Beecher, Illinois.
Typical home $321,114 (+1.2% in a year). Chicago-Naperville-Elgin, IL-IN-WI metro.
to buy the typical home at today's mortgage rate — +$914 (+118%) since Jan 2020.
- 1 year
- Up $3,795 +1%
- $317,320$321,114 since Sep 2025
- 5 years
- Up $72,830 +29%
- $248,284$321,114 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Beecher$1,685
- Illinois$1,553
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 13 years.
Typical home values in Beecher, IL rose 1.2% over the past year — in step with the nation.
Living in Beecher, Will County, Illinois
Beecher is a village of 4,713 people in Will County. Half its households earn more than $103,415 a year and half less, against $109,984 across Will County; 3% of its people live below the poverty line. 81% of its homes are lived in by their owners and 19% are rented. Unemployment in Will County was 5.1% in August 2026, and the county had 1.6% more jobs in 2025 than the year before. The most residents work in shops, then manufacturing.
Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Beecher is a village in Will County, home to a small community where most households own the home they live in. Incomes run a little below the county's, and very few residents live below the poverty line. The population is of middle age, and fewer adults hold a four-year degree than you might expect in the Chicago area. Winters are cold, with January the coldest month, and snow is a regular part of the season; summers are warm, and July is the warmest month.
Work. Residents work mostly in shops, in manufacturing, in schools, hospitals and social care, and in restaurants, hotels and entertainment. Across Will County, some of the largest workplaces are Plainfield Schools, Amazon and Valley View CUSD. The typical commute is a long one, and only a small share of residents work from home. Unemployment across the county is higher than it was a year ago, though the county has slightly more jobs than it did the year before.
Things to do. Goodenow Grove Nature Preserve is a protected area a short drive away, and a natural place for a walk. Farther out, Kankakee River State Park offers river and woodland scenery, and Midewin National Tallgrass Prairie is a large stretch of restored prairie; both are a longer drive away. Chicagoland Speedway, a race track, is also a longer drive from town.
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- 1,739households
- 23%of adults have a degree
- 3%below the poverty line
- 29 mintypical commute
- 8%work from home
What residents work in
Employed residents by industry, from the Census survey. Will County had 267,868 jobs in 2025, 1.6% more than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 31° and lows near 15°; warmest in July, with highs near 84° and lows near 64°. About 28 inches of snow and 42 inches of rain and melted snow a year.
Average daily high and low, 1991–2020, at the Park Forest weather station, 10 miles away (NOAA).
Largest workplaces in Will County
- Plainfield SD 202School district3,542FTE
- AmazonGeneral warehousing and storage3,529
- Valley View CUSD 365USchool district2,615FTE
- AmazonGeneral warehousing and storage2,151
- Silver Cross HospitalGeneral hospital2,086FTE
- Governors State UniversityUniversity or college1,443
- AmazonCouriers and express delivery services1,390
- Joliet Junior CollegeTwo-year college1,375
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 760 workplaces with 20 or more staff, 117,604 people in all across the county; Beecher has two of its own. School districts come from the Common Core of Data (NCES, 2023–24), hospitals from their Medicare cost reports (CMS, 2023) and colleges from IPEDS (NCES, 2023–24); FTE marks full-time equivalent staff. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- Cold wavesVery high
- TornadoesVery high
- Inland floodingRelatively high
- Heat wavesRelatively moderate
- Winter weatherRelatively moderate
- LightningRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Beecher’s census tracts, against the rest of the country; all of them together, relatively high. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Will County and the Chicago-Naperville-Elgin, IL-IN-WI metro.
Beecher home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Beecher$321,114
- Illinois$295,943
- United States$366,157
Sellers are cutting prices on about 1 in 3 Beecher listings — the market is roughly in balance.
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Beecher39.41%
- United States26.90%
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Beecher29
New listings per month
Sellers arriving at the market.
- Beecher11
Zip codes with a Beecher address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Beecher — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.