The more I learn, the less I know... (Chicago, Aurora: property taxes, budget)

[wanderlust1]

I have found this forum to be a wonderful source of information for someone on information overload while researching the "right" place to move to within the next 6 months.

I've always known what I wanted with my last 4 moves--NYC > Memphis > Charlotte > Cleveland. But with our last move happening 14 years ago when we had 2nd, 3rd and 6th graders, our needs have changed while our overall wishes have not.

I no longer need the community with the "best" schools and the high property taxes that inevitably come with it. But we still want the asthetically pleasing and very safe community that has newer and updated homes, lots of trees, parks, etc.

I do not need to live right near all the shopping and prefer a location away from strip malls and congestion (though I see that congestion is probably a given in most suburban areas in Chicago).

I'm not sure I even need to live in a subdivision, but really don't see any of the homes I find, not part of a subdivision. Now here is where I expect some feedback: While I no longer want a neighborhood teeming with children, my home search keeps bringing me listings in Sugar Grove, Aurora, Montgomery, Naperville (which seems like the town I currently live in, on steroids--so I'm not sure it's really what I want).

I found a listing in Green Trails in Lisle that seemed like a nice area with all the footpaths and natural areas weaving thru the neighborhoods. Anyone who can offer any first-hand knowledge of this area? Are all the surrounding areas safe? I love some of the homes I've seen in Plainfield, but think bare, 1/4 acre lots seem to be the norm there. I found some that I really liked in Montgomery as well.

Searches in Batavia and Geneva (both sound very nice) seem to have very limited selections in my price range (most 2000 sq ft or less OR dated homes--older is OK if updated but I'm not interested in any 70's style split levels).

Here is definitely what I've seen that we do not want---bare subdivisions with no trees and all the 1/4 acre lot homes right on top of and open to each other! I'm 20 years out of Staten Island, New York and have lived on a treed acre for 14 years. For me the setting of the house is almost as important as the house.

Finally, we're looking for approx 2600 sq ft and a home in the low 300's-- something from the 1990's that has been updated or newer.

Where to live? My husband will be working in the OakBrook area, but not needing to be in the office every day. I work for a major hotel chain that has many locations in and around Chicago, so my job location is still up in the air.

Any feedback or advice is welcome. Thanks in advance.

[Steve-o]

What about Elburn, have you looked there?

[Lookout Kid]

A quieter corner of Elmhurst?

[sgresident]

I think you should come out and check sugar grove. we do have some nicer areas, where the homes are a tad bit older, yet nice. Our subdivision has mature trees, 1/2 acre lots. homes in the low 300's. there are currently 3 for sale in our neighborhood. homes were built in the late 1980's

[jdiddy]

You might want to take a look at homes around Lemont.

[wanderlust1]

Thanks for the responses. I plan on flying in to spend 5 days the 1st week of August. I will print out my 'saved' listings that match our criteria, use the GPS and drive around the western suburbs to get a feel of locations, driving distances, etc. This should help me further narrow down areas we would consider.

What subdivision in Sugar Grove are you referring to, sgresident?

I have never heard of Lemont, but will check it out and revisit Elburn. Thanks!

[NYrules]

Originally Posted by jdiddy

You might want to take a look at homes around Lemont.

I would have to second this! Check out along Bell Road between 127th Street and Rte 83/171. The area is rather rural, yet close to Orland Square Mall and all of Orland's shopping, yet far enough out that it doesn't have the traffic to deal with. There is an area on the east side of Bell Road that is beautiful with little lakes and ponds, lots of Weeping Willow trees and winding roads with large homes on huge lots. Check it out when you get a chance. The area is very pretty.

Another area that may fit your criteria if you are looking for a more quiet lifestyle where you may look out you front room window and see a deer walking through your front yard, or have your neighbors ride by on their horses; is Palos Park near Southwest Highway again near 127th Street. Take a ride down 86th Ave from Rte 83 south to 131st Street... Very rural area, with medium sized homes on acre + lots, average taxes.

[irish setter girl]

If you want a newer home with a decent size lot in the low 300's you are going to be drawn to areas that are further west. The only issue there is the high taxes. You can certainly find what you are looking for in Sugar Grove, Elburn, Montgomery, Yorkville, Geneva, Batavia, North Aurora and St. Charles if you are willing to live "out west". The commute to Oak Brook will be highway driving. When I lived out there my neighbor traveled to OakBrook and it took him about 45 minutes each way. Since schools are not an issue for you then you have a lot of options. While I'm not well versed in the southern burbs I'm certain you can find the same type of home down there. The commute would be about the same as from the far west burbs (45 min or so).

[dherkes]

Originally Posted by irish setter girl

Since schools are not an issue for you then you have a lot of options. .

The schools might not be an option to you at this time, but school quality is very important to most people. If you buy a house in a marginal school district it will be harder to sell it in the future.

[Frank the Tank]

Originally Posted by dherkes

The schools might not be an option to you at this time, but school quality is very important to most people. If you buy a house in a marginal school district it will be harder to sell it in the future.

Very true - there are obviously a lot of factors that go into home values, but suburban prices are most highly correlated with a combination of how good the school district is and how close it is to the Loop. It's the double-edged sword since you have to balance how much want to pay when you buy versus how important it is for you to be able to sell later on. The dilemma for the OP is that she seems to be looking for both large lots AND mature-but-still-newer neighborhoods (reading into the comment that she doesn't want bare subdivisions). Well, you can probably find a handful of those types of places in most suburbs, but the question is whether it will fit your budget. The communities farther out west such as Sugar Grove and Elburn will provide more space for your dollar, but for the most part, you're either going to find brand new homes in subdivisions that were built within the last few years (with the "bare 1/4 acre lots" that you mentioned) or very old homes that may have large acreages but were built long before the Chicago area started to reach that far out. You can find large lots and beautiful homes in places such as Barrington and Oak Brook, but you're getting into the million dollar territory. The low-300s can probably get you an older 3 BR/2 BA home in Naperville, but if you want acreage there, you're getting into million dollar territory again. Lisle has pretty good value for the area, particularly if you are in the part that is in the Naperville school district. I like Lemont and Palos Park, as well, although those places are a bit farther from your husband's work location in Oak Brook than the other towns on I-88.