Housing data for Boulder Hill, IL
Boulder Hill, IL has an estimated 8,989 residents and 3,124 homes (US Census Bureau, 2020–2024 American Community Survey).
It is an unincorporated community in Kendall County.
13.7% of households rent.
The median gross rent is $1,633 a month.
Its population shrank measurably since 2015–2019 (−12.4%).
Figures last updated on .
- Residents
- 8,989 (±748)
- Housing units
- 3,124 (±310)
- Households that rent
- 13.7%
- Median gross rent
- $1,633
- Residents since 2015–2019
- −12.4%
What stands out in Boulder Hill
Homes built before 1980: 85.4% (±9.7 points) in Boulder Hill, higher than in Kendall County (24.2%).
Median real estate taxes: $5,399 (±$332) in Boulder Hill, lower than in Kendall County ($7,651).
Median household income: $80,377 (±$7,541) in Boulder Hill, lower than in Kendall County ($111,601).
Median home value: $238,700 (±$7,415) in Boulder Hill, lower than in Kendall County ($322,400).
- Age of homes in Boulder Hill
- Property taxes in Boulder Hill
- Income and affordability in Boulder Hill
- Home values in Boulder Hill
Housing in Boulder Hill at a glance
- Median rent: $1,633 median gross rent a month
- Rent by bedrooms: $1,130 median gross rent, 2 bedrooms
- Rent burden: 51.4% of renters pay 30% or more of income
- Renters and owners: 13.7% of households rent
- Income and affordability: $80,377 median household income
- Home values: $238,700 median home value
- Homeowner costs: $1,734 median monthly cost with a mortgage
- Property taxes: $5,399 median real estate taxes a year
- Types of homes: 3.7% of homes are in buildings of 5 or more units
- Bedrooms: 84.4% of homes have 3 or more bedrooms
- Age of homes: 85.4% of homes were built before 1980
- Vacancy rate: 0.0% rental vacancy rate (Small sample: wide margin of error)
- Heating fuel: 86.6% heat with utility gas
- Commute and cars: 27.4 minutes average trip to work
- Growth: −12.4% residents since 2015–2019
- How long people stay: 13.7% moved in since 2020
- Crowding and facilities: 3.0% of homes have more than 1 person per room
Boulder Hill against Kendall County, its state and the nation
| Boulder Hill | Kendall County | Illinois | United States | |
|---|---|---|---|---|
| Residents | 8,989 (±748) | 137,675 (exact) | 12,694,798 (exact) | 334,922,499 |
| Housing units | 3,124 (±310) | 46,589 (±75) | 5,457,452 (±471) | 143,775,355 |
| Households that rent | 13.7% (±4.1 points) | 16.0% (±1.7 points) | 32.9% (±0.2 points) | 34.8% |
| Median gross rent | $1,633 (±$112) | $1,781 (±$76) | $1,274 (±$5) | $1,413 |
| Median household income | $80,377 (±$7,541) | $111,601 (±$3,257) | $83,390 (±$362) | $80,734 |
| Median home value | $238,700 (±$7,415) | $322,400 (±$5,720) | $263,300 (±$797) | $332,700 |
| Median real estate taxes (a year) | $5,399 (±$332) | $7,651 (±$221) | $5,298 (±$22) | $3,119 |
| Built before 1980 | 85.4% (±9.7 points) | 24.2% (±1.9 points) | 63.4% (±0.2 points) | 49.7% |
| Average commute | 27.4 minutes (±2.1) | 31.6 minutes (±0.9) | 27.8 minutes (±0.1) | 26.4 minutes |
| Households with broadband | 93.3% (±2.9 points) | 95.6% (±1.1 points) | 90.8% (±0.1 points) | 91.0% |
| Median age of residents | 37.6 years (±2.2) | 36.3 years (±0.3) | 39.0 years (±0.1) | 38.9 years |
Boulder Hill covers 1.5 square miles of land, about 6,165 residents per square mile (Census Bureau Gazetteer).
How Boulder Hill has changed since 2015–2019
| 2015–2019 | 2020–2024 | Amount of change | Verdict | |
|---|---|---|---|---|
| Residents | 10,262 (±764) | 8,989 (±748) | −12.4% | Measurable decrease |
| Housing units | 3,377 (±273) | 3,124 (±310) | −7.5% | Not a measurable change |
| Median gross rent | $1,588 (±$117) | $1,633 (±$112) | +2.8% | Down after inflation |
| Median home value | $161,400 (±$3,233) | $238,700 (±$7,415) | +47.9% | Up after inflation |
| Median household income | $67,124 (±$4,115) | $80,377 (±$7,541) | +19.7% | No measurable change after inflation |
| Median owner cost with a mortgage | $1,470 (±$54) | $1,734 (±$89) | +18.0% | No measurable change after inflation |
| Median real estate taxes | $4,305 (±$182) | $5,399 (±$332) | +25.4% | No measurable change after inflation |
| Households that rent | 21.2% (±4.6 points) | 13.7% (±4.1 points) | −7.5 percentage points | Measurable decrease |
| Rental vacancy rate | 7.2% (±6.9 points) | 0.0% (±8.4 points) | −7.2 percentage points | Not a measurable change |
The Census Bureau publishes 2015–2019 dollars in 2019 dollars and 2020–2024 dollars in 2024 dollars.
Prices (the CPI-U, US Bureau of Labor Statistics) rose 22.7% between 2019 and 2024, so a dollar figure’s verdict compares the two after raising the earlier one by that much, using the Census Bureau’s test for a difference.
The two periods do not overlap, as the Census Bureau recommends for 5-year estimates.
ZIP codes in Boulder Hill
| ZIP code | Share of the ZIP’s land in this place | Residents | Median gross rent | Median home value | Median household income |
|---|---|---|---|---|---|
| 60538 | 15% | 30,514 | $1,858 | $267,300 | $97,131 |
A ZIP code is a mail route rather than a boundary, so the Census Bureau publishes figures for ZIP Code Tabulation Areas built from census blocks; the share column says how much of each one’s land lies in this place.
Places near Boulder Hill
| Place | Distance | Median gross rent | Median home value | Households that rent |
|---|---|---|---|---|
| Montgomery | 1.5 mi | $1,984 | $299,500 | 20.7% |
| Oswego | 1.9 mi | $1,860 | $344,500 | 12.1% |
| Oswego Township | 2.5 mi | $1,738 | $316,700 | 14.9% |
| Aurora Township | 4.1 mi | $1,351 | $233,900 | 38.0% |
| Aurora | 4.3 mi | $1,596 | $274,800 | 33.6% |
| Bristol Township | 5.6 mi | $1,901 | $333,800 | 19.6% |
| Yorkville | 5.9 mi | $1,662 | $335,300 | 20.2% |
| Sugar Grove Township | 6.4 mi | $1,726 | $366,100 | 8.1% |
Places in Illinois most like Boulder Hill
| Place | Median gross rent | Median home value | Median household income | Households that rent |
|---|---|---|---|---|
| Union | $1,692 | $252,200 | $89,844 | 12.4% |
| Bedford Park | $1,841 | $271,700 | $99,000 | 14.9% |
| Pesotum | $1,554 | $163,000 | $79,792 | 12.3% |
| Venetian Village | $1,711 | $231,100 | $79,273 | 16.2% |
| Westchester | $1,794 | $327,300 | $98,954 | 9.2% |
| Berkeley | $1,434 | $246,900 | $85,823 | 18.0% |
Matched on rent, home value, income, the share who rent, the age of the homes, the share in apartment buildings and the commute, each measured against the spread across Illinois.
HUD Fair Market Rent for Boulder Hill, fiscal year 2027
| Studio | 1 bedroom | 2 bedrooms | 3 bedrooms | 4 bedrooms |
|---|---|---|---|---|
| $1,778 | $1,790 | $2,341 | $3,042 | $3,238 |
HUD income limits for Boulder Hill, fiscal year 2026
| Household size | Extremely low (30%) | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | $28,550 | $47,550 | $74,800 |
| 2 people | $32,600 | $54,350 | $85,450 |
| 3 people | $36,700 | $61,150 | $96,150 |
| 4 people | $40,750 | $67,900 | $106,800 |
| 5 people | $44,050 | $73,350 | $115,350 |
| 6 people | $47,300 | $78,800 | $123,900 |
| 7 people | $50,550 | $84,200 | $132,450 |
| 8 people | $55,720 | $89,650 | $141,000 |
These are the limits HUD sets for its housing programs in the Kendall County, IL HUD Metro FMR Area, where HUD’s median family income for fiscal year 2026 is $135,800.
A program can use its own limits; tax-credit and local programs often do.
Boulder Hill is a census-designated place: an unincorporated community the Census Bureau draws for statistics, with no municipal government of its own.
Survey years: 2020–2024 (American Community Survey 5-year estimates), compared with 2015–2019.
Margins of error are at the 90% confidence level.
What you can do on Seayora in Boulder Hill
One account for renting, owning, managing and fixing homes, with these figures beside you.
Own or manage a rental?
List it, sign the lease and collect rent online, with the figures for Boulder Hill beside you.
Create a landlord account · See what landlords get
Looking for a place to rent?
Browse homes for rent near Boulder Hill, save the ones you like and apply online.
Browse rentals · Create a renter account
Do repairs, renovations or maintenance?
Get found by owners and renters near Boulder Hill, and send estimates and invoices from your phone.
Questions about Boulder Hill
What is the average rent in Boulder Hill, IL?
The Census Bureau publishes the median rather than the average: the median gross rent in Boulder Hill is $1,633 (±$112) a month (2020–2024 American Community Survey), so half of renting households pay less and half pay more.
How much is a one-bedroom apartment in Boulder Hill?
The median gross rent for a one-bedroom home in Boulder Hill, IL is $1,034 (±$134) a month (2020–2024 American Community Survey).
Are renters in Boulder Hill rent-burdened?
51.4% of renting households in Boulder Hill pay 30% or more of their income in gross rent, the share housing researchers usually call rent-burdened (2020–2024 American Community Survey).
How many renters are there in Boulder Hill?
Boulder Hill has an estimated 411 (±138) renting households, 13.7% of its occupied homes (2020–2024 American Community Survey).
What is the median household income in Boulder Hill?
The median household income in Boulder Hill is $80,377 (±$7,541) a year (2020–2024 American Community Survey).
What is the average home value in Boulder Hill, IL?
The Census Bureau publishes the median: $238,700 (±$7,415) for owner-occupied homes in Boulder Hill (2020–2024 American Community Survey).
Is Boulder Hill growing?
In Boulder Hill, the number of residents went from 10,262 in 2015–2019 to 8,989 in 2020–2024 (−12.4%), a measurable decrease.
What ZIP codes are in Boulder Hill?
The ZIP code that covers Boulder Hill is 60538.
What is the median rent in ZIP code 60538?
The median gross rent in ZIP Code Tabulation Area 60538 is $1,858 (±$218) a month (2020–2024 American Community Survey).
Sources
- Demographic and Housing Estimates (DP05), 2020–2024 ACS 5-year estimates — Boulder Hill CDP, Illinois
- Selected Housing Characteristics (DP04), 2020–2024 ACS 5-year estimates — Boulder Hill CDP, Illinois
- Selected Economic Characteristics (DP03), 2020–2024 ACS 5-year estimates — Boulder Hill CDP, Illinois
- Median Real Estate Taxes Paid by Mortgage Status (B25103), 2020–2024 ACS 5-year estimates — Boulder Hill CDP, Illinois
- Selected Social Characteristics (DP02), 2020–2024 ACS 5-year estimates — Boulder Hill CDP, Illinois
- Total Population (B01003), 2015–2019 ACS 5-year estimates — Boulder Hill CDP, Illinois
- Median Gross Rent (B25064), 2015–2019 ACS 5-year estimates — Boulder Hill CDP, Illinois
- HUD Fair Market Rents, fiscal year 2027: Kendall County, IL HUD Metro FMR Area
- HUD Income Limits, fiscal year 2026: Kendall County, IL HUD Metro FMR Area
- US Census Bureau, American Community Survey 2020–2024 5-year estimates for ZIP Code Tabulation Areas
- Consumer Price Index for All Urban Consumers (CPI-U), US city average, all items, US Bureau of Labor Statistics: annual averages 2019 and 2024
- US Census Bureau, 2024 Gazetteer Files
To check these figures in the Census Bureau’s own API, request the variables below from the 2024 ACS 5-year data profile (acs/acs5/profile) for Boulder Hill CDP, Illinois (place:07419, in state:17).
Each estimate (E or PE) has a margin of error beside it (M or PM).
The 2015–2019 figures are B01003_001E, B01003_001M, B25064_001E, B25064_001M from the 2019 release.
The API needs a free key.
DP05_0001E, DP05_0001M, DP04_0001E, DP04_0001M, DP04_0047PE, DP04_0047PM, DP04_0134E, DP04_0134M, DP03_0062E, DP03_0062M, DP04_0089E, DP04_0089M
This product uses the Census Bureau Data API but is not endorsed or certified by the Census Bureau.
Figures are published by the US Census Bureau, HUD, the Bureau of Labor Statistics and the FBI; Seayora reproduces them and does not adjust them, except where a sentence says it compares dollar figures after inflation. They describe the whole place, not any one building or street, and are not an appraisal, a rent determination, a tax bill, a safety rating or legal advice.
Figures last updated on .