15 Illinois Cities You Should Never Buy Property In

Illinois is something, with Chicago bustling, sprawling farmlands, and small towns dotting the state. However, not every part of Illinois is worth the bite. Some cities are just too risky for property investors — from economic instability to high crime rates to a dwindling population. If you’re considering buying real estate, it’s a big commitment and always better to know where the pitfalls are before you put your money on the table.

Of course there are merits to every city but some have hurdles that no matter how determined an investor is, are impossible to overcome. This is not a pick on anyone’s hometown, but to help potential buyers avoid situations that they can regret. Let’s take a stroll through 15 Illinois cities that aren’t the best places to invest in property.

Harvey

Harvey was once an industrial hub. Facing high unemployment rates and significant crime issues, the city is struggling to maintain its infrastructure and attract new residents. Property values have plummeted, and homes sit empty, waiting for signs of a revival that never comes.

Cahokia Heights

In order to make a fresh start, struggling communities were merged to form Cahokia Heights. However, it has proven a tough place for property investors due to chronic flooding, poor infrastructure and a deteriorating tax base. A slew of challenges the local government has had to contend with have left many residents frustrated that the local government did not provide basic services.

East St. Louis

East St. Louis often gets a spotlight because of its challenges. The city is hard to boom with high crime rates and economic woes, but they don’t cause the housing prices to rise. It has not helped the area’s reputation as a risky investment and potential buyers are wary.

Rockford

Rockford is one of Illinois’ larger cities and, like many of its peers, has its share of economic and social challenges. The high unemployment and shrinking population of the city affect the real estate market of the city. Buying here might mean signing up for a long wait to see returns, if you’re thinking of buying here.

Danville

Illinois often lists Danville as a struggling city. The city has been dealing with two issues: job growth and infrastructure maintenance. It’s a place where you might feel like you are swimming upstream against the tide with aging housing stock and slow economic progress.

Peoria

You might be surprised to know Caterpillar’s former headquarters and rich history. But in recent years the city has been struggling to maintain its population, and economic shifts have taken a toll on property values. There are some promising areas and some very uncertain ones.

Kankakee

Kankakee was once a desirable location and is close to Chicago. The city, however, has economic and crime problems that are depressing property values, which are stagnant or falling. Investors are a roll of the dice.

Champaign

Champaign has a reputation as a college town, and its market might seem appealing up front. But outside the university bubble, demand is lower and growth is slower. The property market here feels like a balloon slowly deflating, with no students.

Decatur

Once a stronghold of industry, Decatur has fallen on hard times that are hard to ignore. It’s a shrinking city; there are fewer people and fewer jobs, and the housing market reflects that. There are a number of properties that remain on the market with a turnaround that never seems to come.

Carbondale

Southern Illinois University is home to Carbondale, a big rental market. But in a real estate market, there is no stability as it seems. The student population is ebbing and flowing and the area’s economic challenges make it less attractive for long term investment.

Pontiac

Pontiac’s Route 66 history may charm visitors, but the real estate market has a different story to tell. The city has seen its population and economic activity slow down and it’s a tough sell to property investors. It’s like buying a vintage car with a questionable engine.

Cicero

Cicero is not far from Chicago but has had its ups and downs. High property taxes and an aging housing stock are of concern to potential buyers. The city is in the right place, but investors often feel like they’re spinning their wheels.

Quincy

Sitting on the Mississippi River’s banks, Quincy is small enough to have a little bit of a charm, but it’s also small enough to keep real estate investment out of the area. Job opportunities are limited and housing moves at a snail’s pace. They often leave buyers in a waiting game.

Waukegan

Waukegan would have thrived if it had any economic opportunities, as it was located lakeside. Real estate investors have a tough time making money in a place like this, with a high crime rate and little property appreciation.

Joliet

Joliet has seen some growth because of its proximity to Chicago, but that’s not the case for every part of the city. The problem is that crime rates are high and property values are stagnant in some neighborhoods, and you have to walk carefully.

Disclaimer: This list is solely the author’s opinion based on research and publicly available information.

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