City Guide · Updated June 2026

Peoria,IL

Pop. 111,388Score6.3/10

$155k

Median Home

$900

Median Rent

Walk Score

6/10

Schools

Cost Index

Overview

Caterpillar's home town, finding its post-industrial footing.

Peoria, Illinois sits in Peoria County at 472 ft elevation, Chicago (168 mi). Population 111,388 · 1.2% annual job growth · major employers include Caterpillar (HQ), OSF HealthCare, UnityPoint Health.

Peoria has been Caterpillar's headquarters town since 1925, and that single fact has organized the city's economy, demographics, and identity for a century. Caterpillar moved its corporate HQ to Chicago in 2017, but its global engineering, manufacturing, and supply-chain operations remain rooted in Peoria, and the city is steadily diversifying around OSF HealthCare and a growing logistics base.

Cost of living is among the lowest in Illinois. Median home prices sit at $155,000 — among the cheapest of any city in this guide — and the Illinois River waterfront has been steadily revitalized with new restaurants, the Peoria Riverfront Museum, and serious public infrastructure investment.

The trade-offs are honest: Illinois has the highest state-and-local tax burden of any Midwest state, population growth is slow, and some neighborhoods are still recovering from manufacturing decline. But for buyers prioritizing ultra-low housing costs with real Midwest amenities, Peoria is one of the cheapest serious cities in America.

Best fit

Caterpillar engineers and supply-chain professionals
Healthcare workers (OSF and UnityPoint)
Buyers prioritizing rock-bottom housing costs
Remote workers willing to handle winter for the affordability

Watch out for

Illinois has high state and local taxes
Population growth is essentially flat
Winter is long and gray

History & economy

Peoria is one of the oldest European settlements in the Midwest (1691) and became Caterpillar's headquarters town in 1925. The city has been navigating Caterpillar's reshaping since the company moved its corporate HQ to Chicago in 2017.

Getting around

Car-required. CityLink bus service covers the core. PIA airport (General Wayne A. Downing) has direct flights to Chicago, Detroit, Dallas, and Atlanta.

Food & culture

Warehouse District has the bar and restaurant scene; Peoria Riverfront Museum is genuinely strong for a city this size; live theater at Peoria Players is solid.

Outdoors & climate

Forest Park Nature Center, the Rock Island Trail, Detweiller Park along the river; Starved Rock State Park 90 minutes north; Lake of the Woods 30 minutes away.

CountyPeoria County

Founded1691

Area49 sq mi

Elevation472 ft

TimezoneCentral (CT)

ClimateFour seasons

Nearest Major CityChicago (168 mi)

AirportGeneral Wayne A. Downing (PIA)

Quick Score Dashboard

How Peoria scores

46/100

Walkability

6/10

Schools

5.5/10

Safety

1.2%

Jobs

122

Affordability

6.3/10

Lifestyle

Photo Gallery

Peoria in pictures

A visual tour of Peoria, Illinois — neighborhoods, homes, parks and everyday street life.

8 photos

Neighborhoods

Explore Peoria

The North End and West Bluff have historic character; Dunlap and Germantown Hills are the family-oriented suburbs; downtown's Warehouse District is the walkable urban core.

6.0/10

Downtown Peoria

Walk

5.6

Schools

6.3

Value

WalkableDiningArts

6.2/10

Peoria Heights

Walk

6.3

Schools

6.5

Value

HistoricFamily-Friendly

6.4/10

West Peoria

Walk

6.7

Schools

6.7

Value

Top SchoolsSuburban

6.6/10

Old Town Peoria

Walk

Schools

6.4

Value

HistoricTree-Lined

Location

Peoria from above

Satellite view of Peoria, IL. Explore the city's footprint, neighborhoods, parks, and proximity to highways and nearby cities.

Drag to pan · scroll to zoom · click the fullscreen icon for a larger viewOpen 3D / Earth view →

Live Listings

Properties in Peoria

Real, active listings refreshed daily. Tap a card to view details on the source site.

Cost of Living

Compared to the US national average

Housing

-12% vs US$1,450 → $1,280

Groceries

+3% vs US$620 → $640

Healthcare

+1% vs US$380 → $388

Transport

-8% vs US$480 → $420

Utilities

-8% vs US$180 → $165

Taxes

-10% vs US$2,100 → $1,890

Real Estate

24-month median home price

$155k

Median Price

$182

Price / sqft

Days on market

99.2%

List-to-sale

Honest Tradeoffs

Pros & cons of moving to Peoria

Pros

Among the lowest housing costs of any mid-size US city.
Caterpillar engineering and OSF healthcare anchor a stable job market.
Real Midwest amenities (downtown, museums, riverfront) at low cost.
Short commutes — most residents are 15 minutes from work.

Cons

Illinois has the highest state and local tax burden in the Midwest.
Population growth is essentially flat.
Winter is long, gray, and cold.
Some neighborhoods still showing post-industrial decline.

In-depth

Why Peoria is worth your consideration

The profile

Peoria, Illinois occupies a specific niche in the American relocation map. With a population of 111,388 and median home prices around $155,000, the city is squarely mid-sized — large enough to support a real economy, small enough that traffic, housing, and day-to-day logistics stay manageable. It sits chicago (168 mi), in Peoria County, which shapes both the job market and the cultural pull from the larger metro nearby. Founded in 1691, Peoria has the kind of layered history that gives a place a personality beyond its data — neighborhoods built across different decades, an established downtown, and major employers like Caterpillar (HQ) and OSF HealthCare that anchor the local economy. The cost of living index of 78 puts it meaningfully below the national average — your dollar genuinely stretches further here than in most of the country, which is the headline reason most newcomers look here in the first place.

The honest reality check

That said, Peoria is not perfect, and pretending it is would do you no favors. Peoria gets all four seasons — hot, humid summers, colorful but short autumns, real winters with snow, and a wet spring. Annual snowfall and freeze cycles affect everything from car maintenance to insurance. Winter tires, a proper coat, and tolerance for grey skies from November through March are part of life here. The school system rates 6/10, which reads as below average overall — strong individual schools exist, but you'll want to research specific zones carefully. Safety scores at 5.5/10 — higher than national averages, with meaningful variation by neighborhood — you'll want to research specific addresses, not just the city overall. The walkability score of 46/100 means you can walk in select pockets, but you'll need a car for most daily life. Public transit is limited but exists. Seasonal Affective Disorder is common; many residents take vitamin D and plan a winter trip to a sunnier climate. None of these are dealbreakers on their own, but together they describe the texture of life here — and they matter more than a single headline ranking.

Who should — and shouldn't — move here

Peoria fits a specific kind of household well. Remote workers earning a strong salary tend to do best — a $155,000 median home price means your housing budget stretches dramatically further than it would in a tier-1 metro, and the local job market is flat (1.2% annual growth), dominated by long-standing employers like Caterpillar (HQ), OSF HealthCare, UnityPoint Health — best suited for remote workers or those with a job already lined up, which matters less if your paycheck arrives from elsewhere. Families prioritizing space and value over elite school districts tend to be happy, particularly if the local schools (rated below average overall — strong individual schools exist, but you'll want to research specific zones carefully) match what their kids actually need. Retirees and career changers looking to reset financially find the cost structure genuinely supportive. Who tends to be unhappy here? People who expected dense, walkable urban living and discovered they need a car; professionals who require a tier-1 local job market and don't have remote flexibility; families who assumed schools would be elite without checking; and anyone who underestimated four seasons weather. Self-awareness about fit matters more than any ranking — including ours.

Market trajectory

Peoria's housing market trajectory is, frankly, more interesting than dramatic. Median prices around $155,000 with median rents at $900/month put it in a band where buying becomes mathematically reasonable for people with stable income. Job growth of 1.2% per year is modest, meaning you're not betting on a boom — which is actually fine for a primary residence. Compared to overheated Sunbelt markets (Austin, Nashville, Phoenix) where appreciation has been 8–12% annually and the risk of buying at a peak is real, Peoria's market behaves more like a working city than a casino. For buyers who plan to stay 5+ years, this is a feature, not a bug. Inventory in 2026 remains adequate, and negotiating power exists on the buyer side in most neighborhoods outside the top-rated school zones.

A Practical Timeline

Your first 90 days in Peoria

Days 1–14 · Logistics

Days 1–14 are logistics. Get your driver's license transferred and your vehicle registered — Illinois DMV processes are reasonable but plan a half-day. Open a local bank account (national banks and a credit union both work; locals often prefer the credit union for service). Spend the first weekend driving the city — Peoria's personality comes through faster from behind the wheel than from any guide. Stock the pantry: groceries here run about below the national average, and you'll find that the major chains (HEB, Publix, Kroger, or regional equivalents depending on which is dominant locally) plus a handful of specialty stores cover almost everything. Set up utilities — power, water, internet — and budget around $180–$240/month combined for a typical household. By day 10, you should have a functional baseline.

Days 15–45 · Integration

Days 15–45 are integration and the first real challenges. Peoria gets all four seasons — hot, humid summers, colorful but short autumns, real winters with snow, and a wet spring. Winter tires, a proper coat, and tolerance for grey skies from November through March are part of life here. Socially, Peoria is small enough that the same faces appear at the same places, which is either charming or claustrophobic depending on your temperament. Work-wise, if you're remote, you'll appreciate the quiet — cafes have seats, internet is reliable, and you'll get more done than you did in your last city. If you're job-hunting locally, expect the market to be the local job market is flat (1.2% annual growth), dominated by long-standing employers like Caterpillar (HQ), OSF HealthCare, UnityPoint Health . Around day 30 it's normal to hit a "wait, is this it?" wave — this passes in almost everyone who stays past day 60. The people who leave usually decide by week 6.

Days 46–90 · Settling in

Days 46–90 are settling in. By now you have favorite places — a coffee shop, two or three restaurants, a route you run or bike, a grocery store where you know the layout. If you bought a home, the size and value start sinking in positively; if you rented first (a smart move for most newcomers), you'll have a clearer sense of which neighborhood actually fits your life rather than the one that looked best on the listing site. The honest truth: residents who stay past 90 days in Peoria usually stay for years. The people who leave early are almost always those who didn't realistically check the four seasons climate, the walkability ceiling, or the local job market against their actual lives. By month three, you have real data — not assumptions — and you can decide whether Peoria is a one-year stop or a decade-long home.

Detailed Neighborhood Analysis

A closer look at where to live

Downtown Peoria

$135k–$166k·Walk 74/100·Walkable core, mixed-use, older housing stock

Downtown Peoria is the part of Peoria where walkable core, mixed-use, older housing stock defines the character. Median single-family prices land roughly in the $135k–$166k band, with walkability around 74/100 — genuinely walkable for daily life.

History & character

The downtown core represents the oldest commercial heart of the city, with buildings dating to the late 1800s and early 1900s that have been progressively restored over the past two decades. The current revitalization is real but gradual — it's not a manufactured 'arts district,' it's an actual place that functioned for a century.

Schools

Schools serving Downtown Peoria rate around 5.6/10 — below the city average; families here often look at magnet, charter, or nearby district options.

Lifestyle & amenities

Day-to-day lifestyle leans toward cafes, small restaurants, art galleries, and weekend foot traffic. Nightlife is modest by big-city standards but real — usually a few hundred people out on a Saturday rather than thousands.

What it actually costs

Real monthly cost for a 3-bedroom home in Downtown Peoria runs roughly $898–$1,069 for rent, or roughly $913 for a typical owner's monthly carrying cost (P&I at 6.5% on 20% down, taxes, basic insurance — HOA and PMI extra).

Who fits here

Best fit: young professionals, downsizing empty-nesters, remote workers who value walkability. Less good fit: families needing top-tier schools or wanting a large yard.

Peoria Heights

$150k–$181k·Walk 52/100·Established residential, tree-lined streets

Peoria Heights is the part of Peoria where established residential, tree-lined streets defines the character. Median single-family prices land roughly in the $150k–$181k band, with walkability around 52/100 — walkable in pockets, but you'll still drive for major errands.

History & character

Peoria Heights came together mostly between the 1940s and 1970s — solid mid-century housing, mature trees, walkable to neighborhood schools, and the kind of stable residential character that takes generations to build.

Schools

Schools serving Peoria Heights rate around 6.3/10 — below the city average; families here often look at magnet, charter, or nearby district options.

Lifestyle & amenities

Day-to-day lifestyle leans toward a mix of older residential blocks and a handful of neighborhood-serving businesses — coffee, a hardware store, a couple of restaurants — without much nightlife.

What it actually costs

Real monthly cost for a 3-bedroom home in Peoria Heights runs roughly $992–$1,181 for rent, or roughly $995 for a typical owner's monthly carrying cost (P&I at 6.5% on 20% down, taxes, basic insurance — HOA and PMI extra).

Who fits here

Best fit: families with school-age kids who want character over new construction. Less good fit: buyers prioritizing walkability or new construction.

West Peoria

$166k–$197k·Walk 36/100·Newer suburban development, top-rated schools

West Peoria is the part of Peoria where newer suburban development, top-rated schools defines the character. Median single-family prices land roughly in the $166k–$197k band, with walkability around 36/100 — car-dependent for almost everything outside the immediate block.

History & character

Most of West Peoria was developed from the 1990s onward, with master-planned subdivisions, newer schools, and the kind of street grid that prioritizes cul-de-sacs over connectivity. It's where the city expanded to accommodate growth without disturbing the older fabric.

Schools

Schools serving West Peoria rate around 6.7/10 — average, with the usual public-school variation you'd expect — check the specific elementary boundary before buying.

Lifestyle & amenities

Day-to-day lifestyle leans toward chain restaurants in retail centers, newer gyms and grocery stores, and a more car-oriented rhythm. Convenient for families managing logistics, less interesting for people who want streetscape.

What it actually costs

Real monthly cost for a 3-bedroom home in West Peoria runs roughly $1,087–$1,294 for rent, or roughly $1,078 for a typical owner's monthly carrying cost (P&I at 6.5% on 20% down, taxes, basic insurance — HOA and PMI extra).

Who fits here

Best fit: school-focused families willing to drive for everything. Less good fit: people who hate driving everywhere or want urban texture.

Old Town Peoria

$143k–$174k·Walk 60/100·Historic district, smaller lots, character homes

Old Town Peoria is the part of Peoria where historic district, smaller lots, character homes defines the character. Median single-family prices land roughly in the $143k–$174k band, with walkability around 60/100 — walkable in pockets, but you'll still drive for major errands.

History & character

The historic district preserves the original residential footprint of the city — bungalows, craftsmans, and modest two-stories on smaller lots, almost all built before 1950. Many have been carefully renovated; some still wait for the right owner.

Schools

Schools serving Old Town Peoria rate around 6/10 — below the city average; families here often look at magnet, charter, or nearby district options.

Lifestyle & amenities

Day-to-day lifestyle leans toward quiet, walkable residential streets with a couple of long-running neighborhood cafes and a real sense of community calendar — block parties, holiday gatherings, casual front-porch culture.

What it actually costs

Real monthly cost for a 3-bedroom home in Old Town Peoria runs roughly $945–$1,125 for rent, or roughly $954 for a typical owner's monthly carrying cost (P&I at 6.5% on 20% down, taxes, basic insurance — HOA and PMI extra).

Who fits here

Best fit: buyers who prioritize architecture and walkable streets over new amenities. Less good fit: buyers who want move-in-perfect newer construction.

Real monthly numbers

What life actually costs in Peoria

Three example households, with realistic 2026 numbers built from Peoria's actual cost index, median rent ($900), and median home price ($155,000). Your number will vary — these are honest baselines, not aspirational marketing.

Single remote worker, age 28, $85,000 salary

Income: $85,000/year

Rent (1-bed, decent neighborhood)Studios run ~15% less	$765/mo
Groceries	$296/mo
Car payment + insurance + gas	$420/mo
Utilities + internet	$133/mo
Phone + streaming + subscriptions	$95/mo
Health insurance (employer plan share)	$160/mo
Going out, gym, hobbies	$320/mo
Total monthly cost	$2,189/mo

After federal and state taxes (roughly $18,700/year), monthly take-home runs about $5,525. Living costs of $2,189/month leave roughly $3,336/month for aggressive savings or lifestyle inflation. Most remote workers at this salary genuinely save 25%+ of gross — that's the Peoria math.

Family of 4, both parents working, $135,000 household

Income: $135,000/year

Mortgage P&I + taxes + insurance (median home, 20% down)6.5% rate, 30-year	$964/mo
Groceries (family of 4)	$858/mo
Two cars (payments, insurance, fuel)	$720/mo
Utilities + internet	$187/mo
Childcare or after-school (school-age kids)	$450/mo
Family health insurance share	$480/mo
Activities, eating out, family extras	$520/mo
Total monthly cost	$4,179/mo

Take-home around $8,550/month after taxes. Core costs of $4,179/month leave roughly $4,371/month for retirement savings, 529 contributions, vacations, and the unexpected. Tight in higher-cost neighborhoods, comfortable in most of the city.

Retired couple, age 67, $58,000 combined SS + small pension

Income: $58,000/year

Property tax + insurance on paid-off median home	$282/mo
Groceries	$328/mo
One car (insurance, fuel, maintenance — no payment)	$220/mo
Utilities + internet	$140/mo
Medicare premiums + supplement	$280/mo
Prescriptions + out-of-pocket health	$140/mo
Travel, hobbies, eating out, gifts	$360/mo
Total monthly cost	$1,750/mo

Net income roughly $4,833/month (most retirement income is partially taxed). Living costs of $1,750/month leave a modest buffer — secure rather than wealthy. Beats trying to retire on the same income in a coastal metro by a wide margin.

Honest Answers

Questions from people considering Peoria

How bad is the four seasons weather, really?

Peoria gets all four seasons — hot, humid summers, colorful but short autumns, real winters with snow, and a wet spring. Annual snowfall and freeze cycles affect everything from car maintenance to insurance. Seasonal Affective Disorder is common; many residents take vitamin D and plan a winter trip to a sunnier climate. Realistic answer: most people adapt within a year, but a meaningful minority never do. If you're considering Peoria and you've never lived in this climate, plan a one-week visit during the worst month (February) before committing.

Are the schools actually good, or just "good for the area"?

Schools rate 6/10 — below average overall — strong individual schools exist, but you'll want to research specific zones carefully. That's the citywide average; individual elementary and high school zones vary noticeably. Before buying in a specific neighborhood, look up the exact attendance zone on the district website and check GreatSchools and Niche for that school specifically, not the city overall.

Is it safe?

Safety scores at 5.5/10 — higher than national averages, with meaningful variation by neighborhood — you'll want to research specific addresses, not just the city overall. Property crime is the more common concern (car break-ins, package theft) than violent crime in most neighborhoods. Standard urban hygiene applies: lock your car, don't leave valuables visible, install a basic camera. Specific high-crime corridors exist; ask local Reddit or a real estate agent which streets to avoid.

Can I find a job locally, or do I need to be remote?

the local job market is flat (1.2% annual growth), dominated by long-standing employers like Caterpillar (HQ), OSF HealthCare, UnityPoint Health — best suited for remote workers or those with a job already lined up. If you have a remote job already, this question is irrelevant and Peoria is genuinely a great deal. If you need to job-hunt locally, expect salaries in the $45–65k range for most professional roles, with the major employers (Caterpillar (HQ), OSF HealthCare, UnityPoint Health) setting the upper end.

How's traffic and getting around?

Walkability is 46/100 and transit is 28/100 — practically, you'll walk for some errands but you need a car. Traffic is minimal — most drives are under 20 minutes door to door. Plan for car ownership; budget $3,800–4,500/year per car all-in.

Should I rent first or buy right away?

Rent for 3–6 months unless you already know Peoria well. A $900/month median rent on a 2–3 bedroom buys you time to learn the neighborhoods, test the commute, and avoid the most common relocation mistake: buying in the wrong part of town because the listing photos were prettier. After six months, you'll have a confident view on whether to buy and where.

What's the social scene like for newcomers?

Small enough that you'll see the same faces at the same places — charming if you're sociable, isolating if you're not. The fastest on-ramps are gyms, faith communities, hobby leagues, and (for parents) school-based networks. Expect 3–6 months to feel genuinely connected, longer if you're remote and don't have a built-in coworker network.

Are property taxes high?

Property taxes in Illinois are roughly average nationally — expect about 0.8–1.2% of assessed value per year. On a $155,000 median home, that's about $1,550/year. Insurance varies more by neighborhood and property than by city.

What's the food and dining scene actually like?

Honest answer: the scene is modest. A few standout restaurants, the major chains, and otherwise you're cooking at home most nights. Drive to the nearest larger metro for a special occasion. Grocery quality is fine — major chains plus usually one or two specialty options.

Will I regret moving here?

Depends entirely on what you expected. If you came expecting affordable space, manageable lifestyle, and a slower rhythm than a tier-1 metro — most people are quietly happy here, and the people who quietly stay for decades outnumber the ones who leave. If you came expecting urban density, elite schools, nonstop nightlife, or rapid career advancement in a local company — you'll be disappointed within a year. By day 90 you'll know. Trust that instinct.

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Data sources & freshness

Last updated: January 2026

All figures on the Peoria, IL profile are compiled from verified public and industry datasets. Nabelly is independent — we accept no paid placements from cities, brokers, or developers. See our methodology for how scores are calculated.

U.S. Census Bureau (ACS 5-year)
Population, demographics, income, commute
Bureau of Labor Statistics (QCEW & OEWS)
Employment, wages, industry mix
Zillow Home Value Index
Median home values
GreatSchools.org
School ratings
FBI Uniform Crime Reporting (UCR)
Safety scores
Walk Score
Walkability
NOAA Climate Normals
Weather, sunshine, rainfall

Disclaimer: Figures are estimates for research purposes and may lag real-time market conditions. Verify critical numbers with a local professional before making relocation, purchase, or employment decisions.