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Old 05-30-2017, 07:17 AM
 
9,952 posts, read 6,671,651 times
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I just moved to Tinley and thus far I haven't seen anything I would see as an issue. I see plenty of African Americans around. I just came from FL and it is certainly not idyllic there even if taxes are lower and the state has a balanced budget.
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Old 05-30-2017, 07:51 AM
 
Location: Saint John, IN
11,582 posts, read 6,733,435 times
Reputation: 14786
Quote:
Originally Posted by Dr. Blish View Post
How about Munster, Dyer, Schererville, and St. John in NW Indiana?
Indiana's property taxes are capped at 1% of the assessed value and it won't change as it's in Indiana's constitution!
The Metra is expanding to Dyer so easy commute downtown in going to bring even more people from Illinois here!


New commuter rail coming to Northwest Indiana | Active Transportation Alliance


Lake Central Schools are also rated a 9! Includes the towns of Dyer, Schererville and St. John. You could easily find a home in Dyer or Schererville in your price range. Possibly in Munster but it will be very outdated!

Home - Lake Central School Corporation
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Old 05-30-2017, 09:33 AM
 
39 posts, read 80,208 times
Reputation: 40
Quote:
Originally Posted by CGab View Post
Indiana's property taxes are capped at 1% of the assessed value and it won't change as it's in Indiana's constitution!
The Metra is expanding to Dyer so easy commute downtown in going to bring even more people from Illinois here!
Ok I'm gonna add this (NW Indiana) to my serious consideration list. Despite political differences, virtually everyone is tired of Illinois' extortion tactics and b.s.
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Old 05-30-2017, 09:38 AM
 
Location: Sweet Home Chicago!
6,721 posts, read 6,481,316 times
Reputation: 9915
Quote:
Originally Posted by CGab View Post
Indiana's property taxes are capped at 1% of the assessed value and it won't change as it's in Indiana's constitution!
Except that 1% really doesn't really mean 1% since local taxes can be piled on after the state 1% cap or they just play games with the "assessed" value vs. the real world value. I've seen homes in Munster and surrounding areas with property taxes well in excess of 1%, sometimes nearly as high as a comparable home Illinois.

Couple of examples.

Listed at $699K with a $10,326 tax bill on a small 1/3 acre lot.
http://www.realtor.com/realestateand...1_M40561-05719

Listed at $542K with a $8,328 tax bill on a small .28 acre lot.
http://www.realtor.com/realestateand...1_M40873-71845

Factor in the approximate 30% credit off your federal tax bill (if you itemize) for property taxes and the difference gets even smaller. Taxes are cheaper in Indiana, but I think the schools/parks/forest preserves/trails/shopping/restaurants and other amenities are better on the Illinois side of the fence so it's important to look at the big picture.

fwiw, my home in St. Charles is not much different than the second one listed above. However, we have a large 3 acre lot and our tax bill is ~ $10K.

Last edited by flamadiddle; 05-30-2017 at 10:13 AM..
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Old 05-30-2017, 09:58 AM
 
Location: Saint John, IN
11,582 posts, read 6,733,435 times
Reputation: 14786
Quote:
Originally Posted by flamadiddle View Post
Except that 1% really doesn't really mean 1% since local taxes can be piled on after the state 1% cap. I've seen homes in Munster and surrounding areas with property taxes well in excess of 1%, sometimes nearly as high as a comparable home Illinois.

Couple of examples.

Listed at $699K with $10,326 tax bill
1747 Redwood Ct, Munster, IN 46321 - realtor.com®

Listed at $542K with a $8,328 tax bill.
1837 Cherrywood Ln, Munster, IN 46321 - realtor.com®

Factor in the approximate 30% credit off your federal tax bill (if you itemize) for property taxes and the difference gets even smaller. Definitely cheaper in Indiana, but I think the schools/parks/forest preserves/trails/shopping and other amenities are better on the Illinois side of the fence so it's important to look at the big picture.


OP IS LOOKING AT HOMES AROUND $260K, not $700k!


I live in St. John and have family in Hammond and Dyer. My tax bill was $3,009 to be exact and I have a home that was built in 2014 and was assessed at $325K, so that's actually less than 1%. My kids go to Lake Central Schools (rated a 9, Munster is a 10). Aunt in Dyer tax bill was $1800 for a $225k home! I have a friend in Lake Hills subdivision, their property taxes were $7700, but their home is assessed at $800K! I can guarantee that if you have a home in Illinois assessed at these values your property taxes are NOT anywhere as low as these!
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Old 05-30-2017, 10:06 AM
 
39 posts, read 80,208 times
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Quote:
Originally Posted by CGab View Post
[b]I can guarantee that if you have a home in Illinois assessed at these values your property taxes are NOT anywhere as low as these!
Agreed. I know someone in Frankfort that got nailed at 20K in property taxes. Yes, 20,000. They left as you may have guessed.
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Old 05-30-2017, 10:16 AM
 
Location: Saint John, IN
11,582 posts, read 6,733,435 times
Reputation: 14786
Just giving OP other options to look at! There is every restaurant and store imaginable within 10 minutes of where I am. I see more trees here than I did in Plainfield! People are overall friendlier. We are only 30 miles from downtown Chicago.

Oh, no tax on food here either!!

Last edited by CGab; 05-30-2017 at 10:47 AM..
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Old 05-30-2017, 12:40 PM
 
224 posts, read 310,471 times
Reputation: 269
OP, I would advice you to definitely consider NW Indiana over the towns you listed in the southwest suburbs. If you must stay in IL, check out nearby Lynwood.
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Old 06-02-2017, 10:41 AM
 
29 posts, read 62,815 times
Reputation: 21
why don't you stay in Palos hills it's a great suburb matter a fact it's suitable and super safe. I don't know if your renting but to spend that much and not get a fixer upper and make money is stupid. it's like my pops says never get a house that doesn't need work and pay full for it get one that needs work and it's pays off when you sell
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Old 06-02-2017, 09:43 PM
 
39 posts, read 80,208 times
Reputation: 40
Quote:
Originally Posted by kzav311 View Post
why don't you stay in Palos hills
I'm technically Worth but I get Palos schools. It's a lucky pocket. We're not really crazy about the area or its future. Palos Park and Heights I certainly can't afford.

I do agree it makes more sense to not buy turnkey as I'm really paying for someone else's equity.
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