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City · 13,977 residents · Madison County, Illinois

Glen Carbon , Illinois

In Glen Carbon, a typical home is worth $282,000 and typical rent is $1,097 a month. Compared with all of Madison County, the typical home value is 63% higher, typical household income is 28% higher, and the share of households that own their home is 5 points lower.

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  • Typical home value

    $282,000

    63% above the county

    7% above Illinois

    • Glen Carbon
    • Madison
    • Illinois

  • Typical rent

    $1,097a month

    7% above the county

    14% below Illinois

    • Glen Carbon
    • Madison
    • Illinois

  • Typical household income

    $97,168a year

    28% above the county

    17% above Illinois

    • Glen Carbon
    • Madison
    • Illinois

  • Households that own their home

    69%

    5 points below the county

    2 points above Illinois

    • Glen Carbon
    • Madison
    • Illinois

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

Market now, with Zillow data

Zillow data
Typical home value
$335,187
4% more than 12 months ago
Typical rent
$1,425 a month

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

Glen Carbon is in Madison 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 Madison County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Glen Carbon apart

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

  1. The typical home in Glen Carbon is worth $282,000, 63% more than in Madison County as a whole ($173,000).

  2. Nearby, in Pontoon Beach, the typical home value is $145,100: 49% less than in Glen Carbon ($282,000).

  3. The typical household income in Glen Carbon is $97,168, 28% more than in Madison County as a whole ($75,793).

  4. 69% of households in Glen Carbon own their home, against 74% in Madison County.

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

The homes here

Housing in Glen Carbon

What homes there are in Glen Carbon, 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 Glen Carbon, 7 in 10 homes are single-family detached houses; in Madison County, 8.

Year built

Homes in Glen Carbon are newer: the typical year built is 1990; in Madison County, 1971.

There is more room for a big family here: 65% of homes have 3 bedrooms or more, against 61% in Madison County.

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

$2,096 a month

Madison County: $1,511 a month

Without a mortgage

$791 a month

Madison County: $653 a month

Owners with a mortgage

66%

Madison County: 60%

The typical cost for an owner with a mortgage in Glen Carbon is $2,096 a month, more than in Madison County ($1,511); without one, $791.

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 Glen Carbon rose 25% since 2015–2019, less than in Madison County (28%).

Rent in Glen Carbon 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

MeasureGlen CarbonMadison CountyIllinoisUnited States
Rental vacancy Unreliable estimate4.1%5.0%5.5%
Homeowner vacancy Unreliable estimate1.0%1.0%0.9%
More than one person per room Unreliable estimate1.0%2.5%3.4%
People per household 2.362.352.462.53
Drive alone 76%78%66%69%
Carpool Unreliable estimate7%8%9%
Public transit Unreliable estimate1%6%3%
Walk or bike Unreliable estimate1%3%3%
Work from home 21%13%16%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

A household in Glen Carbon has 2.36 people on average, about the same as in Madison County (2.35).

In Glen Carbon, 21% of workers work from home, more than in Madison County (13%).

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 Glen Carbon?

A typical home is tight for the typical income

We start with a typical home in Glen Carbon, worth $282,000, 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 Glen Carbon, which is $97,168 a year. For that payment to be 28% of income, a household would need to earn about $110,712 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Glen Carbon. 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 $9,870 (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

$2,583

at 7.18% · 30 years

Loan amount
$276,892
Total interest
$398,383
Paid off in
November 2056

Includes $4,762 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,267 a month

  • Tight

    $2,267 to $2,915 a month

    Your payment · 32%

  • Hard

    more than $2,915 a month

Compared with the typical household income in Glen Carbon ($97,168 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,583
Principal & interest$1,876
Property tax$465
Home insurance$118
FHA mortgage insurance (MIP)$125

You need at least $9,870 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

Glen Carbon and Madison County

Glen Carbon is in Madison 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).

Glen Carbon's own numbers

Typical home value
$282,000
Typical monthly rent
$1,097
Typical yearly household income
$97,168
Households that own their home
69%
Effective property tax rate
1.98%

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

Numbers for all of Madison County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,349
Price change over 5 years (FHFA)
+47%

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 Madison County.

Everything about Madison County

Buying

Buying a home in Glen Carbon

A typical home in Glen Carbon is worth $282,000: 63% above the county and 7% above Illinois. With the typical household income in Glen Carbon ($97,168 a year), a typical home costs 2.9 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.

  • Glen Carbon 2.9 years
  • Madison 2.3 years
  • Illinois 3.2 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Madison County

According to FHFA’s house price index, home prices in Madison County rose 66% in the 10 years through 2025.

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

Period County Illinois U.S.
Last year (2025) +6.7% +5.7% +2.9%
5 years (2020–2025) +47% +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

Glen Carbon next to Madison 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
  • Glen Carbon $282,000
  • Madison $173,000
  • Illinois $263,300
  • United States $332,700
Typical monthly rent
  • Glen Carbon $1,097
  • Madison $1,024
  • Illinois $1,274
  • United States $1,413
Typical yearly household income
  • Glen Carbon $97,168
  • Madison $75,793
  • Illinois $83,390
  • United States $80,734
See the full table
Glen Carbon next to Madison County and Illinois
Measure Glen Carbon Madison County Illinois U.S.
Typical home value $282,000 $173,000 $263,300 $332,700
Typical monthly rent $1,097 $1,024 $1,274 $1,413
Typical yearly household income $97,168 $75,793 $83,390 $80,734
Households that own their home 69% 74% 67% 65%
Typical yearly property tax $5,580 $3,319 $5,298 $3,119
Effective property tax rate 1.98% 1.92% 2.01% 0.94%
Renters with high rent for their income 40% 47% 48% 51%

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

For a typical $282,000 home in Glen Carbon, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Glen Carbon's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,583a month

    Least cash to close
    Down payment
    $9,870
    Cash to close
    $18,330
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $125

  • Conventional, 5% down $2,532a month

    Down payment
    $14,100
    Cash to close
    $22,560
    Rate
    7.18%
    Mortgage insurance
    PMI · $134

  • Conventional, 20% down, no PMI $2,111a month

    Down payment
    $56,400
    Cash to close
    $64,860
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,372a month

    Down payment
    $42,300
    Cash to close
    $50,760
    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 Glen Carbon and for Madison County.

Property tax

Effective rate in Glen Carbon

1.98%of the home’s value each year

$5,580 a year for the typical owner in Glen Carbon.

  • Glen Carbon 1.98%
  • Madison 1.92%
  • Illinois 2.01%

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

Exemptions and deadlines in Illinois

Flood risk in Madison County

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

FEMA’s maps count no homes in the high-risk zone in Madison County. That does not mean it cannot flood: check your address.

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Glen Carbon

Typical rent in Glen Carbon is $1,097 a month: 7% above the county. In Glen Carbon, 40% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Madison County, by unit size. To pay the 2-bedroom one ($1,349 a month) without spending more than 30% of your income, you would need to earn $25.94 an hour working full time.

HUD fair market rent for all of Madison 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 $1,064 $20.46 $42,560
1 bedroom $1,104 $21.23 $44,160
2 bedrooms $1,349 $25.94 $53,960
3 bedrooms $1,731 $33.29 $69,240
4 bedrooms $1,997 $38.40 $79,880

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 Glen Carbon

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Glen Carbon is in ZIP code 62034.

For 2 bedrooms it is $1,330: $19 less than the fair market rent for Madison County ($1,349).

  • 62034 $1,330$1,710

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

Free help

Help to buy or rent in Glen Carbon

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 is 1 HUD-approved agency with an office in Madison County; none says it serves in Spanish.

A pregnant woman reads paperwork on the sofa while the grandmother plays with the girl on the floor.

HUD counseling is free or low-cost

Assistance programs in Glen Carbon

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

The HUD-approved agencies closest to the center of Glen Carbon, 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 · 12 miles away

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

  • Madison County Urban League

    408 E Broadway Street, Alton · 14 miles away

    • Mortgage delinquency and default
    • Fair housing pre-purchase workshops
    • and 5 more
    618-463-1906-222

  • Macoupin County Housing Authority

    760 Anderson Street, Carlinville · 37 miles away

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

Every agency in Madison County All counseling agencies in Illinois

Help in Spanish near Glen Carbon

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 Glen Carbon

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

  • Madison County Housing Authority Public housing and Section 8 vouchers (618) 345-5142

2 other authorities have an office in Madison County: see the list Source: HUD

Cities

Other cities in Madison County

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

Everything about Madison County Housing in Illinois

Nearby cities

The cities closest to Glen Carbon, with the typical home value.

Neighboring counties

If Madison 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 Glen Carbon.

All guides
A smiling girl holds up a small mushroom she found on a forest outing.

Questions

Housing questions about Glen Carbon

Short answers with the numbers for Glen Carbon and all of Madison 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 Glen Carbon?

The typical home value in Glen Carbon is $282,000, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Madison County it is $173,000.

How much does it cost to rent in Glen Carbon?

Typical rent in Glen Carbon is $1,097 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Madison County is $1,349.

What is the FHA loan limit in Glen Carbon?

Glen Carbon uses the FHA limit for all of Madison 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 Glen Carbon?

The typical homeowner in Glen Carbon pays $5,580 a year, according to the U.S. Census Bureau. That is 1.98% of the home’s value; in Madison County, the rate is 1.92%.

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

There is 1 HUD-approved counseling agency with an office in Madison County. 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).