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Old 12-11-2014, 02:30 PM
 
367 posts, read 487,845 times
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What part has the air plane noise? I am assuming the part closest to Higgins

What part is the best and worst part to live in? Obviously the part that goes ties in with Maine east is the worst. What part that ties in with maine south is most desirable?

How much are property taxes on say a 1500sq foot house?

How bad is flooding in area?

What do you think of the future in the area? Is there any chance it could see an increase in low income families?
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Old 12-11-2014, 02:58 PM
 
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The taxes are not really based on the sq ft of a home or the lot that it sits on but the "assessed market value" and the various factors that go into that mean that some very modest sized home in the nicest parts of town have shockingly large annual property tax bills (like well over $10,000.) and some more spacious homes that in less desirable parts of town have more manageable tax bills.

Homes closest to the busiest roads tend to sell for less than those closer to country clubs and parks. Homes with a higher risk of flooding (typically in the areas closest to the DesPlaines River...) similarly are more affordable. Some parts of town do have more "jet noise" but really this by itself is NOT a major factor for all that many homes as the FAA mostly has planes perform a fairly specific set of turns that directs aircraft over the expressways...

Increase in lower income families? As in "collapse of home values"? Extremely unlikely. Similarly there are not a whole lot of dense apartment belts, or other zoning that would allow for inexpensive housing in most parts of town. I have friends that live in Park Ridge and they might half jokingly say that high taxes sort of make all families "lower income" in a relative sense...
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Old 12-12-2014, 11:17 AM
 
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I concur regarding taxes. High and all over the board - for 1500 sq ft you are most likely in the 250-400k price range and taxes will range from 3k with senior freezes that will be lost if you don't qualify to keep them, to 7500 for a recent rehab where permits were pulled or to even close to 9k for an investor owned property with no exemptions. Number of bedrooms and baths usually will increase taxes too because they assume more people are using the services like schools that taxes are meant to support. I'd budget 650/month for taxes as a guideline.
My husband and I looked quite extensively when his job relocated to the north shore but ultimately decided to stay where we are and taxes were a big reason. Park Ridge was one of the communities we liked. We paid close attention to disclosures relating to flooding, the possible need for flood insurance and homes with flood control systems definitely went to the top of our list. Having kids that at that time were approaching high school age we looked at the area off Talcott walking distance to Maine south high school and the area close to downtown where they could hang out with their friends. I had former colleagues in the country club area and my husband who grew up in the city had a number of friends in nearby Edison Park so I preferred the area walking distance to downtown. Just didn't find the right combo of size, taxes, attached garage (I love older homes but just couldn't go back to the detached garage), updates and architectural style that we both agreed upon to make us move. Ever see that show "love it or list it" - I felt like I was living that show for over a year - except I didn't get the benefit of having Hilary renovate my current home (although I did get a nice master bath out of the deal as we readied our home for possible sale).
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Old 12-12-2014, 12:04 PM
 
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Taxes would depend on if the house is in the Maine East or Maine South school district. If it's in the ME boundaries, then it would be around $6000k a year. If it's within the MS boundaries then it would be around $8000k a year
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Old 12-12-2014, 12:08 PM
 
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For a 1500 sq ft home
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Old 12-12-2014, 01:59 PM
 
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Default No idea where you are coming up with your guesstimates...

Quote:
Originally Posted by 4122 View Post
Taxes would depend on if the house is in the Maine East or Maine South school district. If it's in the ME boundaries, then it would be around $6000k a year. If it's within the MS boundaries then it would be around $8000k a year
These are ALL Maine South, and PARK RIDGE:
Taxes: $7314 -- https://www.redfin.com/IL/Park-Ridge.../home/13647218

Taxes $7596 -- https://www.redfin.com/IL/Park-Ridge.../home/13562852

Taxes $10,313 -- https://www.redfin.com/IL/Park-Ridge.../home/13652366


I literally could not find ANY listing served by Maine East in Park Ridge (they are pretty uncommon for single family detached...) but here are some representatives in surrounding towns:

Taxes $4104 -- https://www.redfin.com/IL/Niles/8409.../home/13655889

Taxes $5939 -- https://www.redfin.com/IL/Glenview/3.../home/13679187

Taxes $7922 -- https://www.redfin.com/IL/Morton-Gro.../home/13675910


Taxes vary widely...
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Old 12-12-2014, 02:40 PM
 
Location: broke leftist craphole Illizuela
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My mom's place in Niles is in Maine East's area assessed value $366k tax $7800
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Old 12-12-2014, 08:12 PM
 
1,231 posts, read 2,083,850 times
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Quote:
Originally Posted by chet everett View Post
These are ALL Maine South, and PARK RIDGE:
Taxes: $7314 -- https://www.redfin.com/IL/Park-Ridge.../home/13647218

Taxes $7596 -- https://www.redfin.com/IL/Park-Ridge.../home/13562852

Taxes $10,313 -- https://www.redfin.com/IL/Park-Ridge.../home/13652366


I literally could not find ANY listing served by Maine East in Park Ridge (they are pretty uncommon for single family detached...) but here are some representatives in surrounding towns:

Taxes $4104 -- https://www.redfin.com/IL/Niles/8409.../home/13655889

Taxes $5939 -- https://www.redfin.com/IL/Glenview/3.../home/13679187

Taxes $7922 -- https://www.redfin.com/IL/Morton-Gro.../home/13675910


Taxes vary widely...
Yes, taxes do very widely, but in the MS boundaries they tend to be near $8,000k. Not exactly $8,000k, but around there (especially the first two properties).

I found a two single family detached houses in Park Ridge within the ME school district:

1496 W Marcus Ct, Park Ridge, IL 60068 is For Sale - Zillow
Taxes $5,882
1607 Elliott St, Park Ridge, IL 60068 is For Sale - Zillow
Taxes $7,502

There really aren't any detached single family homes around 1500 sq ft in the ME district. (The two properties above are the only ones). These taxes definitely do have a range, but you can estimate an average, which for the ME area of Park Ridge, $6,000k is not a far off estimate.
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Old 12-12-2014, 09:06 PM
 
28,455 posts, read 85,361,596 times
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Default Well technically...

OPTION ZONE map -- https://www.google.com/maps/d/embed?...4k7NTnYw&hl=en

Key:
Maine East (Optional East-West and East-South)
Maine South (Optional East-South)
Maine West (Optional East-West)

Fact is, AS FAR AS THE TAX RATE is concerned it does not matter WHICH attendance area a home is in, they all pay the same RATE TO THE HIGH SCHOOL DISTRICT regardless of being part of West, East, South or OPTION ZONE attendance areas.

Of course the nasty little section closest to 294 and in the path of landing jets is going to be far less valuable than the nicer parts...
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Old 12-13-2014, 01:03 AM
 
367 posts, read 487,845 times
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Quote:
Originally Posted by chet everett View Post
OPTION ZONE map -- https://www.google.com/maps/d/embed?...4k7NTnYw&hl=en

Key:
Maine East (Optional East-West and East-South)
Maine South (Optional East-South)
Maine West (Optional East-West)

Fact is, AS FAR AS THE TAX RATE is concerned it does not matter WHICH attendance area a home is in, they all pay the same RATE TO THE HIGH SCHOOL DISTRICT regardless of being part of West, East, South or OPTION ZONE attendance areas.

Of course the nasty little section closest to 294 and in the path of landing jets is going to be far less valuable than the nicer parts...

What part is closest to the landing jets? Isn't it the part that is closer to Higgins.
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