In Western Springs, a typical home is worth $739,400 and typical rent is $2,006 a month. Compared with all of Cook County, typical household income is 176% higher, the typical home value is 128% higher, and the share of households that own their home is 38 points higher.
Typical home value from Zillow, September 2021 to September 2026: from $653,973 to $905,930.
From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).
Western Springs is in Cook 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 Cook County. See the county
What this place has that others do not, from public data, most unusual first.
1
96% of households in Western Springs own their home, against 58% in Cook County.
2
The typical household income in Western Springs is $230,255,176% more than in Cook County as a whole ($83,498).
3
The typical home in Western Springs is worth $739,400,128% more than in Cook County as a whole ($324,500).
4
Nearby, in Countryside, the typical home value is $324,700: 56% less than in Western Springs ($739,400).
5
Nearby, in Clarendon Hills, the typical rent is $1,142: 43% less than in Western Springs ($2,006).
6
According to Zillow, in the 12 months to September 2026 the typical home value in Western Springs rose 12.5%; in Illinois, it rose 5.3%.
Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data
The homes here
Housing in Western Springs
What homes there are in Western Springs, 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
Western Springs
Cook County
Illinois
United States
Kind of home: Western Springs and its comparisons
Measure
Western Springs
Cook County
Illinois
United States
Detached house
89%
40%
58%
61%
Attached house
5%
6%
6%
6%
Building of 2 to 4
Unreliable estimate
19%
12%
8%
Apartments (5 or more)
Unreliable estimate
35%
22%
19%
Mobile home
Unreliable estimate
1%
2%
6%
Boat, RV and other
Unreliable estimate
0%
0%
0%
In Western Springs, 9 in 10 homes are single-family detached houses; in Cook County, 4.
Year built
Before 19601960–19791980–19992000–20092010 or later
Western Springs
Cook County
Illinois
United States
Year built: Western Springs and its comparisons
Measure
Western Springs
Cook County
Illinois
United States
Before 1960
48%
49%
38%
26%
1960–1979
27%
25%
26%
24%
1980–1999
7%
14%
20%
25%
2000–2009
8%
8%
11%
14%
2010 or later
10%
5%
6%
11%
In Western Springs, half of the homes were built before 1961; in Cook County, before 1961.
In Western Springs, 92% of homes have 3 bedrooms or more, more than in Cook County (49%).
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Unreliable estimate
Under $100KUnreliable
$100K–$200KUnreliable
$200K–$300KUnreliable
$300K–$500K14%
$500K–$750K34%
$750K–$1M28%
$1M or more21%
Value of owner-occupied homes: Western Springs and its comparisons
Measure
Western Springs
Under $100K
Unreliable estimate
$100K–$200K
Unreliable estimate
$200K–$300K
Unreliable estimate
$300K–$500K
14%
$500K–$750K
34%
$750K–$1M
28%
$1M or more
21%
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: Western Springs and its comparisons
Measure
Western Springs
Under $500
Unreliable
$500–$999
Unreliable
$1,000–$1,499
Unreliable estimate
$1,500–$1,999
Unreliable estimate
$2,000–$2,499
Unreliable estimate
$2,500–$2,999
Unreliable estimate
$3,000 or more
Unreliable estimate
With a mortgage
$3,998 a month
Cook County: $2,270 a month
Without a mortgage
$1,399 a month
Cook County: $910 a month
Owners with a mortgage
68%
Cook County: 62%
The typical cost for an owner with a mortgage in Western Springs is $3,998 a month, more than in Cook County ($2,270); without one, $1,399.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Western Springs+21%
Cook County+32%
Illinois+35%
United States+53%
Typical rent
Western SpringsNo clear change
Cook County+28%
Illinois+26%
United States+33%
Typical household income
Western Springs+32%
Cook County+29%
Illinois+27%
United States+29%
Change since 2015–2019: Western Springs and its comparisons
Measure
Western Springs
Cook County
Illinois
United States
Typical home value
+21%
+32%
+35%
+53%
Typical rent
No clear change
+28%
+26%
+33%
Typical household income
+32%
+29%
+27%
+29%
From 2015–2019 to 2020–2024, the typical home value in Western Springs rose 21%; in Cook County, it rose 32%.
The typical rent in Western Springs stayed about the same over that time: the difference is within the Census margin of error.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Western Springs and its comparisons
Measure
Western Springs
Cook County
Illinois
United States
Rental vacancy
Unreliable estimate
4.5%
5.0%
5.5%
Homeowner vacancy
Unreliable estimate
1.1%
1.0%
0.9%
More than one person per room
Unreliable estimate
3.3%
2.5%
3.4%
People per household
3.00
2.43
2.46
2.53
Drive alone
54%
55%
66%
69%
Carpool
Unreliable estimate
8%
8%
9%
Public transit
11%
12%
6%
3%
Walk or bike
Unreliable estimate
5%
3%
3%
Work from home
31%
19%
16%
15%
Other means
Unreliable estimate
2%
1%
2%
Typical commute
30 to 39 minutes
30 to 39 minutes
20 to 29 minutes
20 to 29 minutes
More people live in each home here: 3.00 on average, against 2.43 in Cook County.
Many people here do not commute at all: 31% work from home; in Cook County, 19%.
Do the math
What would you pay each month for a home in Western Springs?
A typical home is tight for the typical income
We start with a typical home in Western Springs, worth $739,400, 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 Western Springs, which is $230,255 a year. For that payment to be 28% of income, a household would need to earn about $273,650 a year. Note: at that price the loan is above the FHA limit for Cook County ($541,287), so FHA would not insure it; the payment is only a reference.
The calculator's FHA and conventional loan limits are those of all of Cook 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 Western Springs. 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 $25,879 (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
$6,385
at 7.18% · 30 years
Loan amount
$726,008
Total interest
$1,044,555
Paid off in
November 2056
Includes $12,487 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $5,373 a month
Tight
$5,373 to $6,908 a month
Your payment · 33%
Hard
more than $6,908 a month
Compared with the typical household income in Western Springs ($230,255 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$4,918
Property tax
$832
Home insurance
$308
FHA mortgage insurance (MIP)
$327
This loan is over the FHA limit
You'd borrow $713,521, but the FHA limit for a one-unit home in Western Springs is $541,287. You'd need a bigger down payment or a different loan.
You need at least $25,879 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 $6,385; principal and interest $4,918.
The city and its county
Western Springs and Cook County
Western Springs is in Cook 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).
Western Springs
Map of Cook County, Illinois, with Western Springs marked. Around it, the neighboring counties.
Western Springs
Cook County
Other cities with a page
Western Springs's own numbers
Typical home value
$739,400
Typical monthly rent
$2,006
Typical yearly household income
$230,255
Households that own their home
96%
Effective property tax rate
1.35%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Cook 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)
+42%
Homes in a high flood-risk zone
1%
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 Cook County.
A typical home in Western Springs is worth $739,400: 128% above the county and 181% above Illinois. With the typical household income in Western Springs ($230,255 a year), a typical home costs 3.2 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.
Western Springs3.2 years
Cook3.9 years
Illinois3.2 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Cook County
According to FHFA’s house price index, home prices in Cook County rose 61% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Cook County.
Yearly change in FHFA’s price index in Cook County, 2016 to 2025
2016: +3.9% +3.9% 2016
2017: +3.2% +3.2% 2017
2018: +2.5% +2.5% 2018
2019: +2.7% +2.7% 2019
2020: +0.9% +0.9% 2020
2021: +7.2% +7.2% 2021
2022: +11.3% +11.3% 2022
2023: +5.7% +5.7% 2023
2024: +6.4% +6.4% 2024
2025: +5.5% +5.5% 2025
Change in FHFA’s price index in Cook County, Illinois and the United States
Period
County
Illinois
U.S.
Last year (2025)
+5.5%
+5.7%
+2.9%
5 years (2020–2025)
+42%
+47%
+47%
10 years (2015–2025)
+61%
+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
Western Springs next to Cook 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
Western Springs$739,400
Cook$324,500
Illinois$263,300
United States$332,700
Typical monthly rent
Western Springs$2,006
Cook$1,435
Illinois$1,274
United States$1,413
Typical yearly household income
Western Springs$230,255
Cook$83,498
Illinois$83,390
United States$80,734
See the full table
Western Springs next to Cook County and Illinois
Measure
Western Springs
Cook County
Illinois
U.S.
Typical home value
$739,400 ▲128% above the county
$324,500
$263,300
$332,700
Typical monthly rent
$2,006 ▲40% above the county
$1,435
$1,274
$1,413
Typical yearly household income
$230,255 ▲176% above the county
$83,498
$83,390
$80,734
Households that own their home
96% ▲38 points above the county
58%
67%
65%
Typical yearly property tax
$10,001 ▲62% above the county
$6,191
$5,298
$3,119
Effective property tax rate
1.35% ▼0.56 points below the county
1.91%
2.01%
0.94%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Cook 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 Western Springs
For a typical $739,400 home in Western Springs, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Western Springs's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$6,385a month
Above the FHA limit for Cook County ($541,287)
Down payment
$25,879
Cash to close
$48,061
Rate
7.18%
Mortgage insurance
FHA MIP · $327
Conventional, 5% down$6,250a month
Least cash to close
Down payment
$36,970
Cash to close
$59,152
Rate
7.18%
Mortgage insurance
PMI · $351
Conventional, 20% down, no PMI$5,147a month
Down payment
$147,880
Cash to close
$170,062
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$5,831a month
Down payment
$110,910
Cash to close
$133,092
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Western Springs
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Above the FHA limit for Cook County ($541,287)
$6,385
$25,879
$726,008
7.18%
FHA MIP · $327
$48,061
580
Conventional, 5% down Least cash to close
$6,250
$36,970
$702,430
7.18%
PMI · $351
$59,152
620*
Conventional, 20% down, no PMI
$5,147
$147,880
$591,520
7.18%
None
$170,062
620*
ITIN, 15% down (example)
$5,831
$110,910
$628,490
8.18%
None
$133,092
Set by the lender
The option that asks for the least cash to close is Conventional, 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 Western Springs is $2,006 a month: 40% above the county.
HUD publishes a fair market rent for all of Cook 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.
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 are 42 HUD-approved agencies with an office in Cook County; 19 say they serve in Spanish.
No down payment, repair or rent-help program on our list is for Western Springs or Cook County. The ones below are statewide in Illinois: they work in Western Springs 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).
The HUD-approved agencies closest to the center of Western Springs, in a straight line, nearest first. If one says it serves in Spanish, its card says so.
CC
Ceda - Cicero
6141 West Roosevelt Road, Cicero · 8 miles away · Spanish
No legal help resource on our list is for Western Springs or Cook 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 Western Springs and all of Cook 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 Western Springs?
The typical home value in Western Springs is $739,400, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Cook County it is $324,500.
How much does it cost to rent in Western Springs?
Typical rent in Western Springs is $2,006 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Cook County is $2,011.
What is the FHA loan limit in Western Springs?
Western Springs uses the FHA limit for all of Cook 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 Western Springs?
The typical homeowner in Western Springs pays $10,001 a year, according to the U.S. Census Bureau. That is 1.35% of the home’s value; in Cook County, the rate is 1.91%.
Where can I find free help to buy or rent in Western Springs?
There are 42 HUD-approved counseling agencies with an office in Cook County. 19 say they serve in Spanish. They can help you get ready to buy, with your credit, or with rent.
