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Housing market/Illinois/ZIP 60123

ACS 2023 · FY2027 SAFMR

ZIP 60123 Elgin, Illinois

Chicago-Joliet-Naperville, IL HUD Metro FMR Area · Illinois. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
48,821
Households
17,481
Median HH income
$86,762
Renter share
28.6%
Median gross rent
$1,226
Vacancy
3.6%
Pop. change
-0.3%
2BR SAFMR
$1,790
SAFMR / rent
1.460×
2–49 unit stock
3,910
LIHTC proj / units
8 / 803
HUD assisted MF
10 / 805

ZIP brief

Email this profile

HUD schedule, ACS stock, and the 90–110% band for ZIP 60123 · IL — sent to you.

ZIP 60123 · IL

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ACS rent vs 2BR SAFMR

ZIP 60123 — Elgin, IL HUD Section 8 Payment Standards / SAFMR →
ACS median rent$1,226
2BR SAFMR$1,790
90% floor$1,611
110% ceiling$1,969

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 60123

  • 1-unit detached10,65058.9%
  • 1-unit attached2,07811.5%
  • 2–4 units1,82810.1%
  • 5–49 units2,08211.5%
  • 50+ units5863.2%
  • Mobile8704.8%
TypeUnitsShare
1-unit detached10,65058.7%
1-unit attached2,07811.5%
2 units (duplex)9735.4%
3–4 units8554.7%
5–9 units1,0976.1%
10–19 units5102.8%
20–49 units4752.6%
50+ units5863.2%
Mobile8704.8%

2–4 unit share 10.1% · 5–49 unit share 11.5% · combined 2–49 21.6%.

Units by bedrooms

Studio
605
1BR
1,464
2BR
5,510
3BR
6,340
4BR
3,670
5+
540

Rent burden

Rent ≥30% of income47.4%
Rent ≥50% of income24.6%
  • ACS median gross rent $1,226 (all bedrooms, occupied rentals).
  • Median contract rent $1,069.
  • Renters paying ≥30% of income 47.4%; ≥50% 24.6%.
  • FY2027 2BR SAFMR $1,790 (1.460× ACS median gross rent).

Population

48,821 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: -0.3%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: 8 projects, 803 units.
  • HUD project-based assisted MF: 10 properties, 805 assisted units.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 161 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.

Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.

What the data shows

ZIP 60123 28.6% of occupied households are renters; vacancy is 3.6%; ACS median gross rent is $1,226; population changed -0.3% between the 2018 and 2023 ACS vintages; the housing stock includes 1,828 units in 2–4-unit structures and 2,082 units in 5–49-unit structures; 8 LIHTC projects totaling 803 units; FY2027 2BR SAFMR is $1,790 versus ACS median gross rent of $1,226. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.

Illinois research

ZIP 60123 is a Census / HUD profile for Chicago-Joliet-Naperville, IL. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 60123 — Elgin, IL HUD Section 8 Payment Standards / SAFMR·Illinois ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
60002Chicago-Joliet-Naperville, IL HUD Metro FMR Area19.3%$1,176$1,65060004Chicago-Joliet-Naperville, IL HUD Metro FMR Area22.7%$1,703$2,47060005Chicago-Joliet-Naperville, IL HUD Metro FMR Area36.6%$1,621$2,20060006Chicago-Joliet-Naperville, IL HUD Metro FMR Area——$1,98060007Chicago-Joliet-Naperville, IL HUD Metro FMR Area26.0%$1,574$2,21060008Chicago-Joliet-Naperville, IL HUD Metro FMR Area27.5%$1,561$2,16060009Chicago-Joliet-Naperville, IL HUD Metro FMR Area——$1,98060010Chicago-Joliet-Naperville, IL HUD Metro FMR Area11.9%$2,459$3,02060011Chicago-Joliet-Naperville, IL HUD Metro FMR Area——$2,02060012Chicago-Joliet-Naperville, IL HUD Metro FMR Area5.4%$2,162$2,19060013Chicago-Joliet-Naperville, IL HUD Metro FMR Area11.6%$1,489$2,12060014Chicago-Joliet-Naperville, IL HUD Metro FMR Area19.4%$1,429$1,990

Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is Illinois research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 60123?

ZIP 60123 (Chicago-Joliet-Naperville, IL HUD Metro FMR Area) has 48,821 residents, 17,481 households, a renter share of 28.6%, median household income of $86,762, and ACS 2023 median gross rent of $1,226. Vacancy is 3.6%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 60123?

ACS counts 973 units in 2-unit buildings, 855 in 3–4 unit buildings, 1,097 in 5–9, 510 in 10–19, and 475 in 20–49. Combined 2–49 unit stock is 3,910 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 60123?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,790. See the full schedule and 90–110% payment-standard band on the ZIP 60123 — Elgin, IL HUD Section 8 Payment Standards / SAFMR.

Does this Illinois ZIP profile include Georgia listings?

No. ZIP 60123 is Census / HUD research for Chicago-Joliet-Naperville, IL HUD Metro FMR Area. Jeff Crowe CRE does not list Illinois property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.