Is Williamson County, IL good for real estate investing?

Williamson County has an investment score of 68/100, rated as "Buy". The county ranks #183 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Williamson?

The rent-to-price ratio in Williamson County is 7.99% annually, which ranks in the 89th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Williamson?

The median home price in Williamson County is $159,235. This ranks #199 in affordability among all US counties.

Can you cash flow on rental properties in Williamson?

Based on median values with 20% down at current rates, a typical rental in Williamson County would generate negative cash flow of $146/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Williamson County

IllinoisPopulation: 67,120

/100

Hold

#183 of 1,000 counties

#63 in Illinois (102 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated August 31, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$159,235

Median Home Price

31% below national median

$1,060/mo

Median Rent

27% below national median

7.99%

Rent-to-Price Ratio

Top 11% nationally

-$146

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $1,060/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$119,426	+$63/mo	6.9%	+2.8%
Median typical MLS deal	$159,235	-$146/mo	5.2%	-4.8%
125% of median newer / premium	$199,043	-$355/mo	4.2%	-9.3%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$159,235

Down Payment (20%)$31,847

Loan Amount$127,388

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,060

Monthly P&I-$835

Est. Expenses (35%)-$371

Net Cash Flow-$146/mo

5.2%

Cap Rate (all cash)

-4.8%

Cash-on-Cash Return

7.99%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 5.2% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

68/100

Cash Flow(30%)

80/100

Based on 7.99% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

48/100

Based on -0.4% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

96/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Above-average rent-to-price ratio (7.99%)
+Affordable relative to local incomes
+Complete rent data available

Challenges

-Declining home values (-0.4% YoY)
-Negative leverage (cap rate 5.2% < mortgage rate 6.9%)

Economic Indicators

Population

67,120

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+All-cash buyers: removing debt service flips the cap rate to actual yield
+Value-add operators who can buy below median and force rent up

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)
−You expect appreciation to carry the deal, but prices have declined year over year

Compare to Nearby Counties

County					Verdict
WillIL	69	$361,064	$2,121	7.05%	Buy	View
LakeIL	69	$374,727	$2,083	6.67%	Buy	View
CurrentWilliamsonIL	68	$159,235	$1,060	7.99%	Buy
AdamsIL	68	$174,680	$981	6.74%	Buy	View
KaneIL	68	$363,906	$2,014	6.64%	Buy	View
BondIL	67	$154,738	Est. pending	—	Buy	View

The Bottom Line

HoldWilliamson scores well overall, but a typical leveraged buy-and-hold loses $146/mo at current rates. Consider house hacking, value-add, or all-cash; otherwise a worse score with positive cash flow may be the better deal.

Williamson County in Illinois scores 68/100, ranking #183 of 1,000 US counties (top 23%). At 20% down and current rates, a median-priced rental loses about $146/month; the 7.99% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow

$-146/mo

Cap Rate

5.2%

Cash-on-Cash

-4.8%