Lake Forest - bucking the trend and making the move? (Chicago: appointed, real estate)

[GeoIron]

Originally Posted by damba

He won’t enjoy the higher RE taxes in my neighborhood

Bingo! A big driver of looking at LF is the superbly lower tax rates. Deerfield tax rates are 60% higher than LF! Everyone loves to complain about RE taxes in IL, I'm in a position to "vote with my feet" by giving a big thumbs down to those towns that have not managed themselves well. LF has one of the lowest tax rates around, and they've attracted my attention because of it. The fact that it comes with all the other boxes (schools, community, housing stock, green space, etc.) checked is what makes LF a true contender.

As for Wheaton, which was also mentioned, we are not religious at all and lean politically left on social issues. We don't practice/attend and don't like the religiously motivated aspects of conservative politics. Wheaton's reputation is a bit of a turnoff. I know that shouldn't matter, it's just kept it off our list. From Wheaton Wiki: "Known as one of Chicago's most conservative suburbs, Wheaton has forty-five churches located within city limits and an additional thirty places of worship in the outlying unincorporated areas, representing nearly forty religious denominations.[41] The Genus Edition of Trivial Pursuit states that Wheaton has the "second most churches per capita in America.""

[olive03]

Originally Posted by GeoIron

Bingo! A big driver of looking at LF is the superbly lower tax rates. Deerfield tax rates are 60% higher than LF! Everyone loves to complain about RE taxes in IL, I'm in a position to "vote with my feet" by giving a big thumbs down to those towns that have not managed themselves well. LF has one of the lowest tax rates around, and they've attracted my attention because of it. The fact that it comes with all the other boxes (schools, community, housing stock, green space, etc.) checked is what makes LF a true contender.

I hear you 100%.

As long as you're comfortable with the "older feel" of LF, I say go for it.

I have NO IDEA if there are any other suburbs in Lake Co that have RE taxes as low as LF. Maybe someone else can chime in?

[damba]

Originally Posted by olive03

Yeah... I posted and then realized that taxes are being playing a significant part in the decision making process.


What about purchasing in DF but lowering your budget to accommodate the high taxes?

https://www.zillow.com/homedetails/5.../4915116_zpid/


Unfortunately, taxes in Lake Co (in general) are just high:

https://www.illinoispolicy.org/lake-...in-the-nation/


I'm further west (Long Grove) and we pay an arm and a leg here too.

I don’t think the OP would make that tradeoff based on his initial want list. The aversion to taxes and desire for the spacious digs screams LF.

The df home you used as an example above is in the colony point subdivision with higher assessments/RE bills than some other areas closer to the metra and ‘core’ of df. Arguably, something more walkable might be a better long term bet in df if you are willing to pay upwards of 20k/yr. Younger buyers are looking at these areas for obvious reasons. Example:

https://www.zillow.com/homedetails/1.../4911227_zpid/

[GeoIron]

Originally Posted by olive03

Yeah... I posted and then realized that taxes are playing a significant part in the decision making process.


What about purchasing in DF but lowering your budget to accommodate the high taxes?

https://www.zillow.com/homedetails/5.../4915116_zpid/


Unfortunately, taxes in Lake Co (in general) are just high:

https://www.illinoispolicy.org/lake-...in-the-nation/


I'm further west (Long Grove) and we pay an arm and a leg here too.

What do I get in DF that I don't get in LF? A 7 min shorter train ride? But in exchange for what, a lesser house and higher taxes. Doesn't seem like a like a good trade.

Taxes are high in many parts of Lake Co. But its generally the far north and north west. The Grayslake, Round Lake, Wauconda, and Volos of the county. They get hammered with 3.5-4.0% rates! The rates in the North Shore and adjacent towns to the west are not THAT bad in comparison, more like 2.3-2.7%. And also not that bad in comparison to some areas by me now in Cook Co.

You want obscene taxes in denser areas/closer to Chicago areas, check out Oak Park (3.4%) and Riverside (3.2%), not to mention my current Berwyn (3.9%), etc. in Cook County. The Cook vs Lake tax debate is totally skewed by the fact City of Chicago drags Cook's all-in rate way down, and the outlier areas of Lake Co. drag Lake Co. up. If you look at where most of the population in Lake Co. resides, the taxes aren't cheap, but not bad at 2.3-2.7%, certainly not as bad as suburban Cook Co. We don't say, "the crooks in Cook" for nothing.

[GeoIron]

Originally Posted by olive03

I hear you 100%.

As long as you're comfortable with the "older feel" of LF, I say go for it.

I have NO IDEA if there are any other suburbs in Lake Co that have RE taxes as low as LF. Maybe someone else can chime in?

There isn't. LF is the winner, winner, chicken dinner on tax rates.

https://www.lakecountyil.gov/Documen...ntRates?bidId=

[olive03]

I'm sorry for suggesting Deerfield! LOL!

I saw mid - late 30's/North Shore area and thought it might be a possibility. Obviously I was wrong!

Like I said in my previous post, we didn't want LF because we thought it felt too old (we're also in our 30's) and don't have any personal ties to the community, but to each their own.

Originally Posted by GeoIron

There isn't. LF is the winner, winner, chicken dinner on tax rates.

https://www.lakecountyil.gov/Documen...ntRates?bidId=

Thanks for posting this!

[GeoIron]

Originally Posted by olive03

I'm sorry for suggesting Deerfield! LOL!

I saw mid - late 30's/North Shore area and thought it might be a possibility. Obviously I was wrong!

Like I said in my previous post, we didn't want LF because we thought it felt too old (we're also in our 30's) and don't have any personal ties to the community, but to each their own.



Thanks for posting this!

Sorry, I hope my dismissal of DF wasn’t too harsh. It never ceases to amaze me that internet strangers are so willing to take time to help other internet strangers, so, thank you for your time. I appreciate your suggestion and it is completely reasonable, just not something that’s been high on my list given its combo of housing stock/value and taxes.

One aspect of LF that I like is how small it is. I went to a high school with 400 students. These 2-4 thousand student high schools all over the MSA seem crazy to me. My wife on the other hand is a Stevenson grad and she tells me it’s no biggie. She grew up in Buffalo Grove and knows the area better than me, I’ll inquire about Deerfield.

LF high school is only 1,600 students, better than most. I see Deerfield is also about that size, so that is appealing. But again, not something in DF that I don’t get in LF. I’ll peruse the housing stock though, thanks again.

[olive03]

Originally Posted by GeoIron

Sorry, I hope my dismissal of DF wasn’t too harsh. It never ceases to amaze me that internet strangers are so willing to take time to help other internet strangers, so, thank you for your time. I appreciate your suggestion and it is completely reasonable, just not something that’s been high on my list given its combo of housing stock/value and taxes.

One aspect of LF that I like is how small it is. I went to a high school with 400 students. These 2-4 thousand student high schools all over the MSA seem crazy to me. My wife on the other hand is a Stevenson grad and she tells me it’s no biggie. She grew up in Buffalo Grove and knows the area better than me, I’ll inquire about Deerfield.

LF high school is only 1,600 students, better than most. I see Deerfield is also about that size, so that is appealing. But again, not something in DF that I don’t get in LF. I’ll peruse the housing stock though, thanks again.

No worries. I think you'd be very happy in LF or Deerfield!

My husband is also a Stevenson grad, so though it's gigantic in size, we have a lot of familiarity (and comfort) with the school, and are very happy to be back in the district. I too went to a relatively small high school (private and out of state), so I can certainly appreciate the feeling of being a bit overwhelmed by the number of students that are served.

[damba]

Originally Posted by GeoIron

Sorry, I hope my dismissal of DF wasn’t too harsh. It never ceases to amaze me that internet strangers are so willing to take time to help other internet strangers, so, thank you for your time. I appreciate your suggestion and it is completely reasonable, just not something that’s been high on my list given its combo of housing stock/value and taxes.

One aspect of LF that I like is how small it is. I went to a high school with 400 students. These 2-4 thousand student high schools all over the MSA seem crazy to me. My wife on the other hand is a Stevenson grad and she tells me it’s no biggie. She grew up in Buffalo Grove and knows the area better than me, I’ll inquire about Deerfield.

LF high school is only 1,600 students, better than most. I see Deerfield is also about that size, so that is appealing. But again, not something in DF that I don’t get in LF. I’ll peruse the housing stock though, thanks again.

I agree with your wife- it’s not a huge issue for most kids. (My wife is a SHS grad too). However It is much more ‘campus like’ now than when she attended in the 80s. DF, HP and LF have all the similar trappings but hover around the 1600-1700 student mark.

Deerfield has a smaller feel IME living there now. LF is more spread out. More to your point though, maybe if you already had family and friends living in df it might be worth paying more in RE taxes. Truth be told, my friends living in LF enjoy a lot of things I take for granted in DF while I feel the same about their 2 acre palaces a little farther north

[olive03]

Originally Posted by damba

However It is much more ‘campus like’ now than when she attended in the 80s.

Agree! They keep adding on:

https://www.dailyherald.com/news/201...ing-completion