What's a low, high, and average mortgage rate in IL?
I’m looking for a primary, single-family home in for , and credit score.
Insights
Negotiate everything—rates, fees, and terms are not set in stone.
George Robinson TrueRate Data ScientistLenders with low rates in IL
TrueRate analyzed the rates lenders actually gave to buyers for the last three years and found only a few lenders likely to get you a good deal.
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Insights
Negotiate everything—rates, fees, and terms are not set in stone.
George Robinson TrueRate Data ScientistLenders in IL likely to have high rates
We don’t accept advertising, so you can get the real lender story. TrueRate looked at 67 lenders and found that these lenders are likely to offer you a high rate.
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Insights
Whether a lender has high margins or is simply inefficient and passing their costs on to you, the result is the same—you’ll likely end up paying more for your home. Our data shows that if you choose these lenders you will likely regret it.
George Robinson TrueRate Data ScientistLenders with average rates in IL
You deserve better than what these lenders historically provide.
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Don’t let lenders pull a fast one on you
Learn how really low rates often come with hidden fees. Drag the slider to see how rates and fees are connected.
Insights
Insights by James McTernan Tomo Mortgage Loan Advisor - NMLS #337556TrueRate report
Buying a home shouldn’t feel impossible—see what’s driving buyer stress in 2025.
What is TrueRate by Tomo Mortgage?
TrueRate is a tool for homebuyers, created by Tomo Mortgage. It uses AI and analytical models to show you what a fair mortgage rate really looks like—your “true rate”—based on your unique financial situation and real market conditions. It strips out all the bait-and-switch pricing you see all over the internet, such as rates advertised with big point fees hiding in the fine print.
Instead of giving you a one-size-fits-all estimate, TrueRate calculates what rate you should be looking for that day, using the same kinds of data that lenders themselves rely on to provide their own rate information. We’re just making it all public for the first time. You’ll be able to see whether an interest rate offered by a bank, credit union, or mortgage company is low, average, or too high—before you agree to anything.
We believe in transparency. Here’s how we crunched the numbers.
Average Mortgage Rates: 6.26% - 6.46%
As of October 8, 2025, an average mortgage rate—or, to be a little more precise, a median rate for a 30-year fixed-rate conventional mortgage on a primary home—falls between 6.26% and 6.46%.
If you’re comparing different mortgage lenders, trying to find the lowest interest rates, you’ll be looking for offers below 6.26%. Few lenders nationwide are offering homebuyers a “good” rate today, meaning their interest rate is better than what 70% of lenders are offering to people with the same financial scenario.
This is based on an analysis from TrueRate, which uses hundreds of thousands of home loans across the U.S. to calculate what rates are good, bad, and average for a specific buyer’s scenario.
Frequently asked questions
Let’s take a common home buying scenario. You're buying a $393,000 single-family home with 20% down and a 730 credit score, and looking for a 30-year fixed conventional loan.
Here’s what your principal and interest would look like based on today’s best rates:
| Row headers | Lender A | Lender B | Lender C |
|---|---|---|---|
| Offered rate | Low rate6.622% | Average rate6.752% | High rate6.866% |
| Monthly P&I payment | $2,013 | $2,040 | $2,063 |
| Costs after 10 years | $241,502 | $244,753 | $247,619 |
| Savings after 10 years | $6,117 | $2,866 |
Rates for illustrative purposes only. Monthly payments reflect principal and interest only. Taxes, insurance, and other costs not included.
You might see some ultra-low rates advertised online, but many of these are misleading. Those teaser rates often come with hidden fees, like:
- Discount points (which you pay upfront)
- High origination or underwriting costs
- Loan terms that reset or change over time
The most honest way to compare offers? Look for a rate where the APR (annual percentage rate) is nearly equal to the interest rate — what’s often called a “par rate.” That’s the most realistic number to judge true affordability.
Mortgage interest rates are influenced by a wide range of economic factors—from inflation and job growth to Federal Reserve policy. So, will rates fall in 2025? According to Tomo’s weekly mortgage rate forecast, it’s complicated—but not impossible.
As Emmanuel Santo-Donato, Tomo’s Chief Market Analyst, explains, we’re in a “watch-and-wait” phase where data like inflation reports, unemployment numbers, and the Fed’s policy meetings play an outsized role in driving mortgage trends. When job growth cools or inflation slows faster than expected, that typically nudges rates lower. On the other hand, any signs of overheating in the economy—or global uncertainty—can push them back up.
For ongoing updates, you can subscribe to the Track Tomo Mortgage Rates tool, which tracks real changes in mortgage rates tailored to your loan scenario—so you’ll know if it’s time to lock in or wait.
Mortgage fees are one of the most misunderstood parts of the home loan process—and they can cost you thousands of dollars if you’re not careful.
Most lenders tack on charges like origination fees, underwriting fees, and processing fees, often burying them in the fine print. At Tomo, we believe that’s unnecessary. In fact, we’ve built our model around zero lender fees—because getting a mortgage shouldn’t feel like leaving a tip just for being allowed to borrow money.
According to Tomo’s mortgage lender fee analysis, the median lender fee for a conventional 30-year mortgage at major banks is $1,360. But fees can climb much higher:
- $3,000–$6,000 is common
- $10,000+ isn't unheard of, especially from brokers or lenders using aggressive pricing models
Mortgage rates have seen dramatic swings in the last several years—and understanding this history can help you make better decisions today.
Here’s a look at average 30-year fixed mortgage rates in the U.S., based on public data from sources like Freddie Mac and analysis from the Tomo TrueRate:
Year / Avg 30-year fixed rate
| Year | Avg 30-year fixed rate | What was happening? | |
|---|---|---|---|
| 2018 / ~4.54% | 2018 | ~4.54% | The Federal Reserve raised interest rates several times in 2018, leading to higher mortgage rates. |
| 2019 / ~3.94% | 2019 | ~3.94% | The Fed began cutting rates again due to slower global growth, leading to a slight drop in mortgage rates. |
| 2020 / ~3.11% | 2020 | ~3.11% | COVID-19 hit. Rates fell sharply as the Fed slashed rates and injected liquidity into the market. |
| 2021 / ~2.96% | 2021 | ~2.96% | Record lows. Borrowers locked in the cheapest mortgages in history during this period. |
| 2022 / ~5.34% | 2022 | ~5.34% | Inflation surged. The Fed hiked interest rates aggressively, pushing mortgage rates past 6% by year-end. |
| 2023 / ~6.80% | 2023 | ~6.80% | Rates remained high due to persistent inflation and Fed tightening. Some volatility emerged from recession fears. |
| 2024 / ~6.72% | 2024 | ~6.72% | Rates stabilized slightly as inflation eased, though affordability remained a challenge. |
| 2025 / ~6.35% | 2025 | ~6.35% | As of today, average mortgage interest rates for a 30-year fixed-rate primary mortgage hover between 6.35% and 7.04%. |
Tomo’s TrueRate data science team tracks millions of real loan offers daily to understand not just what rates are doing — but why. With rates still high by historical standards, knowing what a good or average mortgage rate looks like for your specific scenario is more important than ever.
Illinois is stepping into a promising phase for homebuyers
Your dream home might be more affordable than you think, especially with the variety of options available across Illinois.
Chicago, the state’s largest city, offers an exciting urban lifestyle with its famous skyline, cultural attractions, and bustling neighborhoods. While it can be competitive, there are still areas where you can find great deals. With interest rates improving, now is a great time to check out neighborhoods like Logan Square or Pilsen, where you can get more value for your money while enjoying the city’s energy.
But Illinois is more than just Chicago. If you’re looking for a quieter lifestyle, places like Naperville, Evanston, and smaller towns like Peoria and Champaign offer charming communities with affordable homes. The farther you go from Chicago, the more your money stretches—think larger homes, big yards, and that classic Midwestern charm without the busy city life.
First-time homebuyers will also find helpful programs in Illinois that make buying a home easier. These programs can assist with down payments and provide guidance through the buying process.
With a mix of city excitement and peaceful suburban living, Illinois offers something for everyone. And with interest rates getting better, now is a great time to explore the housing options in this diverse state. Whether you want the city’s energy or the calm of smaller towns, the Illinois housing market has a lot to offer.