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Old 03-28-2015, 12:21 PM
 
Location: Humboldt Park, Chicago
2,686 posts, read 7,843,868 times
Reputation: 1196

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Crete has seen significant declines over the past 10 years as former CHA residents continue their push south into far south suburbs.

St Johns is nice and reminds me somewhat of Frankfort. If St Johns can emulate what Munster has done, high property taxes to price out riff raff and provide good schools, it will remain desirable area.

Crown Point is okay for now but time will tell how further white flight impacts this area.

It sucks but unless you make 200k you are priced out of the best burbs in Chicago. This is almost like digging a moat to keep out of the poor (and even working and lower middle class folks). You have to be upper middle class to afford a decent home in these areas. Even if you make over 200k there are still some suburbs that are too pricey.

My wife and I are now looking at Naperville because we would much rather pay 10k per year in property taxes than the 20k our Oak Park neighbors pay.

Unless I start making 500k per year Hinsdale is out.
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Old 03-28-2015, 12:48 PM
 
2,155 posts, read 5,455,832 times
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Quote:
Originally Posted by Humboldt1 View Post
Crete has seen significant declines over the past 10 years as former CHA residents continue their push south into far south suburbs.

St Johns is nice and reminds me somewhat of Frankfort. If St Johns can emulate what Munster has done, high property taxes to price out riff raff and provide good schools, it will remain desirable area.

Crown Point is okay for now but time will tell how further white flight impacts this area.

It sucks but unless you make 200k you are priced out of the best burbs in Chicago. This is almost like digging a moat to keep out of the poor (and even working and lower middle class folks). You have to be upper middle class to afford a decent home in these areas. Even if you make over 200k there are still some suburbs that are too pricey.

My wife and I are now looking at Naperville because we would much rather pay 10k per year in property taxes than the 20k our Oak Park neighbors pay.

Unless I start making 500k per year Hinsdale is out.
Yea, I understand. Moving away from riff-raff every 15 years does not seem like a good idea. I want long-term stability. Constant redevelopment such as in Munster is what NWI needs to remain desirable. Any new development must also be architecturally sound and areas should promote at least semi-custom new construction.

Now with St. John, it can remain a desirable town; however, Schererville and Dyer share are part of the school district and the tri-town area needs to work together...if one of them goes downhill, it will eventually affect all of them due to the schools.
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Old 03-28-2015, 02:38 PM
 
811 posts, read 2,325,267 times
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Quote:
Originally Posted by Humboldt1 View Post
Crete has seen significant declines over the past 10 years as former CHA residents continue their push south into far south suburbs.

St Johns is nice and reminds me somewhat of Frankfort. If St Johns can emulate what Munster has done, high property taxes to price out riff raff and provide good schools, it will remain desirable area.
I hear what you're saying and understand your point, but LOW taxes are one of the main reasons people are drawn to St. John, especially those from Illinois. Low taxes, strong schools, very safe, very family friendly... It's a very appealing package and the reason why it's exploded with young families over the past few decades. That has been the reason for the rise in real estate prices in St. John, which keeps out the riff raff.
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Old 03-30-2015, 09:29 AM
 
Location: Valparaiso, IN
275 posts, read 438,212 times
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Quote:
Originally Posted by svillechris View Post
I hear what you're saying and understand your point, but LOW taxes are one of the main reasons people are drawn to St. John, especially those from Illinois. Low taxes, strong schools, very safe, very family friendly... It's a very appealing package and the reason why it's exploded with young families over the past few decades. That has been the reason for the rise in real estate prices in St. John, which keeps out the riff raff.
To rival your good point, once a town has been developed into the next new stable community, I actually think it's in their best interest to raise property taxes to a) keep out the riff raff as mentioned and also b) to maintain a higher level of lifestyle to keep these people from wanting to look for a cheaper taxed area. If they can handle the higher tax rate, clearly they're people you want sticking around anyways.

The problem I see right now is that the white flight has been and is still in full swing from IL starting at the housing crash. There has been SO many homes that have been put in in St. John, Dyer, Crown Point, and even little Cedar Lake that I only hope the infrastructure is able to handle it and was preplanned properly. More homes = more demand on services = more employees to handle this demand = more taxes perhaps? Hopefully the property taxes covers it, but I'm pretty sure it's the businesses that supply the most revenue. The homes should hopefully cover the school demand, but doubtful to cover everything like Fire/Police/EMT/Roads/Water/Drainage etc.

I've 'aided' in this whole mess flying from Lansing and ending up in Cedar Lake. Not that I felt like I had much choice. Just this morning I read a new subdivision between Crown Point/Cedar Lake will be going in by Schilling. It's not stopping anytime soon.

You also have Illiana Christian High School about to Move to Shoe Corner from Lansing which solidifies Dyer's/Hanover's growth for the next few decades. I anticipate that entire Calumet Ave. Corridor being developed within 10 years. There's already a lot of lots doing new things, and with Cook Builders doing their thing just north of the High School by Exchange, and Friar Ridge selling all of their first phase lots south of it, it's going to be yet a new spot for all of the developers to swallow the farms. Hanover should get all of this influx considering that area of South Dyer already goes there from the Olthof Subdivisions.
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Old 08-18-2015, 09:16 PM
 
Location: Cochise County, AZ
1,399 posts, read 1,242,873 times
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Anyone have any idea what is going into the old Ultra Store (formerly KMart store a long time ago) at the corner of 61st and Broadway? Can see that someone is doing some remodeling but there's not any signs posted.
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Old 08-20-2015, 10:32 PM
 
2,155 posts, read 5,455,832 times
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Quote:
Originally Posted by Deelighted View Post
Anyone have any idea what is going into the old Ultra Store (formerly KMart store a long time ago) at the corner of 61st and Broadway? Can see that someone is doing some remodeling but there's not any signs posted.
I remember seeing something about save-a-lot supposed to be going there but they opened a bit further north around 54th & Broadway. We should hear something soon. That area of Merrillville is seeing more activity with more discount retailers and businesses moving in.
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Old 08-20-2015, 10:41 PM
 
2,155 posts, read 5,455,832 times
Reputation: 1571
Default Olthof Homes

Although Olthof Homes is still developing some new subdivisions in the "hotspots" of Lake County (Crown Point, St. John, Dyer, Cedar Lake) as well as in Porter County, they appear to have also been very active in acquiring lots in new subdivisions that were started by other developers. You can see this is subdivisions such as North Point, as well as in Gates of St. John, both in St. John. As a matter of fact, Gates of St. John is where Olthof showcased their new "Signature Series" of homes.

However, I see now that Olthof is now getting active in Merrillville. They have some lots in the newer Waterford subdivision in south Merrillville and the prices are significantly less than the developer, O'Donnell Homes, for a comparable home. While I am not personally a fan of Olthof, I think that their popularity in southern Lake County and in Porter County will help drive some sales in Merrillville. I also noticed that while in the description of neighborhoods in other areas, they include the school system as a asset, they do not have this for Merrillville. However, they list the schools that each neighborhood is zoned to and this neighborhood is within the Salk Elementary School zone which is always the highest performing school in Merrillville. I wonder if Olthof will also get involved in the Foxmoor development in Merrillville that is FINALLY seeing some very increased construction activity?
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Old 08-23-2015, 02:56 PM
 
2,888 posts, read 6,714,207 times
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Quote:
Originally Posted by Deelighted View Post
Anyone have any idea what is going into the old Ultra Store (formerly KMart store a long time ago) at the corner of 61st and Broadway? Can see that someone is doing some remodeling but there's not any signs posted.
K mart has never been at 61st & Broadway.
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Old 08-23-2015, 08:59 PM
 
255 posts, read 408,114 times
Reputation: 248
Quote:
Originally Posted by Northwest Indiana View Post
I remember seeing something about save-a-lot supposed to be going there but they opened a bit further north around 54th & Broadway. We should hear something soon. That area of Merrillville is seeing more activity with more discount retailers and businesses moving in.
I'm hoping that north Merrillville will continue to redevelop very well. The old Y&W 40 acre site is still vacant, would be perfect for a somewhat upscale mixed use development. I'd like to see the town administrators make a redevelopment master plan for the north end.
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Old 08-25-2015, 06:58 PM
 
Location: the Great Lakes states
801 posts, read 2,556,638 times
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Quote:
Originally Posted by valpofan11 View Post
Since many of you on the forum have negative things to say about the town of Merrillville, I wanted to get your opinions on what you think town administrators/developers should do to make the community the best it can possibly be.

I think this inner-ring suburb can be a fantastic place in the future. I do think that many of the vacant/for sale buildings along north Broadway should be torn down and the sites should be repurposed for sustainable development/new urbanist type developments. The urban planning now and in the future of Merrillville will be a tough challenge in order to be environmentally responsible and sustainable. Very hard to reverse the sprawl cycle. Better mass transit will need to be introduced in not only Merrillville, but all around NWI. The biggest development project in the United States' future is retrofitting the suburbs to become more sustainable, and I think Merrillville, if done right, can lead NWI in this. Sprawl is unhealthy all around. In my opinion, Merrillville can become "tomorrow's today" so to speak, so what are your thoughts on making the Pirate community a great place to live, work, and play?
Visionary leadership is a must... if they had a mayor who had a vision and the drive to apply for grants, and develop public/private partnerships, they could turn around the blight. Look to what Jon Costas has accomplished in Valparaiso and Pete Buttigieg in South Bend.
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