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City · 113,330 residents · Sangamon County, Illinois

Springfield , Illinois

In Springfield, a typical home is worth $162,100 and typical rent is $975 a month. Compared with all of Sangamon County, typical household income is 12% lower, the typical home value is 8% lower, and the share of households that own their home is 7 points lower.

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  • Typical home value

    $162,100

    8% below the county

    38% below Illinois

    • Springfield
    • Sangamon
    • Illinois

  • Typical rent

    $975a month

    About the same as the county

    23% below Illinois

    • Springfield
    • Sangamon
    • Illinois

  • Typical household income

    $66,064a year

    12% below the county

    21% below Illinois

    • Springfield
    • Sangamon
    • Illinois

  • Households that own their home

    64%

    7 points below the county

    3 points below Illinois

    • Springfield
    • Sangamon
    • Illinois

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

Market now, with Zillow data

Zillow data
Typical home value
$174,110
6.8% more than 12 months ago
Typical rent
$1,178 a month
4.2% more than 12 months ago

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

Springfield is in Sangamon 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 Sangamon County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Springfield apart

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

  1. Nearby, in Taylorville, the typical home value is $104,100: 36% less than in Springfield ($162,100).

  2. Nearby, in Jacksonville, the typical rent is $711: 27% less than in Springfield ($975).

  3. 64% of households in Springfield own their home, against 71% in Sangamon County.

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

The homes here

Housing in Springfield

What homes there are in Springfield, 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

The detached house is still the most common home in Springfield, but it weighs less than in Sangamon County: 65% against 73%.

Year built

The typical year built in Springfield is 1972, about the same as in Sangamon County (1974).

In Springfield, 14% of homes have 1 bedroom or none (studios); 55% have 3 bedrooms or more, against 61% in Sangamon 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

By price, most homes in Springfield sit under the FHA limit for Sangamon County ($541,287): about 96%.

Monthly rent with utilities

HUD's 2-bedroom fair market rent (FMR) for Sangamon County is $1,237; about 70% of rents in Springfield are below it.

With a mortgage

$1,400 a month

Sangamon County: $1,494 a month

Without a mortgage

$630 a month

Sangamon County: $651 a month

Owners with a mortgage

58%

Sangamon County: 59%

Owning costs less in Springfield: with a mortgage, the typical cost is $1,400 a month; in Sangamon County, $1,494. Without one, $630.

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

Homes in Springfield gained value more slowly than in Sangamon County: 22% since 2015–2019, against 25%.

The typical rent in Springfield rose 21% since 2015–2019, about the same as in Sangamon County (20%).

While home values in Springfield changed +22% and rent +21%, the typical household income rose 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

MeasureSpringfieldSangamon CountyIllinoisUnited States
Rental vacancy 11.7%10.9%5.0%5.5%
Homeowner vacancy 1.3%1.0%1.0%0.9%
More than one person per room 2.1%1.5%2.5%3.4%
People per household 2.152.252.462.53
Drive alone 75%77%66%69%
Carpool 6%6%8%9%
Public transit 1%1%6%3%
Walk or bike 2%2%3%3%
Work from home 15%14%16%15%
Other means Unreliable estimate1%1%2%
Typical commute 10 to 19 minutes10 to 19 minutes20 to 29 minutes20 to 29 minutes

Much as in Sangamon County, the rental vacancy rate in Springfield is 11.7%.

Much as in Sangamon County, 2.1% of households in Springfield have more than one person per room.

Much as in Sangamon County, a household in Springfield has 2.15 people on average.

The car rules in Springfield: 75% of workers drive to work alone, and the typical trip takes 10 to 19 minutes.

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 Springfield?

A typical home is within reach of the typical income

We start with a typical home in Springfield, worth $162,100, 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 Springfield, which is $66,064 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Springfield. 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 $5,674 (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

$1,497

at 7.18% · 30 years

Loan amount
$159,163
Total interest
$228,999
Paid off in
November 2056

Includes $2,737 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,541 a month

    Your payment · 27%

  • Tight

    $1,541 to $1,982 a month

  • Hard

    more than $1,982 a month

Compared with the typical household income in Springfield ($66,064 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,497
Principal & interest$1,078
Property tax$280
Home insurance$68
FHA mortgage insurance (MIP)$72

You need at least $5,674 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

Springfield and Sangamon County

Springfield is in Sangamon 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).

Springfield's own numbers

Typical home value
$162,100
Typical monthly rent
$975
Typical yearly household income
$66,064
Households that own their home
64%
Effective property tax rate
2.07%

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

Numbers for all of Sangamon County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,237
Price change over 5 years (FHFA)
+42%
Homes in a high flood-risk zone
0.5%

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 Sangamon County.

Everything about Sangamon County

Buying

Buying a home in Springfield

A typical home in Springfield is worth $162,100: 8% below the county and 38% below Illinois. With the typical household income in Springfield ($66,064 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.

  • Springfield 2.5 years
  • Sangamon 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 Sangamon County

According to FHFA’s house price index, home prices in Sangamon County rose 50% in the 10 years through 2025.

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

Period County Illinois U.S.
Last year (2025) +4.5% +5.7% +2.9%
5 years (2020–2025) +42% +47% +47%
10 years (2015–2025) +50% +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

Springfield next to Sangamon 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
  • Springfield $162,100
  • Sangamon $176,300
  • Illinois $263,300
  • United States $332,700
Typical monthly rent
  • Springfield $975
  • Sangamon $983
  • Illinois $1,274
  • United States $1,413
Typical yearly household income
  • Springfield $66,064
  • Sangamon $75,357
  • Illinois $83,390
  • United States $80,734
See the full table
Springfield next to Sangamon County and Illinois
Measure Springfield Sangamon County Illinois U.S.
Typical home value $162,100 $176,300 $263,300 $332,700
Typical monthly rent $975 $983 $1,274 $1,413
Typical yearly household income $66,064 $75,357 $83,390 $80,734
Households that own their home 64% 71% 67% 65%
Typical yearly property tax $3,362 $3,512 $5,298 $3,119
Effective property tax rate 2.07% 1.99% 2.01% 0.94%
Renters with high rent for their income 48% 46% 48% 51%

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

For a typical $162,100 home in Springfield, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Springfield's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,497a month

    Least cash to close
    Down payment
    $5,674
    Cash to close
    $10,537
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $72

  • Conventional, 5% down $1,467a month

    Down payment
    $8,105
    Cash to close
    $12,968
    Rate
    7.18%
    Mortgage insurance
    PMI · $77

  • Conventional, 20% down, no PMI $1,226a month

    Down payment
    $32,420
    Cash to close
    $37,283
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,376a month

    Down payment
    $24,315
    Cash to close
    $29,178
    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 Springfield and for Sangamon County.

Property tax

Effective rate in Springfield

2.07%of the home’s value each year

$3,362 a year for the typical owner in Springfield.

  • Springfield 2.07%
  • Sangamon 1.99%
  • Illinois 2.01%

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

Exemptions and deadlines in Illinois

Flood risk in Sangamon County

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

Homes in the high-risk zone
0.5%
363
Of those, with NFIP insurance
19%
County Illinois U.S.
Homes in the high-risk zone 0.5% 1.5% 3.5%
Of those, with NFIP insurance 19% 25% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Springfield

Typical rent in Springfield is $975 a month: about the same as the county. In Springfield, 48% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Sangamon County, by unit size. To pay the 2-bedroom one ($1,237 a month) without spending more than 30% of your income, you would need to earn $23.79 an hour working full time.

HUD fair market rent for all of Sangamon 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 $861 $16.56 $34,440
1 bedroom $977 $18.79 $39,080
2 bedrooms $1,237 $23.79 $49,480
3 bedrooms $1,631 $31.37 $65,240
4 bedrooms $1,728 $33.23 $69,120

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 Springfield

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Springfield has 6 ZIP codes with their own.

For 2 bedrooms it runs from $1,200 in 62702 to $1,550 in 62711.

5 of the 6 are above the fair market rent for Sangamon County ($1,237).

  • 62701 $1,300$1,710
  • 62702 $1,200$1,580
  • 62703 $1,260$1,660
  • 62704 $1,250$1,650
  • 62706 $1,240$1,630
  • 62711 $1,550$2,040

4 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Springfield 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 Springfield

HUD lists 35 buildings with rents for lower incomes in Springfield. These are the largest.

  • Near North Village 401 E Jefferson St, Springfield 62701 294 homes, 283 low-income · For older adults (217) 525-2505
  • Union Square Apts 902 S 25th St, Springfield 62703 284 homes, 282 low-income · 2 bd: 282 · In service since 2000 · For families
  • SHA  Towers 1151 N 8th St, Springfield 62702 250 homes, 247 low-income · Run by Springfield Housing Authority · Average payment: $319 a month · Average wait: 10 months (217) 753-5757
  • Sangamon Towers 424 N 4th St, Springfield 62702 212 low-income homes · For families (217) 525-3802
  • SHA  North 623 E Black Ave, Springfield 62702 200 homes, 198 low-income · Run by Springfield Housing Authority · Average payment: $438 a month · Average wait: 8 months (217) 753-5757

See all 41 buildings in Sangamon County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Springfield

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 Sangamon County; none says it serves in Spanish.

A man listens closely, seated at a meeting table.

HUD counseling is free or low-cost

Assistance programs in Springfield

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

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

  • Springfield Housing Authority

    200 N 11th St, Springfield · 1 miles away

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

  • C.e.f.s. - Christian County Outreach Office

    220 W. Franklin, Taylorville · 25 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 8 more
    217-824-4712-22

  • Community Investment Corporation of Decatur, Inc

    120 N Franklin St Ste C, Decatur · 37 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 3 more
    (217) 423-0352

Every agency in Sangamon County All counseling agencies in Illinois

Help in Spanish near Springfield

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 Springfield

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

  • Springfield Housing Authority Public housing and Section 8 vouchers (217) 753-5757

All housing agencies in Illinois Source: HUD

Cities

Other cities in Sangamon County

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

Everything about Sangamon County Housing in Illinois

Nearby cities

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

Neighboring counties

If Sangamon 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 Springfield.

All guides
Three women of one family lean in together to stir the pan.

Questions

Housing questions about Springfield

Short answers with the numbers for Springfield and all of Sangamon 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 Springfield?

The typical home value in Springfield is $162,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Sangamon County it is $176,300.

How much does it cost to rent in Springfield?

Typical rent in Springfield is $975 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Sangamon County is $1,237.

What is the FHA loan limit in Springfield?

Springfield uses the FHA limit for all of Sangamon 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 Springfield?

The typical homeowner in Springfield pays $3,362 a year, according to the U.S. Census Bureau. That is 2.07% of the home’s value; in Sangamon County, the rate is 1.99%.

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

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