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City · 7,118 residents · Franklin County, Illinois

West Frankfort , Illinois

In West Frankfort, a typical home is worth $81,200 and typical rent is $661 a month. Compared with all of Franklin County, typical rent is 18% lower, typical household income is 16% lower, and the share of households that own their home is 13 points lower.

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  • Typical home value

    $81,200

    9% below the county

    69% below Illinois

    • West Frankfort
    • Franklin
    • Illinois

  • Typical rent

    $661a month

    18% below the county

    48% below Illinois

    • West Frankfort
    • Franklin
    • Illinois

  • Typical household income

    $47,898a year

    16% below the county

    43% below Illinois

    • West Frankfort
    • Franklin
    • Illinois

  • Households that own their home

    62%

    13 points below the county

    6 points below Illinois

    • West Frankfort
    • Franklin
    • Illinois

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

Market now, with Zillow data

Zillow data
Typical home value
$107,151
2.6% more than 12 months ago

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

West Frankfort is in Franklin 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 Franklin County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets West Frankfort apart

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

  1. West Frankfort has the 2nd lowest typical rent of the 331 cities in Illinois with more than 5,000 people ($661).

  2. West Frankfort has the 8th lowest typical home value of the 336 cities in Illinois with more than 5,000 people ($81,200).

  3. West Frankfort has the 17th lowest typical household income of the 337 cities in Illinois with more than 5,000 people ($47,898).

  4. 62% of households in West Frankfort own their home, against 74% in Franklin County.

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

The homes here

Housing in West Frankfort

What homes there are in West Frankfort, 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 Franklin County, most homes in West Frankfort are detached houses (79%).

Year built

Homes in West Frankfort are older: the typical year built is 1957; in Franklin County, 1963.

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

About 75% of rented homes in West Frankfort cost less than HUD's 2-bedroom fair market rent for Franklin County ($930).

With a mortgage

$1,083 a month

Franklin County: $1,171 a month

Without a mortgage

$442 a month

Franklin County: $463 a month

Owners with a mortgage

49%

Franklin County: 41%

The typical cost for an owner with a mortgage in West Frankfort is $1,083 a month, less than in Franklin County ($1,171); without one, $442.

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 West Frankfort rose 30% since 2015–2019, more than in Franklin County (17%).

Much as in Franklin County, the typical rent in West Frankfort rose 24% since 2015–2019.

Here income gained ground: typical income rose 57%, against +30% for home values and +24% for rent.

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

MeasureWest FrankfortFranklin CountyIllinoisUnited States
Rental vacancy Unreliable estimateUnreliable estimate5.0%5.5%
Homeowner vacancy Unreliable estimate3.0%1.0%0.9%
More than one person per room Unreliable estimate1.8%2.5%3.4%
People per household 2.352.282.462.53
Drive alone 80%79%66%69%
Carpool 10%10%8%9%
Public transit Unreliable estimateUnreliable estimate6%3%
Walk or bike Unreliable estimate2%3%3%
Work from home Unreliable estimate7%16%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Much as in Franklin County, a household in West Frankfort has 2.35 people on average.

To get to work, 80% of workers in West Frankfort drive alone; in Franklin County, 79%.

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 West Frankfort?

A typical home is within reach of the typical income

We start with a typical home in West Frankfort, worth $81,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 18% of the typical household income in West Frankfort, which is $47,898 a year.

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

Your numbers

Local data
$

Starts at the typical home value in West Frankfort. 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 $2,842 (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

$725

at 7.18% · 30 years

Loan amount
$79,729
Total interest
$114,712
Paid off in
November 2056

Includes $1,371 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,118 a month

    Your payment · 18%

  • Tight

    $1,118 to $1,437 a month

  • Hard

    more than $1,437 a month

Compared with the typical household income in West Frankfort ($47,898 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$725
Principal & interest$540
Property tax$115
Home insurance$34
FHA mortgage insurance (MIP)$36

You need at least $2,842 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

West Frankfort and Franklin County

West Frankfort is in Franklin 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).

West Frankfort's own numbers

Typical home value
$81,200
Typical monthly rent
$661
Typical yearly household income
$47,898
Households that own their home
62%
Effective property tax rate
1.7%

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

Numbers for all of Franklin County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$930
Price change over 5 years (FHFA)
+41%
Homes in a high flood-risk zone
2%

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 Franklin County.

Everything about Franklin County

Buying

Buying a home in West Frankfort

A typical home in West Frankfort is worth $81,200: 9% below the county and 69% below Illinois. With the typical household income in West Frankfort ($47,898 a year), a typical home costs 1.7 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.

  • West Frankfort 1.7 years
  • Franklin 1.6 years
  • Illinois 3.2 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Franklin County

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

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

Period County Illinois U.S.
Last year (2025) +0.5% +5.7% +2.9%
5 years (2020–2025) +41% +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

West Frankfort next to Franklin 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
  • West Frankfort $81,200
  • Franklin $89,000
  • Illinois $263,300
  • United States $332,700
Typical monthly rent
  • West Frankfort $661
  • Franklin $803
  • Illinois $1,274
  • United States $1,413
Typical yearly household income
  • West Frankfort $47,898
  • Franklin $56,740
  • Illinois $83,390
  • United States $80,734
See the full table
West Frankfort next to Franklin County and Illinois
Measure West Frankfort Franklin County Illinois U.S.
Typical home value $81,200 $89,000 $263,300 $332,700
Typical monthly rent $661 $803 $1,274 $1,413
Typical yearly household income $47,898 $56,740 $83,390 $80,734
Households that own their home 62% 74% 67% 65%
Typical yearly property tax $1,384 $1,394 $5,298 $3,119
Effective property tax rate 1.7% 1.57% 2.01% 0.94%
Renters with high rent for their income 52% 52% 48% 51%

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

For a typical $81,200 home in West Frankfort, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, West Frankfort's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $725a month

    Least cash to close
    Down payment
    $2,842
    Cash to close
    $5,278
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $36

  • Conventional, 5% down $710a month

    Down payment
    $4,060
    Cash to close
    $6,496
    Rate
    7.18%
    Mortgage insurance
    PMI · $39

  • Conventional, 20% down, no PMI $589a month

    Down payment
    $16,240
    Cash to close
    $18,676
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $664a month

    Down payment
    $12,180
    Cash to close
    $14,616
    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 West Frankfort and for Franklin County.

Property tax

Effective rate in West Frankfort

1.7%of the home’s value each year

$1,384 a year for the typical owner in West Frankfort.

  • West Frankfort 1.7%
  • Franklin 1.57%
  • Illinois 2.01%

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

Exemptions and deadlines in Illinois

Flood risk in Franklin County

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

Homes in the high-risk zone
2%
339
Of those, with NFIP insurance
10%
County Illinois U.S.
Homes in the high-risk zone 2% 1.5% 3.5%
Of those, with NFIP insurance 10% 25% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in West Frankfort

Typical rent in West Frankfort is $661 a month: 18% below the county. In West Frankfort, 52% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Franklin County, by unit size. To pay the 2-bedroom one ($930 a month) without spending more than 30% of your income, you would need to earn $17.88 an hour working full time.

HUD fair market rent for all of Franklin 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 $648 $12.46 $25,920
1 bedroom $711 $13.67 $28,440
2 bedrooms $930 $17.88 $37,200
3 bedrooms $1,225 $23.56 $49,000
4 bedrooms $1,315 $25.29 $52,600

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 West Frankfort

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). West Frankfort is in ZIP code 62896.

For 2 bedrooms it is $940: $10 more than the fair market rent for Franklin County ($930).

  • 62896 $940$1,240

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

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

  • West Frankfort HSG 305 E Clark St, West Frankfort 62896 176 low-income homes · Run by Housing Authority of the County of Franklin · Average payment: $394 a month · Average wait: 7 months · Homes at several sites (618) 932-2124
  • Kuca Highrise 301 E Elm St, West Frankfort 62896 161 homes, 158 low-income · Run by Housing Authority of the County of Franklin · Average payment: $271 a month · Average wait: 2 months (618) 932-2124
  • Strawberry Meadows 1100 Strawberry Dr, West Frankfort 62896 42 low-income homes · 1 bd: 7 · 2 bd: 26 · 3 bd: 9 · In service since 2003 · For families
  • West Frankfort Village 700 E Cleveland St, West Frankfort 62896 24 low-income homes · For families (618) 997-5365

See all 11 buildings in Franklin County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in West Frankfort

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 Franklin County. The nearest ones are below; many serve by phone or online.

An older man and his daughter go over papers with a professional.

HUD counseling is free or low-cost

Assistance programs in West Frankfort

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

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

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

    835 West North, Flora · 58 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 8 more
    (618) 662-4024

  • Erba Richland County Outreach Office

    306 E Main, Olney · 74 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    217-331-7031-229

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

    517 W. Gallatin Street, Vandalia · 74 miles away

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

All counseling agencies in Illinois

Help in Spanish near West Frankfort

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 West Frankfort

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

  • Housing Authority of the County of Franklin Public housing and Section 8 vouchers (618) 932-2124

All housing agencies in Illinois Source: HUD

Cities

Other cities in Franklin County

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

Everything about Franklin County Housing in Illinois

Nearby cities

The cities closest to West Frankfort, with the typical home value.

Neighboring counties

If Franklin 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 West Frankfort.

All guides
A mother holds her laughing daughter on a grey sofa.

Questions

Housing questions about West Frankfort

Short answers with the numbers for West Frankfort and all of Franklin 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 West Frankfort?

The typical home value in West Frankfort is $81,200, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Franklin County it is $89,000.

How much does it cost to rent in West Frankfort?

Typical rent in West Frankfort is $661 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Franklin County is $930.

What is the FHA loan limit in West Frankfort?

West Frankfort uses the FHA limit for all of Franklin 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 West Frankfort?

The typical homeowner in West Frankfort pays $1,384 a year, according to the U.S. Census Bureau. That is 1.7% of the home’s value; in Franklin County, the rate is 1.57%.

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

We found no HUD-approved counseling agencies with an office in Franklin 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).