In court-decided eviction outcomes for Bull Valley, IL, tenants prevail in roughly 36.0% 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
126d
filing → judgment
From the moment an unlawful-detainer notice is filed in Bull Valley, IL until a money judgment is entered, a contested eviction takes about 126 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$4.9-14.1k
legal + lost rent
A typical eviction in Bull Valley, IL costs landlords $4,942 to $14,081 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$3,501
28% stretched on rent
Average gross rent in Bull Valley, IL is $3,501 per month per the U.S. Census American Community Survey (5-year 2023). 28% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
3.1%
of households
3.1% of occupied housing units in Bull Valley, 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
5.8%
5.6% unemp.
5.8% of Bull Valley, IL residents live below the federal poverty line, and unemployment runs at 5.6%. 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 +5.3% (2024)
5.4
Regional political climate
County-weighted neighbor mix
5.4
State political climate
Illinois legislature & governorship
5.2
Economic stress
5.8% poverty · 5.6% unemp.
5.3
Supply constraint
$3,501 average · 3.1% renters
6.1
Rent Control risk
28.1% of income on rent
6.2
Eviction process difficulty
126 days filing → judgment
4.7
Tenant organizing strength
3.1% renters
2.3
Housing court bias
County bench composition
4.8
Geographic context
Risk heat across Bull Valley and the region
Click any city to see its score
How Bull Valley compares
Risk score vs. peers, county, state, and the U.S.
Rank in McHenry County
Moderate
#20of 42 cities
#20 of 42 cities in McHenry County for landlord eviction risk.
Rank in Illinois
Elevated
#494of 1,456 cities
#494 of 1,456 cities in Illinois for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
4.6
/ 10 · MODERATE
The verdict
A Moderate-tier market.
Composite 4.6/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a sharp climb.
50-yr trend+3.1 over 50 yr
197620012026
Steepening since 2010 · COVID inflection visible
126d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $3,501/mo. A contested eviction takes 126 days and costs $4,942-$14,081 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
3.1%
Renters
The renters
Who you'll be renting to.
Out of 1,269 residents, 3.1% rent. 28% are spending 30%+ income on rent, 5.8% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
5.4
Local + regional
The politics
Mid-range climate. Not a coastal market.
Local & regional political climate score 5.4 and 5.4 (GOP margin +5.3% (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 4.7, housing court bias 4.8, rent-control risk 6.2. Standard process speed for the state.
50-yr trendProcess difficulty +-0.3 since '00
197620012026
Court-clerk data lands in the next release.
5.3
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 5.3. Supply constraint: 6.1. The numbers behind those: 5.8% poverty, 5.6% unemployment, 28% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Bull Valley sits in the slow & expensive quadrant
Bubble size = population · color = risk score
Bull Valley · 126d · ~$9.5k all-in ($75/day) · score 4.6National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0-4 4-7 7-10
Landlording in Bull Valley, Illinois, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 4.6/10 (MODERATE 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.
Bull Valley is a city of 1,269 residents where 3.1% of occupied units are renter-occupied, and the typical renter spends 28.1% of income on rent. At an average rent of $3,501/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 Bull Valley eviction process actually works
Eviction process difficulty here reads 4.7/10, 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 Bull Valley closes 126 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 Bull Valley's timeline is usually the calendar, not the motion practice. Housing court bias scores 4.8/10 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 Bull Valley runs $4,942 to $14,081 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 126 days of typical timeline and $3,501/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 2.3/10 in Bull Valley, and the city carries meaningful rent control exposure (6.2/10). 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 Bull Valley: 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 MODERATE 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 $14,081 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Bull Valley
Trap · 6.2/10
Comparative benchmarking matters in markets like this. Bull Valley's 5/10 is near the Illinois state average. Rent-control-risk sub-score: 6.2/10. See the nearby cities grid below for direct A-vs-B comparison.
05FAQ
Frequently asked questions
Q1
What's the absolute fastest I can evict someone for not paying rent in Bull Valley?
Even in a best-case scenario, where the tenant doesn't fight it and court dates align, you're looking at a minimum of 4-6 weeks from serving the 5-day notice to getting a court order. The average is 126 days. There's no "fast" eviction in Illinois.
Q2
Can I evict a tenant if their lease is over, but they won't leave?
Yes, this is considered a "holdover" tenancy. You would typically need to serve a 30-day notice of non-renewal (if it's a month-to-month or expiring lease) and then proceed with an eviction filing if they don't vacate. This falls under the same Forcible Entry and Detainer Act.
Q3
Do I need an attorney for an eviction in Bull Valley?
While you can legally represent yourself, it's highly recommended to hire an attorney. The eviction process in Illinois is full of technicalities. One small mistake in notice, filing, or court procedure can lead to your case being dismissed, forcing you to start over and costing you more time and money. Our Illinois eviction process step-by-step guide can show you the complexities.
Q4
Can I charge late fees in Bull Valley?
Yes, Illinois law allows for late fees, but they must be reasonable and clearly stated in your lease agreement. Typically, a flat fee or a percentage of the monthly rent (e.g., 5-10%) is acceptable. Excessive late fees can be challenged in court.
Q5
What if my tenant claims a habitability issue to stop an eviction?
Tenants can raise defenses in court, including claims that you haven't maintained the property. Always address maintenance requests promptly and keep records of all repairs. If there's a legitimate habitability issue, the court might reduce the rent owed or delay the eviction until repairs are made. Don't ignore repair requests.
A 4.6/10 places Bull Valley in the 66th 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 risen sharply 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 Bull Valley (4.6/10)
Same risk band nationally · click any city for its full breakdown.
