Best burbs to do an (affordable) teardown? (Chicago, Wheaton: credit, new home)

[Emmy]

We really want to build a home with a historical feel and a lot of character, and are thinking of going the teardown route. It seems like Hinsdale, Western Springs, and La Grange are the teardown capitals of the burbs, but are way out of our price range. Are there other towns that have an older, historical district that might still be affordable? We're looking to spend around$150-200K for the land/building. We have looked into Downers Grove and Lisle but those seem to be too pricey and/or located on flood plains - any other ideas?

Ideally we'd like to stay in the western burbs due to proximity to family and the quick commute to downtown on the BNSF line.

TIA

[nanannie]

There are plenty of historical areas in towns,Cant you buy a house that you wont "tear down" Thats a situation ruining many a neighborhood

[Emmy]

Originally Posted by nanannie

There are plenty of historical areas in towns,Cant you buy a house that you wont "tear down" Thats a situation ruining many a neighborhood

At our price range, we would be buying something unsalvageable, a "dump" if you will, and replacing it with a viable structure in keeping with the neighborhood's architectural style. Since there is virtually no vacant land left in close proximity to the city, it's a natural progression for people who want a new home without the hassle of fixing up an older home, especially one that truly would be cheaper to tear down and start over than to try to rehab. :shrug:

If there weren't tear downs, the housing stock would continue to age and neighborhoods would eventually fall into a state of disrepair. I don't think tear downs are a bad thing - as long as they are in keeping with the feel & architecture of the existing neighborhood. Building a mansion on a 50 x 125 lot is a whole nother story - we're obviously not doing that.

[dsv1496]

I support the tear down...

Vacant lots in Lombard go for $200,000. Check Wheaton and Glen Ellyn as well...

[nanannie]

No,I'm speaking of the brick monsters put up in existing 'hoods,without any consideration to neighbors,removing trees,yards and any sunlight to the "little" homes left..Tear downs are in almost every 'burb now,and I agree,they can be an improvemnt to the area if done consideratly,,not all people have your intentions.I heard Hinsdale was trying to squelch it,dont knowif they have succeeded

[Emmy]

Originally Posted by nanannie

No,I'm speaking of the brick monsters put up in existing 'hoods,without any consideration to neighbors,removing trees,yards and any sunlight to the "little" homes left..Tear downs are in almost every 'burb now,and I agree,they can be an improvemnt to the area if done consideratly,,not all people have your intentions.I heard Hinsdale was trying to squelch it,dont knowif they have succeeded

Oh, I agree. And we're definitely not building any brick monsters. I had heard that about Hinsdale too. I think people went a little crazy there - squeezing in as much square footage as they could onto a relatively small lot. Not good.

[gardener34]

Hinsdale was the guinea pig as they started there. Many towns have now enacted "teardown ordinances" to prevent what has happened to many towns mcmansioning. So check those before you buy to see if they are amenable to you.

[skatealoneskatetogether]

arlington heights saved themselves.

[NSH]

Tinley Park is offering incentives to homeowners who do teardowns/rehabs according to village guidelines. They had an architect draw up 5 different elevations to improve 2 br cottages in their downtown area. I vaguely recall the specifics but I remember them waiving all permit fees and giving a $5000 tax credit if you follow their guidlelines.

Since you are obviously not afraid to get you hands dirty and if you would like to do a rehab, the city of Chicago offers incentives and free plans for rehabing Chicago Bungalows. more information for this initiative is at Chicago Bungalow Association

[preppyboyofIL]

I just posted a comment on this very issue about homes in Orland Hills. There is an area that is bordered by 161st Street to 171st Street, and 84th Avenue to 94th Avenue. This area holds homes that in some cases are on acre lots, is in Andrew High School's excellent school district, and the area all around it is booming. Homes are typically ranch homes that are in need of some TLC, but the area is very charming, so consider this as an option.

Another area that is a little less pricey is along Oak Park Avenue from 161st Street south to 183rd Street in Tinley Park. Tinley is working with rehabbers all the time to try to revive it's historical district. The area is very "Norman Rockwell-ish" and the neighborhood is very safe with excellent schools, police, and fire. This area is very highly sought after as it is an area many young people are flocking to due to it's close proximity to the new Metra train station on Oak Park Avenue which allows people to work downtown and travel back out to the burbs and not even need a car because they can walk back to their house!