09-24-2014, 08:51 AM
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We will be moving our family from Austin after the school year and I am trying to get an understanding of the Western suburbs. I know Hinsdale is widely considered the most affluent of the Western suburbs and the most expensive. It does seem like a lovely village so perhaps it's worth the extra cost.
But wondering how other areas like La Grange compare. Or even Downers Grove and Western Springs. For a family of four with a budget of about $1M to $1.2M do you think you get the most bang for your buck in Hinsdale (schools, events, recreation, downtown) or in the surrounding villages? FYI - Naperville is out for us but would consider other Western villages.
Thanks for your help. This forum is great!
09-24-2014, 09:04 AM
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Yes, you get more for your money in La Grange. And I actually like La Grange better in many respects. I find it to be more charming (at least north of 47th street) and like the downtown area quite a bit more. The elementary and junior high schools in district 102 are excellent (and 105 is only a slight issue at the Junior High level). Lyons Township High School does not have the same performance as Hinsdale Central, but it is a lot more of a diverse student body--and I believe the test scores reflect that. It is still a great school with a lot to offer college-bound kids.
Downers Grove is also a really nice town, and the schools in the northern portion of town are highly rated. You might also consider Elmhurst, Wheaton, and Glen Ellyn (inventory is very low in all of these towns, so you may need to cast a wide net).
09-24-2014, 09:12 AM
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We struggled with that same question… We are from MI originally ~ Ann Arbor which most closely matches your Austin weird… If you could take Naperville and Evanston and put them together it might come close…
At 1M+ you will get walking distance downtown LG – nice home. We looked at all the towns you mentioned and the coveted North Shores. Search some of my threads as we hit this board hard during our search.
I believe you will prefer La Grange over your other western choices (especially with your budget) for the same reasons we did... Restaurants/life/great schools/central location/vibrancy - You will get tons of comments on this thread and I look forward to reading them also.
And best advice is visit on a weekend – you can easily hit all of them in 1 day to feel it out…
Best of luck
09-24-2014, 09:19 AM
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I'm sure that Chet will bring up the fact that in the $1M+ price range, homes in Hinsdale will hold their value better--as it is a more typical price point for that suburb. La Grange's sweet spot seems to be in the $650k-$950k range for homes in the historic zone.
09-24-2014, 09:21 AM
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650 downtown LG will get you something that needs significant rehab... IMO LG is 850+ for decent/move in ready (prime location) DTLG home. Tear downs going for 350 and those are hard to come by.
09-24-2014, 09:29 AM
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Quote:
Originally Posted by
JJski
650 downtown LG will get you something that needs significant rehab... IMO LG is 850+ for decent/move in ready (prime location) DTLG home. Tear downs going for 350 and those are hard to come by.
There are plenty of nice houses for sale in the heart of La Grange for $650k or less. They aren't the neighborhood showpieces, but they aren't all in need of "signficant rehab" either. Some may just need cosmetic rehab.
09-24-2014, 09:30 AM
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Hinsdale is certainly the cream of the crop, but you will get more "bang for your buck" in other desirable Western suburbs. The list of other desirable Western suburbs includes, east to west: Oak Park, River Forest, La Grange, Western Springs, Elmhurst, Clarendon Hills, Oak Brook, Downers Grove, Glen Ellyn, Wheaton and Naperville.
I'm in Wheaton and I can say there are many beautiful properties here at and below your price point. The median incomes of Wheaton neighborhoods fit somewhere below those in Hinsdale but above those in Downers Grove -- somewhat inline with La Grange. We've got one of the larger downtowns in the Western burbs and there is always some sort of activity or festival happening. The schools are stellar: the elementary school serving our downtown district had the 6th-highest standardized test score in the state last year, and when adjusted for the achievement gap our high school had the 10th highest standardized test scores in the state. For recreation, we've got 800+ acres of city-owned green space, as well as the Illinois Prairie Path and some of the largest forest preserves in the area. We've got a free zoo, an equestrian center, top-rated golf courses including the oldest 18-hole golf club in America, museums, formal gardens and much, much more.
Here is a nice under-budget property:
1002 S. Gables Blvd. WHEATON, IL 60189 | Redfin
And another that is on-budget:
525 W. Lincoln Ave. WHEATON, IL 60187 | Redfin
If you want to use every bit of that $1.2mil budget, I like what's available in Glen Ellyn, La Grange and Clarendon Hills. If you want to save a little cash and still live in a charming, affluent town Wheaton is my favorite... because it's no fun being in
this situation .
Last edited by holl1ngsworth; 09-24-2014 at 10:07 AM ..
09-24-2014, 10:55 AM
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I dont know LK... We recently looked alot (650 thru 1M) and 650 in DTLG was alot of work (additions, floor plans, kitchens, bathrooms, on top of cosmetic such as paint) IMO...
I think they are looking for more at something like this:
111 N Spring Ave, La Grange, IL 60525 - Zillow notice it sold in 3 days and over asking...
Last edited by JJski; 09-24-2014 at 11:38 AM ..
09-24-2014, 01:52 PM
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Well it ain't really that simple...
I often tell folks that tryiing to judge home on price per sq ft basis is like buying tires by the pound -- it just ain't the right way to assess what you need / want.
Heck, I also routinely make fun of folks that use the flowery language of wine reviews to try and discern the subtle variations between different neighborhoods too -- go ahead and read some of this stuff
Best Zinfandel Wines - Ratings & Reviews from Wine Enthusiast
Are you gonna lay down $38 for something with dry dusty tanins or would you rather spend $34 and get some briary peppery wild berry flavors?
Firstly I do tend agree that LaGrange is larger and has more absolute range of everything from people to resturants to schools. That said the shift that one might find in having less wide a range but perhaps a bit more 'premium' options is not really a negative. Hinsdale has a whole bunch of nice people, eating, entertaining, and shopping options, and should you ever want anything that LaGrange offers you are a short ride away.
I also have to agree with Hworth in that with a budget of over a million dollars you really should include a whole bunch of town in your initial cut so that you understand both what you get upfront and what the total package is over the long haul. Basically all the towns from Lagrange throuugh Western Springs,Hinsdale, Clarendon Hills and Downers Grove on the BNSF as well as towns like Oak Park, Elmhurst, Glen Ellyn and Wheaton on the UP-W line each have things that may be appealing for someone coming from Austin.
What is very hard to deny is that the tax burden is likely most manageble in Hinsdale, in fact about the only place with lower taxes (and better schools but far less walkability...) would be the portions of Oak Brook served by D53...
09-24-2014, 02:06 PM
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Quote:
Originally Posted by
Lookout Kid
I'm sure that Chet will bring up the fact that in the $1M+ price range, homes in Hinsdale will hold their value better--as it is a more typical price point for that suburb. La Grange's sweet spot seems to be in the $650k-$950k range for homes in the historic zone.
Well fine, Chet, if you're not going to step up...
Hinsdale has proven again and again to attract families willing to pay $1M+ for homes. This is a well-established price in Hinsdale.
Now I have several homes at or above that $1M in my neighborhood in Glen Ellyn, but they tend to sit on the market a bit longer and are sort of outliers compared to the median. They are also bigger and nicer than the same priced home in Hinsdale. This is not to say that my neighborhood is cheap! Most of the houses have been listing well above $600k recently. But there aren't as many $1M house shoppers in my neighborhood as there would be in Hinsdale, so the argument could be made that the $1M investment would be a bit safer in Hinsdale, assuming you want appreciation and the ability to sell quickly. But... You get more for your money in Glen Ellyn or La Grange. Or Wheaton (that one's for you, Holl1ngsworth).
Of course there are parts of Glen Ellyn that are nicer than where I live, and where I think the $1M+ price would be a safer bet--particularly in the areas with views of Lake Ellyn. And there are parts of Hinsdale where you would be insane to own a seven-figure house due to location issues. So it really does come down to the micro-location
within the village as well as the choice of suburb itself.
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House/condo owner moved in on average (years ago)
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Industry diversity
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People in Group quarters - Institutionalized population (%)
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People in Group quarters - Hospitals or wards for drug/alcohol abuse (%)
People in Group quarters - Mental (Psychiatric) hospitals or wards (%)
People in Group quarters - Schools, hospitals, or wards for the mentally retarded (%)
People in Group quarters - Schools, hospitals, or wards for the physically handicapped (%)
People in Group quarters - Institutions for the deaf (%)
People in Group quarters - Institutions for the blind (%)
People in Group quarters - Orthopedic wards and institutions for the physically handicapped (%)
People in Group quarters - Wards in general hospitals for patients who have no usual home elsewhere (%)
People in Group quarters - Wards in military hospitals for patients who have no usual home elsewhere (%)
People in Group quarters - Juvenile institutions (%)
People in Group quarters - Long-term care (%)
People in Group quarters - Homes for abused, dependent, and neglected children (%)
People in Group quarters - Residential treatment centers for emotionally disturbed children (%)
People in Group quarters - Training schools for juvenile delinquents (%)
People in Group quarters - Short-term care, detention or diagnostic centers for delinquent children (%)
People in Group quarters - Type of juvenile institution unknown (%)
People in Group quarters - Noninstitutionalized population (%)
People in Group quarters - College dormitories (includes college quarters off campus) (%)
People in Group quarters - Military quarters (%)
People in Group quarters - On base (%)
People in Group quarters - Barracks, unaccompanied personnel housing (UPH), (Enlisted/Officer), ;and similar group living quarters for military personnel (%)
People in Group quarters - Transient quarters for temporary residents (%)
People in Group quarters - Military ships (%)
People in Group quarters - Group homes (%)
People in Group quarters - Homes or halfway houses for drug/alcohol abuse (%)
People in Group quarters - Homes for the mentally ill (%)
People in Group quarters - Homes for the mentally retarded (%)
People in Group quarters - Homes for the physically handicapped (%)
People in Group quarters - Other group homes (%)
People in Group quarters - Religious group quarters (%)
People in Group quarters - Dormitories (%)
People in Group quarters - Agriculture workers' dormitories on farms (%)
People in Group quarters - Job Corps and vocational training facilities (%)
People in Group quarters - Other workers' dormitories (%)
People in Group quarters - Crews of maritime vessels (%)
People in Group quarters - Other nonhousehold living situations (%)
People in Group quarters - Other noninstitutional group quarters (%)
Residents speaking English at home (%)
Residents speaking English at home - Born in the United States (%)
Residents speaking English at home - Native, born elsewhere (%)
Residents speaking English at home - Foreign born (%)
Residents speaking Spanish at home (%)
Residents speaking Spanish at home - Born in the United States (%)
Residents speaking Spanish at home - Native, born elsewhere (%)
Residents speaking Spanish at home - Foreign born (%)
Residents speaking other language at home (%)
Residents speaking other language at home - Born in the United States (%)
Residents speaking other language at home - Native, born elsewhere (%)
Residents speaking other language at home - Foreign born (%)
Class of Workers - Employee of private company (%)
Class of Workers - Self-employed in own incorporated business (%)
Class of Workers - Private not-for-profit wage and salary workers (%)
Class of Workers - Local government workers (%)
Class of Workers - State government workers (%)
Class of Workers - Federal government workers (%)
Class of Workers - Self-employed workers in own not incorporated business and Unpaid family workers (%)
House heating fuel used in houses and condos - Utility gas (%)
House heating fuel used in houses and condos - Bottled, tank, or LP gas (%)
House heating fuel used in houses and condos - Electricity (%)
House heating fuel used in houses and condos - Fuel oil, kerosene, etc. (%)
House heating fuel used in houses and condos - Coal or coke (%)
House heating fuel used in houses and condos - Wood (%)
House heating fuel used in houses and condos - Solar energy (%)
House heating fuel used in houses and condos - Other fuel (%)
House heating fuel used in houses and condos - No fuel used (%)
House heating fuel used in apartments - Utility gas (%)
House heating fuel used in apartments - Bottled, tank, or LP gas (%)
House heating fuel used in apartments - Electricity (%)
House heating fuel used in apartments - Fuel oil, kerosene, etc. (%)
House heating fuel used in apartments - Coal or coke (%)
House heating fuel used in apartments - Wood (%)
House heating fuel used in apartments - Solar energy (%)
House heating fuel used in apartments - Other fuel (%)
House heating fuel used in apartments - No fuel used (%)
Armed forces status - In Armed Forces (%)
Armed forces status - Civilian (%)
Armed forces status - Civilian - Veteran (%)
Armed forces status - Civilian - Nonveteran (%)
Fatal accidents locations in years 2005-2021
Fatal accidents locations in 2005
Fatal accidents locations in 2006
Fatal accidents locations in 2007
Fatal accidents locations in 2008
Fatal accidents locations in 2009
Fatal accidents locations in 2010
Fatal accidents locations in 2011
Fatal accidents locations in 2012
Fatal accidents locations in 2013
Fatal accidents locations in 2014
Fatal accidents locations in 2015
Fatal accidents locations in 2016
Fatal accidents locations in 2017
Fatal accidents locations in 2018
Fatal accidents locations in 2019
Fatal accidents locations in 2020
Fatal accidents locations in 2021
Alcohol use - People drinking some alcohol every month (%)
Alcohol use - People not drinking at all (%)
Alcohol use - Average days/month drinking alcohol
Alcohol use - Average drinks/week
Alcohol use - Average days/year people drink much
Audiometry - Average condition of hearing (%)
Audiometry - People that can hear a whisper from across a quiet room (%)
Audiometry - People that can hear normal voice from across a quiet room (%)
Audiometry - Ears ringing, roaring, buzzing (%)
Audiometry - Had a job exposure to loud noise (%)
Audiometry - Had off-work exposure to loud noise (%)
Blood Pressure & Cholesterol - Has high blood pressure (%)
Blood Pressure & Cholesterol - Checking blood pressure at home (%)
Blood Pressure & Cholesterol - Frequently checking blood cholesterol (%)
Blood Pressure & Cholesterol - Has high cholesterol level (%)
Consumer Behavior - Money monthly spent on food at supermarket/grocery store
Consumer Behavior - Money monthly spent on food at other stores
Consumer Behavior - Money monthly spent on eating out
Consumer Behavior - Money monthly spent on carryout/delivered foods
Consumer Behavior - Income spent on food at supermarket/grocery store (%)
Consumer Behavior - Income spent on food at other stores (%)
Consumer Behavior - Income spent on eating out (%)
Consumer Behavior - Income spent on carryout/delivered foods (%)
Current Health Status - General health condition (%)
Current Health Status - Blood donors (%)
Current Health Status - Has blood ever tested for HIV virus (%)
Current Health Status - Left-handed people (%)
Dermatology - People using sunscreen (%)
Diabetes - Diabetics (%)
Diabetes - Had a blood test for high blood sugar (%)
Diabetes - People taking insulin (%)
Diet Behavior & Nutrition - Diet health (%)
Diet Behavior & Nutrition - Milk product consumption (# of products/month)
Diet Behavior & Nutrition - Meals not home prepared (#/week)
Diet Behavior & Nutrition - Meals from fast food or pizza place (#/week)
Diet Behavior & Nutrition - Ready-to-eat foods (#/month)
Diet Behavior & Nutrition - Frozen meals/pizza (#/month)
Drug Use - People that ever used marijuana or hashish (%)
Drug Use - Ever used hard drugs (%)
Drug Use - Ever used any form of cocaine (%)
Drug Use - Ever used heroin (%)
Drug Use - Ever used methamphetamine (%)
Health Insurance - People covered by health insurance (%)
Kidney Conditions-Urology - Avg. # of times urinating at night
Medical Conditions - People with asthma (%)
Medical Conditions - People with anemia (%)
Medical Conditions - People with psoriasis (%)
Medical Conditions - People with overweight (%)
Medical Conditions - Elderly people having difficulties in thinking or remembering (%)
Medical Conditions - People who ever received blood transfusion (%)
Medical Conditions - People having trouble seeing even with glass/contacts (%)
Medical Conditions - People with arthritis (%)
Medical Conditions - People with gout (%)
Medical Conditions - People with congestive heart failure (%)
Medical Conditions - People with coronary heart disease (%)
Medical Conditions - People with angina pectoris (%)
Medical Conditions - People who ever had heart attack (%)
Medical Conditions - People who ever had stroke (%)
Medical Conditions - People with emphysema (%)
Medical Conditions - People with thyroid problem (%)
Medical Conditions - People with chronic bronchitis (%)
Medical Conditions - People with any liver condition (%)
Medical Conditions - People who ever had cancer or malignancy (%)
Mental Health - People who have little interest in doing things (%)
Mental Health - People feeling down, depressed, or hopeless (%)
Mental Health - People who have trouble sleeping or sleeping too much (%)
Mental Health - People feeling tired or having little energy (%)
Mental Health - People with poor appetite or overeating (%)
Mental Health - People feeling bad about themself (%)
Mental Health - People who have trouble concentrating on things (%)
Mental Health - People moving or speaking slowly or too fast (%)
Mental Health - People having thoughts they would be better off dead (%)
Oral Health - Average years since last visit a dentist
Oral Health - People embarrassed because of mouth (%)
Oral Health - People with gum disease (%)
Oral Health - General health of teeth and gums (%)
Oral Health - Average days a week using dental floss/device
Oral Health - Average days a week using mouthwash for dental problem
Oral Health - Average number of teeth
Pesticide Use - Households using pesticides to control insects (%)
Pesticide Use - Households using pesticides to kill weeds (%)
Physical Activity - People doing vigorous-intensity work activities (%)
Physical Activity - People doing moderate-intensity work activities (%)
Physical Activity - People walking or bicycling (%)
Physical Activity - People doing vigorous-intensity recreational activities (%)
Physical Activity - People doing moderate-intensity recreational activities (%)
Physical Activity - Average hours a day doing sedentary activities
Physical Activity - Average hours a day watching TV or videos
Physical Activity - Average hours a day using computer
Physical Functioning - People having limitations keeping them from working (%)
Physical Functioning - People limited in amount of work they can do (%)
Physical Functioning - People that need special equipment to walk (%)
Physical Functioning - People experiencing confusion/memory problems (%)
Physical Functioning - People requiring special healthcare equipment (%)
Prescription Medications - Average number of prescription medicines taking
Preventive Aspirin Use - Adults 40+ taking low-dose aspirin (%)
Reproductive Health - Vaginal deliveries (%)
Reproductive Health - Cesarean deliveries (%)
Reproductive Health - Deliveries resulted in a live birth (%)
Reproductive Health - Pregnancies resulted in a delivery (%)
Reproductive Health - Women breastfeeding newborns (%)
Reproductive Health - Women that had a hysterectomy (%)
Reproductive Health - Women that had both ovaries removed (%)
Reproductive Health - Women that have ever taken birth control pills (%)
Reproductive Health - Women taking birth control pills (%)
Reproductive Health - Women that have ever used Depo-Provera or injectables (%)
Reproductive Health - Women that have ever used female hormones (%)
Sexual Behavior - People 18+ that ever had sex (vaginal, anal, or oral) (%)
Sexual Behavior - Males 18+ that ever had vaginal sex with a woman (%)
Sexual Behavior - Males 18+ that ever performed oral sex on a woman (%)
Sexual Behavior - Males 18+ that ever had anal sex with a woman (%)
Sexual Behavior - Males 18+ that ever had any sex with a man (%)
Sexual Behavior - Females 18+ that ever had vaginal sex with a man (%)
Sexual Behavior - Females 18+ that ever performed oral sex on a man (%)
Sexual Behavior - Females 18+ that ever had anal sex with a man (%)
Sexual Behavior - Females 18+ that ever had any kind of sex with a woman (%)
Sexual Behavior - Average age people first had sex
Sexual Behavior - Average number of female sex partners in lifetime (males 18+)
Sexual Behavior - Average number of female vaginal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a woman (18+)
Sexual Behavior - Average number of woman performed oral sex on in lifetime (18+)
Sexual Behavior - Average number of male sex partners in lifetime (males 18+)
Sexual Behavior - Average number of male anal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a man (18+)
Sexual Behavior - Average number of male oral sex partners in lifetime (18+)
Sexual Behavior - People using protection when performing oral sex (%)
Sexual Behavior - Average number of times people have vaginal or anal sex a year
Sexual Behavior - People having sex without condom (%)
Sexual Behavior - Average number of male sex partners in lifetime (females 18+)
Sexual Behavior - Average number of male vaginal sex partners in lifetime (females 18+)
Sexual Behavior - Average number of female sex partners in lifetime (females 18+)
Sexual Behavior - Circumcised males 18+ (%)
Sleep Disorders - Average hours sleeping at night
Sleep Disorders - People that has trouble sleeping (%)
Smoking-Cigarette Use - People smoking cigarettes (%)
Taste & Smell - People 40+ having problems with smell (%)
Taste & Smell - People 40+ having problems with taste (%)
Taste & Smell - People 40+ that ever had wisdom teeth removed (%)
Taste & Smell - People 40+ that ever had tonsils teeth removed (%)
Taste & Smell - People 40+ that ever had a loss of consciousness because of a head injury (%)
Taste & Smell - People 40+ that ever had a broken nose or other serious injury to face or skull (%)
Taste & Smell - People 40+ that ever had two or more sinus infections (%)
Weight - Average height (inches)
Weight - Average weight (pounds)
Weight - Average BMI
Weight - People that are obese (%)
Weight - People that ever were obese (%)
Weight - People trying to lose weight (%)