When most people think about Illinois, their minds immediately go to the Chicago skyline and everything the city has to offer, or to the miles upon miles of cornfields you see downstate. What most people do not know is that there are plenty of small towns that are still within driving distance of big cities, which can make you feel at home, and have very affordable homes for sale, making it easy to become a homeowner.
These 5 small towns are just a snapshot in the bigger picture of what Illinois has to offer those looking for a less urban life:
One of the most picturesque small towns in Illinois, Galena lies in the area known as the Driftless Zone, a small piece of northern Illinois untouched by glaciers. With a population of a little over 3,400, it's easy to see why tourists come to the area in the spring to visit the nearby Apple River Canyon State Park. Galena is about 90 minutes away from Rockford and 20 minutes away from Dubuque, IA, both major regional population centers.
Home prices in Galena are relatively affordable, averaging about $215,000 family home. There are a lot of listings for the Galena area, which stretches fairly far out into the country, which is excellent for buyers. More than 100 listings are on the MLS throughout the year, which is very high for such a small population. Adding to this is the fact that listings stay up for an average of 6 months, making it a good buyer's market.
Just outside of the state capital of Springfield lies Rochester, the smallest town on this list at about 2,800 residents. The town has an incredible school system, and is only about 25 minutes away from the many historical sites in Springfield, IL, including Lincoln's Tomb, and the Illinois Military Museum.
Owing to its low crime rate, good schools, and position only about 75 minutes away from St. Louis, MO, the average home price in Rochester runs about $229,000. This is about 36% higher than the median home price in Illinois of $169,000. The home buying situation in Rochester reflects that of many very small towns in Illinois, mainly there are not always a lot of options. People generally live in their houses longer in small towns than in cities. You can find around 20 listings for Rochester on average, and they stay on the market for between 4-5 months. It is important to stay on top of new listings if you wish to move to Rochester, since it can be hard to find exactly what you want.
As the southern-most town on this list, Harrisburg experiences a slightly difference climate when compared to areas of northern Illinois around Chicago. The winter is less bitter, the summer is a little warmer, and there is far less snow when it is cold outside. Harrisburg is also near a couple beautiful natural spaces in the state, being less than 20 minutes from both Garden of the Gods State Park and Shawnee National Forest
Home prices in Harrisburg are the lowest among towns on this list, with an average price of around $75,000. Such a low average price is because of the fact that the area is experiencing a population decline. While the area itself is still nice, and the schools are good, hundreds of jobs have been lost over the past 5 years. These factors combine to make Harrisburg an excellent place to purchase a home for retirees, or if your job lets you work from home. Listings stay on the market for about 4 months, and there are around 55 homes available on average throughout the year.
Located in far eastern Illinois, on the border with Indiana, lies Mt. Carmel, known for its quiet way of life. The sleepy town was only a few miles from the epicenter of the 2008 Illinois Earthquake, which was felt in Chicago and as far away as Atlanta. The town has a population of a little over 7,000, making it one of the bigger towns in the southeastern Illinois area. One of the last remaining stands of eastern U.S. old growth forest in the Midwest is located about 5 miles outside of Mt. Carmel at Beall Woods State Park.
Housing is relatively affordable in Mt. Carmel, with home prices averaging about $104,000, more than 63% less than the average Illinois home price of $169,000. For buyers, as is the case with many small towns, there is not a lot of inventory. Homes stay on the market about 5 months in Mt. Carmel, but there are only around 20-30 on the market at any one time. Homes on the market for a long time can usually be purchased well below the listing price, which can help offset some of the feeling of a sellers' market.
At the intersection of two major Interstate Highways in south-central Illinois you can find Effingham, located about 90 miles outside of St. Louis, MO. With about 13,000 residents, Effingham is one of the bigger towns in southern Illinois, and can be a great place to set down roots due to its central location between major cities, and its good school system. The housing market did not suffer much in the 2007-2008 subprime crisis, and current prices average around $108,000, with homes staying on the market for about 3.5 months on average. The 80+ homes you can find on the MLS during most of the year give buyers a fairly decent selection to choose from for their next home.
