Wondering if a small rental in Westmont could be your way into the western suburbs investment market? If you have been priced out of some nearby areas or you want a more manageable first property, Westmont deserves a close look. With a renter-balanced housing mix, solid rent benchmarks, and lower average home values than nearby Downers Grove, it can offer a practical starting point if you run the numbers carefully.
Why Westmont stands out
Westmont sits in an interesting middle ground for small-rental buyers. It is not purely an apartment-heavy market, but it also has more renter presence than DuPage County overall. Census QuickFacts shows Westmont with a 55.1% owner-occupied housing rate, compared with 73.1% across DuPage County.
That matters because a mixed ownership base can support steady rental demand without relying on one narrow tenant pool. Census data also lists Westmont’s median gross rent at $1,533, while DuPage County’s is $1,688. In plain terms, Westmont appears to offer a more accessible rent-and-price mix than some neighboring communities.
For buyers looking at purchase price, Zillow places Westmont’s average home value at $400,412 as of spring 2026. Downers Grove comes in higher at $494,151. That price gap is one reason Westmont can make sense as an entry point for condos, townhomes, or other small rental properties.
Westmont rent benchmarks to know
Before you consider any property, you need a realistic rent range. Broad market averages are only a starting point, but they help you understand what the local market may support.
Apartments.com shows Westmont apartment-style rentals averaging $1,697 per month in May 2026. One-bedroom units average about $1,697, while two-bedroom units average about $1,912. Nearby Downers Grove is somewhat higher, with average rents of $1,789 overall and about $2,234 for two-bedroom units.
For condos, Westmont’s average listed rent is higher. Apartments.com shows an average condo rent of $2,150 per month, with a range from $1,800 to $3,100. That is a useful reminder that condo rentals often vary a lot based on updates, layout, parking, and building amenities.
Townhomes and similar attached homes can push rents higher still. Active Westmont rental listings currently include two-bedroom townhomes at $2,450 and $2,650, plus a three-bedroom townhome at $3,300. Apartments.com also shows a two-bedroom, 1.5-bath duplex in Westmont at $2,450.
Compare Westmont and Downers Grove
If you are deciding between Westmont and a nearby market, Downers Grove is a helpful comparison point. It is close by, well known, and generally more expensive to enter. That makes the side-by-side math important.
Here is a simple snapshot based on current market figures:
| Market snapshot | Westmont | Downers Grove |
|---|---|---|
| Average home value | $400,412 | $494,151 |
| Average condo rent | $2,150 | $1,899 |
| Broad apartment average | $1,697 | $1,789 |
Using those figures as a rough screen, a Westmont condo renting at $2,150 per month against the average home value of $400,412 works out to about a 6.4% annual gross yield before expenses. A Westmont townhome at $2,450 screens closer to 7.3%. By comparison, a Downers Grove condo average of $1,899 against an average home value of $494,151 screens at about 4.6%.
These are not cap rates, and they are definitely not final investment returns. They are only quick screening tools before you factor in taxes, HOA dues, insurance, repairs, financing, and vacancy.
Use unit-level comps, not city averages
This is where many first-time investors get tripped up. Citywide averages can help you narrow your search, but they are not enough to underwrite an actual deal. In Westmont and Downers Grove, condo rentals are often leased by individual owners, and units in the same building can rent for very different amounts.
Finish level matters. Parking matters. Bed and bath count matters. A renovated unit with better appliances, updated flooring, or stronger natural light may command more rent than a similar floor plan just down the hall.
That is why your deal analysis should focus on unit-level comparables whenever possible. If you are comparing condos, compare condos with similar condition, size, and features. If you are comparing townhomes, use nearby attached properties with a similar layout and amenity package.
Vacancy needs a line in your budget
Even in a stable suburban market, vacancy is part of the math. DuPage County’s 2025 Consolidated Plan estimates a 5.7% rental vacancy rate, and the county says rental vacancy has fluctuated between 5% and 10.4% since 2000.
That does not mean every property will sit vacant for long stretches. It does mean you should not build your budget around perfect occupancy. A smart underwriting model includes a vacancy reserve from day one.
If a unit needs repairs before lease-up, your carrying costs can stack up quickly. Mortgage payments, taxes, insurance, HOA dues, and utility costs can all continue before the first rent check arrives.
Property taxes can change the deal
In DuPage County, property taxes can make or break a small rental. You should not rely on a neighborhood estimate or a rough percentage pulled from another listing. The right way to underwrite taxes is to review the specific parcel.
DuPage County’s property-records portal lets you search by address or PIN and review tax bills, assessment history, appeals history, and other parcel details. The County Clerk’s office calculates property tax rates for the county’s taxing districts, and Westmont’s finance page also points owners to the county lookup resources.
For investors, that means one thing: verify the real tax history before you make an offer. Two similar-looking units can carry very different tax burdens. That difference can affect cash flow more than many buyers expect.
Permits and repairs matter more than you think
If your plan involves updates before renting the property, local permit rules deserve your attention early. Westmont states that its code enforcement division works to keep property safe, clean, and sanitary under village code and the International Property Maintenance Code. Its permitting page also says many residential alterations require permits and inspections.
Nearby Downers Grove follows a similar path through its Community Development Department, which coordinates plan review, code enforcement, and building-related inspections. In practical terms, even modest renovation work may involve time, approvals, and follow-up inspections.
That does not mean you should avoid properties that need work. It means your timeline and budget should reflect reality. Repairs can take longer than expected, and that delay can affect your lease-up schedule.
Illinois landlord rules to understand
If you are buying a small rental in Westmont or nearby, you also need a working understanding of Illinois landlord responsibilities. According to the Illinois Attorney General, landlords must keep rental units fit to live in, make necessary repairs, and keep properties in compliance with state and local health and housing codes.
The same guidance says landlords may set rent and security deposit amounts, but they must follow Illinois landlord-tenant rules. Security deposit handling is especially important for small multifamily ownership.
The Security Deposit Return Act requires return of the deposit within 45 days when the building or complex has five or more units. If money is withheld, an itemized statement and paid receipts are due within 30 days. The Illinois Attorney General also states that interest is owed on security deposits held at least six months in buildings with 25 or more units.
There is also a newer lease requirement to keep in mind. As of January 1, 2026, Illinois landlords must attach the Summary of Rights for Safer Homes to the first page of every written residential lease and obtain tenant acknowledgment. The Illinois Department of Human Rights says a landlord who fails to comply can be liable for the greater of the tenant’s actual damages up to $2,000 or $100.
Illinois law also prohibits discrimination on protected grounds and prohibits retaliatory eviction for complaints to governmental authorities. If an eviction becomes necessary, it must go through the court process rather than self-help measures like lockouts or utility shutoffs.
A practical Westmont screening checklist
If you are evaluating a small rental in Westmont or nearby, keep your process simple and disciplined. A good first-pass review can save you time and help you avoid emotional decisions.
Start with these steps:
- Compare the property to unit-level rental comps, not just city averages
- Verify the actual DuPage County tax bill tied to the parcel
- Check for HOA dues if you are looking at condos or townhomes
- Budget for vacancy, using DuPage County conditions as a guide
- Review likely repair and permit needs before counting on a fast lease-up
- Confirm the property can support your target rent based on condition, layout, and amenities
- Factor in Illinois lease and security deposit compliance before you close
The big picture is encouraging, but the margin for error may be smaller than it looks at first glance. Westmont can work well as a first-step investor market because rents remain solid and entry pricing is lower than nearby Downers Grove. The tradeoff is that taxes, HOA dues, vacancy, and compliance costs need to be modeled carefully.
If you are evaluating a small rental in Westmont or anywhere in the western suburbs, call or text Rob Brannigan at 847.609.0570. Rob is a REALTOR® with @properties | Christie's International Real Estate serving buyers and investors in Downers Grove, Westmont, and DuPage County.
FAQs
What makes Westmont attractive for small rental investing?
- Westmont offers a more renter-balanced housing mix than DuPage County overall, with lower average home values than nearby Downers Grove and solid local rent benchmarks for condos, apartments, and townhomes.
How do Westmont rents compare with Downers Grove rents?
- Westmont apartment-style rentals average about $1,697 per month, while Downers Grove averages about $1,789. Westmont condo listings average about $2,150, compared with about $1,899 in Downers Grove, though individual units can vary widely.
What is a quick gross-yield screen for a Westmont rental?
- Using current snapshot data, a Westmont condo at $2,150 per month against an average home value of $400,412 screens at about 6.4% annual gross yield before expenses, while a $2,450 Westmont townhome screens at about 7.3%.
Why should Westmont investors review DuPage County tax records?
- Property taxes should be underwritten from the specific parcel, not from an area average. DuPage County records can show tax bills, assessment history, and appeals history that may significantly affect cash flow.
What landlord rules matter most for small rentals in Illinois?
- Illinois landlords must keep units fit to live in, make necessary repairs, follow security deposit rules, attach the Summary of Rights for Safer Homes to written leases, avoid retaliatory actions, and use the court process for evictions.
Do Westmont rental property repairs require permits?
- Many residential alterations in Westmont require permits and inspections, so if your property needs updates before lease-up, you should budget both time and money for that process.
Additional Resources
Downers Grove vs Westmont vs Oak Brook
Written by Rob Brannigan (IL License #475.164040), RENE + SRS. Lifelong Downers Grove resident. Data-driven guidance for buyers and sellers in Downers Grove and surrounding communities.
