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Housing market/Illinois/ZIP 60134

ACS 2023 · FY2027 SAFMR

ZIP 60134 Geneva, 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
29,838
Households
10,876
Median HH income
$148,283
Renter share
14.8%
Median gross rent
$1,816
Vacancy
2.5%
Pop. change
+1.5%
2BR SAFMR
$2,460
SAFMR / rent
1.355×
2–49 unit stock
1,283
LIHTC proj / units
—
HUD assisted MF
—

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 60134 · IL — sent to you.

ZIP 60134 · IL

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ACS rent vs 2BR SAFMR

ZIP 60134 — Geneva, IL HUD Section 8 Payment Standards / SAFMR →
ACS median rent$1,816
2BR SAFMR$2,460
90% floor$2,214
110% ceiling$2,706

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

Housing stock

ACS 2023 units-in-structure · ZCTA 60134

  • 1-unit detached8,37275.0%
  • 1-unit attached1,14610.3%
  • 2–4 units6355.7%
  • 5–49 units6485.8%
  • 50+ units3433.1%
  • Mobile150.1%
TypeUnitsShare
1-unit detached8,37275.0%
1-unit attached1,14610.3%
2 units (duplex)2622.3%
3–4 units3733.3%
5–9 units2232.0%
10–19 units1551.4%
20–49 units2702.4%
50+ units3433.1%
Mobile150.1%

2–4 unit share 5.7% · 5–49 unit share 5.8% · combined 2–49 11.5%.

Units by bedrooms

Studio
78
1BR
262
2BR
1,916
3BR
3,383
4BR
4,132
5+
1,388

Rent burden

Rent ≥30% of income45.1%
Rent ≥50% of income21.2%
  • ACS median gross rent $1,816 (all bedrooms, occupied rentals).
  • Median contract rent $1,653.
  • Renters paying ≥30% of income 45.1%; ≥50% 21.2%.
  • FY2027 2BR SAFMR $2,460 (1.355× ACS median gross rent).

Population

29,838 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: +1.5%.

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

Assisted inventory

  • LIHTC: not published for this ZIP.
  • HUD project-based assisted MF: not published for this ZIP.
  • 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 60134 14.8% of occupied households are renters; vacancy is 2.5%; ACS median gross rent is $1,816; population increased +1.5% between the 2018 and 2023 ACS vintages; the housing stock includes 635 units in 2–4-unit structures and 648 units in 5–49-unit structures; FY2027 2BR SAFMR is $2,460 versus ACS median gross rent of $1,816. 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 60134 is a Census / HUD profile for Chicago-Joliet-Naperville, IL. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 60134 — Geneva, 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 60134?

ZIP 60134 (Chicago-Joliet-Naperville, IL HUD Metro FMR Area) has 29,838 residents, 10,876 households, a renter share of 14.8%, median household income of $148,283, and ACS 2023 median gross rent of $1,816. Vacancy is 2.5%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 60134?

ACS counts 262 units in 2-unit buildings, 373 in 3–4 unit buildings, 223 in 5–9, 155 in 10–19, and 270 in 20–49. Combined 2–49 unit stock is 1,283 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 60134?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $2,460. See the full schedule and 90–110% payment-standard band on the ZIP 60134 — Geneva, IL HUD Section 8 Payment Standards / SAFMR.

Does this Illinois ZIP profile include Georgia listings?

No. ZIP 60134 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.