Location: Livingston County, IL | Metro: Ford County, IL HUD Metro FMR Area
| Unit Size | Monthly FMR |
|---|---|
| Studio | $710 |
| 1 Bedroom | $710 |
| 2 Bedrooms | $930 |
| 3 Bedrooms | $1,290 |
| 4 Bedrooms | $1,400 |
| 5 Bedrooms | $1,624 |
| 6 Bedrooms | $1,819 |
| 7 Bedrooms | $1,965 |
| 8 Bedrooms | $2,063 |
U.S. Census Bureau data (2024)
ZIP code 60952, located within the Livingston County, IL metro area, presents a unique profile when compared against typical ZIP codes in the county. The Fair Market Rent (FMR) for the area is set at $920 for fiscal year 2026, which exceeds the market rent figure of $688. This suggests that 60952 could be seen as slightly overvalued based on market conditions, but it also indicates potential for rental income above the average market rate.
The median home value in ZIP 60952 stands at $113,165, which is relatively low compared to other areas within the metro. This lower home value, combined with the higher FMR, implies that there might be opportunities for landlords and investors who can leverage the difference between what the government deems as fair market rent and the actual market rates.
The renter share in 60952 is 17.6%, which is a notable figure but not necessarily indicative of being a Section 8 sweet spot without further context about the typical renter share across the entire county. However, the combination of a higher FMR and a below-average home value does suggest that 60952 could be considered a value pocket for those interested in Section 8 properties. It offers the possibility of acquiring homes at a lower price point while still commanding rents that align with government standards, which can be beneficial given the guaranteed income stream associated with Section 8.
To determine if 60952 is a mid-tier neighborhood or a premium sub-market, one would need to compare its metrics against a broader sample of ZIP codes within the Livingston County, IL metro. Given the data, it leans towards being a value pocket due to its lower home values and higher FMR relative to the market rent. This positioning makes it attractive for investors looking to maximize their return on investment through Section 8 participation.
Data Sources: FMR data from HUD (2027). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.