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City · 10,262 residents · Madison County, Illinois

Highland , Illinois

In Highland, a typical home is worth $202,900 and typical rent is $855 a month. Compared with all of Madison County, the typical home value is 17% higher and typical rent is 17% lower.

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  • Typical home value

    $202,900

    17% above the county

    23% below Illinois

    • Highland
    • Madison
    • Illinois

  • Typical rent

    $855a month

    17% below the county

    33% below Illinois

    • Highland
    • Madison
    • Illinois

  • Typical household income

    $82,551a year

    9% above the county

    About the same as Illinois

    • Highland
    • Madison
    • Illinois

  • Households that own their home

    73%

    2 points below the county

    6 points above Illinois

    • Highland
    • Madison
    • Illinois

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

Market now, with Zillow data

Zillow data
Typical home value
$275,189
6.9% more than 12 months ago

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

Highland 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 Highland apart

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

  1. The typical home in Highland is worth $202,900, 17% more than in Madison County as a whole ($173,000).

  2. The typical rent in Highland is $855 a month, 17% less than in Madison County as a whole ($1,024).

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

The homes here

Housing in Highland

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

Year built

Here half of the homes date from 1979 or later; in Madison County, from 1971 or later.

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

$1,519 a month

Madison County: $1,511 a month

Without a mortgage

$786 a month

Madison County: $653 a month

Owners with a mortgage

62%

Madison County: 60%

The typical cost for an owner with a mortgage in Highland is $1,519 a month, near the figure in Madison County ($1,511).

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

Since 2015–2019, homes in Highland gained value faster than in Madison County: 33% against 28%.

Since 2015–2019, the typical rent in Highland rose 18%, less than in Madison County (24%).

The typical household income in Highland rose 38%: more than home values (+33%) and rent (+18%).

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

MeasureHighlandMadison 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 2.052.352.462.53
Drive alone 83%78%66%69%
Carpool Unreliable estimate7%8%9%
Public transit Unreliable estimate1%6%3%
Walk or bike Unreliable estimate1%3%3%
Work from home 10%13%16%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Households in Highland are smaller: 2.05 people on average; in Madison County, 2.35.

To get to work, 83% of workers in Highland drive alone; in Madison County, 78%.

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 Highland?

A typical home is within reach of the typical income

We start with a typical home in Highland, worth $202,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 27% of the typical household income in Highland, which is $82,551 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 Highland. 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 $7,102 (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

$1,850

at 7.18% · 30 years

Loan amount
$199,224
Total interest
$286,637
Paid off in
November 2056

Includes $3,426 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,926 a month

    Your payment · 27%

  • Tight

    $1,926 to $2,477 a month

  • Hard

    more than $2,477 a month

Compared with the typical household income in Highland ($82,551 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,850
Principal & interest$1,350
Property tax$326
Home insurance$85
FHA mortgage insurance (MIP)$90

You need at least $7,102 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

Highland and Madison County

Highland 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).

Highland's own numbers

Typical home value
$202,900
Typical monthly rent
$855
Typical yearly household income
$82,551
Households that own their home
73%
Effective property tax rate
1.93%

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 Highland

A typical home in Highland is worth $202,900: 17% above the county and 23% below Illinois. With the typical household income in Highland ($82,551 a year), a typical home costs 2.5 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.

  • Highland 2.5 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

Highland 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
  • Highland $202,900
  • Madison $173,000
  • Illinois $263,300
  • United States $332,700
Typical monthly rent
  • Highland $855
  • Madison $1,024
  • Illinois $1,274
  • United States $1,413
Typical yearly household income
  • Highland $82,551
  • Madison $75,793
  • Illinois $83,390
  • United States $80,734
See the full table
Highland next to Madison County and Illinois
Measure Highland Madison County Illinois U.S.
Typical home value $202,900 $173,000 $263,300 $332,700
Typical monthly rent $855 $1,024 $1,274 $1,413
Typical yearly household income $82,551 $75,793 $83,390 $80,734
Households that own their home 73% 74% 67% 65%
Typical yearly property tax $3,908 $3,319 $5,298 $3,119
Effective property tax rate 1.93% 1.92% 2.01% 0.94%
Renters with high rent for their income 44% 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 Highland

For a typical $202,900 home in Highland, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Highland's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,850a month

    Least cash to close
    Down payment
    $7,102
    Cash to close
    $13,189
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $90

  • Conventional, 5% down $1,813a month

    Down payment
    $10,145
    Cash to close
    $16,232
    Rate
    7.18%
    Mortgage insurance
    PMI · $96

  • Conventional, 20% down, no PMI $1,510a month

    Down payment
    $40,580
    Cash to close
    $46,667
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,698a month

    Down payment
    $30,435
    Cash to close
    $36,522
    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 Highland and for Madison County.

Property tax

Effective rate in Highland

1.93%of the home’s value each year

$3,908 a year for the typical owner in Highland.

  • Highland 1.93%
  • 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 Highland

Typical rent in Highland is $855 a month: 17% below the county. In Highland, 44% 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 Highland

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Highland is in ZIP code 62249.

For 2 bedrooms it is $1,020: $329 less than the fair market rent for Madison County ($1,349).

  • 62249 $1,020$1,310

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

HUD lists 4 buildings with rents for lower incomes in Highland. These are the largest.

  • Faith Countryside Homes 1331 26th St, Highland 62249 84 low-income homes · For older adults (618) 651-3100
  • Northtown East Apartments 85A Suppiger Ln, Highland 62249 24 low-income homes · For families (618) 654-7033
  • Senior Plaza Apts 2676 Eagle Way Dr, Highland 62249 19 low-income homes · 1 bd: 15 · 2 bd: 4 · In service since 1991
  • Senior Plaza Apts II 200 Suppiger Ln, Highland 62249 17 low-income homes · 1 bd: 15 · 2 bd: 2 · In service since 1993

See all 57 buildings in Madison County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Highland

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 man leans over the armchair where a girl is reading a book.

HUD counseling is free or low-cost

Assistance programs in Highland

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

The HUD-approved agencies closest to the center of Highland, 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 · 21 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 · 28 miles away

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

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

    517 W. Gallatin Street, Vandalia · 34 miles away

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

Every agency in Madison County All counseling agencies in Illinois

Help in Spanish near Highland

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 Highland

HUD’s record names them for Highland 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 Highland, 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 Highland.

All guides
A mother holding her baby watches her daughter blow bubbles outdoors.

Questions

Housing questions about Highland

Short answers with the numbers for Highland 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 Highland?

The typical home value in Highland is $202,900, 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 Highland?

Typical rent in Highland is $855 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 Highland?

Highland 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 Highland?

The typical homeowner in Highland pays $3,908 a year, according to the U.S. Census Bureau. That is 1.93% of the home’s value; in Madison County, the rate is 1.92%.

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

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).