Mortgage lender in Will County, IL

Buying in Will County

Will County, with its county seat in Joliet, also takes in Bolingbrook, Plainfield, Romeoville, New Lenox, Frankfort and part of Naperville. Will County files are handled by Steve Umansky, Sr. Branch Manager, NMLS #61764, who is licensed in Illinois, from our Southampton, PA office.

2026 conforming limit

$832,750

2026 FHA limit

$541,287 (one-unit, set by HUD)

Above the conforming limit

Jumbo pricing

Closing commonly handled by

attorneys and a title company

State housing agency

Illinois Housing Development Authority (IHDA) (general information; not a participating lender)

Your officer

Steve Umansky, NMLS #61764

2026 limits for a one-unit property. Will County is not designated a high-cost area for conforming loans, so the national baseline of $832,750 applies. Sources: FHFA conforming loan limit values and HUD FHA mortgage limits.

Will County: Joliet and the fast-growing southwest suburbs

Will County has grown faster than any other part of the Chicago area in recent decades. Plainfield, Bolingbrook, Romeoville, Shorewood and New Lenox are largely subdivisions built since the 1990s, many with homeowners associations and some with a special service area tax on the property tax bill, which we include.

Joliet has older neighborhoods and the county’s most moderate prices, where FHA loans are a common fit and appraisal condition is worth discussing before you offer. The southern and eastern townships, around Peotone, Beecher and Wilmington, are rural, with wells and septic systems and some addresses inside the USDA eligibility map.

Will County by the numbers

Median home value

$319,600 (Census Bureau, ACS 2020–2024, table B25077)

Typical property tax

About 2.24% of home value a year: median tax bill $7,173 on a median value of $319,600 (Census Bureau, ACS 2020–2024, table B25103)

Transfer tax

State transfer tax of 50 cents per $500 of the price; counties and many municipalities add their own (35 ILCS 200/31-10)

Largest communities

Joliet, Bolingbrook, Naperville, Plainfield (Census Bureau, ACS 2020–2024, table B01003)

The county median home value is $319,600. The 2026 one-unit conforming loan limit here is $832,750 and the FHA limit is $541,287.

Census figures are survey estimates for owner-occupied homes, not appraisals or tax quotes. We use the actual tax bill for the property when we quote.

Closing and programs in Illinois

Closings in Illinois are typically handled by an attorneys and a title company. The closing process, state transfer and recording taxes and first-time buyer programs are covered on the Illinois page. Property taxes are set locally; we take the figure from the tax record for the address.

Questions Will County buyers ask

Illinois notice. For licensing information, go to: www.nmlsconsumeraccess.org. Stellar Mortgage Corporation, NMLS #2190975. Steve Umansky, NMLS #61764.

Limits shown are the 2026 FHFA and HUD figures for Will County. Loan limits, tax rates and agency programs are set by third parties and change. Not a commitment to lend.