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County in Illinois

Cass County, Illinois

Cass County, in Illinois, has 12,784 residents: No. 81 of 102 by population. Cass County has an FHA limit of $541,287 for one-unit homes. The typical home value here is $97,100. HUD's Fair Market Rent for a 2-bedroom apartment is $930 a month; to pay it without spending more than 30% of your income, you need to earn about $17.88 an hour.

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  • Typical home price

    $97,100

    −63% vs. Illinois −71% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Cass
    • Illinois
    • United States

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

  • Fair market rent, 2 bedrooms

    $930 a month

    −46% vs. Illinois −47% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Cass
    • Illinois
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $541,287

    FHA national floor limit

    The most you can borrow with an FHA loan for a one-unit home here.

    • Cass
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    2.02% of value per year

    Same as Illinois +115% vs. U.S.

    $1,958 a year for the typical owner

    • Cass
    • Illinois
    • United States

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

Market now, with Zillow data

Zillow data
Typical home value
$98,765
2.1% more than 12 months ago

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

Data from October 2026

In short

What is housing like in Cass County today?

The monthly payment on a typical home with FHA would be about $893, that is, 16% of the typical household income in Cass County. Homes here are worth 63% less than the average across Illinois. Here 76% of households live in a home they own; across Illinois it is 67%. The typical property tax is $1,958 a year (about 2.02% of home value), lower than in Illinois.

Renting is less of a stretch than in Illinois: 29% of renters put 30% or more of their income toward housing, against 48% statewide. There are 1 agency with HUD-approved housing counselors who speak Spanish near here.

Sources: U.S. Census Bureau (Average 2020–2024); HUD (Retrieved November 6, 2026).

Only here

What sets Cass County apart

  1. Cass County has the 5th smallest share of rent-burdened renters of the 99 counties in Illinois with this figure (29%).

  2. From 2020 to 2025, home prices in Cass County rose 37% on FHFA's index, slower than in Illinois (47%).

  3. According to Zillow, in the 12 months to September 2026 the typical home value in Cass County rose 2.1%; in Illinois, it rose 5.3%.

  4. Cass County has the 8th lowest typical home value of the 102 counties in Illinois ($97,100).

  5. 6% of homes in Cass County (322) are in FEMA's high-risk flood zone, and only 19% of those carry NFIP flood insurance.

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data); Zillow (September 2026 data); FEMA (As of August 3, 2026). Zillow data

The homes here

Housing in Cass County

What homes there are in Cass County, 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

In Cass County, 8 in 10 homes are single-family detached houses; in Illinois, 6.

In Cass County there are many mobile homes: 11% of homes; in Illinois, 2%.

Year built

The typical year built in Cass County is 1968, about the same as in Illinois (1971).

Homes in Cass County are bigger: 61% have 3 bedrooms or more; in Illinois, 58%.

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

At least 95% of owner-occupied homes in Cass County are worth less than $500,000, below the FHA loan limit for this county ($541,287).

Monthly rent with utilities

About 70% of rented homes in Cass County cost less than HUD's 2-bedroom fair market rent for this county ($930).

With a mortgage

$1,195 a month

Illinois: $1,987 a month

Without a mortgage

$597 a month

Illinois: $792 a month

Owners with a mortgage

50%

Illinois: 61%

In Cass County, 50% of owners have a mortgage, and their typical cost is $1,195 a month, against $1,987 in Illinois. Without one it drops to $597.

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

From 2015–2019 to 2020–2024, the typical home value in Cass County rose 20%; in Illinois, it rose 35%.

Rents in Cass County rose more slowly than in Illinois: 21% since 2015–2019, against 26%.

Income in Cass County grew faster than housing: it rose 30%, while home values changed +20% and rent +21%.

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

MeasureCass CountyIllinoisUnited States
Rental vacancy Unreliable estimate5.0%5.5%
Homeowner vacancy Unreliable estimate1.0%0.9%
More than one person per room Unreliable estimate2.5%3.4%
People per household 2.462.462.53
Drive alone 80%66%69%
Carpool 12%8%9%
Public transit Unreliable estimate6%3%
Walk or bike Unreliable estimate3%3%
Work from home 6%16%15%
Other means Unreliable estimate1%2%
Typical commute 10 to 19 minutes20 to 29 minutes20 to 29 minutes

Much as in Illinois, a household in Cass County has 2.46 people on average.

More people carpool to work in Cass County than in Illinois: 12% against 8%.

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 in Cass County?

A typical home is within reach of the typical income

We start with a typical home of $97,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 16% of the typical household income here, which is $68,125 a year.

Your numbers

Local data
$

Starts at the typical home value in Cass County. 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 $3,399 (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

$893

at 7.18% · 30 years

Loan amount
$95,341
Total interest
$137,173
Paid off in
November 2056

Includes $1,640 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,590 a month

    Your payment · 16%

  • Tight

    $1,590 to $2,044 a month

  • Hard

    more than $2,044 a month

Compared with the typical household income in Cass County ($68,125 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$893
Principal & interest$646
Property tax$163
Home insurance$41
FHA mortgage insurance (MIP)$43

You need at least $3,399 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.

Buying a home

Buying a home in Cass County

Here you'll see how prices have changed, how Cass County compares with Illinois and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Cass County rose 42% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here Illinois United States
In 2025 +9.8% +5.7% +2.9%
5 years (2020–2025) +37% +47% +47%
10 years (2015–2025) +42% +65% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Cass County compared with Illinois and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Cass $97,100
  • Illinois $263,300
  • United States $332,700
Typical rent a month
  • Cass $723
  • Illinois $1,274
  • United States $1,413
Typical household income a year
  • Cass $68,125
  • Illinois $83,390
  • United States $80,734
See the full table
Cass compared with Illinois and the United States
MeasureHereIllinoisU.S.
Residents12,78412,694,798334,922,499
Typical home value$97,100$263,300$332,700
Typical household income$68,125$83,390$80,734
Typical rent$723$1,274$1,413
Fair Market Rent (2 bedrooms)$930$1,724$1,750
Hourly wage to rent a 2-bedroom$17.88$33.15$33.65
Typical property tax$1,958$5,298$3,119
Effective tax rate2.02%2.01%0.94%
Households that own their home76%67%65%
Renters spending 30% or more on rent29%48%51%
FHA limit (1 unit)*$541,287$541,287$541,287

FHA limit: Illinois shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Cass County

For a typical $97,100 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $893 $3,399 $95,341 7.18% FHA MIP · $43 $6,312 580
Conventional, 5% down $875 $4,855 $92,245 7.18% PMI · $46 $7,768 620*
Conventional, 20% down, no PMI $730 $19,420 $77,680 7.18% None $22,333 620*
ITIN, 15% down (example) $820 $14,565 $82,535 8.18% None $17,478 Set by the lender
  • 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? Closing costs

Loan limits

FHA loans in Cass County use the national floor limit: it isn't a high-cost area. If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $541,287 $832,750
2 units $693,050 $1,066,250
3 units $837,700 $1,288,800
4 units $1,041,125 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Cass County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Cass County, the typical owner pays $1,958 a year: about 2.02% of the home's value. That is close to the rest of Illinois and more than the national average.

  • Cass 2.02%
  • Illinois 2.01%
  • United States 0.94%

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

Exemptions and deadlines in Illinois

Is there a flood risk?

According to FEMA, in Cass County 6.4% of homes (322) are in a high-risk flood zone. Of those homes, 19% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Cass County

The natural hazards FEMA measures in Cass County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

According to FEMA, the natural hazard risk in Cass County is very low.

To rate it, FEMA weighs the expected loss with social vulnerability and community resilience.

In Cass County, FEMA expects natural hazards to cause $12.2 million in losses a year, counting buildings, people and crops.

The hazard that would do the most damage to homes and buildings here is inland flooding: about $3.2 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingVery low $3.2 million a year
  2. TornadoRelatively low $239,367 a year
  3. EarthquakeVery low $120,592 a year
  4. Winter weatherVery low $2,369 a year
  5. HurricaneVery low $1,062 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

Cass County is in climate zone 5A of the home energy code (IECC): cold.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)
    • Check that the ground slopes away from the house, so water does not collect around the foundation. EPA

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Seal air leaks and add insulation in the attic: ENERGY STAR says it lowers the chance of ice dams on the roof in snowy climates. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Put clear plastic film over the windows: it is inexpensive, cuts drafts, helps the house feel warmer in winter and reduces moisture on the glass. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$37.58$22.12 and $51.40
Plumbers, pipefitters and steamfitters$37.01$21.82 and $51.29
Heating, air conditioning and refrigeration mechanics$29.17$21.93 and $42.90
Roofers$26.47$17.91 and $36.70
Carpenters$23.81$15.00 and $46.38
Painters, construction and maintenance$27.00$18.36 and $46.20
Maintenance and repair workers, general$24.89$16.41 and $36.04

According to BLS, an electrician earns about $37.58 an hour in the West Central Illinois nonmetropolitan area; a plumber, about $37.01.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in Cass County

The typical rent in Cass County is $723 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

29% of renter households in Cass County spend 30% or more of their income on housing. 13% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
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

Free help in Cass County

Programs and counseling in Cass County

We didn't find HUD-approved agencies with an office in this county. These are the 4 nearest; many serve by phone or online.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

A father and mother walk their son by the hand down the sidewalk.

HUD counseling is free or low-cost

Illinois down payment programs

  1. IHDAccess Home

    Limited funds remain, per the source

    IHDA second loan with deferred payments for first-time buyers in Illinois

    First-time buyers only. Run by Illinois Housing Development Authority (IHDA).

    Deferred Verified November 5, 2026

  2. IHDAccess Forgivable

    Limited funds remain, per the source

    IHDA second loan forgiven little by little over ten years, for the down payment in Illinois

    The source does not say whether you must be a first-time buyer. Run by Illinois Housing Development Authority (IHDA).

    Forgivable Verified November 5, 2026

  3. IHDAccess Deferred

    Limited funds remain, per the source

    IHDA second loan with no payments until you sell or refinance, for the down payment in Illinois

    The source does not say whether you must be a first-time buyer. Run by Illinois Housing Development Authority (IHDA).

    Deferred Verified November 5, 2026

Which programs do I qualify for? See all Illinois programs

Help in Spanish in Cass County

1 of the 4 agencies on this list says it serves 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.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this county.

  • The Housing Authority of the County of Cass IL. Public housing (217) 323-2303

Free legal help

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.

Find legal aid (lsc.gov)

Housing counseling nearby

These are the nearest agencies, with the distance in miles. Many help by phone or online. Official HUD list. Confirm hours and fees with the agency before you go.

  • Springfield Housing Authority

    200 N 11th St, Springfield · 34 miles away

    • Mortgage delinquency and default
    • Workshops for new owners
    • and 2 more
    (217) 753-5757

  • Macoupin County Housing Authority

    760 Anderson Street, Carlinville · 51 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more
    217-854-8606-202

  • Metec

    2605 W Krause Ave, Peoria · 58 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (309) 676-3832
See every agency in Illinois

Places

Cities in Cass County

This site has no city pages of Cass County. The neighboring counties are below.

See all 1 cities of Cass County

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Cass County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Cass County in 2026?

Cass County has an FHA limit of $541,287 for a one-unit home. For 2 units it's $693,050, for 3 it's $837,700 and for 4 it's $1,041,125. It's the national floor limit.

What is the conforming loan limit in Cass County?

Cass County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Cass County?

The typical home value in Cass County is $97,100 (Average 2020–2024, U.S. Census). Across Illinois it's $263,300.

How much does it cost to rent in Cass County?

Cass County has a typical rent of $723 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $930 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Cass County?

About $17.88 an hour working full time (2,080 hours a year), or $37,200 a year, so the fair market rent of $930 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).