Wheaton versus Geneva (Aurora, Cicero, Lombard: crime, house, transfer)

[bungalowdweller]

Originally Posted by pandabear

your not going to get much in wheaton for 350-400, but it will be worth it in the long run. Wheaton is nicer, with better schools, and less riff raff.

I have a question about this. I'm looking in Wheaton right now but haven't gotten past the online stage. It's been many years that I've been in Wheaton as I live close in to the city and before that on the east coast. I've been looking specifically in North Wheaton because I live in a bungalow now and to be honest, have never lived in "new" housing, that is, housing built before 1945. I've seen lots of older houses that look pretty decent that are around the train, the downtown, and Wheaton College. Many of those homes are listed between $350,000 and $400,000. This seems to be the ideal area for me to begin looking, but I don't know what kind of neighborhood this is. I don't want to be in any area that is being overrun with illegals and gangbangers as I'm up to my ears in that now.

Do older houses in Wheaton, Glen Ellyn, etc equal junk? How is the resale value of an older home?

I've lived in large cities my ENTIRE LIFE, so this is a H-U-G-E decision for my family and myself. ANY feedback is appreciated. Thanks in advance.

[ahava]

Originally Posted by bungalowdweller

I have a question about this. I'm looking in Wheaton right now but haven't gotten past the online stage. It's been many years that I've been in Wheaton as I live close in to the city and before that on the east coast. I've been looking specifically in North Wheaton because I live in a bungalow now and to be honest, have never lived in "new" housing, that is, housing built before 1945. I've seen lots of older houses that look pretty decent that are around the train, the downtown, and Wheaton College. Many of those homes are listed between $350,000 and $400,000. This seems to be the ideal area for me to begin looking, but I don't know what kind of neighborhood this is. I don't want to be in any area that is being overrun with illegals and gangbangers as I'm up to my ears in that now.

My brother lives in that area and it's a nice neighborhood with a lot of families, at least the part where he lives (between Washington St and Chase St, south of the railroad tracks). There are some apartments right across from the railroad tracks that look kind of trashy, but they might be inhabited by college students seeing as the college is right there.

[irish setter girl]

There are several streets that are lined with bungalow style homes on the north side. Areas around Harrison/Webster/Cherry/Howard is where you will see a great number of bungalow homes. The north side of Wheaton will have the largest number of older homes. The south end of town (South of the tracks) will have mostly post war/mid century homes. In both the north and south end of town you will find new construction scattered here and there. The majority of subdivisions (1970-present) will be in the south end of town. You won't find too many gang infested areas of Wheaton. The Wheaton market is holding fairly well amid the housing "slump". I don't think you'd be making a mistake buying in Wheaton. Just my personal opinion. There are lots of other great suburbs as well, I'm simply commenting on Wheaton since you mentioned it as your current target area.

[emmi605]

I was just in that area visiting a friend. The homes are very nice and most are kept up beautifully. Since the homes are older, they probably need some work or maintenance, but I believe that area holds value as well as the whole town. Most Wheaton homes that I have been in are solid, well-built, and have had owners that appreciate this by restoring them or updating tastefully.

[bungalowdweller]

I thank everybody who took the time to reply. I've learned alot from reading the threads on this site. I'm glad to hear about the housing near the train station. I understand that the "best" housing anywhere seems to start at $400,000. I can easily qualify for higher end housing--I just cannot imagine carrying the debt load that others seem to so casually bear. I was honestly amazed at the nice looking homes I've seen online in Wheaton and Lombard for under $400,000. I especially appreciated Ahava's remark about the apartments near the train and Irish Setter girl's naming of streets.

We have no extended family in the U.S. so I just want everyone to know that all of your discussion is INVALUABLE to helping us make a decision. What is often "re-hashing" to you is priceless to me. Thanks again.

[nanannie]

Its a very nice, desirable town. I hope you have a smooth move - good luck and welcome to the area !

[Stryker]

Look in last years Money Magazine Wheaton ranked #1 Midsize city for Quality of life. Great place to live. Excellent appreciation with great upside potential. Schools are excellent as is outdoor healthy living. New wave of eating establishments have moved into town. Wheaton has great historical homes and quaint downtown I think you would do yourself justice to move in to this bedroom communityfor quality of life. Regards, Stryker

Originally Posted by bungalowdweller

I have a question about this. I'm looking in Wheaton right now but haven't gotten past the online stage. It's been many years that I've been in Wheaton as I live close in to the city and before that on the east coast. I've been looking specifically in North Wheaton because I live in a bungalow now and to be honest, have never lived in "new" housing, that is, housing built before 1945. I've seen lots of older houses that look pretty decent that are around the train, the downtown, and Wheaton College. Many of those homes are listed between $350,000 and $400,000. This seems to be the ideal area for me to begin looking, but I don't know what kind of neighborhood this is. I don't want to be in any area that is being overrun with illegals and gangbangers as I'm up to my ears in that now.

Do older houses in Wheaton, Glen Ellyn, etc equal junk? How is the resale value of an older home?

I've lived in large cities my ENTIRE LIFE, so this is a H-U-G-E decision for my family and myself. ANY feedback is appreciated. Thanks in advance.

[bungalowdweller]

Originally Posted by Stryker

Look in last years Money Magazine Wheaton ranked #1 Midsize city for Quality of life. Great place to live. Excellent appreciation with great upside potential. Schools are excellent as is outdoor healthy living. New wave of eating establishments have moved into town. Wheaton has great historical homes and quaint downtown I think you would do yourself justice to move in to this bedroom communityfor quality of life. Regards, Stryker

Thank you very much. To the library I go tomorrow. With the market the way it is, I'm waiting a bit but Wheaton is our choice. I appreciate your comment!

[creekwalker]

I JUST walked through a bungalow for sale in downtown(ish) wheaton. 1001 Webster, asking $348K. You can tell the owners adore it: updated kitchen, vaulted master bedroom out back, well kept & clean, newish windows. Just went on the market a week ago, and was the best we saw in this price range. It's small, but unless you have 450K+ to spend on a larger-fixer-upper (when i say larger I mean over 1500 sq ft) you'll have to just stay cozy ; )

We just renovated a historic home (Late Queen Anne) downtown Aurora. Watch out.. Aurora seriously is the next big thing. The city will loan you 10K to work on a historic house, w/ no interest. Absolutely gorgeous, large homes. All in need of major loving, of course - but we've already started to see major turnaround in our neighborhood. You can steal a 3,000 sq ft turn of the century home in Aurora for $300K these days. That won't last long...

[chet everett]

Originally Posted by creekwalker

You can steal a 3,000 sq ft turn of the century home in Aurora for $300K these days. That won't last long...

I appreciate the fact that you've updated your home and feel that it is an area "on the verge", but when one really thinks about Aurora it is still a "small city" of over 100,000 people. That is not a bad thing at all, but it means that unlike Wheaton or Geneva, that long ago transitioned pretty much into 100% "bedroom communities" Aurora STILL has its downtown with MASSIVE vacancies, still has odd pockets of manufacturing that are to assess their global viability, still lacks a 'cohesive identity'. What images pop into your head? Is it the on the "historic Fox River", is it home to one of Illinois' less than Vegas caliber riverboat casinos, is it twin to Naperville with FoxValley Mall & DuPage Co. McMansions, is it the home to huge numbers of transient immigrants struggling to maintain their identity? Try the same exercise with Wheaton: Country Seat of DuPage, has historic downtown, has somewhat sprawlish Naperville-esque southern end, has somewhat fringey extreme north end. Geneva: classic downtown river parks, faded 'ladys who lunch' downtown boutiques, sprawling west end, tightly corralled industrial parks.


There is NO WAY to know how long the current problems in real estate will drag on. There is always a lot of uncertainty about unemployment in all sectors -- look at those miles of vacant office space in Naperville when AT&T /Lucent imploded. Look at how many other towns from Naperville and Geneva all the way to Chicago itself have seen MASSIVE overbuilding in the condo market. Look at shifts in energy prices and the ridiculous distances that some people must commute. Look at the huge shortfalls the State of Illinois has in its pension funding -- what sorts of tax increases will this require to shore-up? How can people afford more?

I don't mean to denigrate Aurora, and agree that there are some terrific areas. For people who want to live in the area, for personal reasons, or business reason, it should not be overlooked. It may very well see explosive growth in real estate values, but, like any place else, it may not. There is simply no predicting.

Ultimately the best strategy is not to look at one's house like an investment at all. Just consider how appropriate it is to your needs NOW. If you want to get involved and try to make where you live better that is a great thing, but no one person can push the world in a direction it doesn't spin...