Skip to main content
    Serving All 102 Illinois Counties

    Last updated September 3, 2026

    Trusted Illinois Mortgage Company& Loan Specialists

    From Chicago's skyline to Naperville's suburbs, we've helped thousands of Illinois families achieve their homeownership dreams. Local expertise, competitive rates, and a commitment to getting you to closing on time.

    $289,000Median Home Price
    2.27%Avg. Property Tax Rate
    +4.2%YoY Price Change
    Call Illinois Team
    630-357-1600

    Toll Free: 1-866-666-2378 (866-666-BEST)

    Get my rate quote:

    $
    No impact on credit score • Takes only 1 minute

    Illinois Mortgage Rates: What Actually Sets Your Number

    There is no single Illinois mortgage rate. Published averages are a starting point, not a quote — two borrowers buying the same Naperville or Cook County house on the same day can be quoted meaningfully different rates. Here is what moves your number, and where to price your own file.

    Credit score and loan-to-value

    Conventional pricing starts around a 620 FICO, FHA can go as low as 580 (or 500 with 10% down), and jumbo generally wants 700+. Higher scores and more equity both lower your rate and your mortgage insurance cost.

    Program choice

    Conventional, FHA, VA, USDA, jumbo, DSCR, and non-QM loans price differently. The 2026 Illinois FHA limit is $541,287 in all 102 counties and the conforming limit is $832,750 — crossing those lines changes which pricing applies to you.

    Property taxes and the real payment

    Illinois has one of the highest effective property tax rates in the country, and escrowed taxes hit your debt-to-income ratio. A lower rate on a high-tax parcel can still qualify for less than you expect, so we price using actual local assessments.

    Points, credits, and lock length

    Paying points buys the rate down; lender credits raise it to cover costs. Longer locks and investment or second-home occupancy also carry price adjustments. We show these side by side so you can compare true cost, not just the headline rate.

    Get your Illinois rate quoteRun the numbers

    Rate information as of September 3, 2026 and subject to change without notice. Your actual rate depends on credit, loan amount, property type, occupancy, and program. This is not a commitment to lend. All loans subject to credit approval.

    Understanding the Illinois Housing Market

    Illinois offers diverse housing options, from urban condos to suburban family homes. Here's what you need to know about buying in the Prairie State.

    Property Tax Considerations

    Illinois has some of the highest property taxes in the nation, averaging 2.27%. This significantly impacts your monthly payment. We factor this into your qualification to ensure you can comfortably afford your home.

    Market Trends 2026

    The Chicago metro area continues to see steady appreciation, while suburban markets like Naperville and Aurora remain competitive. Low inventory means getting pre-approved quickly is crucial.

    First-Time Buyer Programs

    Illinois offers excellent programs for first-time buyers, including down payment assistance through IHDA (Illinois Housing Development Authority). We'll help you navigate all available options.

    Local Expertise

    Our team knows Illinois inside and out. From Cook County's unique assessment process to the nuances of Chicago condo financing, we have the expertise to guide you through.

    Mortgage Options for Illinois Homebuyers

    Every Illinois borrower is unique. We offer a full range of loan products.

    Conventional Loans

    Traditional financing with competitive rates for qualified buyers

    Compare FHA vs. Conventional in Illinois →

    FHA Loans

    Low down payment options ideal for first-time buyers in Cook County

    Compare FHA vs. Conventional in Illinois →

    VA Loans

    Zero down payment for veterans at Great Lakes Naval Station and beyond

    Jumbo Loans

    Financing above conforming limits for luxury homes in North Shore

    Doctor Loans

    Special programs for physicians at Northwestern, Rush, and UChicago

    Explore Illinois bank statement and Non-QM home loans.

    Investing in rental property? Explore Illinois DSCR investor loans.

    View All Loan Products

    Areas We Serve in Illinois

    Licensed to serve all of Illinois. Here are some of the communities we frequently help:

    NapervilleAuroraOak ParkSchaumburgHoffman EstatesChicagoLincoln ParkBurr RidgeOak BrookHinsdaleSouth BarringtonNorthbrookHighland ParkWinnetkaDeerfieldGlenview

    Don't see your city? No problem! We serve all 102 Illinois counties including Cook, DuPage, Lake, Will, Kane, McHenry, and more.

    Frequently Asked Questions About Illinois Mortgages

    Answers to common questions from Illinois homebuyers and investors.

    Your credit score, loan-to-value, program (conventional, FHA, VA, USDA, jumbo, DSCR, or non-QM), occupancy, lock length, and whether you pay points or take a lender credit. Published Illinois averages are a starting point, not a quote — we price your actual file and show the options side by side so you can compare true cost rather than the headline rate.

    Yes. ABS Home Mortgage, Inc. is an Illinois Residential Mortgage Licensee (MB.0006713), based in Naperville, and we're licensed to lend in all 102 Illinois counties, from Cook and DuPage to the smallest downstate county.

    Conventional, FHA, VA, USDA (in eligible areas), jumbo, DSCR investment loans, doctor/physician loans, and non-QM programs are all available statewide, along with refinance and HELOC options. See our full loan menu on the Loan Products page.

    $541,287 for a one-unit property, and it's the same figure in every one of Illinois' 102 counties — Illinois has no FHA high-cost counties. The 2026 conforming loan limit for conventional financing is $832,750, so anything above the FHA number needs conventional or jumbo financing.

    Conventional loans typically start around a 620 FICO, FHA can go as low as 580 (or 500 with 10% down), and jumbo or DSCR investor loans generally want 700+. Higher scores lower your rate and mortgage insurance cost — we review your credit early so you know exactly where you stand.

    Illinois has the second-highest effective property tax rate in the country, and your tax bill is escrowed into your monthly payment and counts against your debt-to-income ratio. Rates vary widely by county and even by municipality, so we use current local assessment data — not a statewide average — when we calculate what you actually qualify for.

    Yes, through IHDA (Illinois Housing Development Authority), which pairs with FHA, VA, USDA and conventional HFA Preferred/Advantage loans. Programs and income limits change periodically and are set by county — we check current figures when we run your file.

    Program terms, loan limits and eligibility figures are current as of August 2026 and subject to change without notice. This is not a commitment to lend; all loans are subject to credit approval.

    Locations we serve

    Ready to Buy or Refinance in Illinois?

    Get pre-approved in minutes. Our Illinois mortgage experts are standing by to help you find the best rate and loan program for your situation.

    Start Your ApplicationCall 630-357-1600

    Toll Free: 1-866-666-2378 (866-666-BEST)

    Illinois Buyer Guides

    First-Time Buyer

    FHA vs. Conventional in Illinois (2026)

    Illinois FHA and conforming loan limits, how long mortgage insurance actually lasts on each loan type, and IHDA down payment assistance.

    Read article
    First-Time Buyer

    First-Time Home Buyer Guide: Naperville 2026

    What you can actually afford with DuPage County taxes, down payment minimums, neighborhood pricing by ZIP, Illinois assistance programs, and the pre-approval process.

    Read article