Rent vs. Buy Calculator: Is It Better to Buy in Chicago, IL?
Pre-filled with Chicago, IL's median home price ($350,000), local property tax rate (2.2%), and an estimated equivalent rent — adjust any number to match your specific situation.
Median home price
$350,000
Property tax rate
2.2%
Est. equivalent rent
$1,800/mo
Price-to-rent ratio
16×
Your situation
Buying wins over 10 years
Saves you $64,723 vs the alternative · breaks even in year 5
💡 What if the down payment was invested instead?
Adds a purple line: rent + $70,000 growing at 8%/yr
Net cost of buying
$182,897
Total cost renting
$247,620
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Assumes 30-year fixed mortgage, 3% closing costs, 1% annual maintenance, 7% selling costs. For educational purposes only — consult a financial advisor.
Compare another market:
Illinois taxes and what they mean for your decision
Illinois has a flat 4.95% state income tax, but Cook County property taxes are among the highest in the nation at an effective rate near 2.2% — significantly above the national average of roughly 1.1%, which is reflected in this calculator's default.
The Chicago, IL rental market
Chicago has a large, well-supplied rental market with strong inventory in the Loop, River North, and Lincoln Park, keeping rent growth relatively moderate compared to coastal metros.
What makes Chicago different
Chicago's relatively low home prices combined with high property taxes mean the ongoing carrying cost of ownership is proportionally higher than the purchase price alone suggests — factor the 2.2% property tax rate carefully into your decision.
Chicago, IL's price-to-rent ratio: 16×
Dividing the median home price by annual rent for an equivalent home gives the price-to-rent ratio — a quick screening tool used by economists and real estate analysts. A ratio below 15 generally favours buying, 15–20 is a genuine toss-up, and above 20 generally favours renting, all else being equal. Chicago, IL currently sits at approximately 16×, putting it squarely in toss-up territory where your specific time horizon and risk tolerance matter more than the market average.
| Metric | Chicago, IL |
|---|---|
| Median home price | $350,000 |
| Estimated equivalent monthly rent | $1,800 |
| Property tax rate | 2.2% annually |
| State income tax | Illinois state tax applies |
| Price-to-rent ratio | 16× |
These are metro-level estimates for illustration. Use the calculator above with your specific neighborhood, property, and rental comparison for an accurate result.
Compare other major metros
📍 New York, NY
$780,000 median · 1.7% property tax
📍 Los Angeles, CA
$950,000 median · 0.7% property tax
📍 Houston, TX
$320,000 median · 2.3% property tax · no income tax
📍 Austin, TX
$820,000 median · 2.1% property tax · no income tax
📍 Seattle, WA
$850,000 median · 1% property tax · no income tax
📍 Denver, CO
$650,000 median · 0.6% property tax
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Chicago, IL rent vs buy — frequently asked questions
Is it better to rent or buy in Chicago, IL?
It depends heavily on your time horizon and the specific numbers. Chicago, IL's current price-to-rent ratio of approximately 16× suggests the decision is genuinely close and depends on your specific situation. Use the calculator above with your specific home price, down payment, and time horizon for a precise answer.
What is the median home price in Chicago, IL?
The median home price in Chicago, IL is approximately $350,000, though prices vary significantly by neighborhood and property type. This calculator uses the metro median as a starting point — adjust it to match the specific property you are considering.
What are property taxes like in Chicago, IL?
Chicago, IL has an effective property tax rate of approximately 2.2% of assessed home value annually. This is above the US national average of roughly 1.1%, meaningfully increasing the ongoing cost of ownership.
Does Illinois have a state income tax?
Yes. Illinois levies a state income tax, which is a relevant factor when comparing overall cost of living, though it applies equally whether you rent or buy and does not directly affect the rent vs buy math itself.
How long do I need to stay in Chicago for buying to make sense?
Based on Chicago, IL's current price-to-rent ratio of 16×, the typical break-even point — accounting for closing costs, selling costs, and the opportunity cost of the down payment — generally falls in the 5-to-7-year range for this market. Run the calculator above with your specific numbers and time horizon for an exact figure.