Rent or buy in Illinois? This runs both sides on your numbers — the buy side carrying Illinois's real property-tax weight (1.92% effective, ACS 2025) — and nets out everything: interest, tax, maintenance, closing and selling costs, the return your deposit money gives up, and the equity you walk away with.
Fixed planning assumptions: rent +3%/yr, maintenance 1% of value/yr, insurance 0.2%/yr, closing 3% of loan, selling 6%, deposit money would earn 5%/yr.
over 7 years in Illinois
| Buying — net cost | $236,515 |
| Renting — net cost | $202,289 |
| of which: Illinois property tax (buy side) | $60,480 |
| Net sale proceeds if you buy | $194,738 |
Renters pay property tax too, folded into rent — but owners pay it directly and it scales with the home, not the loan. At Illinois's ACS 2025 effective rate, the defaults hand the tax office $60,480 over 7 years. In Illinois (1.92%) the same home pays over twice Hawaii's (0.26%) rate.
Source: U.S. Census Bureau, ACS 2025 (median taxes ÷ median value).
Buying pays two tolls renting avoids — ~3% in at purchase, ~6% out at sale. Short stays rarely recover them; that is why the verdict flips with the years selector more than with any other input. Try 3 years, then 15.
The tolls are assumptions, shown openly — change the scenario, not the arithmetic.
No — it is arithmetic on your assumptions. Schools, job stability, and how much you value owning are real inputs no calculator can price.
Because the down payment and closing cash could have been invested (modelled at 5%/yr). Ignoring it flatters buying; every honest rent-vs-buy model includes it.
It helps some itemizers; after the 2017 and 2025 tax changes most households take the standard deduction, so it is excluded and the exclusion is stated rather than hidden.
Rent vs buy in Illinois: on a $450,000 home vs $2,200 rent over 7 years, renting comes out ahead by $34,226 — with Illinois's 1.92% effective property tax costing $60,480 of the buy side. Your numbers, your verdict.
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Renting versus buying in Illinois, netted out over your horizon with Illinois property tax in the math.
On the standard scenario in Illinois: buying nets $236,515 vs renting $202,289 over 7 years.
Property tax costs the buyer $60,480 of that.
On the standard scenario, renting — your numbers decide on the page.
At 1.92%, it is a second, silent mortgage payment that never amortizes.
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