An Overview of Housing in Evanston, Illinois

Finding housing to fit one’s needs and one’s means can be a struggle in Evanston. Here’s a look at who the struggle impacts the most.

Population Density in Evanston, IL

Evanston is generally less densely populated than Chicago on the south and more densely population than the other suburbs surrounding it.

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Source: 2022 USA Population Density, ArcGIS Online

Age distribution in Evanston, IL

Note that near Northwestern University, the highest density of our community’s oldest residents is right next to the highest density of our youngest residents. This is an area of housing conflict, where students are seeking shared housing in a neighborhood with many single-family homes.

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Source: 2022 USA Median Age, ArcGIS Online

Concentration of White Residents in Evanston, IL

Note that Evanston is highly segregated in terms of race. The density of white residents is significantly higher in north Evanston, with the previously redlined census tract 8092 having the lowest density of white residents. As you look at the following charts, pay attention to this census tract and the repetitive pattern you will see.

Percent White

US: 58%

Evanston: 59%

Percent White by Census Tract

8092: 11%

8089: 91%

Source: Health & Human Services Department, City of Evanston; 2019 US Census American Community Survey 5-Year Estimates

Life Expectancy in Evanston, IL

Life expectancy in census tract 8092 is significantly lower than in other tracts—including those right next to it—showing a disparity in health outcomes for people of color.

Source: Health & Human Services Department, City of Evanston; Department of Population Health, NYU Langone Health. City Health, Dashboard.  https://www.cityhealthdashboard.com/ , Accessed March 2021.

Households by Race and Ethnicity in Evanston, IL

The majority of Evanston residents are white and non-Hispanic—though not as large a majority as in the suburbs to the north and west.

Source: U.S. Census Bureau; American Community Survey, 2020. ACS 5-Year Estimates, Table B25006

Source: U.S. Census Bureau; American Community Survey, 2020. ACS 5-Year Estimates, Table K200301

Area Median Income of Evanston, IL Residents

According to census data for Evanston, 22% of the white population is earning $200,000 per household, while only 5.5% of the Black population and 13% of the Asian population are earning at that level.

Household Income by Race in Evanston, IL

The proportion of white households earning more than $100,000 is significantly higher than the proportion of household of people of color.

Source: U.S. Census Bureau; American Community Survey, 2020. ACS 5-Year Estimates, Table B19001

Cost Burden by Race and Ethnicity in Evanston, IL

“Housing cost burden” is when a household spends more than 30% of its income on housing.

Rates are higher for Hispanic, Asian and Black Households

Races/Ethnicities with Lowest Median Income

This map shows which race in each census tract has the lowest median income.

Source: ArcGIS online

Homeowners and Renters in Evanston, IL

Evanston has a good balance of rental versus owner-occupied housing units.

Cost Burden Among Owners and Renters in Evanston, IL

The bar chart shows the comparison between the cost burdened homeowners and renters of Evanston. It highlights the fact that people who are earning less are also the one who are the most cost burdened. It also shows that the renters are more cost burdened than the home owners.

Source: U.S. Census Bureau; American Community Survey, 2020. ACS 5-Year Estimates, Table B25074 and B25095

Mapping Cost-Burdened Homeowners (left) and Renters (right)

Housing cost burden is spread throughout the community.

Source: ArcGis Online

Evanston has a good number of rentals, particularly in buildings with more than 4 units. Evanston does not have a lot of 2-, 3-, and 4-flats.

Source: U.S. Census Bureau; American Community Survey, 2020. ACS 5-Year Estimates, Table B25032

Household Sizes Vs. Unit Sizes in Evanston, IL

As in most of north suburban Cook County, Evanston has a mismatch between household sizes and unit sizes. Very small households can have a difficult time finding something that isn’t larger than what they need. Additionally, many of the larger units are not affordable for large families with low incomes.

Key Areas of Housing Concern in Evanston:

  1. Almost 40% of Evanston’s household are paying more than 30% of their incomes on rent.
  2. There appears to be a mismatch between the household and unit size—particularly for people with lower incomes.

Acknowledgment:

Source: Health & Human Services Department, City of Evanston; Department of Population Health, NYU Langone Health. City Health, Dashboard.  https://www.cityhealthdashboard.com/ , Accessed March 2021.

Source: U.S. Census Bureau; American Community Survey, 2020. ACS 5-Year Estimates, Table B25006

Source: U.S. Census Bureau; American Community Survey, 2020. ACS 5-Year Estimates, Table K200301

Source: U.S. Census Bureau; American Community Survey, 2020. ACS 5-Year Estimates, Table B19001

Rates are higher for Hispanic, Asian and Black Households

Source: U.S. Census Bureau; American Community Survey, 2020. ACS 5-Year Estimates, Table B25074 and B25095

Source: U.S. Census Bureau; American Community Survey, 2020. ACS 5-Year Estimates, Table B25032