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Will County/Homer Glen/60491

60491

ZIPSAFMR
Will County, IL
Zillow

ZIP Investment Score

80Below average

095130300
BRFMR
Eff. Rent
0 BR$1,950$1,710
1 BR$2,070$1,710
2 BR$2,340$2,530
3 BR$3,010$2,780
4 BR$3,440$3,380
5 BR$3,956Not available
6 BR$4,549Not available
7 BR$5,232Not available
8 BR$6,017Not available

Purchase Price Calculator

Maximum purchase price
$314,040

Cost breakdown

+Likely effective rent$2,530
HUD FMR$2,340
Market rent$2,630
Est. payment standard (108%)Used$2,530
-Principal and interest-$1,588
Loan amount$251,232
Down payment$62,808
Rate6.50%
Term30 years
-Operating costs-$742
Property taxes-$314
Insurance-$175
Utilities$0
HOA$0
Management-$253
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$40,348(64.2% ROI)
Projected value
$338,187
Return breakdown
Property appreciation+$24,147
Loan principal paid down+$9,001
Rental cash flow+$7,200
5-year hold
+$69,319(110.4% ROI)
Projected value
$355,308
Return breakdown
Property appreciation+$41,267
Loan principal paid down+$16,051
Rental cash flow+$12,000
10-year hold
+$150,205(239.1% ROI)
Projected value
$401,998
Return breakdown
Property appreciation+$87,958
Loan principal paid down+$38,247
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.14
1 BR
1.21
2 BR
0.89
3 BR
1.08
4 BR
1.02
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 60491 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 60491 (Homer Glen, IL) is $2,340 a month. That is up 13.0% from $2,070 in FY 2026. Homer Glen 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 49 ZIP codes in Will County, 60491 is tied for the 11th-highest two-bedroom rent (county range $1,260–$3,030). The median county two-bedroom FMR in Illinois is $958, so ZIP 60491 is 144% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 60491
BedroomsFY 2027Change90–110% range
Studio$1,950+13.4%$1,755–$2,145
1BR$2,070+12.5%$1,863–$2,277
2BR$2,340+13.0%$2,106–$2,574
3BR$3,010+12.7%$2,709–$3,311
4BR$3,440+11.7%$3,096–$3,784

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 60491
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,950$2,070$2,340$3,010$3,440
FY 2026$1,720$1,840$2,070$2,670$3,080
FY 2025$1,860$1,980$2,240$2,880$3,380
FY 2024$1,990$2,140$2,440$3,110$3,680
FY 2023$1,590$1,730$1,980$2,510$2,990

Two-bedroom rent in nearby Will County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 60491
60466$1,980−15.4%
60467$2,880+23.1%
60468$1,430−38.9%
60471$1,880−19.7%
60475$1,430−38.9%
60477$2,010−14.1%
60481$1,460−37.6%
60484$2,260−3.4%
60487$1,970−15.8%
60490$3,020+29.1%
60491Current$2,340—
60503$2,910+24.4%

Questions about ZIP 60491 rents

How much will Section 8 pay for a two-bedroom in ZIP 60491?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,340, that basic range is $2,106 to $2,574 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 60491 in?

ZIP 60491 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 60491 for FY 2027?

The two-bedroom FMR rose 13.0%, from $2,070 in FY 2026 to $2,340 in FY 2027. Since FY 2023 it has risen 18.2%.

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 rentHomer Glen, IL fair market rentIL statewide rentsWhat is SAFMR?Data sources