What is the wealthiest/richest south suburb (Chicago, Naperville: mortgages, cheap house)

[Humboldt1]

Flossmoor and Olympia Fields could have easily switched places since the numbers were posted in 2006. Still, $104K is pretty affluent, though nothing compared to north suburbs like Kenilworth at $250K+.

[NYrules]

Originally Posted by At1WithNature

It is Flosmoor with a whopping $104,000 per household!

Orland Park averages $74,000 per household.

Frankfort averages $97,000 per household.

http://www.city-data.com/city/Orland-Park-Illinois.html

http://www.city-data.com/city/Frankfort-Illinois.html

Palos Park averages $86,600 per household. New Lenox averages $79,000 and Mokena averages $87,000 per household.

Frankfort's #'s are skewed for two reasons:

1) Butternut

2) Prestwick (Bernie Mac's family lives there as well as the drummer for Styx)

here is a link for the million dollar mansions in butternut:

S Butternut Cir, Frankfort, Illinois - Real Estate - Compare Prices, Value Any Home, And View Price History At NexTag

here is a link for the prestwick homes for sale:

Prestwick Dr, Frankfort, Illinois - Real Estate - Compare Prices, Value Any Home, And View Price History At NexTag

and you have to figure in the poor housing market not to mention the 100's of people who aren't selling. there are houses right next to Prestwick Country Club that are worth $2-3 million a piece that have indoor pools. I know because I was a bus boy at this club and saw these men in the pharmaceutical and insurance businesses pull up in their Lambos on a daily basis. They don't work during the day. They golf and then go into the country club to smoke cigars, drink scotch, and watch the stock quotes...ah, the good life.

Orland Park's numbers are HUGELY skewed due to the sheer size of the town (61,000 residents) of which the town is encompassing a crap load of apartment dwellers living in buildings built in the 1970s before the town aimed to appeal to the high end buyer. I also forgot to mention the older neighborhood located off 151st and West Ave which also is older (1940s and 50s) of which has over a thousand homes in a relatively small area and many families trying to live on less than $60,000 a year which will really pull down that average income fast. Overall though average houses (3 bed, 2 ba) in Orland Park will start at about $299K and go up rapidly from there.

I would like to see what the average income level is by neighborhood instead of the entire town since Orland Park is just all over the place. I want to see Silo Ridge or Evergreen View Estates' numbers.

[ellanchanted]

An interesting fact to note is that Flossmoor and Olympia Fields are predominantly African American. But according to wikipedia, African Americans only make up 27% of Flossmoor's population which I know for a fact is not accurate.

[JerichoHW]

Originally Posted by ellanchanted

An interesting fact to note is that Flossmoor and Olympia Fields are predominantly African American. But according to wikipedia, African Americans only make up 27% of Flossmoor's population which I know for a fact is not accurate.

You are so right, it is at least half African American, where did the guys at the census get this stuff

[Mister Mappy]

Well, it's probably from the most recent census, which was 2000. A lot can change in 8 years.

[At1WithNature]

that's the problem, we can almost dismiss all the numbers we have been talking about save for the towns that had a special census done in 2007 (frankfort for example).

it's 2008, we'll just have to wait till 2010. when the new census comes out i'm as excited as a little kid laying in bed on Christmas Eve, i'm such a nerd.

[mattywo85]

Naperville is pretty rich, probably one of the richest

[vester72]

That census data is way off for those that didn't realize that.

And as far as Frankfort goes, Prestwick is far from the nicest or wealthiest subdivision (but Butternut is nice) - drive around Abbey Woods, Stonebridge Valley, Cobblestone, Five Oaks - even parts of Timber's Edge and Stone Creek and even Lighthouse Pointe are incredibly nice with homes starting around $600k going to over $2mm.

Frankfort's demo numbers are skewed downward if one includes Frankfort Square and the areas along Harlem by the new high school. Take those areas that are not part of incorporated Frankfort and if you pull the unincorporated areas out the HHI income is around $130k.

Demographics

Same with Orland Park - West Orland has some ridiculous homes, as well as some areas arounf 82nd Ave and 143rd St. but the numbers are skewed downward due to it's size.

[vester72]

Flossmoor is probably 60-70% African American now, FWIW. Olympia Fields is primarily African American as well - has one of the best golf courses at the Olympia Fields Country Club in the state/midwest.

Originally Posted by ellanchanted

An interesting fact to note is that Flossmoor and Olympia Fields are predominantly African American. But according to wikipedia, African Americans only make up 27% of Flossmoor's population which I know for a fact is not accurate.

[Mamama Mia]

Originally Posted by vester72

Flossmoor is probably 60-70% African American now, FWIW. Olympia Fields is primarily African American as well - has one of the best golf courses at the Olympia Fields Country Club in the state/midwest.

Flossmoor is currently 56% white and 37% African American, the average income is $134,770.00. It is definitely one of the most beautiful Chicago suburbs. It was established in 1924, the streets are tree-lined and the homes have character that places like Orland Park are lacking. I love the diveristy of the area, Flossmoor's downtown area and the fact that Chicago is a 40 minute train trip.