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City · 17,923 residents · McHenry County, Illinois

Cary , Illinois

In Cary, a typical home is worth $309,800 and typical rent is $1,428 a month. Compared with all of McHenry County, typical household income is 8% higher.

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  • Typical home value

    $309,800

    About the same as the county

    18% above Illinois

    • Cary
    • McHenry
    • Illinois

  • Typical rent

    $1,428a month

    About the same as the county

    12% above Illinois

    • Cary
    • McHenry
    • Illinois

  • Typical household income

    $113,026a year

    8% above the county

    36% above Illinois

    • Cary
    • McHenry
    • Illinois

  • Households that own their home

    85%

    2 points above the county

    18 points above Illinois

    • Cary
    • McHenry
    • Illinois

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

Market now, with Zillow data

Zillow data
Typical home value
$380,719
5.7% more than 12 months ago

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

Cary is in McHenry 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 McHenry County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Cary apart

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

  1. Cary has the 12th largest share of rent-burdened renters of the 291 cities in Illinois with more than 5,000 people (67%).

  2. Nearby, in Island Lake, the typical home value is $262,500: 15% less than in Cary ($309,800).

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

The homes here

Housing in Cary

What homes there are in Cary, 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

The detached house is the most common home in Cary: 77% of homes, near the figure in McHenry County (77%).

Year built

The typical home in Cary was built in 1985, 4 years before the typical one in McHenry County.

In Cary, 81% of homes have 3 bedrooms or more, more than in McHenry County (73%).

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
Monthly rent with utilities

With a mortgage

$2,269 a month

McHenry County: $2,137 a month

Without a mortgage

$1,014 a month

McHenry County: $945 a month

Owners with a mortgage

73%

McHenry County: 68%

Owning costs more in Cary: with a mortgage, the typical cost is $2,269 a month; in McHenry County, $2,137. Without one, $1,014.

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 Cary rose 33% since 2015–2019, less than in McHenry County (37%).

Rent in Cary moved so little since 2015–2019 that the Census cannot say whether it rose or fell.

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

MeasureCaryMcHenry CountyIllinoisUnited States
Rental vacancy Unreliable estimate2.9%5.0%5.5%
Homeowner vacancy Unreliable estimate0.5%1.0%0.9%
More than one person per room Unreliable estimate1.5%2.5%3.4%
People per household 2.762.642.462.53
Drive alone 72%73%66%69%
Carpool 5%8%8%9%
Public transit Unreliable estimate1%6%3%
Walk or bike Unreliable estimate1%3%3%
Work from home 19%16%16%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

By size, households in Cary look like those in McHenry County: 2.76 people on average.

In Cary, 72% of workers drive alone to work; in McHenry County, 73%.

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 Cary?

A typical home is tight for the typical income

We start with a typical home in Cary, worth $309,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 32% of the typical household income in Cary, which is $113,026 a year. For that payment to be 28% of income, a household would need to earn about $128,597 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Cary. 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 $10,843 (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

$3,001

at 7.18% · 30 years

Loan amount
$304,189
Total interest
$437,656
Paid off in
November 2056

Includes $5,232 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,637 a month

  • Tight

    $2,637 to $3,391 a month

    Your payment · 32%

  • Hard

    more than $3,391 a month

Compared with the typical household income in Cary ($113,026 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,001
Principal & interest$2,061
Property tax$674
Home insurance$129
FHA mortgage insurance (MIP)$137

You need at least $10,843 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

Cary and McHenry County

Cary is in McHenry 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).

Cary's own numbers

Typical home value
$309,800
Typical monthly rent
$1,428
Typical yearly household income
$113,026
Households that own their home
85%
Effective property tax rate
2.61%

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

Numbers for all of McHenry 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)
+57%
Homes in a high flood-risk zone
2.9%

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 McHenry County.

Everything about McHenry County

Buying

Buying a home in Cary

A typical home in Cary is worth $309,800: about the same as the county and 18% above Illinois. With the typical household income in Cary ($113,026 a year), a typical home costs 2.7 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.

  • Cary 2.7 years
  • McHenry 2.9 years
  • Illinois 3.2 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in McHenry County

According to FHFA’s house price index, home prices in McHenry County rose 86% in the 10 years through 2025.

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

Period County Illinois U.S.
Last year (2025) +5.8% +5.7% +2.9%
5 years (2020–2025) +57% +47% +47%
10 years (2015–2025) +86% +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

Cary next to McHenry 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
  • Cary $309,800
  • McHenry $308,100
  • Illinois $263,300
  • United States $332,700
Typical monthly rent
  • Cary $1,428
  • McHenry $1,401
  • Illinois $1,274
  • United States $1,413
Typical yearly household income
  • Cary $113,026
  • McHenry $104,802
  • Illinois $83,390
  • United States $80,734
See the full table
Cary next to McHenry County and Illinois
Measure Cary McHenry County Illinois U.S.
Typical home value $309,800 $308,100 $263,300 $332,700
Typical monthly rent $1,428 $1,401 $1,274 $1,413
Typical yearly household income $113,026 $104,802 $83,390 $80,734
Households that own their home 85% 83% 67% 65%
Typical yearly property tax $8,089 $7,274 $5,298 $3,119
Effective property tax rate 2.61% 2.36% 2.01% 0.94%
Renters with high rent for their income 67% 51% 48% 51%

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

For a typical $309,800 home in Cary, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Cary's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,001a month

    Least cash to close
    Down payment
    $10,843
    Cash to close
    $20,137
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $137

  • Conventional, 5% down $2,944a month

    Down payment
    $15,490
    Cash to close
    $24,784
    Rate
    7.18%
    Mortgage insurance
    PMI · $147

  • Conventional, 20% down, no PMI $2,482a month

    Down payment
    $61,960
    Cash to close
    $71,254
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,768a month

    Down payment
    $46,470
    Cash to close
    $55,764
    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 Cary and for McHenry County.

Property tax

Effective rate in Cary

2.61%of the home’s value each year

$8,089 a year for the typical owner in Cary.

  • Cary 2.61%
  • McHenry 2.36%
  • Illinois 2.01%

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

Exemptions and deadlines in Illinois

Flood risk in McHenry County

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

Homes in the high-risk zone
2.9%
3,218
Of those, with NFIP insurance
19%
County Illinois U.S.
Homes in the high-risk zone 2.9% 1.5% 3.5%
Of those, with NFIP insurance 19% 25% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Cary

Typical rent in Cary is $1,428 a month: about the same as the county. In Cary, 67% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of McHenry 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.

HUD fair market rent for all of McHenry 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 $1,678 $32.27 $67,120
1 bedroom $1,780 $34.23 $71,200
2 bedrooms $2,011 $38.67 $80,440
3 bedrooms $2,586 $49.73 $103,440
4 bedrooms $2,954 $56.81 $118,160

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 Cary

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Cary is in ZIP code 60013.

For 2 bedrooms it is $2,120: $109 more than the fair market rent for McHenry County ($2,011).

  • 60013 $2,120$2,730

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Cary 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 Cary

HUD lists one building with rents for lower incomes in Cary.

  • Garden Place Apartment Homes 225 1st St, Cary 60013 60 low-income homes · 1 bd: 16 · 2 bd: 28 · 3 bd: 16 · In service since 2017

See all 15 buildings in McHenry County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Cary

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 McHenry County; 2 say they serve in Spanish.

A man smiles on a bench outside his apartment building.

HUD counseling is free or low-cost

Assistance programs in Cary

No down payment, repair or rent-help program on our list is for Cary or McHenry County. The ones below are statewide in Illinois: they work in Cary 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 Cary

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

  • Restoration America, Inc.

    101 N Main St Ste 14, Crystal Lake · 4 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 8 more
    (847) 783-0232

  • Lake County Housing Authority

    22843 N Lakewood Ln, Lake Zurich · 9 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 10 more
    (847) 223-1170

  • Consumer Credit Counseling Services of Northern Illinois

    620 Wing St, Elgin · 12 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 10 more
    (815) 338-5757

Every agency in McHenry County All counseling agencies in Illinois

Help in Spanish near Cary

2 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 Cary

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

  • McHenry County Housing Authority Public housing and Section 8 vouchers (815) 338-7752

All housing agencies in Illinois Source: HUD

Cities

Other cities in McHenry County

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

Everything about McHenry County Housing in Illinois

Nearby cities

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

Neighboring counties

If McHenry 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 Cary.

All guides
A father holds his baby and his young son by a white picket fence.

Questions

Housing questions about Cary

Short answers with the numbers for Cary and all of McHenry 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 Cary?

The typical home value in Cary is $309,800, according to the U.S. Census Bureau (average 2020–2024). For comparison, in McHenry County it is $308,100.

How much does it cost to rent in Cary?

Typical rent in Cary is $1,428 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in McHenry County is $2,011.

What is the FHA loan limit in Cary?

Cary uses the FHA limit for all of McHenry 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 Cary?

The typical homeowner in Cary pays $8,089 a year, according to the U.S. Census Bureau. That is 2.61% of the home’s value; in McHenry County, the rate is 2.36%.

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

There are 2 HUD-approved counseling agencies with an office in McHenry County. 2 say they serve in Spanish. 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).