Any1 know why property taxes in coalcity/morris are more than naperville, wood dale, etc? (Chicago: crime rates, houses)

[benandgrace]

When comparing the schools, amenities, etc. it seems that CC/Morris residents are getting a raw deal regarding their property taxes being higher than Naperville's and Wood Dales residents' (I haven't searched any others in Chicagoland yet). Take another city about 1hr 15 min from Chicago with each school ranking 10 on a 10 scale at greatschools.net, valparaiso IN, and it's 10.0 tax rate is much lower than cc/morris' 19.5. Some of San Antonio's prime area, Bulverde (near Stone Oak in Bexter county) is at 14.0 with high ranking schools and no income tax! Is there a reason CC/Morris residents are getting gouged?

[tcs1366]

I was just on Morris' page on CD and i could not find where you are coming up with 19.5% tax rate.

For cost of living, taxes, etc .... I would certainly rather live down there, than up here in DuPage, where Wood Dale and part of Naperville is located.

[benandgrace]

The figure was based on the amount of money per $1000 of the home value estimate.

[Anthera]

The taxes are all set by local governing bodies. The people in Coal City would have voted for the tax increases to some degree. You also need to factor in the size of the tax base and the amount of commercial properties which would offset residential taxes.

[gardener34]

Don't you need to check your property tax multipliers? I know around here, that is what I did when I was investigating about the different Kane county and towns in the county rates.

[benandgrace]

Originally Posted by Anthera

The taxes are all set by local governing bodies. The people in Coal City would have voted for the tax increases to some degree. You also need to factor in the size of the tax base and the amount of commercial properties which would offset residential taxes.

I guess I was mainly inquiring about Morris.

[tcs1366]

when we've looked at areas, one of our major concerns is property tax. Ya figure throughout the entire CHicago Land area... a good guestimate is 2% 'give or take'

I've seen it as low at 1.5% to 2.3%

but then the real factor is housing. In most cases, the farther south or west [and for west, i'm talking Belvidere ] .... areas where you can still find a nice home for say 250k range .... not 300k starter homes or 400-450 and up for a good sized home.

then you're talking close to 6,000-8,000 for taxes

so -- for me... i'd look south.

[chet everett]

Originally Posted by benandgrace

I guess I was mainly inquiring about Morris.

Houses are cheap. The nuclear plant is about the most valuable property in the state. A high rate is not a big deal on houses that are far more affordable than in other towns, you end up not paying all that much. The power plant carries most of the burden...

[sgresident]

when researching property taxes, the largest portion (typically 65%) or so, goes to the school districts. When you are in a growing area, there are usually more referenda, which leads to higher taxes. Areas that are more built out, and have larger retail base(naperville) can usually hold the line on property taxes.

[gardener34]

I just looked it up, on our assessment it says our tax rate is: 5.815997. We are unincorporated.

And yes, 65% go to schools. But they are constantly trying to pass referendum in our district. What you are zoned may make a difference in the rate too.

Towns with malls and industrial can lower your taxes. But malls also mean higher crime rates.