Evanston il (Chicago, Skokie, Carbondale: best suburbs, sales, rental)
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Location: Cleveland, OH USA / formerly Chicago for 20 years
4,069 posts, read 7,317,864 times
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It's beautiful, IMO. The best aspects of both city and suburban life. And more diversity than certain popular parts of Chicago's North Side. It is one of the most expensive areas in Greater Chicago, however, in terms of rental prices.
I have mixed feelings about Evanston. In my heart, I love it, but I have concerns. It's an area I seriously considered moving to, before settling on Chicago itself.
On the one hand, it's an ideal inner-ring suburb: close to Chicago, wonderfully-diverse housing stock, thriving downtown, and access to light-rail. For me: it's just the right amount of density. Basically, it checks a lot of boxes for folks looking to have the best of both worlds: urban + suburban.
On the other hand, Evanston's property taxes are horrendous: it's part of the reason why home prices are relatively "cheap." You can find a quality single-family home in Evanston for under $700k, and nice condos for less than $300k, but what you save in flat price, you'll lose in taxes. The city earns the dubious distinction of having Illinois' highest property taxes. I understand property taxes go largely to school funding, but I don't think district 65 and 202 are really up to par based the assessments.
The other concern I have is about the future of downtown, itself. I worry that Evanston will go the way of the West Loop: too much of a good thing, leading to developers ruining a good thing. Basically, it runs the risk of becoming a victim of it's own success. There's a real concern that some of the new proposed developments (which are getting taller, and more massive), are going to kill the ambiance of the downtown: canonization could stymie the walk-able ambiance that exists today, becoming sort of like a LOOP or LaSalle Street.
In short, it's a great town, but I wasn't ready to go long on it.
I have mixed feelings about Evanston. In my heart, I love it, but I have concerns. It's an area I seriously considered moving to, before settling on Chicago itself.
On the one hand, it's an ideal inner-ring suburb: close to Chicago, wonderfully-diverse housing stock, thriving downtown, and access to light-rail. For me: it's just the right amount of density. Basically, it checks a lot of boxes for folks looking to have the best of both worlds: urban + suburban.
On the other hand, Evanston's property taxes are horrendous: it's part of the reason why home prices are relatively "cheap." You can find a quality single-family home in Evanston for under $700k, and nice condos for less than $300k, but what you save in flat price, you'll lose in taxes. The city earns the dubious distinction of having Illinois' highest property taxes. I understand property taxes go largely to school funding, but I don't think district 65 and 202 are really up to par based the assessments.
The other concern I have is about the future of downtown, itself. I worry that Evanston will go the way of the West Loop: too much of a good thing, leading to developers ruining a good thing. Basically, it runs the risk of becoming a victim of it's own success. There's a real concern that some of the new proposed developments (which are getting taller, and more massive), are going to kill the ambiance of the downtown: canonization could stymie the walk-able ambiance that exists today, becoming sort of like a LOOP or LaSalle Street.
In short, it's a great town, but I wasn't ready to go long on it.
call me naive, but do not see the West Loop thing happen in DT Evanston. The city council has been pretty tight on how it regulates height and density and a number of high profile plans were nixed by the city.
Evanston obviously differs from the West Loop. Evanston is a municipality; the West Loop is a neighborhood. So Evanston is in far better shape to mold itself the way it wants to be than the West Loop is.
call me naive, but do not see the West Loop thing happen in DT Evanston. The city council has been pretty tight on how it regulates height and density and a number of high profile plans were nixed by the city.
Evanston obviously differs from the West Loop. Evanston is a municipality; the West Loop is a neighborhood. So Evanston is in far better shape to mold itself the way it wants to be than the West Loop is.
I hope you're right, but this approved list doesn't exactly seem to sway me. A few of these are just glorified towers-on-a-parking-podium (a la South Loop or West Loop), which are a huge buzz-kill for any city aesthetic, in my opinion. The Maple and both Oak Ave developments look particularly out of sync here.
Neighborhood vs municipality aside, I've not been impressed by the Evanston's city council's seemingly alder-manic style approach to rubber stamping many of the projects (perhaps too many). I'm all for reasonable in-fill and some of the low-rise projects do look quite nice. But overall, the other mid/high-rises look exactly like the type of character-ruining developments I'm afraid of. Furthermore, their decision to demolish the Harley Clarke mansion at the behest of a privately funded group of neighbors is equally troubling; I certainly don't have faith in their ability to mold anything.
Is Evanston to suburban? do you enjoy living there?
I am an Evanston native and have lived in Evanston for most of my life (I am currently in my 20s). Evanston is where the best of urban and suburban living come together. There are three classic commercial districts in Evanston, The Main-Dempster Mile, Central Street, and Downtown Evanston. The two former are characterized by boutique shopping and small-scale dining venues. They are very reminiscent of the classic railcar suburban downtowns of yore. However, Downtown Evanston has exploded over the past two decades. Downtown Evanston is home to restaurants with prominent chefs, a large cinema, corporate offices, hotels, and more chain shopping. Downtown Evanston can feel a little like Downtown Northwestern to me, unfortunately. What I love most about living in Evanston is that the community has incredible values, historic architecture, fantastic public services, convenience, and an incomparable lakefront.
Quote:
Originally Posted by NYEddy
On the other hand, Evanston's property taxes are horrendous: it's part of the reason why home prices are relatively "cheap." You can find a quality single-family home in Evanston for under $700k, and nice condos for less than $300k, but what you save in flat price, you'll lose in taxes. The city earns the dubious distinction of having Illinois' highest property taxes.
Evanston's property taxes by mill rate are far from the highest in Illinois. They are not even the highest on North Shore. Neighboring Skokie's property tax rate is higher.
Evanston housing prices being described as "relatively cheap" is a new one to me. Relatively cheap to where? New York? Because they are certainly not relatively cheap to anything in its proximity.
Quote:
Originally Posted by NYEddy
I understand property taxes go largely to school funding, but I don't think district 65 and 202 are really up to par based the assessments.
I couldn't disagree more. Evanston's public school demographics are predominately minority, and a large segment are low-income by the state's definition. It is not a traditional suburban school demographic. However, white students perform at the very top of the state on state examinations. Beyond assessments, you need to appreciate that Evanston schools have facilities that are unparalleled. Evanston Township High School has the largest high school building (sqft under one roof) in the United States, despite it being far from the largest student body. The school even has a planetarium.
Quote:
Originally Posted by NYEddy
The other concern I have is about the future of downtown, itself. I worry that Evanston will go the way of the West Loop: too much of a good thing, leading to developers ruining a good thing. Basically, it runs the risk of becoming a victim of it's own success. There's a real concern that some of the new proposed developments (which are getting taller, and more massive), are going to kill the ambiance of the downtown: canonization could stymie the walk-able ambiance that exists today, becoming sort of like a LOOP or LaSalle Street.
I can agree with this. However, the most controversial plans have all been rejected as of late.
Evanston's property taxes by mill rate are far from the highest in Illinois. They are not even the highest on North Shore. Neighboring Skokie's property tax rate is higher.
Evanston housing prices being described as "relatively cheap" is a new one to me. Relatively cheap to where? New York? Because they are certainly not relatively cheap to anything in its proximity.
Hopefully NYEddy can qualify that a little more. Maybe his perspective is more from an investor’s side(?)
I am an Evanston native and have lived in Evanston for most of my life (I am currently in my 20s). Evanston is where the best of urban and suburban living come together. There are three classic commercial districts in Evanston, The Main-Dempster Mile, Central Street, and Downtown Evanston. The two former are characterized by boutique shopping and small-scale dining venues. They are very reminiscent of the classic railcar suburban downtowns of yore. However, Downtown Evanston has exploded over the past two decades. Downtown Evanston is home to restaurants with prominent chefs, a large cinema, corporate offices, hotels, and more chain shopping. Downtown Evanston can feel a little like Downtown Northwestern to me, unfortunately. What I love most about living in Evanston is that the community has incredible values, historic architecture, fantastic public services, convenience, and an incomparable lakefront.
Evanston's property taxes by mill rate are far from the highest in Illinois. They are not even the highest on North Shore. Neighboring Skokie's property tax rate is higher.
Evanston housing prices being described as "relatively cheap" is a new one to me. Relatively cheap to where? New York? Because they are certainly not relatively cheap to anything in its proximity.
I couldn't disagree more. Evanston's public school demographics are predominately minority, and a large segment are low-income by the state's definition. It is not a traditional suburban school demographic. However, white students perform at the very top of the state on state examinations. Beyond assessments, you need to appreciate that Evanston schools have facilities that are unparalleled. Evanston Township High School has the largest high school building (sqft under one roof) in the United States, despite it being far from the largest student body. The school even has a planetarium.
I can agree with this. However, the most controversial plans have all been rejected as of late.
Look, I'm just here to express my opinions as a previously prospective Evanston resident. I seriously considered moving there, but the cons outweighed the pros in my book, and the pros are looking questionable in the future. I wanted to like it, really. In my heart, I like its ethos, but practically-speaking, it is a tough sell.
The high schools are not impressive given the property taxes. I get that property taxes go to fund schools in Illinois; I'm okay with that. If I'm going to spend that kind of money on property taxes, I just want to know I am sending my kids to one of the best high schools in the area.
According to the US News Rankings, unfortunately, neither Evanston 65 or 202 makes the top 50 public schools in the State. I stopped scrolling after that, honestly. Not even sure they are top 100.
Evanston also has the lowest median listing price on the North Shore and a lower than average sales prices compared to Suburbs immediately to the North of it. On a sale price and $/square foot basis, it is also trending the wrong way relative to other nearby suburbs and even relative to Chicago (particularly the North-side neighborhoods). If you zoom into the map in the link below, you can see neighborhoods (even East towards the Lake) where there median listings have a '3' handle. This to me, qualifies as cheap, relative to surrounding communities.
Furthermore, according to the Patch article: the tax burden (taxes relative to housing cost) is the worst in Illinois and among the worst in the Nation. That means Evanston residents pay a higher % of taxes relative to their homes worth, and don't have any appreciation to show for it. Not a good recipe.
All this, combined with questionable new developments, means Evanston was sadly not a worthwhile investment at this point in its history, to me.
Look, I'm just here to express my opinions as a previously prospective Evanston resident. I seriously considered moving there, but the cons outweighed the pros in my book, and the pros are looking questionable in the future. I wanted to like it, really. In my heart, I like its ethos, but practically-speaking, it is a tough sell.
The high schools are not impressive given the property taxes. I get that property taxes go to fund schools in Illinois; I'm okay with that. If I'm going to spend that kind of money on property taxes, I just want to know I am sending my kids to one of the best high schools in the area.
According to the US News Rankings, unfortunately, neither Evanston 65 or 202 makes the top 50 public schools in the State. I stopped scrolling after that, honestly. Not even sure they are top 100.
Evanston also has the lowest median listing price on the North Shore and a lower than average sales prices compared to Suburbs immediately to the North of it. On a sale price and $/square foot basis, it is also trending the wrong way relative to other nearby suburbs and even relative to Chicago (particularly the North-side neighborhoods). If you zoom into the map in the link below, you can see neighborhoods (even East towards the Lake) where there median listings have a '3' handle. This to me, qualifies as cheap, relative to surrounding communities.
Furthermore, according to the Patch article: the tax burden (taxes relative to housing cost) is the worst in Illinois and among the worst in the Nation. That means Evanston residents pay a higher % of taxes relative to their homes worth, and don't have any appreciation to show for it. Not a good recipe.
All this, combined with questionable new developments, means Evanston was sadly not a worthwhile investment at this point in its history, to me.
The rankings depend on what criteria was used. While it slipped in the rankings nationally, Niche ranks it #4 in standout high schools in Illinois behind Proviso Math Academy, Westinghouse College Prep and Carbondale Community high school.
There are many, many opportunities at ETHS for students to excel.
Bloom’s four-person team, called NESS — an acronym using each person on the team’s first initial and also the Hebrew word for “miracle” — created an experiment that will send bumblebees into space and observe how they behave in microgravity, Bloom said.
“(Bloom and her team) had great scientific reasoning behind (their experiment),” Lucas said. “It was an interesting and unique experiment, and they did a great job of research and providing a lot of details. … It checked all the boxes as far as being good science, likely to have good results and somewhat unique.”
Like the summer pilot project, ETHS’s new STEAM course will build off successful Northwestern programs such as the course “Design Thinking and Doing,” and “Big Data as Art,” a collaborative course between the McCormick School of Engineering and the Art Institute of Chicago.
McCormick Dean Julio Ottino, who has long advocated blending the fields of art, design and STEM, will sit on the advisory board for the new ETHS course.
“We wanted to take things that are working at the University and bring them to the high school,” Perkins said.
Last edited by Yac; 11-30-2020 at 11:33 PM..
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