Lee County, Illinois Eviction Risk: Moderate

Lee County, Illinois eviction laws carries an average eviction-risk score of 4.1/10 (Moderate) across its 11 cities, placing it at rank 31 of 102 Illinois counties, meaning 30 counties are riskier and 71 are less risky. That positions Lee County in the higher-risk third of the state, a fact landlords and investors should weigh before committing capital here. With an average rent of $894 per month and a rent-burden rate of 29%, tenants are carrying a meaningful share of income toward housing, which can translate to payment stress during economic downturns.

The intra-county score range of 3.6 to 4.2 is narrow, signaling that operating conditions are fairly consistent across Lee County rather than sharply divided between hot and cold pockets. A 33.6% renter share across a total population of roughly 21,160 means the rental pool exists but is not dominant, keeping vacancy competition moderate. Landlords who manage their tenant screening carefully and maintain lease discipline can find reasonable ground here, though the state-level legal framework does carry some costs and timelines worth understanding before your first filing.

The cities inside Lee County

The highest-risk city in the county is Ashton at 4.2/10, edging ahead of the county average. Just behind it, Dixon (population 14,910, score 4.1/10) anchors the county as its largest city by a wide margin and commands the most landlord attention given the sheer volume of rental units concentrated there. Franklin Grove also sits at 4.1/10, matching Dixon on the risk scale despite its much smaller footprint of 988 residents.

On the lower end, West Brooklyn scores 3.9/10, while Amboy (population 2,384) and La Moille each come in at 4.0/10, offering marginally steadier conditions. The takeaway is that risk in Lee County is hyper-local even within a narrow band. A few blocks or a township line can shift your operating assumptions, so underwriting at the city level rather than the county level is the more precise approach.

State-level laws that apply here

All landlords in Lee County operate under Illinois state law, specifically 735 ILCS 5/9 (Forcible Entry and Detainer). For nonpayment of rent, the required notice period is 5 days. A material lease violation triggers a 10-day notice, while terminating a month-to-month tenancy requires 30 days. End-of-term fixed leases require no additional notice under the statute. Illinois does not require just cause for eviction and the state preempts any local rent control ordinance, so Lee County landlords face no local caps on what they can charge. Understanding the Illinois eviction process is critical before you file: court filing fees run $200 to $400, sheriff lockout fees add $60 to $200, and attorney fees typically range from $750 to $3,500. An uncontested case resolves in roughly 30 to 60 days; a contested case can stretch to 60 to 150 days. For a full breakdown of what you will spend, review Illinois eviction costs before your first action. The Illinois Department of Human Rights enforces fair housing here, and source of income is a protected class under state law, a factor to review when setting screening criteria.

With a poverty rate of 15.8% across Lee County, landlords should stress-test their rent rolls against potential income disruption; the city-level risk grid above breaks down where that pressure is concentrated so you can make ward-by-ward decisions rather than relying solely on the county average.