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City · 10,279 residents · Madison County, Illinois

Wood River , Illinois

In Wood River, a typical home is worth $108,100 and typical rent is $936 a month. Compared with all of Madison County, the typical home value is 38% lower, typical household income is 17% lower, and the share of households that own their home is 7 points lower.

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  • Typical home value

    $108,100

    38% below the county

    59% below Illinois

    • Wood River
    • Madison
    • Illinois

  • Typical rent

    $936a month

    9% below the county

    27% below Illinois

    • Wood River
    • Madison
    • Illinois

  • Typical household income

    $62,703a year

    17% below the county

    25% below Illinois

    • Wood River
    • Madison
    • Illinois

  • Households that own their home

    67%

    7 points below the county

    About the same as Illinois

    • Wood River
    • Madison
    • Illinois

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

Market now, with Zillow data

Zillow data
Typical home value
$133,723
4% more than 12 months ago
Typical rent
$1,156 a month

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

Wood River is in Madison 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 Madison County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Wood River apart

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

  1. The typical home in Wood River is worth $108,100, 38% less than in Madison County as a whole ($173,000).

  2. The typical household income in Wood River is $62,703, 17% less than in Madison County as a whole ($75,793).

  3. 67% of households in Wood River own their home, against 74% in Madison County.

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

The homes here

Housing in Wood River

What homes there are in Wood River, 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 Madison County, most homes in Wood River are detached houses (79%).

Year built

Homes in Wood River are older: the typical year built is 1955; in Madison County, 1971.

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

$1,153 a month

Madison County: $1,511 a month

Without a mortgage

$587 a month

Madison County: $653 a month

Owners with a mortgage

67%

Madison County: 60%

In Wood River, 67% of owners have a mortgage, and their typical cost is $1,153 a month, against $1,511 in Madison County. Without one it drops to $587.

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

From 2015–2019 to 2020–2024, the typical home value in Wood River rose 33%; in Madison County, it rose 28%.

The typical rent in Wood River rose 20% over the same time; in Madison County, it rose 24%.

The typical household income in Wood River rose 34% over that time; home values changed +33% and rent +20%.

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

MeasureWood RiverMadison CountyIllinoisUnited States
Rental vacancy Unreliable estimate4.1%5.0%5.5%
Homeowner vacancy Unreliable estimate1.0%1.0%0.9%
More than one person per room Unreliable estimate1.0%2.5%3.4%
People per household 2.232.352.462.53
Drive alone 84%78%66%69%
Carpool 7%7%8%9%
Public transit Unreliable estimate1%6%3%
Walk or bike Unreliable estimate1%3%3%
Work from home 8%13%16%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Fewer people live in each home here: 2.23 on average, against 2.35 in Madison County.

To get to work, 84% of workers in Wood River drive alone; in Madison County, 78%.

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 Wood River?

A typical home is within reach of the typical income

We start with a typical home in Wood River, worth $108,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 19% of the typical household income in Wood River, which is $62,703 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Wood River. 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 $3,784 (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

$989

at 7.18% · 30 years

Loan amount
$106,142
Total interest
$152,713
Paid off in
November 2056

Includes $1,826 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,463 a month

    Your payment · 19%

  • Tight

    $1,463 to $1,881 a month

  • Hard

    more than $1,881 a month

Compared with the typical household income in Wood River ($62,703 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$989
Principal & interest$719
Property tax$178
Home insurance$45
FHA mortgage insurance (MIP)$48

You need at least $3,784 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

Wood River and Madison County

Wood River is in Madison 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).

Wood River's own numbers

Typical home value
$108,100
Typical monthly rent
$936
Typical yearly household income
$62,703
Households that own their home
67%
Effective property tax rate
1.97%

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

Numbers for all of Madison County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,349
Price change over 5 years (FHFA)
+47%

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 Madison County.

Everything about Madison County

Buying

Buying a home in Wood River

A typical home in Wood River is worth $108,100: 38% below the county and 59% below Illinois. With the typical household income in Wood River ($62,703 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.

  • Wood River 1.7 years
  • Madison 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 Madison County

According to FHFA’s house price index, home prices in Madison County rose 66% in the 10 years through 2025.

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

Period County Illinois U.S.
Last year (2025) +6.7% +5.7% +2.9%
5 years (2020–2025) +47% +47% +47%
10 years (2015–2025) +66% +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

Wood River next to Madison 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
  • Wood River $108,100
  • Madison $173,000
  • Illinois $263,300
  • United States $332,700
Typical monthly rent
  • Wood River $936
  • Madison $1,024
  • Illinois $1,274
  • United States $1,413
Typical yearly household income
  • Wood River $62,703
  • Madison $75,793
  • Illinois $83,390
  • United States $80,734
See the full table
Wood River next to Madison County and Illinois
Measure Wood River Madison County Illinois U.S.
Typical home value $108,100 $173,000 $263,300 $332,700
Typical monthly rent $936 $1,024 $1,274 $1,413
Typical yearly household income $62,703 $75,793 $83,390 $80,734
Households that own their home 67% 74% 67% 65%
Typical yearly property tax $2,133 $3,319 $5,298 $3,119
Effective property tax rate 1.97% 1.92% 2.01% 0.94%
Renters with high rent for their income 47% 47% 48% 51%

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

For a typical $108,100 home in Wood River, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Wood River's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $989a month

    Least cash to close
    Down payment
    $3,784
    Cash to close
    $7,027
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $48

  • Conventional, 5% down $970a month

    Down payment
    $5,405
    Cash to close
    $8,648
    Rate
    7.18%
    Mortgage insurance
    PMI · $51

  • Conventional, 20% down, no PMI $808a month

    Down payment
    $21,620
    Cash to close
    $24,863
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $908a month

    Down payment
    $16,215
    Cash to close
    $19,458
    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 Wood River and for Madison County.

Property tax

Effective rate in Wood River

1.97%of the home’s value each year

$2,133 a year for the typical owner in Wood River.

  • Wood River 1.97%
  • Madison 1.92%
  • Illinois 2.01%

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

Exemptions and deadlines in Illinois

Flood risk in Madison County

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

FEMA’s maps count no homes in the high-risk zone in Madison County. That does not mean it cannot flood: check your address.

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Wood River

Typical rent in Wood River is $936 a month: 9% below the county. In Wood River, 47% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Madison County, by unit size. To pay the 2-bedroom one ($1,349 a month) without spending more than 30% of your income, you would need to earn $25.94 an hour working full time.

HUD fair market rent for all of Madison 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 $1,064 $20.46 $42,560
1 bedroom $1,104 $21.23 $44,160
2 bedrooms $1,349 $25.94 $53,960
3 bedrooms $1,731 $33.29 $69,240
4 bedrooms $1,997 $38.40 $79,880

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 Wood River

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Wood River is in ZIP code 62095.

For 2 bedrooms it is $1,140: $209 less than the fair market rent for Madison County ($1,349).

  • 62095 $1,140$1,460

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

HUD lists 3 buildings with rents for lower incomes in Wood River. These are the largest.

  • Windham Terrace Apts 2701 Windham Terrace Dr, Wood River 62095 60 low-income homes · 2 bd: 42 · 3 bd: 18 · In service since 2005 · For families
  • Stevens Building 118 Haller St, Wood River 62095 46 low-income homes · For older adults (618) 254-6568
  • Golden Oaks Apartment 111 W Acton Ave, Wood River 62095 40 low-income homes · For older adults (618) 466-9006

See all 57 buildings in Madison County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Wood River

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 Madison 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 Wood River

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

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

  • Madison County Urban League

    408 E Broadway Street, Alton · 6 miles away

    • Mortgage delinquency and default
    • Fair housing pre-purchase workshops
    • and 5 more
    618-463-1906-222

  • Urban League of Metropolitan ST. Louis - ST. Clair County Operations

    10220 Lincoln Trail, Fairview Heights · 19 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 6 more
    618-274-1150-126

  • Macoupin County Housing Authority

    760 Anderson Street, Carlinville · 31 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more
    217-854-8606-202

Every agency in Madison County All counseling agencies in Illinois

Help in Spanish near Wood River

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 Wood River

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

  • Madison County Housing Authority Public housing and Section 8 vouchers (618) 345-5142

2 other authorities have an office in Madison County: see the list Source: HUD

Cities

Other cities in Madison County

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

Everything about Madison County Housing in Illinois

Nearby cities

The cities closest to Wood River, with the typical home value.

Neighboring counties

If Madison 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 Wood River.

All guides
A couple spread mulch under the avocado trees of their family orchard, he on the tractor and she with a shovel.

Questions

Housing questions about Wood River

Short answers with the numbers for Wood River and all of Madison 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 Wood River?

The typical home value in Wood River is $108,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Madison County it is $173,000.

How much does it cost to rent in Wood River?

Typical rent in Wood River is $936 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Madison County is $1,349.

What is the FHA loan limit in Wood River?

Wood River uses the FHA limit for all of Madison 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 Wood River?

The typical homeowner in Wood River pays $2,133 a year, according to the U.S. Census Bureau. That is 1.97% of the home’s value; in Madison County, the rate is 1.92%.

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

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