60120 — Elgin / Bartlett market data
60120 — Elgin / Bartlett
Section titled “60120 — Elgin / Bartlett”Cook County · 6 census tracts (3 with complete price, rent, and tax data) · data as of 2026-06-09
Planted Money aggregates public Cook/Lake County property and tax records, Zillow research data, and HUD rent benchmarks into a live investor screen for Cook and Lake County, Illinois. This page is the ZIP-level summary for 60120, built fresh from the same tract data the map and API serve — not a separate, hand-written guide. Browse 60120 on the interactive map for individual addresses, or connect an AI assistant via MCP to run a full underwrite on a specific property.
Headline numbers
Section titled “Headline numbers”| Metric | Value | Source |
|---|---|---|
| Median home value | $297,500 | Zillow ZHVI, all residential types, 2026-04-30 |
| Modeled market rent (2BR-equivalent) | $1,590/mo | Planted Money rent model — HUD SAFMR + Zillow ZORI blend (rent model) |
| Indicative gross yield | 6.4% | rent ÷ home value, annualized |
| Effective property tax | 2.88% | Cook County Clerk effective rate, Cook 2023 rates |
These are ZIP-level medians across this ZIP’s qualifying tracts — not a valuation of any specific address. Planted Money’s comp-based valuation model covers SFH and 2–4 unit properties only (never condos); an address-level number can differ from the ZIP median above. See data coverage and valuation methodology.
Market temperature
Section titled “Market temperature”| Segment | Sale-to-list | Days on market | Sold above list | 1-yr price change |
|---|---|---|---|---|
| Single-family (SFH) | 99.1% | 58 days | 35.4% | +0.5% |
| 2–4 unit | 98.8% | 82 days | 0.0% | +42.1% |
Redfin market statistics, latest quarter, ZIP-level (both property-type rows inherit the same ZIP figures where Redfin does not break them out further).
Strongest signals here (county-relative percentiles)
Section titled “Strongest signals here (county-relative percentiles)”Ranked among all 1,492 Cook + Lake tracts (50th percentile = county median). Full definitions: data dictionary.
- Halo frontier — 81st percentile county-wide. How much pricier the neighboring tracts are, by loan size — a price-adjacency read.
- Section 8 arbitrage — 72nd percentile county-wide. HUD FY2026 voucher ceiling (Small Area FMR, 2BR) vs. modeled market rent. (SAFMR 2BR $1,600 vs. modeled rent $1,590 — a positive gap of about $0/mo)
- Job growth — 69th percentile county-wide. Workplace jobs located in-tract, 2019→2022 (Census LEHD/LODES).
Strategy read
Section titled “Strategy read”Flip lean by our screen — flip tracts read a median 40th percentile vs. BRRRR’s 22nd percentile county-wide.
This is a location screen, not a property score — the tracts underneath a ZIP vary, and no individual address is scored on this page. How flip score works · How BRRRR score works · Underwriting.
Property tax note
Section titled “Property tax note”Hanover Township (North triad) moved assessed values +22.7% at its most recent triennial reassessment (2025); next reassessment 2028. Reassessment shock changes the tax bill, not the effective rate above — model the post-reassessment bill, not the seller’s. Underwriting covers how the suggested-offer math treats taxes.
Data vintages
Section titled “Data vintages”| Field | Vintage |
|---|---|
| Tract build | 2026-06-09 |
| Zillow ZHVI / ZORI | 2026-04-30 |
| Cook property tax rates | Cook 2023 rates |
| HMDA (capital flow, income, FHA) | 2022 vs 2024 |
| HUD SAFMR | SAFMR FY2026 |
What this page is not
Section titled “What this page is not”These are ZIP-level, area medians — not a valuation of any specific property. Automated valuations are not appraisals; this page doesn’t attempt a property-level estimate at all, only aggregated public-record and Zillow-research context for 60120 as a whole. Per-segment error rates for the underlying valuation model: accuracy. For an address, use the map app or the MCP tools.
Data: attributions · Methodology: how the numbers work · Coverage gaps: data coverage · All Chicago markets