In Willow Springs, a typical home is worth $378,300 and typical rent is $1,463 a month. Compared with all of Cook County, typical household income is 24% higher, the typical home value is 17% higher, and the share of households that own their home is 27 points higher.
Typical home value from Zillow, September 2021 to September 2026: from $309,764 to $402,491.
Typical rent
$2,423a month
Typical rent from Zillow, June 2026 to September 2026: from $2,458 to $2,423.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
Willow 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
85% of households in Willow Springs own their home, against 58% in Cook County.
2
Nearby, in Justice, the typical home value is $238,400: 37% less than in Willow Springs ($378,300).
3
Nearby, in Hickory Hills, the typical rent is $1,145: 22% less than in Willow Springs ($1,463).
4
The typical household income in Willow Springs is $103,583,24% more than in Cook County as a whole ($83,498).
5
The typical home in Willow Springs is worth $378,300,17% more than in Cook County as a whole ($324,500).
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Willow Springs
What homes there are in Willow 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
Willow Springs
Cook County
Illinois
United States
Kind of home: Willow Springs and its comparisons
Measure
Willow Springs
Cook County
Illinois
United States
Detached house
61%
40%
58%
61%
Attached house
18%
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 Willow Springs, 6 in 10 homes are single-family detached houses; in Cook County, 4.
Year built
Before 19601960–19791980–19992000–20092010 or laterUnreliable estimate
Willow Springs
Cook County
Illinois
United States
Year built: Willow Springs and its comparisons
Measure
Willow Springs
Cook County
Illinois
United States
Before 1960
21%
49%
38%
26%
1960–1979
33%
25%
26%
24%
1980–1999
23%
14%
20%
25%
2000–2009
21%
8%
11%
14%
2010 or later
Unreliable estimate
5%
6%
11%
Homes in Willow Springs are newer: the typical year built is 1978; in Cook County, 1961.
In Willow Springs, 67% 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–$300K13%
$300K–$500K51%
$500K–$750K16%
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Willow Springs and its comparisons
Measure
Willow Springs
Under $100K
Unreliable estimate
$100K–$200K
Unreliable estimate
$200K–$300K
13%
$300K–$500K
51%
$500K–$750K
16%
$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: Willow Springs and its comparisons
Measure
Willow Springs
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 estimate
$3,000 or more
Unreliable estimate
With a mortgage
$2,321 a month
Cook County: $2,270 a month
Without a mortgage
$1,010 a month
Cook County: $910 a month
Owners with a mortgage
66%
Cook County: 62%
Owning costs about the same in Willow Springs as in Cook County: with a mortgage, $2,321 a month; without one, $1,010.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Willow Springs+17%
Cook County+32%
Illinois+35%
United States+53%
Typical rent
Willow SpringsNo clear change
Cook County+28%
Illinois+26%
United States+33%
Typical household income
Willow Springs+24%
Cook County+29%
Illinois+27%
United States+29%
Change since 2015–2019: Willow Springs and its comparisons
Measure
Willow Springs
Cook County
Illinois
United States
Typical home value
+17%
+32%
+35%
+53%
Typical rent
No clear change
+28%
+26%
+33%
Typical household income
+24%
+29%
+27%
+29%
Homes in Willow Springs gained value more slowly than in Cook County: 17% since 2015–2019, against 32%.
Rent in Willow Springs 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: Willow Springs and its comparisons
Measure
Willow 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
2.33
2.43
2.46
2.53
Drive alone
77%
55%
66%
69%
Carpool
Unreliable estimate
8%
8%
9%
Public transit
Unreliable estimate
12%
6%
3%
Walk or bike
Unreliable estimate
5%
3%
3%
Work from home
13%
19%
16%
15%
Other means
Unreliable estimate
2%
1%
2%
Typical commute
20 to 29 minutes
30 to 39 minutes
20 to 29 minutes
20 to 29 minutes
By size, households in Willow Springs look like those in Cook County: 2.33 people on average.
The car rules in Willow Springs: 77% of workers drive to work alone, and the typical trip takes 20 to 29 minutes.
Do the math
What would you pay each month for a home in Willow Springs?
A typical home costs more than the typical income allows
We start with a typical home in Willow Springs, worth $378,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 40% of the typical household income in Willow Springs, which is $103,583 a year. For that payment to be 28% of income, a household would need to earn about $149,465 a year.
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 Willow 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 $13,241 (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
$3,488
at 7.18% · 30 years
Loan amount
$371,448
Total interest
$534,426
Paid off in
November 2056
Includes $6,389 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $2,417 a month
Tight
$2,417 to $3,107 a month
Hard
more than $3,107 a month
Your payment · 40%
Compared with the typical household income in Willow Springs ($103,583 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$2,516
Property tax
$646
Home insurance
$158
FHA mortgage insurance (MIP)
$167
You need at least $13,241 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 $3,488; principal and interest $2,516.
The city and its county
Willow Springs and Cook County
Willow 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).
Willow Springs
Map of Cook County, Illinois, with Willow Springs marked. Around it, the neighboring counties.
Willow Springs
Cook County
Other cities with a page
Willow Springs's own numbers
Typical home value
$378,300
Typical monthly rent
$1,463
Typical yearly household income
$103,583
Households that own their home
85%
Effective property tax rate
2.05%
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 Willow Springs is worth $378,300: 17% above the county and 44% above Illinois. With the typical household income in Willow Springs ($103,583 a year), a typical home costs 3.7 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.
Willow Springs3.7 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
Willow 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
Willow Springs$378,300
Cook$324,500
Illinois$263,300
United States$332,700
Typical monthly rent
Willow Springs$1,463
Cook$1,435
Illinois$1,274
United States$1,413
Typical yearly household income
Willow Springs$103,583
Cook$83,498
Illinois$83,390
United States$80,734
See the full table
Willow Springs next to Cook County and Illinois
Measure
Willow Springs
Cook County
Illinois
U.S.
Typical home value
$378,300 ▲17% above the county
$324,500
$263,300
$332,700
Typical monthly rent
$1,463
$1,435
$1,274
$1,413
Typical yearly household income
$103,583 ▲24% above the county
$83,498
$83,390
$80,734
Households that own their home
85% ▲27 points above the county
58%
67%
65%
Typical yearly property tax
$7,756 ▲25% above the county
$6,191
$5,298
$3,119
Effective property tax rate
2.05% ▲0.14 points above 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 Willow Springs
For a typical $378,300 home in Willow Springs, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Willow Springs's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$3,488a month
Least cash to close
Down payment
$13,241
Cash to close
$24,590
Rate
7.18%
Mortgage insurance
FHA MIP · $167
Conventional, 5% down$3,418a month
Down payment
$18,915
Cash to close
$30,264
Rate
7.18%
Mortgage insurance
PMI · $180
Conventional, 20% down, no PMI$2,854a month
Down payment
$75,660
Cash to close
$87,009
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$3,204a month
Down payment
$56,745
Cash to close
$68,094
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Willow Springs
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$3,488
$13,241
$371,448
7.18%
FHA MIP · $167
$24,590
580
Conventional, 5% down
$3,418
$18,915
$359,385
7.18%
PMI · $180
$30,264
620*
Conventional, 20% down, no PMI
$2,854
$75,660
$302,640
7.18%
None
$87,009
620*
ITIN, 15% down (example)
$3,204
$56,745
$321,555
8.18%
None
$68,094
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 Willow Springs is $1,463 a month: about the same as 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.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Cook 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 Willow Springs
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Willow Springs is in ZIP code 60480.
For 2 bedrooms it is $2,010: $1 less than the fair market rent for Cook County ($2,011).
Fair market rent by ZIP code and size in Willow Springs, fiscal year 2027.
ZIP code
Studio
1 bd
2 bd
3 bd
4 bd
60480
$1,680
$1,780
$2,010
$2,580
$2,950
ZIP code2 bd3 bd
60480 $2,010$2,580
1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Willow Springs 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 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 Willow Springs or Cook County. The ones below are statewide in Illinois: they work in Willow 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 Willow Springs, in a straight line, nearest first. If one says it serves in Spanish, its card says so.
NC
NSC (naca Counseling Subsidiary) - Chicago, IL
4425 W 63rd St Ste 200, Chicago · 8 miles away · Spanish
No legal help resource on our list is for Willow 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 Willow 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 Willow Springs?
The typical home value in Willow Springs is $378,300, 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 Willow Springs?
Typical rent in Willow Springs is $1,463 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 Willow Springs?
Willow 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 Willow Springs?
The typical homeowner in Willow Springs pays $7,756 a year, according to the U.S. Census Bureau. That is 2.05% of the home’s value; in Cook County, the rate is 1.91%.
Where can I find free help to buy or rent in Willow 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.
