What is the rental yield in Hill Top, Normal, Illinois?

The gross yield in Hill Top, Normal, Illinois is 6.1. That sits alongside prices that are in line with Normal and about 12% below Illinois, plus a Red Flag score of 71 and a 0.6% decline in prices over the past year.

How does Hill Top compare with Normal, Illinois?

Hill Top, Normal, Illinois is priced in line with Normal, while the gross yield is 6.1. The neighborhood also has a Red Flag score of 71, walkability of 63, and education in the 78th percentile, so the comparison is strongest on yield and school-score data, with higher walkability than the other neighborhoods listed.

What does the year-over-year price trend look like in Hill Top, Normal, Illinois?

Prices in Hill Top, Normal, Illinois are down 0.6% over the past year. That comes with a gross yield of 6.1, prices about 12% below Illinois, and a Red Flag score of 71, which frames the trend within a higher-risk profile.

How walkable is Hill Top, Normal, Illinois?

Hill Top, Normal, Illinois has walkability of 63, the highest in this group. The neighborhood also shows education in the 78th percentile, a gross yield of 6.1, and a Red Flag score of 71.

Neighborhood

Hill Top

Normal, Illinois US

Hill Top, Normal, Illinois has an income-oriented profile, with a gross yield of 6.1 and prices in line with Normal but about 12% below Illinois. Prices are down 0.6% over the past year, while the Red Flag score of 71 points to elevated overall risk. Walkability is 63, and education is in the 78th percentile, combining the strongest mobility score in this set with a stronger school-score signal.

AI Summary•Updated May 2026

Area

0.01 mi²

ZIP Code

61761

County

McLean County

State

Illinois

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5US Census ACS / TIGER 2024

Verified Price · Median Sale

$278,417

YoY-0.6%

Gross Rental Yield

6.0%

Listed rent · ZORI annualized

Red Flag Index

High

71 / 100

Walkability Score

Somewhat Walkable

OpenStreetMap POI density · national percentile

Education Score

78 / 100

Excellent · better than 78% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Hill Top Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Hill Top, Normal.

Unlock the Hill Top 12-month price trend

See the full Verified vs Listed price history — free with a DistrictScore account.

Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$278,417	-0.6%
Price / Sq Ft (Verified)	$125/sqft	+7.2%
Asking Rent (Median)	$1,404/mo	-6.4%
Gross Rental Yield	6.0%	—
Liquidity Score	40 / 100	Moderate
Homes Sold (Period)	156	-11.9%

Is Hill Top Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Illinois crime context.

Red Flag Breakdown

71 / 100

High Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Tornado100Very High

Strong Wind100Very High

Hail100Very High

Flood80Very High

Earthquake80Very High

Heat80Very High

Wildfire40Moderate

Hurricane40Moderate

8/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Illinois averaged 20.0 crimes and 2.9 violent per 1,000 residents (+0.0% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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Tract-level hazard heatmap & parcel detail with Pro

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See all eight FEMA hazard scores — free with a DistrictScore account.

What Stands Out AI Insight

Above-average gross rental yield at 6.0%

Active transaction volume — 156 homes sold last period

Tornado risk is Very High (100/100)

Strong Wind risk is Very High (100/100)

Insights are generated from Hill Top's live DistrictScore metrics.

Hill Top Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Illinois-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

6.6 µg/m³ Meets EPA, above WHO guideline-15.1% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Hill Top centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 72% of U.S. neighborhoods.

Illinois Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	20.0	2.9	+0.0%
2023	20.1	3.1	+2.1%
2022	19.8	2.9	+13.2%
2021	17.4	3.5	-11.8%
2020	19.9	4.3	-13.1%
2019	22.7	4.2	—

Reported at the state level — the finest official US crime aggregation; Hill Top inherits the Illinois figures.

Radon Potential

EPA

Zone 1

Zone 1 — Highest potential · Hill Top

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Walkability & Amenities in Hill Top

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

63

Somewhat Walkable

Walkability Score

1

Grocery

0

Dining

0

Schools

0

Universities

0

Hospitals

0

Pharmacies

0

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Hill Top's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Hill Top vs Normal vs Illinois

How Hill Top benchmarks against its city and state medians.

Benchmark vs City & State

In Hill Top, the median sale price sits in line with the median for Normal neighborhoods and about 12% below the statewide median. Gross rental yield is 6.1%, against 6.1% for Normal neighborhoods and 6.2% statewide. Over the past 12 months, prices fell 0.6%. Transaction liquidity sits in line with the median for Normal neighborhoods and above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Hill Top	$125/sqft	6.1%	40
Normal	$125/sqft	6.1%	40
Illinois	$143/sqft	6.2%	34

Unlock the Hill Top benchmark

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Buying Property in the US as a Foreigner

Federal & Illinois tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~1.79% average effective rate (statewide average; set and collected locally).

State Income Tax

State income tax up to 4.95%; rental income is taxed at these rates.

State Capital Gains

Capital gains are taxed as ordinary income at state rates.

Transfer Tax

Real estate transfer tax: $0.50 per $500 state + local.

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

No statewide mansion tax or statewide rent control.

US citizens & tax residents7

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

1031 State Conformity

The state conforms to the federal 1031 like-kind exchange rules.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Illinois property-tax guidance for foreign buyers

Latest Normal Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Hill Top Real Estate FAQ

Hill Top, Normal, Illinois has an income-oriented profile, with a gross yield of 6.1 and prices in line with Normal but about 12% below Illinois. The Red Flag score is 71, and prices are down 0.6% over the past year, so the numbers show yield support alongside higher overall risk.

Neighborhoods near Hill Top

Compare Hill Top with nearby neighborhoods in Normal.

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