Buying your first-ever home in the Midwest? At a median price of $286,699, homes for sale in Illinois offer far lower entry points than the U.S. average.
Peoria and Mattoon in Illinois strike the right balance between affordability, livability, and long-term growth. The Peoria housing market appeals to those seeking an urban lifestyle with plenty of amenities, while Mattoon offers a suburban, close-knit community and a slower pace of life.
1. Housing Market Snapshot and Home Affordability
Property prices in Kenilworth, Winnetka, and Glencoe run into the millions, which can intimidate many first-time buyers. By contrast, Peoria and Mattoon provide significant relief to those relocating to Illinois.
- Peoria:
- Median sale price: $180,000 (59% lower than the U.S. median of $418,700)
- Listings sell quickly, just 1% below list price in an average of 15 days
- Competitive but manageable, especially compared to larger Illinois metros
- Mattoon:
- Median sale price: $134,000 (about $46,000 lower than Peoria)
- Homes typically sell 4% below list price and close within 23 days
- Buyers here enjoy more flexibility in negotiations
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2. Lower Cost of Living than U.S. Average
- Peoria: Ranked among the “Top 10 U.S. Cities with High Salaries and Low Cost of Living.” Overall cost of living is 4% lower than the national average. Homes are 18% cheaper, and daily expenses are 12% lower compared to other Illinois cities.
- Mattoon: Even more cost-effective, with property costs 48% lower than the U.S. median. Families can maintain a comfortable lifestyle with an annual income of $109,000, leaving more room for savings or investments.
For first-time buyers, the reduced cost of living means more than cheaper mortgages. Utilities, groceries, and transportation costs are also lower, which helps new homeowners manage monthly budgets better. If you’re a young professional or have a family, explore affordable
homes for sale in Mattoon to balance debt and homeownership.
3. Diverse Employer Base and Attractive Salaries
- Peoria: A regional employment hub with a strong industrial and healthcare backbone. Major employers include Komatsu America, OSF Saint Francis Medical Center, and Bradley University. The average annual income is $65,092, with top-tier roles in management and medicine paying up to $203,125.
- Mattoon: The smaller job market is supported by steady roles in office administration, production, and sales. Competitive jobs average $82,113 annually, while the top 10% earn between $81,000 and $118,000.
Both cities also benefit from Illinois’ statewide push for renewable energy and technology jobs, which are expected to expand in the coming decade. This provides first-time homeowners added confidence that their local economies can grow and sustain housing demand over time.
4. Easy Commute & Transportation Access
- Peoria: Connected through I-74, I-474, and I-155, along with U.S.-150. Direct routes lead to Bloomington-Normal, the Quad Cities, and St. Louis. The average one-way commute is only 17.5 minutes, far shorter than Chicago’s congested average.
- Mattoon: Located on I-57 and U.S.-45, offering easy north-south travel access. Chicago is a 3-hour drive via I-57, while Peoria is just 2.5 hours away. This makes it a practical location for families seeking affordable housing within reach of regional hubs.
For non-drivers, both cities offer public transit options. Peoria’s CityLink bus system provides reliable intra-city connections, while Mattoon is served by Amtrak, giving residents direct access to Champaign, Chicago, and Carbondale. This makes both cities appealing to first-time buyers who may not want to rely entirely on cars.
5. Proximity to Top-tier Healthcare Facilities and Schools
- Peoria: Home to OSF Saint Francis Medical Center, the area’s only level-1 trauma center, and the renowned OSF Children’s Hospital of Illinois. Educational opportunities include Peoria Public Schools District 150, Bradley University, Methodist College, and the University of Illinois College of Medicine.
- Mattoon: Residents benefit from the Sarah Bush Lincoln Health Center, a well-regarded regional hospital. The Mattoon Community Unit School District 2 offers K–12 education, while private schools like St. John’s Lutheran and Maranatha Christian Academy provide alternatives for families seeking smaller class sizes.
Access to healthcare and education often drives real estate demand. For young families in particular, Peoria’s medical infrastructure and Mattoon’s supportive school system create long-term value beyond just property prices.
6. Recreation, Dining, and Lifestyle Activities
- Peoria: The Riverfront District serves as a cultural hub, with attractions like the Peoria Riverfront Museum, PlayHouse Children’s Museum, and Luthy Botanical Garden. Outdoors lovers can explore over 9,000 acres of parks and trails, including the Illinois River Bluff Trail. Dining highlights include Sweetwater Kitchen & Cocktails and The Blue Duck Barbecue Tavern.
- Mattoon: A smaller city with strong community traditions. Residents enjoy recreation at Peterson Park, Little Kinzel Park, and Lawson Park trails. The Mattoon Golf & Country Club offers private leisure options. Dining is centered around local favorites such as Angelo’s Pizza, Airport Steakhouse, and Alamo Steak House.
Both cities also host seasonal festivals that bring residents together. Peoria has its Steamboat Festival and summer concerts, while Mattoon is known for the Bagel Festival, a quirky local event that draws visitors from across the state. These cultural traditions add to the sense of community, making homeownership more rewarding.
Peoria or Mattoon – Which Illinois City Should You Choose?
Both cities provide affordable entry points into Illinois real estate. The choice depends on your lifestyle and priorities:
Choose Peoria if you want:
- Access to urban amenities, shopping, and fine dining
- A city rich in cultural attractions and entertainment
- Top-tier healthcare facilities and shorter commutes
Choose Mattoon if you want:
- The most affordable housing in Illinois
- A welcoming community atmosphere
- A slower pace of life away from big-city congestion
Planning to move to Illinois soon? Explore
homes for sale in Illinois on Houzeo, America’s best homebuying app. View recent listings, schedule tours, connect with agents, and submit offers—all from your mobile. Download the Houzeo app on the App Store or Google Play today.
