Home purchase in Illinois
At $75,000 income
$1,342,439
Rank among states we cover
9 of 51
vs. national median
+10%
At about $1,342,439 of gross income on a $75,000 salary, a home purchase in Illinois runs 10% above the national median — 9 of 51 states this can be computed for. That's not a rounding difference: vary the price, the filing status or the county, and Illinois still lands above the middle of the pack. Sales tax in Illinois runs 8.98%, but none of it lands on this purchase — the state's share here comes entirely from income tax.
Then there is property tax, every year you own it. Illinois charges 2.01% of what the home is worth — rank 2 in the country. On the same $440,600.00 home that is $8,866 $8,865.75 a year. A typical home here is worth $263,300.00, and the typical bill is $5,298.00.
Effective property tax, Illinois: about 2.01% of market value, ranking 2 nationally — $8,866 a year on the reference price above, recurring rather than due at closing. State medians behind the ratio: home value $263,300, annual tax $5,298. This is an effective rate — tax paid over market value — not a nominal millage against an assessed value, and being a statewide ratio of medians it describes no particular address.
Source: US Census Bureau ACS 5-Year Estimates, tables B25103 (Median Real Estate Taxes Paid) and B25077 (Median Value, owner-occupied). ACS 5-year estimates covering 2020–2024, so the as-of date (2024-12-31) is the end of the estimation window rather than a measurement date.
Illinois also charges a tax just for transferring the deed. On a $440,600.00 home — the national median — that comes to about $441 $440.60. It is paid once, at closing, on top of everything above.
Real estate transfer tax, Illinois, on a $440,600 home (NAR June 2026 national median): $441 $440.60, due at closing and excluded from the gross-up figure above.
Source: 35 ILCS 200/31-10 — 0.1% state portion; Cook County/Chicago add local taxes on top, not included, as of 2025-01-01.
Wisconsin costs about the same for a home purchase
Prices in Illinois
Shopping in Illinois costs 1.14% less than the national average. Rents, which housing costs follow, run 7.6% below average, lower than prices overall. Counting from the most expensive, Illinois ranks 19 among the states. A hundred dollars of average American shopping costs $99 $98.86 here.
The cost above uses one national price for a home purchase, so these local prices are not in it. See how prices break down in Illinois.
BEA regional price parity, all items: about 1.14% below the national level, rank 19 by price level, most expensive first. Housing (rents) parity: about 7.6% below. A national-average basket costing one hundred dollars costs $99 here.
The category figures above apply a single national default price and are not adjusted for this price level. A parity measures what a basket costs, not what a salary is worth after tax. Full Illinois price-level breakdown.
Source: US Bureau of Economic Analysis — Regional Price Parities by state (SARPP), 2023, as of 2023-12-31.
Try your own numbers
Adjust assumptions
to cover a home purchase
$771,849 invested upfront, assuming 7% a year. Includes your starting money and its growth. An illustration, not a forecast; investment growth is separate from the purchase cost above.
- Income tax (federal, FICA, state)43%$570,589
- Ownership costs24%$326,148
- Fees0%$5,102
- Home purchase33%$440,600
- Income tax (federal, FICA, state)
- Ownership costs
- Fees
- Home purchase
Data for nerds — sources, confidence and assumptions
Data for nerdssources, confidence, assumptions
Where each number comes from
| Component | Amount | Confidence |
|---|---|---|
| Item price | $440,600.00 | Your figureHigh confidence. You supplied this, so it is exact by definition. |
| Fees | $5,101.60 | Population averageLow confidence. A group statistic standing in for one person; your own costs may differ substantially. |
| Ownership costs | $326,147.72 | Population averageLow confidence. A group statistic standing in for one person; your own costs may differ substantially. |
| Income tax to earn it | $570,589.39 | StatutoryHigh confidence. This number is the law — federal, FICA and state tax rates are published rates, so the only real risk is staleness. |
Jurisdiction applied
- State:
IL - Local income tax: none selected
Assumptions
- Property tax uses the rate for the state you picked, not one national number. You can see the amount in the breakdown above, and it changes when you change state. Around the country the rate runs from about 0.27% to about 2.11%. It is a whole-state average, worked out from what a typical home is worth and what a typical owner pays, so your own county and your own house can be some way off it. We grow that cost with general inflation only, not with real reassessments.
- Insurance ($2,470.00 a year) and upkeep ($12,472.00 a year) are national averages for a typical home. We don't scale them to your purchase price.
- We only count mortgage interest for the 11 years you hold the home, not the full thirty-year loan. You'd still owe a large balance at that point — the same as in real life if you sell or refinance early.
- The about 3.5%-a-year rise in home value is our own estimate from a long-run price index, not an official published number like the mortgage rate is. Treat it as the shakiest figure here.
- The resale value we show is what the home is worth, not what you'd walk away with. We don't subtract the mortgage you'd still owe.
- We don't include PMI — the extra insurance lenders usually require when your down payment is under a fifth of the price. If yours is smaller than shown, your real monthly cost is higher.
- We show transfer tax for Texas (none) and California (county rate only, on the national median home price). Your own state may be very different, and city taxes on expensive homes aren't included.
- Property tax uses the selected state's own effective rate — the Census ACS five-year ratio of median real estate tax paid to median home value — rather than one national figure. The rate applied appears in the cost breakdown above and changes with the state you pick; across the country it runs from about 0.27% to about 2.11%. Because it is a statewide aggregate of medians, your county and your individual assessment can sit well away from it. Reassessment and rate changes over the holding period are modeled only as generic inflation, not as a real reassessment schedule.
- The $12,472/yr figure is total spending on the home, not unavoidable upkeep. Angi builds it from improvement projects as well as routine maintenance and emergency repairs, and improvement work is the largest of the three — so treat it as what a typical owner spends on the house rather than what the house obliges them to spend. A household that does no discretionary work would spend materially less. Homeowners insurance ($2,470/yr) is likewise a national average for a typical home, not scaled to your purchase price.
- Mortgage interest is calculated only through 11 years of ownership, not the full thirty-year loan term — a large remaining balance is still owed at that point, same as in reality if you sell or refinance before the mortgage matures.
- Home price appreciation (about 3.5% a year) is a derived long-run estimate from the S&P/Case-Shiller index's own trend, not an official published single statistic the way the mortgage rate or property tax rate are — treat it as the least certain figure in this model.
- Resale value shown is gross market value at the end of the holding period, not net proceeds after paying off the remaining mortgage balance — the same simplification used for vehicle resale value elsewhere on this site.
- PMI (private mortgage insurance, typically required when a down payment is under a fifth of the price) is not modeled — if your down payment is smaller than shown here, your real monthly cost is higher.
- Real estate transfer tax is shown for Texas (none) and California (county rate only, applied to the national median home price) — your state's transfer tax, if any, may differ substantially, and city-level surtaxes on high-value homes (like Los Angeles's Measure ULA) are not included.
Sources
- ATTOM Data Solutions — 2025 Property Tax Analysis (national average effective property tax rate) as of 2026-04-01
- Bankrate (Quadrant Information Services) — national average homeowners insurance premium as of 2025-07-01
- Angi 2025 State of Home Spending Report — improvements, maintenance and emergency repairs as of 2025-12-31
- Freddie Mac Primary Mortgage Market Survey — 30-year fixed mortgage rate as of 2026-07-30
- LodeStar Software Solutions (via Bankrate) — national average closing costs as of 2025-01-01
- Texas Constitution, Article 8, Section 29 — real estate transfer taxes prohibited as of 2016-01-01
- California Revenue & Taxation Code §11911 — county documentary transfer tax as of 2026-01-01
- National Association of Realtors — Existing-Home Sales report (median price, median tenure) as of 2026-06-01
- S&P/Case-Shiller U.S. National Home Price Index (via Macrotrends) — long-run appreciation trend as of 2026-01-01
The loan
$2,265/mo$352,480 borrowed at 6.66% over 30 years, after $88,120 down.
Early payments are mostly interest, so after 11 of 30 years you have paid 52% of the loan's total interest but retired only 17% of the principal. Only the interest actually paid within the holding period is counted in the cost above — assuming the loan runs its full term would overstate it.
Your position in the tax system
34.6% on the next dollarEvery extra dollar you earn is taxed at your marginal rate, not your average one — which is why a purchase costs more to fund than a paycheck stub suggests.
Marginal rates are read in gross-income terms: below the standard deduction an extra dollar of pay adds nothing to taxable income, so the true rate there is 0%, not the lowest bracket's. Excludes pre-tax deductions (401(k), HSA), which would lower all three.
Same purchase, different state
IL is #43 of 51The purchase inputs and income stay the same. Your row uses your calculator settings; other states use example counties and omit local income tax. Spread across all 51: $361,829, from Nevada to New Jersey.
- $1,098,012
- Illinoisyou$1,342,439
- $1,459,841
Choose a state name to compare against somewhere else.
Where every dollar goes
43% never reaches youThe $1,342,438.71 you must earn, followed to where it lands. Select a band to isolate it.
- Federal income tax$466,782.57
- FICA (Social Security + Medicare)$37,211.31
- IL income tax$66,595.51
- Home purchase$440,600.00
- Fees$5,101.60
- Ownership costs$326,147.72
Each tax layer is the extra tax this purchase causes — that layer's tax at your income subtracted from its tax at your income plus the gross-up — so bracket boundaries the purchase straddles are handled correctly rather than smoothed over with an average rate.
Is a raise actually a raise?
you keep 65%A raise arrives on top of everything you already earn, so it is taxed at your marginal rate — not the average rate on your whole salary.
Federal, FICA, state and any local income tax — no pre-tax deductions, benefit changes, or payroll withholding quirks, all of which move the real figure. Moving into a higher bracket never taxes the income below the threshold: only the dollars above it pay the higher rate.
The arithmetic, for Illinois
This is the actual computation, not a mock-up: the chain the calculator walks for a single filer earning $75,000 in Illinois, in the 2026 tax year. Every row can be checked against the last.
| Gross salary | $75,000 | Where every calculation starts. |
|---|---|---|
| Less the federal standard deduction | −$16,100 | The 2026 figure for a single filer. |
| Federally taxable income | $58,900 | What the bracket table is applied to. |
| Federal income tax | −$7,670 | Top bracket reached: 22.00%. |
| FICA — Social Security and Medicare | −$5,738 | 7.65% up to the wage base, then 1.45% above it. |
| Illinois taxable income | $72,075 | After Illinois's own deduction, which differs from the federal one. |
| Illinois income tax | −$3,568 | Marginal rate on the next dollar earned here: 4.95%. |
| Take-home pay | $58,025 | $16,975 withheld — 22.63% of the salary never reaches you. |
This is why the price on the tag is never the cost. To spend a dollar you must first earn roughly 1.29 of them — and that multiplier is what the calculator applies to every purchase on this page.
What's different about Illinois
- State income tax here runs about 4.76% at this salary. That is rank 7 in the country. Every dollar you spend has already cleared one of the heaviest state withholdings there is.
- A home purchase in Illinois takes $1,342,439 of gross income, rank 9. The full range spans $361,829: Nevada at $1,098,012 on one side, New Jersey at $1,459,841 on the other.
- Wisconsin lands closest to Illinois here, at $1,342,331 — only $108 between them. Two states that look nothing alike can still end up a few dollars apart.
- Illinois's effective state income tax at the representative salary is about 4.76%, ranking 7 among the jurisdictions modeled. Spending here therefore happens on income that has already cleared one of the country's heaviest state withholding layers, which compounds against every purchase-side charge below.
- A home purchase in Illinois requires $1,342,439 of gross income, ranking 9. Across all states the requirement varies by $361,829, bounded by Nevada at $1,098,012 and New Jersey at $1,459,841.
- On this purchase Wisconsin is Illinois's nearest neighbor at $1,342,331, separated by $108. The convergence is a property of the composed stack rather than of similar tax policy — offsetting income and sales treatments frequently produce near-identical totals.
What this page can't tell you
Worth being straight about, because a number without its limits is just a claim.
- These figures assume one filer with no dependants. They also assume nothing goes into a retirement account or an HSA before tax, and no itemized deductions. Any of those would cut the tax. That would cut the true cost too.
- Ownership costs fall back on national averages sometimes. That happens where a state figure does not exist, or could not be checked against a primary source. The data panel on the result says so outright when it does. We do not dress an estimate up as a measurement.
- Figures assume a single filer with no dependants, no pre-tax retirement or HSA contributions, and the standard deduction rather than itemized deductions. Each of those would reduce taxable income and therefore the gross-up, so the figures here should be read as an upper bound on the earn-side requirement for this household shape.
- Ownership-layer inputs fall back to national averages where a state-level figure is unavailable or could not be verified against a primary source. Those fallbacks are disclosed per-figure in the provenance panel rather than being silently blended into the total, so an estimate is never presented with the same confidence as a measurement.
Questions people ask
Why does this cost more in Illinois than in most states?
It is not that the shelf price is higher. It is that you must earn more to reach the same shelf. Illinois takes a bigger share on the way in and on the way out, so the same purchase starts from $1,342,439 — an extra $118,779 of earning.
How much of this is sales tax?
The combined rate here is about 8.98%, charged on the price at the register. That part you can see. The larger part is what came out of your pay before you got there.
Where in the country is this cheapest?
Nevada sits at the bottom, $244,426 below where you are. New Jersey sits at the top, $117,403 above. Worth knowing if you are weighing a move.
What does Illinois's ranking on this actually mean?
Line up every state we can compute by earning required, heaviest first. Illinois lands at 9. The shelf price is held the same throughout, so the ordering is entirely about tax.
What drives Illinois above the national median on this purchase?
Required gross income is the outlay grossed up by the combined marginal wedge — federal, FICA and state income tax — with purchase taxes applied to the outlay itself. Illinois exceeds the national median because it is above average on at least one of those layers; the resulting requirement is $1,342,439, a premium of $118,779.
What is the purchase-tax component in Illinois?
The representative combined state-and-local rate is about 8.98%, applied to the taxable outlay. ⚠️ Local sourcing means the effective rate varies by point of sale within Illinois; the figure here is representative, not jurisdiction-specific.
What is the national spread on this purchase?
Against Nevada at the light end, Illinois carries $244,426 of additional gross requirement; against New Jersey at the heavy end it is $117,403 lighter. ⚠️ The model holds the pre-tax outlay constant across states, so the spread reflects tax structure alone and not regional price levels.
How is the state ranking on this purchase constructed?
States are ordered DESCENDING by required gross income at a constant pre-tax outlay — first place is the most expensive — and Illinois occupies position 9. ⛔ The ranking is not a cost-of-living measure — regional price variation is deliberately excluded so the tax effect is isolable.
Keep going
What you must earn to buy it
A $75,000 salary
| Sticker price | $440,600 |
|---|---|
| Out of pocket | $440,600 |
| Income tax on earning it | $307,136 |
| Hours of work | 119.3 work months |
41.08% of that pay never reaches the purchase.
This example uses the entered price and applicable sales tax. The full calculation above may also include fees, ownership costs.
Show your work
A $75,000 salary
| PriceWhat you typed | $440,600 |
|---|---|
| Sales taxNo sales tax applied to this purchase | $0.00 |
| Out of pocketPrice plus sales tax | $440,600 |
| Federal, next dollarIRS brackets, 2026 | 22% |
| Social Security and MedicareFICA rates, 2026 | 7.65% |
| State, next dollarIL brackets, 2026 | 4.95% |
| Pay you must earnWalked up your own bracket boundaries | $747,736 |
| Tax on earning itPay needed, less out of pocket | $307,136 |
This example uses the entered price and applicable sales tax. The full calculation above may also include fees, ownership costs.
If the money stayed put
A $75,000 salary
| Spent today | $440,600 |
|---|---|
| Growth given up | $348,448 |
| Pay needed to buy it | $747,736 |
Assumes a 6% annual return that you can edit. This example uses the entered price and applicable sales tax. The full calculation above may also include fees, ownership costs.