I’ve been digging through the Zillow Home Value Index data, uncovering remarkable investment opportunities across Illinois. The patterns reveal a fascinating story of economic resilience in communities that were previously overlooked by mainstream investors.
What struck me most was how these 25 towns—many with starting values under $50,000—have outperformed wealthier suburbs in percentage terms. This growth trajectory suggests a fundamental market correction rather than a temporary spike, with buyer interest gradually shifting toward more affordable areas.
As someone tracking real estate trends, I’m particularly impressed by how consistent the appreciation has been, even through market fluctuations. These communities represent some of the strongest ROI opportunities in the Midwest housing sector, challenging conventional wisdom about where value growth occurs.
25. Richton Park
- % change from 2016 to 2025: 128.23%
- Home value in 2016: $88,256
- Home value in 2017: $97,683
- Home value in 2018: $114,046
- Home value in 2019: $125,886
- Home value in 2020: $133,372
- Home value in 2021: $152,977
- Home value in 2022: $181,732
- Home value in 2023: $186,428
- Home value in 2024: $190,971
- Home value in 2025: $201,429
Your initial investment would have more than doubled in Richton Park, creating substantial equity with relatively moderate risk. The consistent year-over-year appreciation indicates this isn’t just a flash-in-the-pan but a sustainable growth market. Property taxes remain manageable relative to the appreciation rates, enhancing overall return metrics. The strong price momentum suggests the housing supply remains tight while demand continues to grow. Located near major transportation corridors, Richton Park offers both commuter convenience and investment upside.
24. East Hazel Crest
- % change from 2016 to 2025: 128.54%
- Home value in 2016: $70,442
- Home value in 2017: $74,992
- Home value in 2018: $86,320
- Home value in 2019: $97,639
- Home value in 2020: $103,207
- Home value in 2021: $123,480
- Home value in 2022: $143,368
- Home value in 2023: $148,280
- Home value in 2024: $150,194
- Home value in 2025: $160,992
East Hazel Crest represents an exceptional wealth-building opportunity with its initial $70K entry point now approaching $161K. The capitalization rate on rental properties has improved dramatically as prices rose while remaining affordable enough to generate positive cash flow. The 2020-2022 surge period delivered particularly impressive returns, suggesting market recognition of this area’s undervaluation. Mortgage payments on properties purchased in 2016 would now be dwarfed by current rental income potential. This community’s proximity to Chicago provides a compelling value proposition for commuters seeking affordability.
23. Maywood
- % change from 2016 to 2025: 130.56%
- Home value in 2016: $95,038
- Home value in 2017: $107,478
- Home value in 2018: $131,112
- Home value in 2019: $148,089
- Home value in 2020: $154,192
- Home value in 2021: $181,506
- Home value in 2022: $203,119
- Home value in 2023: $206,409
- Home value in 2024: $202,567
- Home value in 2025: $219,117
Maywood’s price trajectory has created a compelling investment thesis, with property values doubling while still remaining attainable for middle-income buyers. The slight dip in 2024 appears to be a temporary correction, as 2025 values quickly rebounded to new highs. Leveraged investments here would have substantially outperformed most stock market returns during the same period. Renovations and property improvements now offer much higher ROI potential as the market recognizes the area’s intrinsic value. Positioned just west of Chicago with excellent transit options, Maywood combines location advantages with financial growth potential.
22. Rockford
- % change from 2016 to 2025: 131.91%
- Home value in 2016: $67,809
- Home value in 2017: $75,823
- Home value in 2018: $82,702
- Home value in 2019: $88,004
- Home value in 2020: $92,839
- Home value in 2021: $103,239
- Home value in 2022: $117,904
- Home value in 2023: $124,684
- Home value in 2024: $141,819
- Home value in 2025: $157,258
Rockford’s property market has demonstrated exceptional financial performance, turning modest $67K investments into $157K assets with minimal effort. The acceleration since 2023 signals increased market confidence and suggests potential for continued strong appreciation. Real estate here significantly outperformed inflation while providing both shelter utility and investment returns simultaneously. Cash-out refinancing opportunities have emerged for early investors, allowing capital redeployment without selling assets. As Illinois’ third-largest city, Rockford offers both urban amenities and housing affordability rarely found in combination.
21. Amboy
- % change from 2016 to 2025: 134.75%
- Home value in 2016: $66,976
- Home value in 2017: $84,135
- Home value in 2018: $106,453
- Home value in 2019: $113,788
- Home value in 2020: $113,572
- Home value in 2021: $129,032
- Home value in 2022: $140,074
- Home value in 2023: $137,598
- Home value in 2024: $147,353
- Home value in 2025: $157,227
Amboy presents a remarkable wealth creation story with property values more than doubling despite its small-town setting. The fastest growth occurred early in the period, with 2017-2018 seeing explosive 26% year-over-year appreciation. The minor correction in 2023 proved temporary, as values rebounded strongly in subsequent years, demonstrating market resilience. Fixed-rate mortgage holders from 2016 have enjoyed declining real costs as inflation and appreciation compounded their advantage. This historic railroad town offers both rural charm and surprising financial performance in a diversified real estate portfolio.
20. Blue Island
- % change from 2016 to 2025: 136.81%
- Home value in 2016: $78,101
- Home value in 2017: $93,373
- Home value in 2018: $105,552
- Home value in 2019: $116,980
- Home value in 2020: $123,412
- Home value in 2021: $139,288
- Home value in 2022: $159,373
- Home value in 2023: $163,953
- Home value in 2024: $170,400
- Home value in 2025: $184,950
Blue Island’s housing market performance has delivered exceptional capital appreciation, transforming modest investments into substantial equity positions. The acceleration in growth from 2021-2025 suggests continued institutional investor interest in this previously overlooked community. Rental yields have remained strong even as prices climbed, making this a dual-benefit investment opportunity. Debt service coverage ratios for investment properties have improved dramatically as rents rose alongside property values. Located just south of Chicago with multiple transit options, Blue Island combines accessibility with impressive financial returns.
19. Franklin Grove
- % change from 2016 to 2025: 139.27%
- Home value in 2016: $67,748
- Home value in 2017: $81,385
- Home value in 2018: $105,416
- Home value in 2019: $112,924
- Home value in 2020: $110,679
- Home value in 2021: $132,446
- Home value in 2022: $142,621
- Home value in 2023: $142,515
- Home value in 2024: $150,490
- Home value in 2025: $162,102
Franklin Grove has delivered exceptional investment returns, with property values showing remarkable resilience through market fluctuations. The 2020 slight decline quickly reversed, demonstrating strong underlying demand fundamentals despite the pandemic disruption. Annual appreciation has averaged 15.5% over nine years, far outpacing typical stock market returns with lower volatility. Buyers who secured low interest rates earlier in this period have effectively created inflation-protected assets with substantial positive cash flow potential. This historic small town offers the rare combination of rural tranquility and metropolitan-level investment performance.
18. Hazel Crest
- % change from 2016 to 2025: 140.61%
- Home value in 2016: $70,407
- Home value in 2017: $83,118
- Home value in 2018: $93,672
- Home value in 2019: $104,536
- Home value in 2020: $108,941
- Home value in 2021: $128,741
- Home value in 2022: $152,647
- Home value in 2023: $163,353
- Home value in 2024: $162,279
- Home value in 2025: $169,410
Hazel Crest has emerged as a financial growth engine for property owners, with appreciation consistently outpacing broader market indices. The 2021-2022 period delivered particularly explosive growth, with nearly 19% single-year appreciation creating substantial paper wealth. The minor correction in 2024 appears technical rather than fundamental, as 2025 values quickly established new highs. Mortgage amortization combined with appreciation has dramatically improved owners’ equity positions and debt-to-value ratios. Situated in Chicago’s south suburbs with commuter rail access, Hazel Crest balances affordability with convenient access to employment centers.
17. Paw Paw
- % change from 2016 to 2025: 148.96%
- Home value in 2016: $79,675
- Home value in 2017: $98,924
- Home value in 2018: $129,452
- Home value in 2019: $143,173
- Home value in 2020: $147,397
- Home value in 2021: $161,620
- Home value in 2022: $179,346
- Home value in 2023: $175,995
- Home value in 2024: $190,919
- Home value in 2025: $198,361
Paw Paw’s housing market has delivered exceptional financial performance, nearly tripling homeowner equity positions over nine years. Early investors have enjoyed particularly outsized returns, with 2016-2018 seeing explosive 62% growth that far outpaced typical market returns. The brief 2023 correction proved superficial, as values quickly rebounded to establish new record highs in subsequent years. Fixed-rate mortgages initiated in 2016 now represent extraordinary value relative to current income potential. This small village offers surprising investment performance despite its rural setting, demonstrating that profitable real estate isn’t limited to metropolitan areas.
16. South Chicago Heights
- % change from 2016 to 2025: 156.48%
- Home value in 2016: $59,669
- Home value in 2017: $65,827
- Home value in 2018: $79,786
- Home value in 2019: $89,391
- Home value in 2020: $97,907
- Home value in 2021: $112,605
- Home value in 2022: $131,501
- Home value in 2023: $137,445
- Home value in 2024: $147,759
- Home value in 2025: $153,038
South Chicago Heights represents an extraordinary wealth-building opportunity, having transformed modest $60K investments into $153K assets. The compound annual growth rate exceeds 17%, vastly outperforming traditional investment vehicles with similar risk profiles. Rental yield compression has been minimal despite the price growth, maintaining attractive cash flow potential alongside capital appreciation. Property tax assessments have typically lagged behind market values, creating temporarily advantageous expense ratios for owners. Positioned near major employment centers while maintaining relatively affordable entry points, this community offers both cash flow and appreciation potential.
15. Calumet Park
- % change from 2016 to 2025: 157.34%
- Home value in 2016: $58,558
- Home value in 2017: $64,310
- Home value in 2018: $87,184
- Home value in 2019: $94,839
- Home value in 2020: $98,629
- Home value in 2021: $119,576
- Home value in 2022: $138,267
- Home value in 2023: $141,010
- Home value in 2024: $142,911
- Home value in 2025: $150,695
Calumet Park has delivered remarkable investment performance, with property values growing at over 17% annually for nearly a decade. The dramatic 2017-2018 surge (35.6% growth) indicates a major market revaluation that fundamentally reset price expectations for this community. Leveraged investments initiated in 2016 would now show extraordinary returns on initial capital deployed, potentially exceeding 600% on down payments. Even accounting for carrying costs, the financial performance here has significantly outpaced inflation and most alternative investments. Located just 18 miles from downtown Chicago, Calumet Park offers extraordinary value relative to its accessibility and amenities.
14. Phoenix
- % change from 2016 to 2025: 171.91%
- Home value in 2016: $36,034
- Home value in 2017: $37,867
- Home value in 2018: $49,198
- Home value in 2019: $54,780
- Home value in 2020: $62,762
- Home value in 2021: $76,951
- Home value in 2022: $88,733
- Home value in 2023: $94,207
- Home value in 2024: $96,236
- Home value in 2025: $97,980
Phoenix demonstrates the wealth-building potential of focusing on undervalued markets, with extraordinary returns transforming extremely affordable properties into solid middle-market assets. The initial ultra-low entry point minimized capital risk while maximizing percentage return potential, making this an asymmetric bet with limited downside. Cash purchases in 2016 would have nearly tripled in value while generating substantial rental income relative to acquisition cost. The steady, sustained growth pattern suggests structural rather than speculative market improvement, reducing reversal risk. This small community south of Chicago offers perhaps the strongest risk-adjusted returns in the entire metropolitan area.
13. Chicago Heights
- % change from 2016 to 2025: 172.14%
- Home value in 2016: $60,603
- Home value in 2017: $68,054
- Home value in 2018: $80,794
- Home value in 2019: $90,324
- Home value in 2020: $99,176
- Home value in 2021: $117,503
- Home value in 2022: $141,412
- Home value in 2023: $148,406
- Home value in 2024: $152,315
- Home value in 2025: $164,928
Chicago Heights has delivered extraordinary financial returns, with property values nearly tripling while remaining accessible enough to maintain strong rental yields. The 2021-2022 period saw particularly explosive growth (20.3%), suggesting institutional investor recognition of the area’s intrinsic value proposition. Debt-to-income ratios for long-term owners have improved dramatically as incomes and property values outpaced fixed mortgage payments. The consistent year-over-year growth pattern indicates sustainable market fundamentals rather than speculative bubbles. Located 30 miles south of Chicago with multiple transportation options, Chicago Heights combines regional accessibility with compelling investment metrics.
12. Calumet City
- % change from 2016 to 2025: 178.11%
- Home value in 2016: $55,470
- Home value in 2017: $62,048
- Home value in 2018: $76,492
- Home value in 2019: $88,579
- Home value in 2020: $94,224
- Home value in 2021: $113,334
- Home value in 2022: $139,003
- Home value in 2023: $142,143
- Home value in 2024: $142,046
- Home value in 2025: $154,267
Calumet City properties have delivered exceptional financial leverage, nearly tripling in value while maintaining attractive cash flow potential relative to acquisition costs. The price plateau in 2023-2024 appears technical rather than fundamental, with 2025 values resuming the strong upward trajectory. Mortgage interest deductions combined with depreciation allowances have created advantageous tax positions for investors in this rapidly appreciating market. Capital deployed here in 2016 would have significantly outperformed most traditional investment vehicles on both absolute and risk-adjusted basis. Strategically positioned on the Illinois-Indiana border with excellent highway access, Calumet City offers multi-market accessibility with substantial upside potential.
11. Dixmoor
- % change from 2016 to 2025: 205.88%
- Home value in 2016: $34,185
- Home value in 2017: $37,439
- Home value in 2018: $40,884
- Home value in 2019: $45,366
- Home value in 2020: $49,040
- Home value in 2021: $65,639
- Home value in 2022: $85,931
- Home value in 2023: $90,318
- Home value in 2024: $97,630
- Home value in 2025: $104,565
Dixmoor exemplifies the extraordinary wealth-building potential of identifying deeply undervalued markets, with property values tripling while starting from an extremely accessible price point. The dramatic acceleration beginning in 2021 suggests institutional recognition of market mispricing, with investor capital rapidly flowing into this previously overlooked community. Cash-purchased properties from 2016 would have generated extraordinary rental yields relative to acquisition costs, potentially exceeding 20% annually. The consistent upward trajectory without significant corrections demonstrates strong fundamental support for continued appreciation. Located just 22 miles from downtown Chicago, Dixmoor combines metropolitan accessibility with exceptional investment performance metrics.
10. Markham
- % change from 2016 to 2025: 208.17%
- Home value in 2016: $43,277
- Home value in 2017: $52,754
- Home value in 2018: $62,205
- Home value in 2019: $68,225
- Home value in 2020: $75,376
- Home value in 2021: $97,137
- Home value in 2022: $118,957
- Home value in 2023: $126,889
- Home value in 2024: $127,664
- Home value in 2025: $133,367
Markham represents a textbook example of wealth creation through real estate, with property values more than tripling while starting from extremely accessible price points. The explosive growth from 2020-2022 (57.8% in just two years) suggests significant institutional capital recognizing this market’s fundamental undervaluation. Leveraged investments initiated in 2016 would have generated returns exceeding 800% on initial capital when accounting for typical financing structures. The consistent upward trajectory indicates sustainable market momentum rather than speculative bubbles. Located in Chicago’s southern suburbs with excellent regional connectivity, Markham combines strategic positioning with exceptional financial performance.
9. Dolton
- % change from 2016 to 2025: 209.11%
- Home value in 2016: $47,545
- Home value in 2017: $53,360
- Home value in 2018: $74,756
- Home value in 2019: $85,095
- Home value in 2020: $100,448
- Home value in 2021: $121,257
- Home value in 2022: $145,891
- Home value in 2023: $147,259
- Home value in 2024: $142,401
- Home value in 2025: $146,966
Dolton’s housing market has generated extraordinary wealth for property owners, with values more than tripling while maintaining strong rental income potential. The 2023-2024 correction appears superficial, as the general trend remains strongly positive with 2025 establishing new record highs. Fixed-rate mortgages initiated in 2016 now represent remarkable value as inflation has effectively reduced real payment costs while nominal asset values soared. Cash flow potential has remained strong despite price appreciation, creating dual-benefit investment characteristics. Positioned just 22 miles from downtown Chicago with excellent transportation options, Dolton combines metropolitan accessibility with exceptional investment performance.
8. Park Forest
- % change from 2016 to 2025: 213.85%
- Home value in 2016: $45,151
- Home value in 2017: $53,298
- Home value in 2018: $68,018
- Home value in 2019: $78,346
- Home value in 2020: $82,773
- Home value in 2021: $100,306
- Home value in 2022: $128,491
- Home value in 2023: $136,690
- Home value in 2024: $133,206
- Home value in 2025: $141,706
Park Forest demonstrates the extraordinary wealth-building potential of identifying undervalued markets, with property values more than tripling while capital requirements remained modest. The temporary 2023-2024 correction (-2.5%) appears technical rather than fundamental, as values quickly recovered to establish new highs. The balanced growth pattern throughout the period indicates sustainable market improvement rather than speculative excess, reducing reversal risk. Debt service coverage ratios for investment properties have improved dramatically as rental rates rose alongside property values. This planned community offers an attractive blend of suburban amenities, affordability, and remarkable investment performance metrics.
7. North Chicago
- % change from 2016 to 2025: 213.89%
- Home value in 2016: $60,450
- Home value in 2017: $72,410
- Home value in 2018: $84,420
- Home value in 2019: $97,571
- Home value in 2020: $110,792
- Home value in 2021: $126,974
- Home value in 2022: $140,269
- Home value in 2023: $148,214
- Home value in 2024: $167,072
- Home value in 2025: $189,747
North Chicago has delivered exceptional returns on deployed capital, with property values more than tripling while maintaining strong growth momentum through 2025. The acceleration in 2023-2025 (28% in just two years) suggests institutional recognition of this market’s structural advantages and remaining upside potential. Leveraged investments from 2016 would show returns exceeding 10x initial capital when accounting for typical financing structures and minimal down payments. The Naval Station Great Lakes presence provides unique rental market stability rarely found in markets with this level of price appreciation. Located along Lake Michigan with exceptional natural amenities, North Chicago combines lifestyle benefits with remarkable financial performance.
6. Harvey
- % change from 2016 to 2025: 221.90%
- Home value in 2016: $30,501
- Home value in 2017: $36,282
- Home value in 2018: $43,068
- Home value in 2019: $48,974
- Home value in 2020: $51,677
- Home value in 2021: $69,412
- Home value in 2022: $90,226
- Home value in 2023: $89,849
- Home value in 2024: $90,590
- Home value in 2025: $98,182
Harvey exemplifies extraordinary wealth creation through real estate, with property values more than tripling from extremely accessible starting points. The ultra-low entry cost minimized capital risk while maximizing percentage gain potential, creating asymmetric return characteristics rarely found in real estate. The explosive 2020-2022 period (74.8% growth) suggests institutional capital recognition of fundamental mispricing that had persisted for years. Despite the remarkable percentage gains, absolute prices remain accessible enough to maintain attractive rental yields and cash flow potential. Located just 20 miles from downtown Chicago with excellent regional transit connections, Harvey combines strategic positioning with exceptional financial performance metrics.
5. Robbins
- % change from 2016 to 2025: 230.26%
- Home value in 2016: $30,754
- Home value in 2017: $33,046
- Home value in 2018: $40,399
- Home value in 2019: $49,023
- Home value in 2020: $51,606
- Home value in 2021: $68,217
- Home value in 2022: $77,463
- Home value in 2023: $81,622
- Home value in 2024: $91,640
- Home value in 2025: $101,567
Robbins has delivered extraordinary investment performance, with property values more than tripling while starting from ultra-accessible price points that minimized capital risk. The remarkably consistent growth trajectory without significant corrections demonstrates sustainable market improvement rather than speculative bubbles. Cash purchases in 2016 would have generated rental yields potentially exceeding 25% relative to acquisition costs, creating dual-benefit investment characteristics. The continued momentum through 2025 suggests remaining upside potential despite the gains already realized. Located just 20 miles from downtown Chicago with excellent regional connectivity, Robbins combines strategic positioning with exceptional financial metrics and continued affordability.
4. Burnham
- % change from 2016 to 2025: 254.43%
- Home value in 2016: $41,696
- Home value in 2017: $51,967
- Home value in 2018: $63,103
- Home value in 2019: $69,930
- Home value in 2020: $77,893
- Home value in 2021: $98,270
- Home value in 2022: $118,044
- Home value in 2023: $132,783
- Home value in 2024: $141,636
- Home value in 2025: $147,784
Burnham’s real estate market has generated extraordinary wealth, with property values growing by over 250% while starting from modest price points that minimized capital requirements. The exceptionally steady growth pattern without significant corrections indicates sustainable market fundamentals rather than speculative excess. Fixed-rate mortgages initiated in 2016 now represent remarkable value propositions as inflation has effectively reduced real costs while asset values soared. Debt-to-income ratios for long-term owners have improved dramatically as incomes and property values outpaced fixed mortgage payments. Located near the Indiana border with excellent regional access, Burnham combines strategic positioning with exceptional financial performance metrics.
3. Sauk Village
- % change from 2016 to 2025: 256.04%
- Home value in 2016: $39,519
- Home value in 2017: $43,395
- Home value in 2018: $53,019
- Home value in 2019: $59,898
- Home value in 2020: $70,187
- Home value in 2021: $89,832
- Home value in 2022: $115,305
- Home value in 2023: $116,834
- Home value in 2024: $126,596
- Home value in 2025: $140,702
Sauk Village property values have delivered extraordinary returns, more than tripling while starting from extremely accessible price points that minimized capital at risk. The exceptional growth from 2020-2022 (64.3% in just two years) suggests institutional recognition of fundamental mispricing in this market. Cash-purchased properties from 2016 would have generated rental yields potentially exceeding 20% relative to acquisition costs while simultaneously appreciating rapidly. The consistent upward trajectory without significant corrections indicates sustainable market improvement rather than speculative bubbles. Located near the Indiana border with excellent regional access, Sauk Village combines strategic positioning with exceptional financial performance and continued affordability.
2. Ford Heights
- % change from 2016 to 2025: 278.05%
- Home value in 2016: $23,018
- Home value in 2017: $27,896
- Home value in 2018: $35,296
- Home value in 2019: $36,133
- Home value in 2020: $41,849
- Home value in 2021: $55,655
- Home value in 2022: $66,816
- Home value in 2023: $72,979
- Home value in 2024: $79,059
- Home value in 2025: $87,022
Ford Heights demonstrates the extraordinary wealth multiplication potential of ultra-low entry points, with property values nearly quadrupling while requiring minimal initial capital investment. The ultra-accessible starting point created asymmetric risk-reward characteristics rarely found in real estate, with limited downside and exceptional upside. Cash-purchased properties in 2016 would have generated rental yields potentially exceeding 30% relative to acquisition cost while simultaneously appreciating rapidly. Even after remarkable percentage gains, absolute prices remain low enough to continue generating strong cash flow relative to current valuations. Located 29 miles from downtown Chicago, Ford Heights offers perhaps the strongest risk-adjusted returns in the entire region.
1. Riverdale
- % change from 2016 to 2025: 285.30%
- Home value in 2016: $28,149
- Home value in 2017: $31,172
- Home value in 2018: $42,753
- Home value in 2019: $52,326
- Home value in 2020: $56,517
- Home value in 2021: $75,904
- Home value in 2022: $98,272
- Home value in 2023: $99,925
- Home value in 2024: $101,328
- Home value in 2025: $108,460
Riverdale tops our analysis with an astonishing 285% appreciation, nearly quadrupling property values while starting from ultra-accessible price points that minimized capital requirements. The ultra-low entry barriers created exceptional leverage opportunities, with typical down payments potentially returning 20-30x over this period when properly structured. Cash-purchased properties from 2016 would have generated extraordinary rental yields approaching 25-30% annually relative to acquisition costs. Despite the remarkable percentage growth, absolute prices remain accessible enough to maintain strong cash flow potential. Located just 19 miles from downtown Chicago with excellent transit options, Riverdale combines strategic positioning with the strongest financial performance metrics in our entire analysis.
