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City · 21,515 residents · Kendall County, Illinois

Montgomery , Illinois

In Montgomery, a typical home is worth $299,500 and typical rent is $1,984 a month. Compared with all of Kendall County, typical rent is 11% higher and the typical home value is 7% lower.

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  • Typical home value

    $299,500

    7% below the county

    14% above Illinois

    • Montgomery
    • Kendall
    • Illinois

  • Typical rent

    $1,984a month

    11% above the county

    56% above Illinois

    • Montgomery
    • Kendall
    • Illinois

  • Typical household income

    $103,734a year

    7% below the county

    24% above Illinois

    • Montgomery
    • Kendall
    • Illinois

  • Households that own their home

    79%

    5 points below the county

    12 points above Illinois

    • Montgomery
    • Kendall
    • Illinois

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

Market now, with Zillow data

Zillow data
Typical home value
$332,417
3.5% more than 12 months ago
Typical rent
$2,403 a month

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

Montgomery is in Kendall 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 Kendall County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Montgomery apart

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

  1. Nearby, in Sugar Grove, the typical rent is $1,543: 22% less than in Montgomery ($1,984).

  2. Nearby, in Boulder Hill, the typical home value is $238,700: 20% less than in Montgomery ($299,500).

  3. Montgomery has the 22nd highest typical rent of the 331 cities in Illinois with more than 5,000 people ($1,984).

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

The homes here

Housing in Montgomery

What homes there are in Montgomery, 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

As in Kendall County, most homes in Montgomery are detached houses (72%).

Year built

In Montgomery, half of the homes were built before 2004; in Kendall County, before 2001.

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

$2,176 a month

Kendall County: $2,264 a month

Without a mortgage

$879 a month

Kendall County: $1,001 a month

Owners with a mortgage

76%

Kendall County: 77%

In Montgomery, 76% of owners have a mortgage; their typical cost is $2,176 a month, about the same as in Kendall County.

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 Montgomery rose 35% since 2015–2019, about the same as in Kendall County (37%).

Since 2015–2019, the typical rent in Montgomery rose 69%, more than in Kendall County (26%).

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

MeasureMontgomeryKendall CountyIllinoisUnited States
Rental vacancy Unreliable estimateUnreliable estimate5.0%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.0%0.9%
More than one person per room Unreliable estimate1.7%2.5%3.4%
People per household 3.013.032.462.53
Drive alone 81%77%66%69%
Carpool Unreliable estimate6%8%9%
Public transit Unreliable estimate1%6%3%
Walk or bike Unreliable estimate1%3%3%
Work from home 12%15%16%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimate30 to 39 minutes20 to 29 minutes20 to 29 minutes

A household in Montgomery has 3.01 people on average, about the same as in Kendall County (3.03).

To get to work, 81% of workers in Montgomery drive alone; in Kendall County, 77%.

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 Montgomery?

A typical home is tight for the typical income

We start with a typical home in Montgomery, worth $299,500, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 33% of the typical household income in Montgomery, which is $103,734 a year. For that payment to be 28% of income, a household would need to earn about $122,075 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Montgomery. 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 $10,483 (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

$2,848

at 7.18% · 30 years

Loan amount
$294,075
Total interest
$423,105
Paid off in
November 2056

Includes $5,058 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,420 a month

  • Tight

    $2,420 to $3,112 a month

    Your payment · 33%

  • Hard

    more than $3,112 a month

Compared with the typical household income in Montgomery ($103,734 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,848
Principal & interest$1,992
Property tax$599
Home insurance$125
FHA mortgage insurance (MIP)$132

You need at least $10,483 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

Montgomery and Kendall County

Montgomery is in Kendall 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).

Montgomery's own numbers

Typical home value
$299,500
Typical monthly rent
$1,984
Typical yearly household income
$103,734
Households that own their home
79%
Effective property tax rate
2.4%

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

Numbers for all of Kendall County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$2,341
Price change over 5 years (FHFA)
+55%
Homes in a high flood-risk zone
0.6%

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 Kendall County.

Everything about Kendall County

Buying

Buying a home in Montgomery

A typical home in Montgomery is worth $299,500: 7% below the county and 14% above Illinois. With the typical household income in Montgomery ($103,734 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.

  • Montgomery 2.9 years
  • Kendall 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 Kendall County

According to FHFA’s house price index, home prices in Kendall County rose 87% in the 10 years through 2025.

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

Period County Illinois U.S.
Last year (2025) +6.9% +5.7% +2.9%
5 years (2020–2025) +55% +47% +47%
10 years (2015–2025) +87% +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

Montgomery next to Kendall 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
  • Montgomery $299,500
  • Kendall $322,400
  • Illinois $263,300
  • United States $332,700
Typical monthly rent
  • Montgomery $1,984
  • Kendall $1,781
  • Illinois $1,274
  • United States $1,413
Typical yearly household income
  • Montgomery $103,734
  • Kendall $111,601
  • Illinois $83,390
  • United States $80,734
See the full table
Montgomery next to Kendall County and Illinois
Measure Montgomery Kendall County Illinois U.S.
Typical home value $299,500 $322,400 $263,300 $332,700
Typical monthly rent $1,984 $1,781 $1,274 $1,413
Typical yearly household income $103,734 $111,601 $83,390 $80,734
Households that own their home 79% 84% 67% 65%
Typical yearly property tax $7,183 $7,651 $5,298 $3,119
Effective property tax rate 2.4% 2.37% 2.01% 0.94%
Renters with high rent for their income 36% 52% 48% 51%

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

For a typical $299,500 home in Montgomery, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Montgomery's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,848a month

    Least cash to close
    Down payment
    $10,483
    Cash to close
    $19,468
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $132

  • Conventional, 5% down $2,794a month

    Down payment
    $14,975
    Cash to close
    $23,960
    Rate
    7.18%
    Mortgage insurance
    PMI · $142

  • Conventional, 20% down, no PMI $2,347a month

    Down payment
    $59,900
    Cash to close
    $68,885
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,624a month

    Down payment
    $44,925
    Cash to close
    $53,910
    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 Montgomery and for Kendall County.

Property tax

Effective rate in Montgomery

2.4%of the home’s value each year

$7,183 a year for the typical owner in Montgomery.

  • Montgomery 2.4%
  • Kendall 2.37%
  • Illinois 2.01%

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

Exemptions and deadlines in Illinois

Flood risk in Kendall County

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

Homes in the high-risk zone
0.6%
264
Of those, with NFIP insurance
22%
County Illinois U.S.
Homes in the high-risk zone 0.6% 1.5% 3.5%
Of those, with NFIP insurance 22% 25% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Montgomery

Typical rent in Montgomery is $1,984 a month: 11% above the county. In Montgomery, 36% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Kendall County, by unit size. To pay the 2-bedroom one ($2,341 a month) without spending more than 30% of your income, you would need to earn $45.02 an hour working full time.

HUD fair market rent for all of Kendall 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 $1,778 $34.19 $71,120
1 bedroom $1,790 $34.42 $71,600
2 bedrooms $2,341 $45.02 $93,640
3 bedrooms $3,042 $58.50 $121,680
4 bedrooms $3,238 $62.27 $129,520

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 Montgomery

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Montgomery is in ZIP code 60538.

For 2 bedrooms it is $2,410: $69 more than the fair market rent for Kendall County ($2,341).

  • 60538 $2,410$3,120

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

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.

We found no HUD-approved agencies with an office in Kendall County. The nearest ones are below; many serve by phone or online.

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

HUD counseling is free or low-cost

Assistance programs in Montgomery

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

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

  • The Neighbor Project

    32 S Broadway, Aurora · 4 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 6 more
    (630) 906-9400

  • Dupage Homeownership Center, Inc. DBA H.o.m.e. Dupage, Inc.

    1600 E Roosevelt Rd, Wheaton · 17 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 7 more
    (630) 260-2500

  • Will County Center for Community Concerns

    2455 Glenwood Ave, Joliet · 17 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 5 more
    (815) 722-0722

All counseling agencies in Illinois

Help in Spanish near Montgomery

3 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 Montgomery

In HUD’s record, no housing authority with an office in Kendall County is named for Montgomery or Kendall County.

One other authority has an office in Kendall County: see the list Source: HUD

Cities

Other cities in Kendall County

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

Everything about Kendall County Housing in Illinois

Nearby cities

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

Neighboring counties

If Kendall 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 Montgomery.

All guides
A mother smiles as she carries her young daughter on her shoulders (black and white).

Questions

Housing questions about Montgomery

Short answers with the numbers for Montgomery and all of Kendall 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 Montgomery?

The typical home value in Montgomery is $299,500, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Kendall County it is $322,400.

How much does it cost to rent in Montgomery?

Typical rent in Montgomery is $1,984 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Kendall County is $2,341.

What is the FHA loan limit in Montgomery?

Montgomery uses the FHA limit for all of Kendall 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 Montgomery?

The typical homeowner in Montgomery pays $7,183 a year, according to the U.S. Census Bureau. That is 2.4% of the home’s value; in Kendall County, the rate is 2.37%.

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

We found no HUD-approved counseling agencies with an office in Kendall County; the nearest ones are on this page. 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).