Manhattan, IL · Updated Oct 2026

What a Manhattan home costs each year

Property tax, water, trash and energy from public rates. Look up your address to make it yours, and see how to pay less.

Suggestions as you type come from Google; the lookup uses free public map services to find who serves it. Not stored unless you save your house.

Example · a Manhattan house

$15,173a year · $1,264 a month

Starts at $110,867 of value before exemptions. Typical use.

A typical Manhattan house costs about $15,200 a year: $10,070 property tax and charges, $1,390 water and sewer, $380 trash, $1,990 electricity and gas, $1,340 home insurance. Estimated from public rates, not anyone's actual bill.

Rates checked Oct 30, 2026. Insurance: what you enter, or a typical premium until you do. Sources are listed at the bottom.

Ways to pay less

Nothing here applies to every house automatically. These are worth checking:

Money dates

Last day of each monthThe village utility bill is due the last day of the month; if payment is not received by then, a 10% penalty is applied to the account.

Who serves this house

Water: Village of Manhattan; As of May 1, 2026: Water $8.71 per 1,000 gallons.
Property tax: 9.79% of value; 2025 tax year (bills paid 2026), Will County tax code 1401
Garbage: Waste Management; Refuse and recycle totes are provided by Waste Management.
Sewer: Village of Manhattan; Water and Sewer Utility: Village of Manhattan
Electricity: ComEd; Electricity Commonwealth Edison (ComEd): 800-334-7661
Gas: Nicor Gas; Natural Gas Nicor Gas: 888-Nicor4U (642-6748)

Pay or manage your bills

Your water

Source: The Village lists Well 6 and Well 8 as ground water sources.
Hardness: The village lists water hardness as 20-22 grains.
PFAS: PFOS or PFAS contaminants were reported at less than the MRL (minimum reporting level) in June 2025 testing.

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How these numbers are made

Property tax uses the Will County 2025 tax master for tax code 1401 (Village of Manhattan, Manhattan Fire District, Manhattan Park District, Manhattan-Elwood Library, School District 114, High School District 210), total 9.7902 per $100 of assessed value. Other Manhattan Township codes (1402-1404, e.g. 1403 in School District 207-U at 5.6973) exist; parcel counts per code were not published, so 1401 (the one with the Village levy) was used.
The starting value is the DataUSA 2024 median property value of $332,600 divided by 3, because Illinois taxes assessed value at about one third of market value; an official assessor median was not found. The $8,000 general homestead exemption comes off the assessed value.
Water is $8.71 and sewer $6.25 per 1,000 gallons (May 1, 2026); the Village publishes no fixed monthly water or sewer base charge, so none is modelled. The $15.30 monthly capital improvement charge and $31.66 monthly refuse charge are on the same utility bill.
Electricity is the ComEd January 2026 delivery sheet plus the October 2026 Price to Compare and Renewable Energy Adjustment, plus the Village's 0.628 cents per kWh municipal tax addition (ComEd's rider tax sheet effective February 2025, first 2,000 kWh tier); gas is Nicor Rate 1 with the October 2026 gas cost plus the 2.50 cents per therm municipal gas use tax (Nicor's 207th information sheet, October 2024).
Home insurance is the Illinois statewide average premium (NAIC data via the Insurance Information Institute), not specific to Manhattan. No Village stormwater fee is published, so none is added.
Tax rates are per $100 of assessed value (Illinois convention; tax code 1401 total 9.7902).
Nothing here is legal, tax or insurance advice.

Sources

How Manhattan compares

A typical Manhattan house against the 132 Illinois cities we cover, using the same default numbers as the total above.

Per year	Manhattan	Median	Where it falls
Property tax rate	9.79%	8.23%	higher than 102 of the other 131 Illinois cities we cover
Water	$704	$872	lower than 100 of the other 131 Illinois cities we cover
Sewer and utility-bill fees	$689	$535	higher than 80 of the other 123 Illinois cities we cover
Trash	$380	$283	higher than 118 of the other 127 Illinois cities we cover
Electricity and gas	$1,987	$2,163	lower than 84 of the other 131 Illinois cities we cover
Home insurance	$1,343	$1,343	in the middle of 8 other Illinois cities we cover
Total	$15,173	$11,701	higher than 114 of the other 131 Illinois cities we cover

Cities bill differently (some put trash on the tax bill, some cover more services), so a higher number isn't necessarily worse. The property tax rate is compared instead of dollars because house values differ.

Questions to ask your candidates

Each one starts from a number above. Any candidate can answer them.

1. Property tax rate

The fact: Manhattan's property tax rate is 9.79%, higher than 102 of the other 131 Illinois cities we cover. The rate adds up every agency on the bill, not only the city.

Ask: "Property tax in Manhattan is 9.79%, higher than 102 of the other 131 Illinois cities we cover. What should that money pay for first, and would you change anything about how it is set?"

2. Water

The fact: Water here costs about $704 a year at typical use, lower than 100 of the other 131 Illinois cities we cover.

Ask: "Water here costs about $704 a year at typical use, lower than 100 of the other 131 Illinois cities we cover. What drives that cost, and would you change anything?"

3. Trash

The fact: Trash pickup here costs about $380 a year for the standard cart, higher than 118 of the other 127 Illinois cities we cover. Where trash is billed through the tax bill or a separate hauler, it is not counted here.

Ask: "Trash pickup here costs about $380 a year for the standard cart, higher than 118 of the other 127 Illinois cities we cover. What drives that cost, and would you change anything about the service or the price?"

Common questions about Manhattan house costs

What is the property tax rate in Manhattan?

About 9.79% of the value before exemptions a year (2025 tax year (bills paid 2026), Will County tax code 1401), plus flat charges on the same bill.

How much is property tax on a $500,000 house in Manhattan?

About $48,168 a year on $500,000 of the value before exemptions with the general homestead exemption.

How much is the water bill in Manhattan?

About $116 a month for water and sewer at typical use (7,000 gallons a month) on Village of Manhattan.

How much does trash pickup cost in Manhattan?

$32 a month for a house.

How much does a house in Manhattan cost to run each year?

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