La Grange vs Hinsdale? (Western Springs, Lyons: fit in, condo, townhome)

[CCrest182]

Originally Posted by Lookout Kid

Back in 2012 we looked at a few houses east of La Grange Road, and as we walked out of an open house on 8th Ave we saw a "donker" go by blasting loud bass. We noticed the car went down the street and around the corner to some crappy looking apartments on the railroad tracks. These apartments aren't exactly bastions of street violence, but the apartment buildings on Bluff and on the railroad tracks (the Indiana Harbor Belt Tracks, not the BNSF) certainly may present some "quality of life" issues that you wouldn't get elsewhere in the village. Things like loud music, unattended barking dogs, people yelling at night, etc. And perhaps more police calls.

Note that any suburb with apartment buildings of a certain age will have some "problem buildings". It's just the life cycle of an apartment building (and is one reason that many suburban residents fight the construction of rental units in their towns). And of course any apartment building next to some industrial railroad tracks won't exactly draw the most high-paying tenants.

Coming from someone who's lived about a mile from La Grange as a kid, and who has been there hundreds of times, I can tell you that idiots blaring loud music happens anywhere. It happens even west of LG Rd. It happens in Hinsdale. That's not, at least in My opinion, something you should be concerned about, unless there's a group of five or six people "hangin" outside of a parked car, blaring loud music, which in that case, yes, should probably warrant concern. You are pretty much spot on though. La Grange is very safe, even it's "depressed" section. It hasn't had a homicide since 2006, and I believe that was a domestic situation. No gangs, no crack houses or beatings and shootings on a daily basis, I'd say it's safe.

I've never understood why that NE section of LG hasn't gentrified over the years. Must be some loyal residents. It's definitely not desirable, but LG is just too wealthy and far more upscale than that itty bitty questionable section. The Downtown, Lyons Township HS, and it's completely convenient train station are just a few reasons as to why it won't be going down the drain any time soon. Prices are going up there.



La Grange has very few Apartment buildings. Those are far outnumbered by townhomes and condos for people more fortunate along the BNSF tracks. Despite that area along the industrial tracks, La Grange is about as safe as it gets.

[TexanUpNorth]

What I really love about everyone's posts is it's easy to see people are passionate about where they live. That probably means there are no "bad" places to live in the Hinsdale/La Grange, etc area. Comes down to a matter of personal preference. Reading through the replies to this post, as well as others, I feel I have gotten a really good feel for the area. Now we just need to make a trip up there to see it all in person - and we will be doing that in October.

Thanks to everyone for giving their opinion and insights - definitely helps!

[Justabystander]

Originally Posted by JJski

I dont know LK... We recently looked alot (650 thru 1M) and 650 in DTLG was alot of work (additions, floor plans, kitchens, bathrooms, on top of cosmetic such as paint) IMO...

I think they are looking for more at something like this: 111 N Spring Ave, La Grange, IL 60525 - Zillow notice it sold in 3 days and over asking...

My house in Hinsdale is at this or more in value, and my taxes are $11,300. $20,000 in taxes for lesser schools, and a neighborhood that is not as nice? Hinsdale has gotten a little beaten on this post, but in many respects, including taxes, there is more value in buying there.

[JJski]

Bystander, Find me a Hinsdale equivalent to the LG spring house I referenced (5Minute walking distance to downtown Hinsdale and Metra) move in ready. I agree taxes are a bit nicer in Hinsdale but that same LG house would have been at least 500K higher in that same Hinsdale location… With schools I would say you are splitting hairs both are rock stars. During our house hunt out here we were extremely particular, 5minute (ultra walkable) Downtown access + Metra + Schools + Historic neighborhood... I agree with you (IF) you are willing to sacrifice that ultra pinpointed super desirable micro location walkable to all*…

We looked all over this golden line with a similar healthy budget –> Hinsdale, Western Springs, La Grange for months about a year ago. IMO the market conditions have improved for sellers – It is even harder now to catch this house as buyer.

I think the OP will do what we did (look at these 3 areas because they are the best) and when the right house/location pops up/buy… We had our favorite town and sure they will to after visiting and experiencing each. I think we are all curious now to see which way they go...

[Lookout Kid]

The price increase to live in Hinsdale is far greater than any difference in real estate taxes. No matter how you slice it, real estate is more affordable in La Grange.

[holl1ngsworth]

Originally Posted by JJski

Bystander, Find me a Hinsdale equivalent to the LG spring house I referenced (5Minute walking distance to downtown Hinsdale and Metra) move in ready. I agree taxes are a bit nicer in Hinsdale but that same LG house would have been at least 500K higher in that same Hinsdale location… With schools I would say you are splitting hairs both are rock stars. During our house hunt out here we were extremely particular, 5minute (ultra walkable) Downtown access + Metra + Schools + Historic neighborhood... I agree with you (IF) you are willing to sacrifice that ultra pinpointed super desirable micro location walkable to all*…

And that same La Grange home would be yet another $250k less in Wheaton:

315 W. Franklin St. WHEATON, IL 60187 | Redfin

This Wheaton example further bests the La Grange example when you consider the Wheaton home is on a quiet street, not across the street from a church parking lot. In Wheaton, there would be no sacrifice of ultra-walkability to the downtown, Metra access or historic neighborhood charm. Furthermore, the elementary school for this Wheaton home outscored all La Grange elementary schools, and Wheaton North High School matched the PSAE score of Lyons Township High School last year, with both schools netting a 71%.

I'm not saying Wheaton would necessarily be a better fit than La Grange, but if the OP is considering west suburban real estate outside of Hinsdale, it would be wise to weigh all the desirable towns: Wheaton, Glen Ellyn, Elmhurst, Downers Grove and Clarendon Hills all compare favorably to La Grange and Western Springs.

[Lookout Kid]

And if you really want to live in the gem of Central DuPage County, Glen Ellyn boasts more charm but a slightly more gang-infested high school with countless stairs to climb than Wheaton--at just a slight cost premium. It's like paying more for a German car, even though the Lexus has everything you need--but just because, you know, it's a German car and it looks cooler and has that Teutonic driving feel.

Or something like that.

[holl1ngsworth]

Originally Posted by Lookout Kid

And if you really want to live in the gem of Central DuPage County, Glen Ellyn boasts more charm but a slightly more gang-infested high school with countless stairs to climb than Wheaton--at just a slight cost premium. It's like paying more for a German car, even though the Lexus has everything you need--but just because, you know, it's a German car and it looks cooler and has that Teutonic driving feel.

Or something like that.

Since when do the Hilltoppers have gang problems?

[Lookout Kid]

Originally Posted by holl1ngsworth

Since when do the Hilltoppers have gang problems?

Slightly is the key word. Instead of 10 gang members in Wheaton, we have 15.

[holl1ngsworth]

Originally Posted by Lookout Kid

Slightly is the key word. Instead of 10 gang members in Wheaton, we have 15.

We're up to 10 now? Oh boy, times are changing, we're practically overrun.

Chicago pols must've leveled another project.