Side-by-side comparison of mortgage costs, property taxes, closing costs, and homeowners insurance between Illinois and Washington. Updated for 2026.
Illinois and Washington are evenly matched across major housing cost categories. Your decision may come down to other factors like job market, climate, or lifestyle preferences. Use the calculators below to model your specific scenario.
Estimated PITI payments assuming 10% down, 6.5% rate, 30-year fixed mortgage with PMI.
Buying in Illinois saves you approximately $1,863/month ($22,356/year) compared to Washington, based on median home prices with identical loan terms.
There's a dramatic price gap between these two states. Homes in Illinois cost 53% less than in Washington — that's a difference of $310K on the median home. For buyers relocating from Washington to Illinois, this can mean upgrading significantly or pocketing substantial savings. The equity you've built in a Washington home could fund a much larger down payment in Illinois, potentially eliminating PMI and reducing your monthly payment dramatically.
Property taxes are dramatically different: Washington charges 0.98% while Illinois charges 2.07%, a gap of 1.09 percentage points. On the respective median homes, this means Illinois homeowners pay roughly $5,589 per year in property taxes versus $5,684 in Washington. Over 30 years of homeownership, this difference alone can add up to six figures. Retirees on fixed incomes should weigh this heavily.
Both states offer down payment assistance for first-time buyers. Illinois's IHDA 1stHomeIllinois provides $7,500 forgivable loan, while Washington's WSHFC Home Advantage offers Up to $10,000 DPA. These programs can significantly reduce your upfront costs and make homeownership accessible even if you haven't saved a full 20% down payment. Check eligibility requirements on each state's housing finance agency website — income limits and purchase price caps apply.
The bottom line: Illinois homes cost $310K less than Washington on average. That translates to roughly $1,863 less per month in total housing costs if you choose Illinois. For most buyers, this price gap is the single biggest factor — it affects your loan size, monthly payment, and how quickly you build equity.