Columbia IL Question (Maplewood, Wentzville, St. Clair: middle-class, sales, low crime)

[Bren0211]

Looking at a house in Columbia IL and wondering if anyone had any insight? I've seen some things about the Columbia Lakes subdivision on the North part of Columbia, anything I should know?

Thanks!

[RisingAurvandil]

I don't know much about that particular subdivision, but Columbia is a great area. It's been growing for a while now. Monroe County, in general, has a high quality of life.

Low crime, good schools, stable demographics, solidly middle-class, and easy traffic. Only 5 minutes to South County's amenities on 255, 20 minutes to StL City. Politically moderate, tilts conservative. Lots of space, open skies. My only gripe about Monroe County is...

- 255 is in need of repair, more so than any other freeway in the Metro East. The state rebuilt 255 in Madison County a few years ago, so I'd imagine Monroe/St. Clair will be soon.

If you're in Columbia, take a drive down to Waterloo, and perhaps through Valmeyer and New Hanover. That'll give you a good feel for the county. Waterloo and Columbia are both very similar.

[cruitr]

As a former St Louisan, I've always liked Columbia IL. One of these days people will figure out that Columbia IL is only 15 minutes from downtown St Louis and Wentzville MO is about a hour from downtown StL.

[MikesChevelle]

I would think if there is a detractor, it would be IL's tax policies in general.

[MUTGR]

Originally Posted by cruitr

As a former St Louisan, I've always liked Columbia IL. One of these days people will figure out that Columbia IL is only 15 minutes from downtown St Louis and Wentzville MO is about a hour from downtown StL.

Columbia is a nice little town and so is Waterloo a little further away. The main negative for Illinois in general you hear is about taxes - especially property taxes.

[cruitr]

Originally Posted by MUTGR

Columbia is a nice little town and so is Waterloo a little further away. The main negative for Illinois in general you hear is about taxes - especially property taxes.

You're right. I just checked the property taxes on my friends place in Columbia IL. $7000 a year on a $350k valuation. That's much higher than St Louis county.

[PerseusVeil]

Originally Posted by MUTGR

Columbia is a nice little town and so is Waterloo a little further away. The main negative for Illinois in general you hear is about taxes - especially property taxes.

Property taxes are typically higher in Illinois. Sales and income tax will be lower in Monroe County though, and Illinois doesn't have a personal property tax, so it really is going to depend on the amount of property tax the OP would potentially be paying.

[RisingAurvandil]

Lifestyle preferences can also impact the decision. 350k buys a lot more in Monroe County vs StL County. Pound-for-pound, I'd say a 250k property in Monroe is at least equivalent to 350k in StL County, if not more. The difference is even more pronounced if you want acreage, although the OP seems to be interested in subdivisions. This reduces the practical difference in property taxes. For reference, my effective rate in Maplewood(MO) is almost 1.5% and my property in Madison County(IL) is at 2.3%.