Affordable alternatives to Oak Park, La Grange? (Chicago, Wheaton: condo, houses)

[epfleger]

Hello - we're currently living in a Logan Square condo and looking to buy a single family home in the Chicago suburbs within the next year. We have a newborn baby and a toddler and have outgrown our current space. We need at least a 3 bedroom and strongly prefer to keep the budget around $400K but we can go up to $500K if the location has strong public schools. Otherwise most important things we are looking for are a short commute (I'll be taking the train downtown/ husband will be driving downtown though he can usually avoid traveling during rush hour --30 mins or less on the express train would be ideal), good schools, a friendly/outgoing community where we can connect with other parents (especially somewhat older, professional parents), and a nice back yard. We really like LaGrange and Oak Park but the homes we've seen in our price range are very rough or tiny. Really hoping fellow forum members can give us some suggestions on other good options - starting to feel like we're searching for the holy grail. Thanks in advance!

[chet everett]

Brookfield will be more affordable but the house size is also on average a bit smaller.

Towns like Lombard, Westmont and Lisle are a bit more affordable but not quite as desirable.

[JJski]

i think you can score 500k in LG - just will be outside core and wont be one of the 3500+sqft (big) houses... might even get lucky (if patient/jump quick at right opp) hit close to core...

[holl1ngsworth]

If you're flexible on the commute, take a look at Wheaton. There are two Metra stations with express service to Ogilivie in about 38-42 minutes; non-peak drive times to the Loop are about 35-40 mins. Otherwise, the town hits on all your criteria. Historic homes, a walkable downtown district, great schools, friendly community, and a decent selection of homes at $400-$500k. It used to be my opinion that Wheaton had the corner on the market at that price range... but prices have risen quite a bit even since we bought our home a little more than year ago -- and the inventory is really thinning out. Still, a few lookers under $500k remain:

1107 N. Main Street WHEATON, IL 60187 | Redfin
1515 Mayo Avenue WHEATON, IL 60189 | Redfin
1221 Creekside Drive WHEATON, IL 60189 | Redfin
116 E. Madison Avenue WHEATON, IL 60187 | Redfin

[BigLake]

I wouldn't give up on Oak Park just yet. You can find very nice houses w/ 3+ bedrooms for $400K, especially in the southern half of the village. Schools are great, so no need for private schooling. Also, access to train lines (both green and blue el lines and one Metra line), not to mention I-290.

[4122]

Some parts of Westmont are in excellent school districts like Hinsdale and Downers Grove yet not super expensive.

[ToriaT]

Also you might look at River Forest. I was there yesterday and while its true its loaded with really expensive houses, there are some blocks of older homes that don't look that expensive.

[chet everett]

Originally Posted by ToriaT

Also you might look at River Forest. I was there yesterday and while its true its loaded with really expensive houses, there are some blocks of older homes that don't look that expensive.

Most folks associate River Forest with larger lots than Oak Park and even pricier average cost per sq ft. That is true and does reflect the majority of the town, but there are literally a handful of blocks and even the edges of blocks, that have some options in the OP price range. The trick will be literally "jumping" on these as they go fast -- not just folks starting out but also "downsizers" that still want a single family home to be close to friends...

I think the taxes are likely a better value in other towns and if the OP jumps on some the "ready to move in" suggestions that Hworth linked to that might be the best option. Frankly anybody out shopping even RIGHT NOW with financing and a hard working buyers agent could really find some nice deals...

[mlh27]

This house is in a section of River Forest with less expensive homes that's just north of Forest Park, so you're reasonably close to Madison Street amendities in FP.

https://www.redfin.com/IL/River-Fore.../home/13324310

Blue line isn't too far but not exactly close, however.

[pesco]

The inventory in La Grange is incredibly low right now that there's not much on the market under 500K that doesn't have a huge red flag. I think there will be much more in your budget in the upcoming months. The nice thing about La Grange is that even if you're not in a location to walk to the train, you only have to wait 2-3 months for a permit for decent parking spot. Daily meters are typically available before 7:30 - 8am.