Direct recent-lease rent history
Monthly overall-rent index; missing observations are not filled from another geography.
Recent-lease rent$1,7252026-07 · +5.6% year over year
Rental vacancyn/an/a
Time on marketn/an/a
FIPS 17097 · population 714,223 · part of Chicago, IL
The latest county-level Zillow ZORI is $2,251 per month in 2026-06. It is a typical asking-rent index across rental types—not an arithmetic average, signed lease or quote for one property.
| Bedrooms | HUD monthly FMR | Geography | Measurement boundary |
|---|---|---|---|
| Studio | $1,480 | Lake County, IL | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,581 | Lake County, IL | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $1,781 | Lake County, IL | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $2,294 | Lake County, IL | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $2,653 | Lake County, IL | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
Zillow asking rent, ACS gross rent and HUD FMR describe different housing universes. They remain separate and no metro, city or neighboring-county value replaces missing county evidence.Zillow pulled 2026-07-26 · HUD pulled 2026-07-26
Everything here joins on the county FIPS code, so each figure comes from the agency that publishes it with no name matching in between.
Zillow estimates a current home value. FHFA tracks repeat mortgage transactions. Their growth rates should be read side by side, not averaged.
Survey source: Census ACS 5-year — county housing value, tenure and stock · ACS 2024 5-year · pulled 2026-07-30. These values describe different housing universes and are not combined into gross yield.
Workplace source: BLS QCEW — county employment and wages · annual county employment and wages 2021-2025; latest 2025 vs 2024 · pulled 2026-08-02. QCEW counts covered jobs located in the county, not employed residents or the metro score’s CES/LAUS series.
BEA per-capita personal income divides all personal income by the county population. It is broader than wages, but it is not household income or a measure of what renters can afford.
HUD CHAS separates renter households by income relative to local HAMFI. Moderate burden means housing costs above 30% through 50% of income; severe burden means more than 50%.
These Apartment List observations match the exact county Census code 17097. They are kept separate from Zillow asking rent, Census occupied-home rent and wider metro measures.
Monthly overall-rent index; missing observations are not filled from another geography.
Lake County’s decision tension is a market-rent-backed gross return against carrying-cost, workplace and flood uncertainty. It merits investigation by operators who can verify property-level expenses and tenant depth; buyers relying on thin expense cushions or simple appreciation comparisons should be cautious. The sources do not all share a period, so the evidence should be read as complementary rather than as one synchronized market snapshot.
At Zillow’s county 2026-06 observation, median home value was $400,964 and had risen year over year, while median asking rent was $2,251 per month. The supplied 6.74% gross yield uses annual market rent before costs. HUD’s two-bedroom FMR of $1,781 is a payment standard, not asking rent and cannot substitute for it. A 2.58% effective property-tax rate adds a material carrying-cost screen; gross yield is not a net yield after tax, insurance, maintenance or vacancy.
Realtor’s same-period MLS data show less visible active supply, shorter marketing time and some price reductions; these are listing-market signals, not closed-sale prices or proof of buyer demand. QCEW’s 2025 annual workplace record reports 325,829 covered jobs, down 1.07%, while average weekly covered-worker wage rose. Trade, transportation, and utilities is the largest disclosed private supersector, not the county’s whole economy. Tax-return migration was net negative, but average AGI for incoming movers exceeded that for outgoing movers by $14,771. Nonoccupant purchase mortgages were 624 of 7,179 total purchase mortgages, or 8.69%, indicating measurable but limited investor buyer presence.
Inland flood is the dominant hazard, and the modeled annual climate-loss ratio is 0.11% of building value; that is not a site-specific loss estimate. FHFA’s 2025 repeat-transaction HPI increased 6.73%. Its direction accords with Zillow’s value movement, but its index is not a dollar home value and the observations’ vintages and methods cannot be averaged. Missing flood-zone, elevation, insurance, claim-history, property-condition, lease, operating-cost and closed-sale evidence prevents defensible net-income, hazard-cost and exit-value conclusions.
This view uses 12 direct Zillow ZIP markets matched to Census ZCTAs. Each ZIP is assigned by its largest HUD residential county share; this is not an exhaustive county inventory.
Zillow’s current county ZORI, a typical observed asking-rent index, is $2,251, up 3.62% year over year. Across the 12 selected ZIP/ZCTA matches, it runs from $1,482 to $2,980, a $1,498 spread. The distribution has a meaningful lower and upper edge—60087 at the low end and 60035 at the high end—rather than a tight central cluster. The decision question is not whether one county figure describes every rental search, but which live listings, bedroom needs, and payment ceiling align with a renter’s circumstances. ZORI is a market index rather than a quote, and it does not establish the rent of a particular available unit.
Each price lens answers a different question and should remain separate. Zillow’s ZIP figures are current typical observed asking-rent indices, providing one market benchmark. By contrast, the ACS five-year county median gross rent is $1,477, and shown ZCTA estimates range from $1,160 to $2,037; they are survey estimates, not current asking rents. HUD’s two-bedroom FMR is $1,781 countywide and $1,490–$2,560 across displayed areas; it is an administrative bedroom-specific standard, not asking rent. The ZORI-to-HUD two-bedroom comparison ranges from 90.9% in 60087 to 149.0% in 60002. It can support a standards screen, but cannot replace observed ZORI or the ACS measure.
The ACS five-year burden and vacancy measures frame a separate household trade-off rather than a listing signal. The share of renter households paying 30% or more of income ranges from 28.9% to 55.4%, versus 49.3% countywide. Vacancy ranges from 1.8% in 60087 to 11.2% in 60002, compared with 4.49% countywide. These ranges argue for checking the current unit rather than assuming that a broad ZIP measure represents a building. Higher or lower vacancy does not establish why rent, burden, or availability differs. Neither a burden share nor a vacancy rate tells a household what it will pay for a specific unit; evaluate whether the actual all-in monthly cost fits income and move timing.
Coverage and geography limit how far the comparisons travel. The direct-evidence screen shows 12 matches and covers 47,449 renter households, but it is not an exhaustive county or local inventory; its purpose is a selected screening set. ZIPs are assigned to Lake County using the largest HUD residential-address share, and 60089’s share is 67.8%, illustrating that a ZIP can cross county lines. Census ZCTAs are statistical areas rather than USPS delivery ZIPs, so the ACS geography is not a delivery-area substitute. Before choosing a property, verify the live advertised rent, bedroom count, included utilities, fees, deposits, lease term, income qualification, availability, and the unit’s precise address and county relationship.
20 ZIP profiles passed the county gate; the 12 with the most renter households are shown.
| ZIP / ZCTA | Zillow asking rent | ACS gross rent | HUD 2BR | Burden 30%+ | Vacancy | Income screen | HUD county share |
|---|---|---|---|---|---|---|---|
| 60085 | $1,724 | $1,161 | $1,540 | 46.5% | 4.2% | $69k | 100.0% |
| 60073 | $2,370 | $1,615 | $1,910 | 47.5% | 3.6% | $95k | 100.0% |
| 60087 | $1,482 | $1,356 | $1,630 | 44.1% | 1.8% | $59k | 100.0% |
| 60099 | $1,526 | $1,160 | $1,490 | 52.4% | 5.4% | $61k | 100.0% |
| 60061 | $2,438 | $1,908 | $2,390 | 44.9% | 4.1% | $98k | 100.0% |
| 60060 | $2,353 | $1,572 | $1,990 | 42.6% | 3.2% | $94k | 100.0% |
| 60089 | $2,444 | $2,037 | $2,560 | 28.9% | 2.3% | $98k | 67.8% |
| 60031 | $1,965 | $1,657 | $2,030 | 51.8% | 2.7% | $79k | 100.0% |
| 60030 | $2,467 | $1,553 | $1,980 | 48.8% | 4.2% | $99k | 100.0% |
| 60002 | $2,235 | $1,177 | $1,500 | 41.0% | 11.2% | $89k | 100.0% |
| 60035 | $2,980 | $1,925 | $2,460 | 55.4% | 5.6% | $119k | 100.0% |
| 60046 | $2,343 | $1,655 | $2,040 | 33.5% | 2.6% | $94k | 100.0% |
Census-recognized incorporated places and CDPs that intersect this county. The list does not pretend to include every neighborhood or informal community.
Population is the total place-wide ACS estimate, not an allocated county share. A place crossing a county line is labelled explicitly. Source: Census ACS 5-year — cities and communities · ACS 2024 5-year · pulled 2026-07-30.
0.109% of building value expected lost per year
$8,923 median annual bill
14,956 in · 18,002 out
$134,752 arriving · $119,981 leaving
624 of 7,179 mortgages
Listing price is an asking price, not a closed sale. Quality-flagged county rows are withheld instead of displayed.
A metro is an average of these. Which side of a county line a property sits on can change the tax bill, the hazard profile and the tenant pool.
| County | Population | Price | Rent | Yield | Hazard |
|---|---|---|---|---|---|
| Lake County | 714,223 | $401k | $2,251 | 6.7% | inland flooding |
| Cook County | 5,182,090 | $343k | $2,336 | 8.2% | inland flooding |
| DuPage County | 930,024 | $449k | $2,140 | 5.7% | inland flooding |
| Will County | 701,462 | $379k | $2,347 | 7.4% | inland flooding |
| Kane County | 517,255 | $389k | $2,123 | 6.6% | inland flooding |
| Lake County | 500,379 | $254k | $1,465 | 6.9% | inland flooding |
| McHenry County | 312,591 | $372k | $2,028 | 6.6% | inland flooding |
| Porter County | 174,818 | $336k | $1,528 | 5.5% | inland flooding |
| Kendall County | 137,675 | $398k | $2,392 | 7.2% | inland flooding |
No. It is a two-bedroom payment standard; the record separately publishes median asking market rent.
No. It provides a modeled county-level climate-loss ratio, not a site-specific loss estimate.
No. It supplies gross yield before property tax, insurance, maintenance, vacancy and other operating costs.