In court-decided eviction outcomes for Mason, IL, tenants prevail in roughly 32.2% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
125d
filing → judgment
From the moment an unlawful-detainer notice is filed in Mason, IL until a money judgment is entered, a contested eviction takes about 125 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$5.1–14.8k
legal + lost rent
A typical eviction in Mason, IL costs landlords $5,113 to $14,781 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$911
43% stretched on rent
Average gross rent in Mason, IL is $911 per month per the U.S. Census American Community Survey (5-year 2023). 43% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
22.0%
of households
22.0% of occupied housing units in Mason, IL are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
24.1%
4.6% unemp.
24.1% of Mason, IL residents live below the federal poverty line, and unemployment runs at 4.6%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
GOP margin +60.4% (2024)
2.8
Regional political climate
County-weighted neighbor mix
2.8
State political climate
Illinois legislature & governorship
5.2
Economic stress
24.1% poverty · 4.6% unemp.
7.4
Supply constraint
$911 average · 22.0% renters
2.9
Rent Control risk
43.3% of income on rent
9.1
Eviction process difficulty
125 days filing → judgment
5.1
Tenant organizing strength
22.0% renters
4.3
Housing court bias
County bench composition
8.8
Geographic context
Risk heat across Mason and the region
Click any city to see its score
How Mason compares
Risk score vs. peers, county, state, and the U.S.
Rank in Effingham County
High
#2of 10 cities
#2 of 10 cities in Effingham County for landlord eviction risk.
Rank in Illinois
Low
#1003of 1,456 cities
#1003 of 1,456 cities in Illinois for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
3.9
/ 10 · LOW
The verdict
A Low-tier market.
Composite 3.9/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a slow, steady climb.
50-yr trend+1.8 over 50 yr
197620012026
Steady ratchet · no large swings
125d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $911/mo. A contested eviction takes 125 days and costs $5,113–$14,781 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
22.0%
Renters
The renters
Who you'll be renting to.
Out of 467 residents, 22.0% rent. 43% are spending 30%+ income on rent, 24.1% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
2.8
Local + regional
The politics
Light-statute interior market.
Local & regional political climate score 2.8 and 2.8 (GOP margin +60.4% (2024)). State climate at 5.2, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
5.2
State politics
The process
Moderate calendar, moderate friction.
State political climate 5.2/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 5.1, housing court bias 8.8, rent-control risk 9.1. Standard process speed for the state.
50-yr trendProcess difficulty +0.1 since '00
197620012026
Court-clerk data lands in the next release.
7.4
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 7.4. Supply constraint: 2.9. The numbers behind those: 24.1% poverty, 4.6% unemployment, 43% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Mason sits in the slow & expensive quadrant
Bubble size = population · color = risk score
Mason · 125d · ~$9.9k all-in ($80/day) · score 3.9National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Mason, Illinois, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 3.9/10 (LOW tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a Mid-tier market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Mason is a city of 467 residents where 22.0% of occupied units are renter-occupied, and the typical renter spends 43.3% of income on rent. At an average rent of $911/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How Mason eviction process actually works
Eviction process difficulty here reads 5.1/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in Mason closes 125 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of Mason's timeline is usually the calendar, not the motion practice. Housing court bias scores 8.8/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in Mason runs $5,113 to $14,781 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1–2 months' rent is typically the economically rational choice. With 125 days of typical timeline and $911/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 4.3/10 in Mason, and the city sits at the top of the rent control risk spectrum (9.1/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In Illinois, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in Mason: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a LOW tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match Illinois's statutory language. Fix those four, and most cases settle or default. Skip them, and a $14,781 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Mason
Trap · PRACTICAL TRAP
Compare Mason to neighboring cities in Effingham County via the grid below. The 5.4/10 score is computed from nine sub-factors plus a state-law multiplier under ILCS preemption + Chicago RLTO. Effingham County 2020 presidential margin: R+59.2. Cross-reference the state overview link in the guides section for Illinois statutory detail.
05FAQ
Frequently asked questions
Q1
Can I evict a tenant in Mason for any reason?
Illinois does not have statewide "just-cause" eviction laws, so for a month-to-month lease, you can generally terminate with a 30-day notice without stating a specific reason. However, you cannot evict for discriminatory reasons or in retaliation for a tenant exercising their legal rights.
Q2
How long does the 5-day notice really give the tenant?
The 5-day notice means five calendar days, starting the day after the notice is served. Weekends and holidays count. If they don't pay in full by the end of the fifth day, you can file for eviction.
Q3
What if my tenant pays part of the rent after I serve the notice?
Be very careful here. Accepting a partial payment after serving a 5-day notice can sometimes invalidate the notice, forcing you to serve a new one and restart the clock. It's best to consult your attorney before accepting any partial payments once the eviction process has begun.
Q4
Do I need an attorney for an eviction in Effingham County?
While not legally required, it is highly recommended. Eviction laws are complex, and procedural errors can cause significant delays and costs. An attorney ensures proper notice, filings, and representation in court, saving you time and money in the long run.
Q5
Can I change the locks if the tenant doesn't move out after the notice?
Absolutely not. This is an illegal "self-help" eviction. Only the sheriff, acting under a court-issued Order of Possession, can legally remove a tenant and their belongings. Changing locks, shutting off utilities, or removing property yourself can lead to severe penalties and lawsuits against you.
Q6
What if my tenant has a Housing Choice Voucher (Section 8)?
Illinois has statewide source-of-income protection. This means you cannot refuse to rent to someone solely because they use a Housing Choice Voucher or other lawful income source. Eviction procedures remain the same, but you must adhere to all fair housing laws and program rules.
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Mason, IL Eviction Risk 5.4/10: Costs, Timeline & Landlord Playbook
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Mason, IL has a 5.4/10 eviction risk. Expect a 5-day notice, 125-day process, and costs $5,113, $14,781. Get the practical landlord guide.
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Landlording in Mason, Illinois, isn't like running rentals in a big city. With a population of just 467, you're likely dealing with tenants you know, or at least people connected to your community. This small-town feel can make things both easier and harder. On one hand, direct communication might solve issues before they escalate. On the other, if an eviction does become necessary, it can feel more personal, and word travels fast. Our data gives Mason an Eviction Risk Score of 5.4/10, placing it in the moderate risk tier. That's not terrible, but it's not a walk in the park either. You're looking at a state with significant tenant protections and a court system that, while not as tenant-biased as some major metros, still requires landlords to dot every 'i' and cross every 't'.
The 5.4/10 score reflects a few key factors. While the immediate eviction process difficulty is rated 5.1, the state's rent control risk is a high 9.1, and housing court bias is 8.8. These aren't Mason-specific numbers, but statewide trends that impact every landlord in Illinois. Economic stress in the area is 7.4, with a rent-to-income ratio of 43.3%, meaning a large chunk of tenant income goes to rent. That's a red flag for potential payment issues. Only 22.0% of occupied units are rentals, so you're operating in a smaller market. This guide cuts through the noise to give you a clear, actionable plan for managing your Mason rentals and minimizing your eviction risk.
A 3.9/10 places Mason in the 36th percentile of Illinois cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has climbed steadily since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Cities with similar eviction risk to Mason (3.9/10)
Same risk band nationally · click any city for its full breakdown.
