60011

ZIPSAFMR

Lake County, IL

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,680	$1,680	5.8%
1 BR	$1,780	$1,780	5.2%
2 BR	$2,020	$2,020	5.1%
3 BR	$2,590	$2,590	5.4%
4 BR	$2,960	$2,960	4.2%
5 BR	$3,404	Not available	4.2%
6 BR	$3,915	Not available	4.2%
7 BR	$4,502	Not available	4.1%
8 BR	$5,177	Not available	4.2%

Purchase Price Calculator

Maximum purchase price

$238,255

Cost breakdown

+Likely effective rent$2,020

HUD FMRUsed$2,020

Market rentN/A

Est. payment standardN/A

-Principal and interest-$1,205

Loan amount$190,604

Down payment$47,651

Rate6.50%

Term30 years

-Operating costs-$615

Property taxes-$238

Insurance-$175

Utilities$0

HOA$0

Management-$202

=Target cash flow+$200

Calculation mode

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

Hold period projections

Annual appreciation rate

3-year hold

+$32,348(67.9% ROI)

Projected value

$256,574

Return breakdown

Property appreciation+$18,320

Loan principal paid down+$6,829

Rental cash flow+$7,200

5-year hold

+$55,486(116.4% ROI)

Projected value

$269,563

Return breakdown

Property appreciation+$31,309

Loan principal paid down+$12,178

Rental cash flow+$12,000

10-year hold

+$119,749(251.3% ROI)

Projected value

$304,986

Return breakdown

Property appreciation+$66,731

Loan principal paid down+$29,017

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical

FY 2023-2027

FMR: FY2027
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 60011 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 60011 (Barrington, IL) is $2,020 a month. That is up 12.8% from $1,790 in FY 2026. Barrington is in the Chicago-Joliet-Naperville, IL HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 39 ZIP codes in Lake County, 60011 has the 28th-highest two-bedroom rent (county range $1,440–$3,020). The median county two-bedroom FMR in Illinois is $958, so ZIP 60011 is 111% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 60011
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,490	$1,680	+12.8%	$1,512–$1,848
1BR	$1,590	$1,780	+11.9%	$1,602–$1,958
2BR	$1,790	$2,020	+12.8%	$1,818–$2,222
3BR	$2,310	$2,590	+12.1%	$2,331–$2,849
4BR	$2,670	$2,960	+10.9%	$2,664–$3,256

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 60011
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,680	$1,780	$2,020	$2,590	$2,960
FY 2026	$1,490	$1,590	$1,790	$2,310	$2,670
FY 2025	$1,470	$1,570	$1,770	$2,280	$2,670
FY 2024	$1,420	$1,530	$1,740	$2,210	$2,620
FY 2023	$1,170	$1,270	$1,460	$1,850	$2,200

Two-bedroom rent in nearby Lake County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 60011
60002	$1,650	−18.3%
60010	$3,020	+49.5%
60011Current	$2,020	—
60013	$2,120	+5.0%
60015	$3,020	+49.5%
60020	$1,740	−13.9%
60021	$3,020	+49.5%
60030	$2,210	+9.4%
60031	$2,310	+14.4%
60035	$2,670	+32.2%
60037	$2,030	+0.5%
60040	$2,550	+26.2%

Questions about ZIP 60011 rents

How much will Section 8 pay for a two-bedroom in ZIP 60011?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,020, that basic range is $1,818 to $2,222 a month. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 60011 in?

ZIP 60011 is in the Chicago-Joliet-Naperville, IL HUD Metro FMR Area. HUD requires Small Area FMRs in this area, so payment standards are set by ZIP code.

How much did fair market rent change in ZIP 60011 for FY 2027?

The two-bedroom FMR rose 12.8%, from $1,790 in FY 2026 to $2,020 in FY 2027. Since FY 2023 it has risen 38.4%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rent Barrington, IL fair market rent IL statewide rents What is SAFMR?Data sources