Relocating to Chicago Suburbs from TX - Burr Ridge commute and need ADVICE (Naperville: sales, HOA)

[mguizi]

Hi, I'd really appreciate any friendly advice to our dilemma. We're relocating from a "perfect" north Dallas suburb to Chicago, the company is based in Burr Ridge. We've lived a couple years in Chicago downtown before, and we're not familiar with the suburbs area.

Foreign middle age couple, one 6yo kid (so public schools are important), preference for new/few years built modern townhomes/houses, our current budget ( ≤400k - I know, we're spoiled in Texas ), reasonable commute to Burr Ridge by car. I know we'll need a miracle, but we really need some good advice about the areas and places to avoid astronomical property taxes.

We've considered so far (but we're open to ANY other area you recommend):

1) We found a great new construction townhome in the higher price point of our budget in Woodridge (Seven Bridges area), what would give me a reasonable commute to work, but we're worried about the school district (Woodridge District for Elementary and Jr Hight, North Dowers Grove for High School). We would exceed a little bit our budget here, and we don't know if the schools would be good enough) for the $$$.

2) Wife went to Naperville and liked it. We can find some houses <400k, great schools, but I'm wondering how my daily commute would be like. Property taxes information?

3) We've looked into Planfield (give us a Texan feel about the new houses + ammenities), but the commute time worries me. And the taxes. 13k a year, really?

We could not find any house that were not to old/bad condition for our budget in La Grange, Downers Grove, or nearby Burr Ridge. I know we'll need to consider maybe a huge trade-off (commute x schools x older house), but looking forward to hear from you, more area-experienced guys.

Thank you!

[dacubz]

Woodridge is definitely your best commute. Traffic here is bad when it's good, so avoid expressways if you can

[damba]

Your budget is arguably too low to get new construction that meets your parameters.

Look at similar properties on redfin or zillow to get ballpark RE taxes. Bump up a little from that to be realistic.

[JJski]

Here you go - these are better choices in premier areas... new construction at 400k in chicago means you are sacrificing on location...

https://www.zillow.com/homedetails/3.../4574247_zpid/

Or

https://www.zillow.com/homedetails/3.../3888045_zpid/

[fusillirob1983]

How short of a commute do you need? Depending where in Naperville you looked and where in Burr Ridge work is, your commute can be about 20-30 minutes. Also, depending on locations, you may be able to take 75th Street most of the way.


There's plenty of houses in Naperville for under $400k and taxes tend to be a little lower than some of the surrounding burbs, other than Downers Grove which can be about on par with Naperville taxes. It shouldn't be too difficult to find a somewhat older house (built between the 1960s and 1980s) that has been updated for under $400k.

[whakru]

Originally Posted by fusillirob1983

How short of a commute do you need? Depending where in Naperville you looked and where in Burr Ridge work is, your commute can be about 20-30 minutes. Also, depending on locations, you may be able to take 75th Street most of the way.


There's plenty of houses in Naperville for under $400k and taxes tend to be a little lower than some of the surrounding burbs, other than Downers Grove which can be about on par with Naperville taxes. It shouldn't be too difficult to find a somewhat older house (built between the 1960s and 1980s) that has been updated for under $400k.

This is true and I have got one that is going on the market shortly! Under 400 and totally remodeled and a block south of 75th street. Great neighborhood and there is a 7 yr old boy living two doors down that would love to have another kid his age on the block. Also, great schools (203 district) and taxes are reasonable (around 6800).


Commute to Burr Ridge is simple and like fusillirob mentions, you can be there in 30 minutes or less with a straight shot down 75th street. I have done that drive often. I am assuming that your job in BR is somewhere between County Line and rt 83 and south of Plainfield?


Good luck with your search and if you have any specific questions about Naperville or that commute, let me know. I have lived in both suburbs so I am pretty familiar with them.

[ToriaT]

Burr Ridge is nice but expensive. You should be able to find something better in Downers Grove, near and nice. Also a part of Westmont is nice it abuts to Clarendon Hills and that is a good choice. You could look at Lisle and Naperville. Stay east in Naperville and avoid rt 59 cooridor due to far away and traffic.

You might want to look in Warrenville which is right next to Naperville and Wheaton. They mostly go to Wheaton schools.
https://www.redfin.com/IL/Warrenvill.../home/18143305

There are also some newer townhomes on Herrick Road between Butterfield and Warrenville Road.

Much nicer and better option than Woodridge.

Also might look at Darien.

[mguizi]

Thank you all! I'll definitely look into those areas. I found some possibilities around 75th in Naperville and I thought it would give me a reasonable commute. Anything around 30-40 minutes would be a plus!

Anyone could give me a estimate how the commute to Burr Ridge would be like living in West Naperville (around 95th and 59) ?

And about Planfield - Burr Ridge commute? I heard some people in the company live down there in Plainfield and I've been wondering if the commute is too painful.

Just out of curiosity, can anyone tell me what's wrong about Woodridge, beside schools?

Thank so much y'all for the valuable input here!

[mguizi]

Originally Posted by whakru

This is true and I have got one that is going on the market shortly! Under 400 and totally remodeled and a block south of 75th street. Great neighborhood and there is a 7 yr old boy living two doors down that would love to have another kid his age on the block. Also, great schools (203 district) and taxes are reasonable (around 6800).


Commute to Burr Ridge is simple and like fusillirob mentions, you can be there in 30 minutes or less with a straight shot down 75th street. I have done that drive often. I am assuming that your job in BR is somewhere between County Line and rt 83 and south of Plainfield?


Good luck with your search and if you have any specific questions about Naperville or that commute, let me know. I have lived in both suburbs so I am pretty familiar with them.

Thank you whakru! You're right, the company is right there! It's nice to hear from someone that used to have the same drive. It's really helpful! Let me know about your house! I would love to get more info about it!

Is there difference between living in the east - west - north part of Naperville? About safety, neighborhoods and taxes?

[chet everett]

Woodridge is not a bad town by any means; I have clients and friends that are very happy with their homes there. The high school is generally Downers Grove South which is generally good, but not as desirable as Downer Grove North. The demographics of the DGN are skewed toward folks with higher household incomes...

Frankly the bigger concern is trying to focus on NEW townhomes, the sales history of such properties in the broader suburban Chicago region is frankly not encouraging. The builders often target either "empty nesters" who are downsizing and like the idea of the HOA taking care of exterior maintenance or folks who don't feel like they can afford single family detached homes. Among both classes of buyers the reality of DEFERED INTERIOR MAINTENANCE often results in very poor resale history.

I would instead encourage the OP to consider a well priced starter home that needs a bit of "TLC", as long as they can handle such updates they will do much better when it comes time to move!

As far as "easy commute to Burr Ridge" it would NOT encourage being as far west as Rt 59, that will be a VERY congested route and will lead to much frustration.

I very much like the suggestion to look in LaGrange as well as more affordable parts of Willowbrook, Darien, Clarendon Hills, Western Springs, LaGrange Highlands / Countryside or Burr Ridge. Options below $400K are not plentiful but they do come up and the VALUE will be superior whether the high school is Lyons Township or Hinsdale, the offerings at Hinsdale South are pretty much identical to Hinsdale Central, there are smaller class size and more opportunities to excel. Really a great choice.