North Downers Grove vs Elmhurst vs Clarendon Hills (Montgomery: sales, condo)

[RJA29]

Originally Posted by chet everett

As RJA also hints, the regulations that various towns impose upon tear downs also work against a "DIY GC" -- experienced builders will be able to rely on how others have dealt with these "demands" much more efficiently than a homeowner. Learning about how to fulfill technical compliance is a big part of what the various professional homebuilders associations work on with their members, this is not something that happens for free...

I hired a GC for a modest interior job - and he skillfully navigated NOT having to do things that we were almost forced to do (water main upgrade, landscaping -- for an interior job! --, etc.). I talked to the village about doing my porch, and they basically said the moment I touched something foundation-based I would be required to upgrade water, landscaping, and a slew of other things. Regulations are very, very tricky in these desirable places with tear downs. They often slow down the process considerably. Be ready for this OP, if you proceed. I hope you update us as to what happens!

[GG725]

Have you considered South Naperville? You get a lot more bang for your buck and still get the perks of their great schools as well as being close to shopping/restaurants.

[Nikoman]

Great feedback. Our budget is somewhat dynamic. There seems to be a lot of disagreement on lot prices. I'd like to point out that we don't need .5+ acres and you can build 3600 sq ft homes on "skinny" lots.

As for the DIY GC, I'll have a GC for the majority of the structural work and I will manage the majority of the finishing. Similar to what I've done in the past. I'm also going to speak with a couple builders in north Downers to compare estimated costs. I think we've narrowed it down to south Elmhurst and North Downers. The Ogden project sounds interesting, I wasn't aware of it. Good luck to us this spring I suppose.

[Nikoman]

Originally Posted by GG725

Have you considered South Naperville? You get a lot more bang for your buck and still get the perks of their great schools as well as being close to shopping/restaurants.

Lived there when I was younger. Not interested.

[damba]

Originally Posted by Nikoman

Great feedback. Our budget is somewhat dynamic. There seems to be a lot of disagreement on lot prices. I'd like to point out that we don't need .5+ acres and you can build 3600 sq ft homes on "skinny" lots.

As for the DIY GC, I'll have a GC for the majority of the structural work and I will manage the majority of the finishing. Similar to what I've done in the past. I'm also going to speak with a couple builders in north Downers to compare estimated costs. I think we've narrowed it down to south Elmhurst and North Downers. The Ogden project sounds interesting, I wasn't aware of it. Good luck to us this spring I suppose.

It's a good thing your budget is 'dynamic', since that's what you will ultimately need

FWIW, nobody limited the conversation to .5 acre lots. Chet mentioned a 60x220 parcel, which is modest @ .3 acre.

I suggest you take a look around first at some of the Elmhurst 'mcmansions' built on some of those smallish lots too before diving in. The WAF (wife approval factor) may play a larger role.

[RJA29]

I also recommend that if you look in Downers Grove, be in touch with the building department well ahead of time: Permits | Permits | Village of Downers Grove. They are very strict, but want to work with you for what is best for the village and the homeowner. Good luck, and please do keep us posted!

[chet everett]

Originally Posted by RJA29

I also recommend that if you look in Downers Grove, be in touch with the building department well ahead of time: Permits | Permits | Village of Downers Grove. They are very strict, but want to work with you for what is best for the village and the homeowner. Good luck, and please do keep us posted!

There are few "pockets" that lie near the extreme northern edge of DG/southwestern edge of Oak Brook that are quite popular with folks looking to build more "secluded" homes that are still remarkably close to all the amenities of either town. Especially since the OP says they have no need for transit this might a great option -- they'd still be an easy bicycle ride from things like DG parks and walking distance to various Forest Preserves. Land costs vary quite a bit, with the bigger more wooded parcels being the most costly...

[My Kind Of Town]

General thoughts on this home? Overpriced? Underpriced? Too close to the tracks? Good location?

https://www.redfin.com/IL/Downers-Gr.../home/18027081

[RJA29]

Originally Posted by My Kind Of Town

General thoughts on this home? Overpriced? Underpriced? Too close to the tracks? Good location?

https://www.redfin.com/IL/Downers-Gr.../home/18027081

Kinda speaks to the OP's original intent - although perhaps not what they're looking for (over a year later?). For a house itself, I'd have to see the place. As a tear down, 60x140 is fine, but is it in a flood zone and therefore couldn't be built up on?

Perhaps not what the question entailed, but just some thoughts...

[CGab]

Originally Posted by My Kind Of Town

General thoughts on this home? Overpriced? Underpriced? Too close to the tracks? Good location?

https://www.redfin.com/IL/Downers-Gr.../home/18027081

At $351 a sq ft I think it's way over priced! Not to mention the lot is small and tracks are a concern! With that said, it looks like prices are all over the place in that area! It's a nice house and I think they'll get offers, but not at the list price.


I think any of the towns the OP mentioned are nice and have good schools, but some of Downers elementary and middle schools are sub par; however, the high school is fantastic!