In Manhattan, a typical home is worth $332,600 and typical rent is $1,213 a month. Compared with all of Will County, typical rent is 17% lower, typical household income is 17% higher, and the share of households that own their home is 6 points higher.
Typical home value from Zillow, September 2021 to September 2026: from $308,985 to $399,623.
From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).
Manhattan is in Will 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 Will County. See the county
What this place has that others do not, from public data, most unusual first.
1
Nearby, in Joliet, the typical home value is $265,800: 20% less than in Manhattan ($332,600).
2
The typical rent in Manhattan is $1,213 a month, 17% less than in Will County as a whole ($1,462).
3
The typical household income in Manhattan is $128,522,17% more than in Will County as a whole ($109,984).
4
88% of households in Manhattan own their home, against 83% in Will County.
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Manhattan
What homes there are in Manhattan, 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
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Manhattan
Will County
Illinois
United States
Kind of home: Manhattan and its comparisons
Measure
Manhattan
Will County
Illinois
United States
Detached house
66%
74%
58%
61%
Attached house
25%
11%
6%
6%
Building of 2 to 4
Unreliable estimate
5%
12%
8%
Apartments (5 or more)
Unreliable estimate
8%
22%
19%
Mobile home
Unreliable estimate
1%
2%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
The detached house is still the most common home in Manhattan, but it weighs less than in Will County: 66% against 74%.
Year built
Before 19601960–19791980–19992000–20092010 or later
Manhattan
Will County
Illinois
United States
Year built: Manhattan and its comparisons
Measure
Manhattan
Will County
Illinois
United States
Before 1960
10%
15%
38%
26%
1960–1979
12%
22%
26%
24%
1980–1999
11%
30%
20%
25%
2000–2009
36%
26%
11%
14%
2010 or later
31%
8%
6%
11%
Homes in Manhattan are newer: the typical year built is 2005; in Will County, 1992.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Unreliable estimate
Under $100KUnreliable
$100K–$200K7%
$200K–$300K29%
$300K–$500K52%
$500K–$750K5%
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Manhattan and its comparisons
Measure
Manhattan
Under $100K
Unreliable estimate
$100K–$200K
7%
$200K–$300K
29%
$300K–$500K
52%
$500K–$750K
5%
$750K–$1M
Unreliable estimate
$1M or more
Unreliable estimate
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$999Unreliable
$1,000–$1,499Unreliable
$1,500–$1,999Unreliable
$2,000–$2,499Unreliable
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Manhattan and its comparisons
Measure
Manhattan
Under $500
Unreliable estimate
$500–$999
Unreliable estimate
$1,000–$1,499
Unreliable estimate
$1,500–$1,999
Unreliable estimate
$2,000–$2,499
Unreliable estimate
$2,500–$2,999
Unreliable
$3,000 or more
Unreliable
With a mortgage
$2,429 a month
Will County: $2,255 a month
Without a mortgage
$1,036 a month
Will County: $971 a month
Owners with a mortgage
78%
Will County: 69%
The typical cost for an owner with a mortgage in Manhattan is $2,429 a month, more than in Will County ($2,255); without one, $1,036.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Manhattan+38%
Will County+38%
Illinois+35%
United States+53%
Typical rent
ManhattanNo clear change
Will County+24%
Illinois+26%
United States+33%
Typical household income
Manhattan+25%
Will County+27%
Illinois+27%
United States+29%
Change since 2015–2019: Manhattan and its comparisons
Measure
Manhattan
Will County
Illinois
United States
Typical home value
+38%
+38%
+35%
+53%
Typical rent
No clear change
+24%
+26%
+33%
Typical household income
+25%
+27%
+27%
+29%
Much as in Will County, the typical home value in Manhattan rose 38% since 2015–2019.
Rent in Manhattan moved so little since 2015–2019 that the Census cannot say whether it rose or fell.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Manhattan and its comparisons
Measure
Manhattan
Will County
Illinois
United States
Rental vacancy
Unreliable estimate
3.7%
5.0%
5.5%
Homeowner vacancy
Unreliable estimate
0.5%
1.0%
0.9%
More than one person per room
Unreliable estimate
2.1%
2.5%
3.4%
People per household
3.03
2.84
2.46
2.53
Drive alone
74%
73%
66%
69%
Carpool
Unreliable estimate
8%
8%
9%
Public transit
Unreliable estimate
2%
6%
3%
Walk or bike
Unreliable estimate
1%
3%
3%
Work from home
12%
15%
16%
15%
Other means
Unreliable estimate
1%
1%
2%
Typical commute
Unreliable estimate
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
More people live in each home here: 3.03 on average, against 2.84 in Will County.
To get to work, 74% of workers in Manhattan drive alone; in Will County, 73%.
Do the math
What would you pay each month for a home in Manhattan?
A typical home is tight for the typical income
We start with a typical home in Manhattan, worth $332,600, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 30% of the typical household income in Manhattan, which is $128,522 a year. For that payment to be 28% of income, a household would need to earn about $138,418 a year.
The calculator's FHA and conventional loan limits are those of all of Will County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Manhattan. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $11,641 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$3,230
at 7.18% · 30 years
Loan amount
$326,576
Total interest
$469,866
Paid off in
November 2056
Includes $5,617 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $2,999 a month
Tight
$2,999 to $3,856 a month
Your payment · 30%
Hard
more than $3,856 a month
Compared with the typical household income in Manhattan ($128,522 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$2,212
Property tax
$732
Home insurance
$139
FHA mortgage insurance (MIP)
$147
You need at least $11,641 for the down payment, plus closing costs.
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.
Total monthly payment $3,230; principal and interest $2,212.
The city and its county
Manhattan and Will County
Manhattan is in Will 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).
Manhattan
Map of Will County, Illinois, with Manhattan marked. Around it, the neighboring counties.
Manhattan
Will County
Other cities with a page
Manhattan's own numbers
Typical home value
$332,600
Typical monthly rent
$1,213
Typical yearly household income
$128,522
Households that own their home
88%
Effective property tax rate
2.64%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Will 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)
+53%
Homes in a high flood-risk zone
1.5%
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 Will County.
A typical home in Manhattan is worth $332,600: 4% above the county and 26% above Illinois. With the typical household income in Manhattan ($128,522 a year), a typical home costs 2.6 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.
Manhattan2.6 years
Will2.9 years
Illinois3.2 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Will County
According to FHFA’s house price index, home prices in Will County rose 79% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Will County.
Yearly change in FHFA’s price index in Will County, 2016 to 2025
2016: +3.5% +3.5% 2016
2017: +4.0% +4.0% 2017
2018: +4.1% +4.1% 2018
2019: +3.1% +3.1% 2019
2020: +1.3% +1.3% 2020
2021: +9.9% +9.9% 2021
2022: +14.1% +14.1% 2022
2023: +8.8% +8.8% 2023
2024: +7.0% +7.0% 2024
2025: +4.6% +4.6% 2025
Change in FHFA’s price index in Will County, Illinois and the United States
Period
County
Illinois
U.S.
Last year (2025)
+4.6%
+5.7%
+2.9%
5 years (2020–2025)
+53%
+47%
+47%
10 years (2015–2025)
+79%
+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
Manhattan next to Will 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
Manhattan$332,600
Will$319,600
Illinois$263,300
United States$332,700
Typical monthly rent
Manhattan$1,213
Will$1,462
Illinois$1,274
United States$1,413
Typical yearly household income
Manhattan$128,522
Will$109,984
Illinois$83,390
United States$80,734
See the full table
Manhattan next to Will County and Illinois
Measure
Manhattan
Will County
Illinois
U.S.
Typical home value
$332,600 ▲4% above the county
$319,600
$263,300
$332,700
Typical monthly rent
$1,213 ▼17% below the county
$1,462
$1,274
$1,413
Typical yearly household income
$128,522 ▲17% above the county
$109,984
$83,390
$80,734
Households that own their home
88% ▲6 points above the county
83%
67%
65%
Typical yearly property tax
$8,785 ▲22% above the county
$7,173
$5,298
$3,119
Effective property tax rate
2.64% ▲0.4 points above the county
2.24%
2.01%
0.94%
Renters with high rent for their income
55% ▲3 points above the county
51%
48%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Will 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 Manhattan
For a typical $332,600 home in Manhattan, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Manhattan's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$3,230a month
Least cash to close
Down payment
$11,641
Cash to close
$21,619
Rate
7.18%
Mortgage insurance
FHA MIP · $147
Conventional, 5% down$3,169a month
Down payment
$16,630
Cash to close
$26,608
Rate
7.18%
Mortgage insurance
PMI · $158
Conventional, 20% down, no PMI$2,673a month
Down payment
$66,520
Cash to close
$76,498
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$2,980a month
Down payment
$49,890
Cash to close
$59,868
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Manhattan
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$3,230
$11,641
$326,576
7.18%
FHA MIP · $147
$21,619
580
Conventional, 5% down
$3,169
$16,630
$315,970
7.18%
PMI · $158
$26,608
620*
Conventional, 20% down, no PMI
$2,673
$66,520
$266,080
7.18%
None
$76,498
620*
ITIN, 15% down (example)
$2,980
$49,890
$282,710
8.18%
None
$59,868
Set by the lender
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.
Typical rent in Manhattan is $1,213 a month: 17% below the county. In Manhattan, 55% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Will 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.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Will County (Fiscal year 2027)
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 Manhattan
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Manhattan is in ZIP code 60442.
For 2 bedrooms it is $1,600: $411 less than the fair market rent for Will County ($2,011).
Fair market rent by ZIP code and size in Manhattan, fiscal year 2027.
ZIP code
Studio
1 bd
2 bd
3 bd
4 bd
60442
$1,340
$1,420
$1,600
$2,060
$2,350
ZIP code2 bd3 bd
60442 $1,600$2,060
1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Manhattan 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 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
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 Will County; 1 says it serves in Spanish.
No down payment, repair or rent-help program on our list is for Manhattan or Will County. The ones below are statewide in Illinois: they work in Manhattan the same as in the rest of the state.
IHDA second loan with no payments until you sell or refinance, for the down payment in Illinois.Offered by Illinois Housing Development Authority (IHDA).
No legal help resource on our list is for Manhattan or Will County in particular.
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.
Short answers with the numbers for Manhattan and all of Will 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 Manhattan?
The typical home value in Manhattan is $332,600, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Will County it is $319,600.
How much does it cost to rent in Manhattan?
Typical rent in Manhattan is $1,213 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Will County is $2,011.
What is the FHA loan limit in Manhattan?
Manhattan uses the FHA limit for all of Will 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 Manhattan?
The typical homeowner in Manhattan pays $8,785 a year, according to the U.S. Census Bureau. That is 2.64% of the home’s value; in Will County, the rate is 2.24%.
Where can I find free help to buy or rent in Manhattan?
There is 1 HUD-approved counseling agency with an office in Will County. 1 says it serves in Spanish. They can help you get ready to buy, with your credit, or with rent.
