackson 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 Carbondale

For a typical $127,900 home in Carbondale, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Carbondale's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,225a month

    Least cash to close
    Down payment
    $4,477
    Cash to close
    $8,314
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $57

  • Conventional, 5% down $1,201a month

    Down payment
    $6,395
    Cash to close
    $10,232
    Rate
    7.18%
    Mortgage insurance
    PMI · $61

  • Conventional, 20% down, no PMI $1,011a month

    Down payment
    $25,580
    Cash to close
    $29,417
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,129a month

    Down payment
    $19,185
    Cash to close
    $23,022
    Rate
    8.18%
    Mortgage insurance
    None

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.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Carbondale and for Jackson County.

Property tax

Effective rate in Carbondale

2.48%of the home’s value each year

$3,166 a year for the typical owner in Carbondale.

  • Carbondale 2.48%
  • Jackson 1.84%
  • Illinois 2.01%

What Illinois publishes General Homestead Exemption (Illinois Department of Revenue)

Exemptions and deadlines in Illinois

Flood risk in Jackson County

FEMA does not publish these numbers by city: they are for all of Jackson County.

Homes in the high-risk zone
4.3%
857
Of those, with NFIP insurance
9.8%
County Illinois U.S.
Homes in the high-risk zone 4.3% 1.5% 3.5%
Of those, with NFIP insurance 9.8% 25% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Carbondale

Typical rent in Carbondale is $771 a month: about the same as the county. In Carbondale, 56% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Jackson 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.

HUD fair market rent for all of Jackson County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $648 $12.46 $25,920
1 bedroom $761 $14.63 $30,440
2 bedrooms $930 $17.88 $37,200
3 bedrooms $1,212 $23.31 $48,480
4 bedrooms $1,254 $24.12 $50,160

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 Carbondale

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Carbondale has 2 ZIP codes with their own.

For 2 bedrooms it runs from $950 in 62901 to $960 in 62903.

2 of the 2 are above the fair market rent for Jackson County ($930).

  • 62901 $950$1,240
  • 62903 $960$1,250

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Carbondale 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 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Carbondale

HUD lists 9 buildings with rents for lower incomes in Carbondale. These are the largest.

  • Carbondale 1425 Old West Main St, Carbondale 62901 422 homes, 414 low-income · Run by Housing Authority of the County of Jackson, IL. · Average payment: $335 a month · Average wait: 8 months · Homes at several sites (618) 684-3183
  • Carbondale Tower 810 W Mill St, Carbondale 62901 271 low-income homes · Studio: 28 · 1 bd: 199 · 2 bd: 40 · 3 bd: 4 · In service since 2004 · For older adults
  • Carbondale Towers and Mill Street 800 W Mill St, Carbondale 62901 271 low-income homes · For older adults (866) 723-9849
  • The Fields 700 S Lewis Ln, Carbondale 62901 156 low-income homes · For families (618) 549-7377
  • Cornerstone Place 250 S Lewis Ln, Carbondale 62901 74 low-income homes · Studio: 41 · 1 bd: 24 · 2 bd: 8 · 3 bd: 1 · In service since 2004 · For families

See all 11 buildings in Jackson County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Carbondale

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 Jackson County. The nearest ones are below; many serve by phone or online.

A young man and a young woman look something up together on a laptop.

HUD counseling is free or low-cost

Assistance programs in Carbondale

No down payment, repair or rent-help program on our list is for Carbondale or Jackson County. The ones below are statewide in Illinois: they work in Carbondale the same as in the rest of the state.

Which programs do I qualify for? All programs in Illinois

  • IHDAccess Home

    Statewide in Illinois

    Limited funds remain, per the source

    IHDA second loan with deferred payments for first-time buyers in Illinois. Offered by Illinois Housing Development Authority (IHDA).

    Deferred

    See the program Official page

  • IHDAccess Forgivable

    Statewide in Illinois

    Limited funds remain, per the source

    IHDA second loan forgiven little by little over ten years, for the down payment in Illinois. Offered by Illinois Housing Development Authority (IHDA).

    Forgivable

    See the program Official page

  • IHDAccess Deferred

    Statewide in Illinois

    Limited funds remain, per the source

    IHDA second loan with no payments until you sell or refinance, for the down payment in Illinois. Offered by Illinois Housing Development Authority (IHDA).

    Deferred

    See the program Official page

Housing counselors near Carbondale

The HUD-approved agencies closest to the center of Carbondale, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Urban League of Metropolitan ST. Louis - ST. Clair County Operations

    10220 Lincoln Trail, Fairview Heights · 74 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 6 more
    618-274-1150-126

  • C.e.f.s. Clay County Outreach Office

    835 West North, Flora · 76 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 8 more
    (618) 662-4024

  • C.e.f.s. Fayette County Outreach Office

    517 W. Gallatin Street, Vandalia · 86 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 8 more
    (618) 283-2631

All counseling agencies in Illinois

Help in Spanish near Carbondale

None of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Carbondale

HUD’s record names them for Carbondale or Jackson County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of the County of Jackson, IL. Public housing and Section 8 vouchers (618) 684-3183

All housing agencies in Illinois Source: HUD

Cities

Other cities in Jackson County

These cities are also in Jackson County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Jackson County Housing in Illinois

Nearby cities

The cities closest to Carbondale, with the typical home value.

Neighboring counties

If Jackson County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Carbondale.

All guides
Two girls write and draw together at the living-room table.

Questions

Housing questions about Carbondale

Short answers with the numbers for Carbondale and all of Jackson 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 Carbondale?

The typical home value in Carbondale is $127,900, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Jackson County it is $137,300.

How much does it cost to rent in Carbondale?

Typical rent in Carbondale is $771 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Jackson County is $930.

What is the FHA loan limit in Carbondale?

Carbondale uses the FHA limit for all of Jackson 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 Carbondale?

The typical homeowner in Carbondale pays $3,166 a year, according to the U.S. Census Bureau. That is 2.48% of the home’s value; in Jackson County, the rate is 1.84%.

Where can I find free help to buy or rent in Carbondale?

We found no HUD-approved counseling agencies with an office in Jackson County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).