Elgin 60120

Cook County, IL · 20,652 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

62affordability /100

Buyer leverage is balanced; weigh payment burden and the 3-lens valuation before bidding.

Payment burden
22.9%
affordable
Days on market
43
daily
Price cuts
22.2%
of active
Valuation
-20.8%
vs assessor
Look up an address
77
/100
Stable
warming · balanced · prices rising year-over-year.
Price trend
82
Affordability
95
Valuation
50
Economic health
62

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

32/ 100SellerBalancedBuyer
Seller's Market
DOM: 61d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)0
Valuation Gap (25%)25
Supply & Demand (20%)70
Buy vs Rent (15%)50
Cancellation Rate (10%)0
Days on Market (5%)75

Seller-favored market in 60120. Expect to pay at or near list price. Payment burden: 22.9% of median income. Median days on market: 61. Renting is approximately 30% cheaper than buying (price-to-rent ratio: 15.6).

Buyer Caution

Seller's market. Be prepared to pay near list price.

Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.
WARMINGBALANCED

Market is warming with rising prices. Conditions are balanced between buyers and sellers.

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Market snapshoteach number, once

Median price
$302,991
▴ 2.9% YoY
Days on market
43
daily · zip_data
Median rent
$1,618
ZORI
Investor score
74/100
cash-flow lens
Active listings
83
90-day

Valuation3 lenses, different anchors

vs assessor
-20.8%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$240,000
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+44.5%
County-wide market — the widest, slowest signal.
Cook+44.5%
Cook+44.5%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$164
Price-to-income3.8×

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How 60120 ranks in IL
percentile vs all Illinois ZIPs · n=1303
Market velocity60%
Supply tightness75%
Affordability14%
Investment yield55%
Appreciation23%

Affordability, supply & momentum

42SUPPLY
BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply6.7 mo
Days on Market43d
Inv vs History+19.7%
Listing Density--
Affordability — payment burden
Monthly payment (P&I)$1,530
Payment burden22.9%
Median income · ZIP$80,305
Mortgage rate6.49% · 30yr
Total monthly own$1,833
Monthly rent$1,618
Market dynamics
Price cut %22.2%
Momentumwarming
LeverageBALANCED
Months of supply6.7
Sales (90d)0
Investment analysis
Median rent$1,618
Price-to-rent15.6
Est. cap rate4.2%
Buy vs rentneutral

Livability

Walk score3
Transit score6
Bike score—

Historical trends

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Cook County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

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Nearby ZIP codes

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Chicago Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Cook County