Need help comparing burbs. (Highland Park, Mundelein: rentals, condo, home)

[qtadi]

Hi,

Would appreciate any words of wisdom/pros/cons advice on the following burbs: libertyville, highland park, greyslake, mundelein, lake forest, lake bluff.

My work week will be split between Zion and Gurnee, so these burbs seemed OK in terms of commute. Any other locations that you all might recommend ? I am single, looking to rent in an area that's got a bit of an "urban/city" feel and character.

Thanks much!

[chet everett]

REAAAALLY very different towns in terms of several factors, especially median home price and household income. Even if you are renting this is going to have a big impact on the kind of shopping and resturant / bar options available.

Lake Forest is way up at the top. It is really a "power elite" kind of town that is geared to executives with families:
Estimated median household income in 2005: $140,100 (it was $136,462 in 2000)

Lake Forest $140,100Illinois: $50,260

Estimated median house/condo value in 2005: $908,000 (it was $662,400 in 2000)

Lake Forest $908,000Illinois: $183,900

Things in Lake Bluff are a little less "unaffordable" , but it is a MUCH smaller town. Not much of downtown and very similar demographics:
Estimated median household income in 2005: $117,500 (it was $114,521 in 2000)

Lake Bluff $117,500Illinois: $50,260

Estimated median house/condo value in 2005: $602,600 (it was $439,600 in 2000) Lake Bluff $602,600Illinois: $183,900
Highland Park is somewhat bigger, and a bit less costly, though it has fewer true lake front mansions, so I would not expect any real bargains. It probably does have more potential rentals, and while not really 'urban/city' in an sense other than it does have a city center with considerable shopping and a regular grid, this is much more than the others would offer a single person...
Estimated median household income in 2005: $103,600 (it was $100,967 in 2000)

Highland Park $103,600Illinois: $50,260

Estimated median house/condo value in 2005: $520,900 (it was $380,000 in 2000) Highland Park $520,900Illinois: $183,900
Moving inland is Libertyville does have a somewhat regular "city center" though without as many shopping options as HP, but probably a few more places for a single person to have a nice dinner with a good beer. Good news, considerably down the price ladder:
Estimated median household income in 2005: $91,200 (it was $88,828 in 2000)

Libertyville $91,200Illinois: $50,260

Estimated median house/condo value in 2005: $361,500 (it was $263,700 in 2000) Libertyville $361,500Illinois: $183,900

I have to be honest and say that for a single person looking for even the most remotely "city/urban" feel it is not going to be found in Grayslake, looking at the income/housing data you will see that it and Mundelein are in a different category. While they do have wee little "old farm town" areas I hesitate to compare them to Libertyville or Highland Park:

Estimated median household income in 2005: $75,100 (it was $73,143 in 2000)

Grayslake $75,100Illinois: $50,260

Estimated median house/condo value in 2005: $264,400 (it was $192,900 in 2000) Grayslake $264,400Illinois: $183,900
Estimated median household income in 2005: $71,500 (it was $69,651 in 2000)

Mundelein $71,500Illinois: $50,260

Estimated median house/condo value in 2005: $225,200 (it was $164,300 in 2000) Mundelein $225,200Illinois: $183,900

[qtadi]

Thanks very much for that comprehensive comparison. Are there any towns that you might recommend?

[chet everett]

You mentioned you'll be working in medical related field, that together with the data I posted would make Libertyville a very good fit. It is home to Abbot Labs World HQ -- lots of pharmacy people call it home, there is also a good hospital there-- Condell.

Gurnee is a popular choice for some of the Abbott people too, though it does not have the walkable downtown it does have more rentals.

[qtadi]

Thanks! I think Gunree, Libertyville, Highland park are the final choices. I appreciate your help.

[Calidreemer]

If you like something gritty (more urban) with lots of dining and nightlife in the suburbs you might like Highwood. If you are in town you might just take a drive down the strip on a Friday or Saturday night and see what you think. There is everything from casual to formal and in between. Highwood is the suburb just North of Highland Park.

Chet you give awesome advise with such amazing detail. What a service for people on these boards. Maybe you can chime in on Highwood?

[chet everett]

I lived in Libertyville, so I know that area pretty well. I have friends in downtown Highland Park and Gurnee.

I have been through Highwood, but not lately. I don't know that I'd call it "gritty" anymore, only by comparision to its "white glove" neighbors on the North Shore. It used to have some rowdy bars, but I think that has changed. There has been a lot of tear down/renovation in Highwood, but there are still pockets of rentals that are not really going to be great for a single person. It is darn small too , under 5000 residents, I think. There is some kind of DOD housing too, as it used to be adjacent to Fort Sheridan, but with that closed (and taking the Army Command housing actual lake front land) the inland stuff is used by the non-lake front Great Lakes Naval Training Station for recruits, so it is probably for the navy version of "drill instructors"...

[Calidreemer]

I would agree to some extent with Chet. I do consider it gritty and more urban than Lake Forest and Highland Park. The nice thing is when you go out in Highwood on the main strips you do get the downtown feel without the commute.

You would have to be careful about rentals, but if you chose Highland Park you would be able to get to highwood. I know Highland Park has some rentals in downtown HP and then a few in the Ravinia area which is South of HP downtown.

We go to dinner in Highwood every other month, we like Bridie McKenna's for fish and chips and Miramar Bistro (Cuban) for Mojitos and what comes after just doesn't seem to matter much .

[qtadi]

Thanks a lot! I'm coming to the area tomorrow, and will definitely check out Highwood as well. Thanks a lot to both of you!

[Calidreemer]

Hey qtadi - what did you find?