Useful for screening
Population, income, rent and home-value medians provide a consistent first comparison across markets.
Elgin,
rental market profile.
Official area medians, state comparisons and a transparent starting point for analyzing a rental property in Elgin, Illinois.
Population114.9KACS estimate
Median household income$90,282annual
Median gross rent$1,361monthly
Median home value$273,000owner-occupied
Median property tax$6,184annual · owner-occupied
Effective tax reference2.27%median tax ÷ median value
State HO-3 premium$1,4802023 homeowner reference
Housing vacancy3.0%all housing units
Gross rent-to-value5.98%annual rent ÷ home value
Rent-to-income reference18.1%annual rent ÷ income
Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates. Estimates cover 2020–2024. Insurance context: NAIC 2023 Homeowners Insurance Report. Ratios are derived from area medians and are not a property cap rate, affordability decision, insurance quote or expected return.
How Elgin compares.
Elgin’s median gross rent is 6.8% above the Illinois median, while its median owner-occupied home value is 3.7% above the state reference. Median household income is 8.3% above the statewide estimate.
The gross rent-to-value reference is 5.98%. It simply annualizes the area’s median gross rent and divides it by the area’s median home value. It does not subtract vacancy, taxes, insurance, maintenance, management, financing or capital reserves.
| Metric | CityElgin | StateIllinois | CountryUnited States |
|---|---|---|---|
| Median gross rent | $1,361 | $1,274 | $1,413 |
| Median home value | $273,000 | $263,300 | $332,700 |
| Household income | $90,282 | $83,390 | $80,734 |
| Median annual property tax | $6,184 | $5,298 | $3,119 |
| Housing vacancy | 3.0% | 7.7% | 10.1% |
| Rent vs baseline | — | +6.8% | -3.7% |
Test an Elgin baseline.
Load the area medians for purchase price, rent and annual property tax, then replace every assumption with property-specific figures and current quotes.
What this profile can—and cannot—tell you.
Use area data to compare markets before researching a specific address.
Property facts still matter
Verify achievable rent, taxes, insurance, condition, financing and local rules for the exact property.
Vacancy needs context
The ACS figure covers all housing units. It is not the vacancy allowance to enter in rental underwriting.