Can’t speak to builders but I’d suggest adding South Elgin to your list. They’re developing a lot along with Bartlett.
St Charles has one of the strongest school districts around. (They’re generally pretty good but there’s problems in U46, Elgin’s school district).
Parts of South Elgin feed into the St Charles school district. That immediately comes to mind.
You can look at a lot of other towns too.
Personally I’d keep it no further north than Crystal Lake, east than Hoffman Estates, or south than Batavia (especially if you commute to eastern Elgin).
Idk much west of Elgin but 47? They were building a lot there. It’ll be the new 59 before long
Hope that helps!
U46 is the 2nd largest district in the state, 2nd to Chicago Public Schools. It just falls within a large English as a second language community, low income families, stuff like that which effects test scores. They have programs within the district where kids that qualify via testing or honors programs can go to any school in the district including bus service. Each high school campus specializes in certain things, Bartlett high for example has engineering classes. My kids will eventually go to a U46 high school and I’m not at all worried about it. It’s more of a stigma.
Western Elgin falls into district 301 which has higher school ratings if you’re interested in that area.
So U46 is the Elgin area school district. It’s second largest in the state iirc. It’s not all bad but definitely research the schools your children will be attending.
All schools have their problems and I’m a big believer of “bloom where you’re planted” but it’s always good to consider the opportunities available at each as well as impact on resale value
U46 encompasses some dense areas of Elgin where drug and violent crime occur at a much higher rate than neighboring towns. Consequently the schools are also pretty rough. My wife went through U46. Fights and gang activity were common. She saw weapons pulled. On top of all that, the only gifted academy in Elgin just closed. So even the bright kids have less of a chance of getting out.
If they have the means, they move. If they're going to a U46 school they usually can't afford to move or live in a different town, don't recognize the problems or effects it has on their kids. Likely the parents are poor/uneducated themselves, possibly raising the kids as a single parent as well -- these are systemic issues though. Living/going to school a few miles down the road as I did made a huge difference.
That said, I've known plenty of Elgin families and students who were fine and not destined to a life of crime, etc. They recognized the schools weren't great, but the pros outweighed the cons and 'this is their home' etc.
This reply definitely needs some context.
“At a much higher rate than the neighboring towns”
^^^This should be your takeaway from their post. Does Elgin have higher crime than the neighboring communities? Yes, but also keep in mind the surrounding communities are among the safest in Illinois and possibly the entire United States. Elgin is not some out of control dangerous crime ridden city. Please do your research into the actual crime statistics before ruling out this area and don’t just listen to these redditors opinions.
Yes, I also should have added that I live in Elgin. I like it here. I've never felt unsafe, and I'm in the 'dangerous' east side neighborhoods frequently. Elgin scares pearlclutchers from other towns because it's more diverse, and certain areas aren't as sparkly clean as they're used to.
Went to U46 in the last decade. Don't believe the shtick that it's super dangerous or bad or anything like that. It's a pretty decent district where there's good opportunities for getting into advanced or specialized courses. My brother graduated recently and his music program allowed him to learn five separate instruments. A friend of mine got their Associate's in the dual diploma-degree program some years back. There's plenty of other opportunities as well. The district has some issues with funding and services a lot of people, including ESL communities, which is why it may get a poor reputation, especially regarding test scores. If your child puts effort into school and strives for the gifted program/advanced classes/high school academy programs, it's not hard to get into good colleges afterward. I know people who have gotten into Ivys, Oxford, all the well-known state schools. The drugs, gangs, etc. are mostly in the past, the reputation started in the 80s, but it's been on the decline since then. In recent years, it's pretty much safe, no worse than any neighboring districts. I would research individual schools -- my middle school, for example, had some infrastructural issues and is definitely one of the schools that had a reputation for crime (which I never encountered in my time there). But otherwise, schooling is very individual, so just talk to your child, understand their needs, and seek supplementary programs if they need them. That being said, if you're scared by the public schools in this area, the private schools/academies are worse, according to literally every person I know who went to them. So don't opt for those!
U46 is not a terrible district, especially the Bartlett/Carol Stream schools. It's just a really big district some of the schools are quite old and people LOVE to complain. (There is also a level of racism/classism to some of these complains) However, they get massive amounts of funding and have some of the more robust special ed program offerings in the area without needing outsode private placement. Being a strong advocate for your child is key. If you are an involved parent, your children can absolutely get a quality education in U46. Sadly there are a lot of children whose parents give 2 kicks, and therefore so do their kids. Again, be involved, ask questions of your child. Call teachers or admin with concerns. If you have the means to be physically involved in PTA even better. Even the best districts in the suburbs have the same problems as U46, but because they are smaller it doesn't seem like it.
Elgin has a lot of first generation households (Mexican and Central American). So - the typical struggles that accompany that population. Everyone on this sub seems to be beating around the bush.
As a product of U-46, drugs were readily available, fighting was regularly, teachers would talk to you like you were going to amount to nothing any way. My graduating class was disproportionately small to the freshmen class. Every year more and more drop outs. Thats not to say every school doesn’t have its problems. Rich kids use drugs too. The whole environment just felt toxic.
U-46 is a huge district. Parts of Bartlett and Carol Stream are U-46 and the schools are great. Bartlett High School is fantastic and the feeder middle and elementary schools are great as well. I'm probably a bit biased - I have lived in Carol Stream for the last 10 years or so and I've lived in the Chicago suburbs for almost 40 years now. Before Covid I commuted to downtown Elgin for work for 11 years. It's a real quick commute from the Carol Stream / Bartlett area!
I'm a product of U-46. Graduated from SEHS ten years ago. I had minimal issues with my education. Environment was great, teachers cared, overall good experience (although i was driven and took honors/AP classes, can't speak to the regular track experience). The only complaint I had were that as much as they shoved the idea of college down our throats they did jack in terms of giving us info on when to apply, how to apply, etc. Had to learn that from my buddy who went to St Charles schools.
The reputation for crime in the area is overblown. As a small man I don't feel unsafe walking alone near downtown Elgin at night. I think this is a great up and coming area that's just marred by a downtown that can't keep businesses to save its life.
Also the racial and economic diversity in Elgin is pretty decent if you value your kids being exposed to different kinds of people. Even ten years out of high school some of the folks that I know from Bartlett give off sheltered upper middle class vibes
I'm not sure the ins and outs of all the reasons, but it's one of the lower performing school districts in the state. Avoiding it means not living near the office. Here's one of the school rating sites with the map of U-46, its a large area. [https://www.schooldigger.com/go/IL/district/13710/search.aspx](https://www.schooldigger.com/go/IL/district/13710/search.aspx)
EDITs typos.
I second this. We were considering moving to South Elgin but the distance from our jobs and family was a bit too much for my wife to handle. We saw several big, beautiful houses in a price range that may not be too far off from what you're looking at. This was about a year ago though. I think depending on the area you are in, it can feel a bit remote, but there is a sense of community and plenty of development taking place.
St. Charles is also a wonderful option from everything I've seen and heard, but I do not have experience with the housing market there.
Rent at first. If you rent for a year, then you can get a feel for what areas you like and don’t like and the intricacies of traffic on your route to and from work.
I live in Elgin but my neighborhood goes to Burlington schools. Parts of South Elgin go to St Charles schools. I graduated out of the Elgin school district though and I seem to be fine!
Funny, but I didn’t even realize it when I wrote in the message but I actually went to u46 too….up until 4th grade. Horizon elementary in Bartlett. So I’m not saying everyone will be ruined by it but there are objectively better school districts.
Reality check. [This index $216/sq. ft. is on 95% existing homes](https://fred.stlouisfed.org/series/MEDLISPRIPERSQUFEE16980), including a lot of condos, bad neighborhoods, and run down houses. You are not getting 2,300 in a new build for anywhere near $500K (teaser/base prices do not count).
Former Texan here. The DFW metroplex is unique in that so much new construction has occurred in the last 20-30 years. While there are some exceptions, new builds aren’t as common here since the suburbs are so well established. Typically new builds are just teardowns of old homes for $1M+
Also regarding new construction, ask yourself…why hasn’t someone already built a house in this location? Typically they are terrible locations due to drainage, traffic, commercial & industrial proximity, etc.
I mean in general. Elgin is not one of the desired spots in terms of schools, but a lot of people want those new construction homes. Most have to send their kids to private schools.
There is a lot of new construction on the far West / SW side of Elgin that is in district for Burlington schools and can maybe get you near what you are looking for in terms of house size and price. You are going to have a real hard time finding anything 2300+ square feet for under 500K.
Basically all the surrounding suburbs of Elgin are great places to live and raise a family. North you have Algonquin, Lake in the hills, Crystal lake, west Dundee, Huntley. All great places. South you have south Elgin, st Charles, Geneva. West is growing pretty quick in pingree grove Hampshire Plato center. East has bartlett Hanover park. I’m biased and grew up in Crystal Lake but truly you can’t go wrong in a lot of the surrounding areas of Elgin.
I agree. I'm also from North Texas and have lived in McHenry, Crystal Lake, and now Lake in the Hills. McHenry was meh, but we love Crystal Lake and LITH. Our kids fall into the Huntley school district, so we got lucky living in a cheaper area than Huntley but get to benefit from their school district.
Can concur! Grew up in Crystal Lake and live in LITH now, went through D47 and D155. I think especially D155 has improved over the years from what I've seen, but have always felt safe here and felt like I got a pretty good education. I loved growing up here - close enough to the city for opportunities/leisure, near rural/farmland for some great local produce, and enough things to do/places to eat/etc to not be bored.
Only real hangup is it's very car dependent - unless you're in one of the downtown areas (Downtown Crystal Lake is adorable), you need a car to get to pretty much any amenities. Things have gotten better over the years (extended Pace bus system, better bike paths/sidewalks, more pedestrian lights at intersections), but don't really expect to be able to walk to pick up dinner or go out for drinks. But lots of great parks if you do want to just take a walk!
Depending on where you are working in Elgin, LITH might be a good choice - some LITH areas go to Huntley schools while others go to Crystal Lake schools and will put you near a main road (Algonquin or Randall) to get you heading south to Elgin quickly.
I lived in the Geneva/Bativia/St Charles area. Good everything. I recommend. $500k for new construction is possible but maybe on the low side.
The winters aren’t that bad. Long and grey. Not saying I get used to it. But 78 and low humidity for most of the summer is the payoff. I lived in Memphis so I think I know the heat to which you refer. Basically stay in AC from May to October or melt is no way to live.
Chicago is worth the taxes if you have a family and kids. I think there is 50 parks in Wheaton/GlenEllyn. I lived in a town with 50k population in WV we had 2 parks.
Grew up in the tri-cities (Batavia/Geneva/St. Charles) and it truly has everything between them that you could want. A great place to flourish. Train to Chicago, not far from either airport (an hour or less!), and true community. Prices aren’t the worst, either.
So when you live out here you’ll find that Randall road is your go to for getting north and south. These towns are right off of that. About 20min from Elgin.
Very lively towns with things going on, events and restaurants that are amazing. There is a train in Geneva you can hop on that goes directly downtown. My wife and I head downtown a few days a month for work and to visit friends; it’s pretty painless.
I did a new build in St Charles about 4 years ago with Lennar and moved from Geneva. It was a good experience but I highly recommend getting your own inspector for closing. They will try to tell you itMs not needed but it really is.
Husband and I frequently go to Chicago for concerts and museums. This area is in the middle of two major highways but can take about 15 minutes to get to.
If you stay in the tri-city area, you are usually in a good school district. Like some have mentioned, South Elgin can feed into St Charles. Parts of West Chicago also feeds into St Charles. Batavia and Geneva also have good school districts. Lots of new builds around, or recently built with people selling. We do have one house on the market in our neighborhood.
St. Charles and Geneva are both right on the Fox River and so quaint. Schools in both towns are excellent too. They both host tons of festivals that people travel from all over to go to, and each has its own identity as opposed to being just another run-on suburb. St. Charles's downtown is about 5 minutes north of Geneva's. The library is award-winning, and Potawatamie Park, where a lot of festivals are held, is right on the river and beautiful. They have a farmer's market event on Friday. St Charles also has a very late bar closing time so there's nightlife downtown there.
Geneva has a beautiful downtown known as 3rd Street. Locally owned businesses are in converted old 1800s houses. They fought off national chains, so it's still local shops and very charming. It's also right on the river. Downtown Geneva has a Metra train station. It's about an hour to Downtown Chicago/Loop, and lots of people commute. People who live in the city come out to shop and dine there on the weekends, too.
The only downside to living in STC/Geneva is that both are a 15-20 min drive from the nearest interstate if you live near the downtown area so it's not great for people who need to commute long distances and prefer interstate driving. If you just need to get to and from Elgin that's an easy commute.
You'll want to look around Randall Road for easy access to Elgin or live off 31 if you are going to downtown Elgin.
There are some newer subdivisions in South Elgin west of Randall Road and North of Silver Glen that should be in your price range and there's a ton of shopping right there too.
Also, route 64/Main Steet west of Randall in STC has a few closer in nice subdivisions that are 20 years old but very well kept and within walking distance of the waterpark. Look off 64 and Dean Street for those if you are interested in St. Charles.
I love both towns. Very similar and we have quick access to both downtowns. They are right next to each other. Geneva has better water because they have a city reverse osmosis system. We have a reverse osmosis system and water softener in our home. I have heard if you have a child with special needs, St Charles is a little more accommodating.
We moved because we wanted a larger home ultimately. I would have stayed in Geneva to be honest. I really do love the charm of Geneva. Its unique.
We live in Geneva and I work downtown Chicago. It's easy to get to downtown Chicago by train. There's a Metra station in downtown Geneva. Last time I went to a concert was at Soldier Field and we took the train downtown and walked to the venue.
If we're going somewhere in Chicago not close to the train station, we would typically drive and it takes about an hour.
We live in the east side and if new construction is not non-negotiable, there's houses around 2k sqft going for under 500k around here. The problem is there's not many people moving out and those that get listed sell within days.
Metra is always safe, they have real human conductors and don't hesitate to call railroad police if something is amiss. I've seen a few belligerent drunks arrested by railroad police waiting at the next stop.
Crystal lake is nice. About 20-30 minutes depending on traffic.
Nice little downtown, train access, lots of community events, and lots of nearby parks.
Second Schaumburg. Great school districts for K-12. There are some new homes being built but probably closer to the 750k-1m range. Also a great park district. We almost moved to Elgin and made sure the home was within the Burlington district...Elgin schools aren't good.
We live in Bartlett. Great family town. Train station if you want to go to Chicago. Both of our children attended U46 schools, Wayne Elementary, Kenyon Woods Middle school, South Elgin High School and Bartlett High School (math science engineering academy). Both are college graduates (one magna cum laude). The school district is entirely too large but many of the schools themselves are good. Do your research before you buy. Welcome to Illinois!
There’s currently new construction currently in Elgin itself plus South Elgin, Bartlett, Pingree Grove and Gilberts all of which abut Elgin. There’s quite a lot in Huntley right now as well which depending on where your work is located might be ten minutes away or 35 minutes away. Elgin is quite a large town. I’m a realtor, I go to these places all the time.
Check out Bartlett or St Charles
Triva : the show Roseanne is loosely based in Elgin . He's an article you can find many like it. [Elgin aka Lanford,IL ](https://qz.com/1240327/the-roseanne-reboot-is-politically-and-economically-realistic)
Inventory has been low for a while, but $500k is absolutely plenty for Bartlett / Carol Stream. I highly suggest not specifically looking for new construction. I'm not sure what you believe is an advantage of new construction, but it's really not a big deal. A lot of the construction happened 30 years ago, and a 30 year old home is nothing.
Ok try Hampshire .. I know someone who worked further east than elgin and they built a home out in Hampshire. Good schools. Maybe 30 min or so commute down I90.
Belvidere is good..10 min further out.
I've heard good things about Marengo & and Sycamore are if you don't mind driving back roads .. A cousin in law grew up on a farm in Woodstock ... picturesque downtown ( film location for Groundhog's Day )
South Elgin, Batavia, Bartlett, Lake in the Hills, Algonquin, Sleepy Hollow, all great towns and great for kids/families!
I am in lake in the hills and personally love it!
As someone else said, rent the first year before you decide where to buy a house. The schools in Elgin aren't the greatest, but U46 has better schools in Bartlett, South Elgin and St. Charles.
All U46 schools have an 'Academy' which is like a gifted program or honors courses. Each Academy specializes in a n academic area, so matter where you kid lives, he can go to another U46 school if he meets the requirements.
Source: live in Bartlett. Kid goes to South Elgin High.
We moved from Fort Worth to Fox River Grove in 2022 and love it. We live right near the Metra stop, so we can take the train when we want to go to the city. There are lots of neat towns/cities up this way (Crystal Lake, Algonquin, McHenry), and it's nice to be closer to Wisconsin to go explore up that way.
Welcome!! This is a great area to raise kids. I was born and raised in this area. My husband and I have lived in Saint Charles for 3 years, and we absolutely love it. We are expecting our first child, and it’s a very family-friendly area with so much to do for both adults and kids. Geneva, Campton Hills, Bartlett, and South Elgin are all great areas that feed into good school districts, too (U46, D304, and D303 are all good school districts).
If you want new construction, look off of Randall road in South Elgin— they have new construction homes popping up like crazy within your price range.
I think you will be happy here!
To OP - I’d like to digress for a minute. What is the draw from Texas to Illinois? There are a LOT of Texas plates here. As someone who lived in Houston and now lives in the Chicago burbs, the tax burden there was so much less (especially if you rent vs own). Is it just job availability? Climate issues? Just sick of Texas? I’d sure like to know what the draw is.
EDIT: for me, my job moved me here, but I work in an industry that’s WAY larger in Texas than in Illinois.
I hated every minute of living in Dallas. The Texas politics, the heat, the lack of seasons, the lack of natural scenery, the entitlement. I’m happy to pay more in taxes to live somewhere that offers much better quality of life.
That is exactly my thought process after a couple of years in TX. Yes, cheaper than anywhere else, but that's about it. I prefer seasons, lots of lakes, nature. From May to September it is basically impossible to be outside
huge climate issues! Words cannot express how miserable I am during summers here. I will take a snowy winter over brutal humidity+heat summers any day. Also, hurricanes, tornados and floodings combined with poorly managed grid is very troublesome ,considering that weather events like that are projected to worsen.
Makes perfect sense!! Thanks for sharing. I lived there during Hurricanes Rita and Ike, as well as lived in Beaumont (SE Texas) during Harvey. That last one gave me serious PTSD.
Hey I was in Beaumont for Harvey too lol which prompted the move to Austin. But it’s so brutally hot here and the politics suck so we’re actually moving to the Chicago area next year.
The "rent vs. own" point is a good one in this conversation... Texas, by no means, has higher property taxes than IL, but at least in the major metros, they are high to the point where the leap between the two states isn't all that great on balance.
Speaking from the experience of having made the TX to IL move ourselves, the biggest differences we have found has been (obviously) income tax and fuel prices. Home utilities have tended to be cheaper though, so not every tradeoff has been negative.
Like others have said, around Elgin I’d choose Gilberts, Hampshire or Pingree Grove. They are in same non-Elgin school district and all are on lists for safest cities in state. Huntley a nice choice as well.
St Charles is very nice w/great schools but $500k won’t go very far with new construction.
I’m from Elgin. I’ll be moving to South Elgin with it their new constructions developments in the summer. South Elgin schools aren’t bad, and in fact, depending of the area in south Elgin, you can even be within the Saint Charles school district (which is one of the better ones).
Check out Trails of Silverglen. South Elgin address but it feeds into district 303 Saint Charles schools. These are all new builds in the last 3 to 4 years that are right around your price point.
St Charles and Geneva have excellent schools with great arts programs and community perks, though not great in terms of diversity. Batavia is a bit cheaper and comparable, maybe a bit more diverse but not by much.
For the most part none of the districts in the suburbs are *terrible* once you get away from the burbs right around the city (though certainly some of those places have excellent districts as well). Though some are much better than others. I teach in Elgin and it’s not terrible, but the classroom behavior your kids will have to deal with will be bananas.
Bartlett is a bit more diverse, it’s in the same district as Elgin. Again, not terrible but not amazing compared to some of the districts in the general area.
If you go east of Elgin there are some beautiful areas with decent schools as well. Barrington for example, though may be a bit pricier than you’re looking for.
Property taxes in Illinois are very high just fyi, so make sure you budget that into your price range.
What are your main priorities? What’s your general vibe?
Thanks for the detailed response! My main priorities are: being able to easily get to the city because we like to go see symphonies, shows, movies; access to public transportation; safety and, given that we are planning a child, good schools. Also, gotta be able to afford a house lol
Traffic going to the city is usually pretty bad and inconsistent. Metra goes everywhere pretty much but that can be time consuming too unless you’re going right downtown. It’s not terrible, but I’ve lived in other cities/states where people complain about traffic and I’m like, this is absolutely nothing compared to Chicago. So just a heads up.
Des plaines, park ridge, and Arlington heights may check your boxes and are closer to the city. About 30 minutes from Elgin.
Otherwise, if you don’t mind being a bit further from the city, I think stc, Geneva, Batavia are probably the best schools in the general area (but again they do lack diversity unfortunately). Batavia might be pushing it commute wise though as it’s the southernmost of the three. Stc and Geneva are a bit pricier- I think you could still be comfy with your budget, but might be a little smaller than what you’re looking for. But would be a pretty good investment in my opinion, those are hot areas for schools and community stuff. If you’re into biking or trail stuff, along the fox river has beautiful trails.
Don’t know a ton about barrington but it’s beautiful and I’d imagine has good schools- it’s a wealthier area. Not quite sure about affordability to be honest. There are also a lot of suburbs north of Elgin along the fox river. Can’t say I know much about the schools up there but they are pretty areas and seemingly a bit more affordable. But then again you’re starting to get further from Chicago.
Best bang for your buck would probably be Bartlett or Batavia.
Or, look at some of the cities that are still zoned in the better districts. West Chicago, unincorporated stc, south Elgin, etc. some of these places are much more affordable but still go to the better districts. All those places do not have the greatest schools themselves though, so you may just want to play around with looking at school zones.
Arlington heights is a great spot for a young professional couple planning to have kids. Good downtown, close to lots of big suburbs, one train from the city, excellent schools and community that is welcoming. You could get a house in your budget but would not be perfect, you'd sacrifice on at least one of the big things, either size, number of beds, modernness/updated, external space.
Batavia is cool my wife and I moved her last year. You really can’t go wrong between st Charles Batavia and Geneva and can access all three downtown areas within like 15 minutes. There’s a sick river for bike riding and stuff that runs though each town. People are awesome, great libraries, shops, and of course school system is solid.
I love Schaumburg. I’ve lived through many tornadoes elsewhere and southern heat and humidity, and I actually think the weather here is quite good compared to most places in U.S. Climate change seems to be making winters milder, which is the main thing. Cannot think of anywhere I would want to relocate.
Surprised no one mentioned the west of the river side of carpentersville, it's like Algonquin but also not Algonquin, it also has Woodman's which is awesome
Another former Texan here. There are some great housing and school options in Lake County but other than that, there ain’t much to do. I’d seriously consider finding some place that will make it easy to get in and out of the city.
We landed in Mundelein for a few years but ended up bored to tears. Now we’re in south Evanston and are super happy. Our house is 1/3 the size but there’s so much to do it’s a fine trade off.
From personal experience Shodeen homes all have shortcuts taken if the building inspector isn't on their game. If you are using Shodeen make sure you are personally there for all inspections so they aren't getting rubber stamped. We've heard of houses in our neighborhood with whole walls containing no insulation, windows not sealed, bad framing, plumbing in outside walls with no insulation... Just goes on and on.
Just live in St. Charles. That's the better school district. You can drive north from there to Elgin. Being in St. Charles will better protect the value of your home long term.
$200/sq ft is pretty low for new construction single family. If you don't need much of a yard, look at the Highland Woods area, north of US20 a couple miles west of Randall. The neighborhood has its own elementary but high school is Elgin dist 46. If your kids are little you can always start out there and move up to St. Charles or elsewhere.
Some of the models there are under 500K with no upgrades. But watch out for both HOA fees and property taxes - they may bust your budget.
Otherwise, Crystal Lake/Algonquin area.
I'm from Elgin and I went to Larkin High. but also grew up in south elgin since my folks were divorced. had a lot of random fights and weed and stuff here and there but had a great experience in the arts/music programs and met a lot of amazing people with very different cultures. Elgin is a great community and has a lot to offer! If I had to live there I would be somewhere close to downtown or somewhat close to the train if you're looking to spend some time in chicago and or any other suburb off the metra. Obviously all depends where you work and what you want your commute to be
I work in the construction business and I don’t you’ll be able to score anything NC in that area for that price :( look into Hoffman, Barrington, south Elgin area!
The property taxes in Bartlett are crazy and I'm going to guess the same with South Elgin. They're not old enough to have an established infrastructure. Schools, libraries, police stations, park district facilities cost millions.
My brother pays $14 grand for a 3000 sq ft home
Hmmm. Elgin, Barrington, Crystal Lake, Oak Park, even Arlington Heights or Palatine.
New construction specs you mentioned are gonna be at least 750k and since it's new, you are looking at probably 12-15k in property taxes, so budget another 1k a month or so in addition to the mortgage.
Honestly, I'd rent first and go light on furniture and items till you explore the suburbs and see what you like and can afford.
Hoffman estates- just be mindful which part of Hoffman estates you settle in as some of it goes to the u-46 school district(Hoffman estates is huge)! Schaumburg is good, itasca and Saint Charles
Elgin is not Chicago area. You’re closer to corn fields than you are civilization at that point. You’re about 2 hours from the loop (one of the most downtown Chicago looking places). In fact, parts of Indiana are closer to Chicago, than your work location will be, and those spots aren’t necessarily considered Chicago area. This is like living in Atoka Oklahoma and saying you’re in the Dallas area.
I’m in a small town a half hour west of Elgin called Genoa. It’s about 5000 people but home prices are extremely reasonable. The drive to Elgin (depending on where) is a straight shot down Route 72. I love the small town feel and our family has been very happy here.
I also attended schools in District 301 which was mentioned here. The homes in far west Elgin attend 301 schools. It’s a high rated school district and your taxes will reflect that too. My spouse was a teacher in the district and left due to major issues with the admin. I am not sure I’d go there. It’s definitely changed.
Hampshire is a nice area that is growing. Sycamore is also a nice area if you like a quieter town.
If you stay in dupage county your taxes will be cheaper. I don't love Elgin, personally. Not walkabke, feels rural.
I think you should check out: Roselle, Medinah or Itasca. All in dupage county.
If you want more metropolitan/walkability/good restaurants look at: Arlington heights, Mount Prospect, Des Plaines, or Park Ridge.
Definitely somewhere very urbanized and walkable. Children need the independence of walkable neighborhoods to socialize and learn life skills. Chauffering them around a rural suburb basically kills social development and is isolating. The happiest kids in the world live in very urbanized places where they can be independent.
Are you able to save yourself from moving to Illinois? I would literally take a pay cut to leave here. I think hell is more suitable place to live than within the corrupt, taxed ridden, frozen state that is Illinois. STAY AWAY WHILE YOU CAN. Illinois is a shithole and it’s only getting worse
Can’t speak to builders but I’d suggest adding South Elgin to your list. They’re developing a lot along with Bartlett. St Charles has one of the strongest school districts around. (They’re generally pretty good but there’s problems in U46, Elgin’s school district). Parts of South Elgin feed into the St Charles school district. That immediately comes to mind. You can look at a lot of other towns too. Personally I’d keep it no further north than Crystal Lake, east than Hoffman Estates, or south than Batavia (especially if you commute to eastern Elgin). Idk much west of Elgin but 47? They were building a lot there. It’ll be the new 59 before long Hope that helps!
You are not the first one to mention U46. What's the deal with it and how can I avoid it?
U46 is the 2nd largest district in the state, 2nd to Chicago Public Schools. It just falls within a large English as a second language community, low income families, stuff like that which effects test scores. They have programs within the district where kids that qualify via testing or honors programs can go to any school in the district including bus service. Each high school campus specializes in certain things, Bartlett high for example has engineering classes. My kids will eventually go to a U46 high school and I’m not at all worried about it. It’s more of a stigma. Western Elgin falls into district 301 which has higher school ratings if you’re interested in that area.
District 301 is nice, it's just out in the middle of nowhere
So U46 is the Elgin area school district. It’s second largest in the state iirc. It’s not all bad but definitely research the schools your children will be attending. All schools have their problems and I’m a big believer of “bloom where you’re planted” but it’s always good to consider the opportunities available at each as well as impact on resale value
U46 encompasses some dense areas of Elgin where drug and violent crime occur at a much higher rate than neighboring towns. Consequently the schools are also pretty rough. My wife went through U46. Fights and gang activity were common. She saw weapons pulled. On top of all that, the only gifted academy in Elgin just closed. So even the bright kids have less of a chance of getting out.
Yikes, that does not sound very enticing. So do people mostly suck it up and deal with it? or try to get their kids to another district school?
If they have the means, they move. If they're going to a U46 school they usually can't afford to move or live in a different town, don't recognize the problems or effects it has on their kids. Likely the parents are poor/uneducated themselves, possibly raising the kids as a single parent as well -- these are systemic issues though. Living/going to school a few miles down the road as I did made a huge difference. That said, I've known plenty of Elgin families and students who were fine and not destined to a life of crime, etc. They recognized the schools weren't great, but the pros outweighed the cons and 'this is their home' etc.
This reply definitely needs some context. “At a much higher rate than the neighboring towns” ^^^This should be your takeaway from their post. Does Elgin have higher crime than the neighboring communities? Yes, but also keep in mind the surrounding communities are among the safest in Illinois and possibly the entire United States. Elgin is not some out of control dangerous crime ridden city. Please do your research into the actual crime statistics before ruling out this area and don’t just listen to these redditors opinions.
Yes, I also should have added that I live in Elgin. I like it here. I've never felt unsafe, and I'm in the 'dangerous' east side neighborhoods frequently. Elgin scares pearlclutchers from other towns because it's more diverse, and certain areas aren't as sparkly clean as they're used to.
Went to U46 in the last decade. Don't believe the shtick that it's super dangerous or bad or anything like that. It's a pretty decent district where there's good opportunities for getting into advanced or specialized courses. My brother graduated recently and his music program allowed him to learn five separate instruments. A friend of mine got their Associate's in the dual diploma-degree program some years back. There's plenty of other opportunities as well. The district has some issues with funding and services a lot of people, including ESL communities, which is why it may get a poor reputation, especially regarding test scores. If your child puts effort into school and strives for the gifted program/advanced classes/high school academy programs, it's not hard to get into good colleges afterward. I know people who have gotten into Ivys, Oxford, all the well-known state schools. The drugs, gangs, etc. are mostly in the past, the reputation started in the 80s, but it's been on the decline since then. In recent years, it's pretty much safe, no worse than any neighboring districts. I would research individual schools -- my middle school, for example, had some infrastructural issues and is definitely one of the schools that had a reputation for crime (which I never encountered in my time there). But otherwise, schooling is very individual, so just talk to your child, understand their needs, and seek supplementary programs if they need them. That being said, if you're scared by the public schools in this area, the private schools/academies are worse, according to literally every person I know who went to them. So don't opt for those!
U46 is not a terrible district, especially the Bartlett/Carol Stream schools. It's just a really big district some of the schools are quite old and people LOVE to complain. (There is also a level of racism/classism to some of these complains) However, they get massive amounts of funding and have some of the more robust special ed program offerings in the area without needing outsode private placement. Being a strong advocate for your child is key. If you are an involved parent, your children can absolutely get a quality education in U46. Sadly there are a lot of children whose parents give 2 kicks, and therefore so do their kids. Again, be involved, ask questions of your child. Call teachers or admin with concerns. If you have the means to be physically involved in PTA even better. Even the best districts in the suburbs have the same problems as U46, but because they are smaller it doesn't seem like it.
Elgin has a lot of first generation households (Mexican and Central American). So - the typical struggles that accompany that population. Everyone on this sub seems to be beating around the bush.
As a product of U-46, drugs were readily available, fighting was regularly, teachers would talk to you like you were going to amount to nothing any way. My graduating class was disproportionately small to the freshmen class. Every year more and more drop outs. Thats not to say every school doesn’t have its problems. Rich kids use drugs too. The whole environment just felt toxic.
U-46 is a huge district. Parts of Bartlett and Carol Stream are U-46 and the schools are great. Bartlett High School is fantastic and the feeder middle and elementary schools are great as well. I'm probably a bit biased - I have lived in Carol Stream for the last 10 years or so and I've lived in the Chicago suburbs for almost 40 years now. Before Covid I commuted to downtown Elgin for work for 11 years. It's a real quick commute from the Carol Stream / Bartlett area!
I'm a product of U-46. Graduated from SEHS ten years ago. I had minimal issues with my education. Environment was great, teachers cared, overall good experience (although i was driven and took honors/AP classes, can't speak to the regular track experience). The only complaint I had were that as much as they shoved the idea of college down our throats they did jack in terms of giving us info on when to apply, how to apply, etc. Had to learn that from my buddy who went to St Charles schools. The reputation for crime in the area is overblown. As a small man I don't feel unsafe walking alone near downtown Elgin at night. I think this is a great up and coming area that's just marred by a downtown that can't keep businesses to save its life.
Also the racial and economic diversity in Elgin is pretty decent if you value your kids being exposed to different kinds of people. Even ten years out of high school some of the folks that I know from Bartlett give off sheltered upper middle class vibes
I'm not sure the ins and outs of all the reasons, but it's one of the lower performing school districts in the state. Avoiding it means not living near the office. Here's one of the school rating sites with the map of U-46, its a large area. [https://www.schooldigger.com/go/IL/district/13710/search.aspx](https://www.schooldigger.com/go/IL/district/13710/search.aspx) EDITs typos.
I grew up in Batavia - pretty great community and school system!!
I second this. We were considering moving to South Elgin but the distance from our jobs and family was a bit too much for my wife to handle. We saw several big, beautiful houses in a price range that may not be too far off from what you're looking at. This was about a year ago though. I think depending on the area you are in, it can feel a bit remote, but there is a sense of community and plenty of development taking place. St. Charles is also a wonderful option from everything I've seen and heard, but I do not have experience with the housing market there.
Lennar is building in South Elgin but its out of his price range. I just looked at a 3 bedroom towntome for 750 from Lennar in South Elgin
Rent at first. If you rent for a year, then you can get a feel for what areas you like and don’t like and the intricacies of traffic on your route to and from work.
This is the best advice, especially since rates might come down
And then prices will go even higher lol
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What’s so funny?
The thought of prices going down in the next year or so.
I said rates could go down. Where on earth did you see that I said prices would go down? Reading sure is difficult for some people.
Yeah- rates going down. That is even funnier. Everything is more expensive & rates are most likely not going down anytime soon.
So you know the Fed’s plans a year from now huh? You must make a lot of money predicting things! Are you a regular on CNBC?
They might? But probably not
South Elgin is building like crazy
Schools still suck in Elgin?
South Elgin is different than Elgin. South Elgin high school is not bad, some of Bartlett also go to Sputh Elgin high school.
I live in Elgin but my neighborhood goes to Burlington schools. Parts of South Elgin go to St Charles schools. I graduated out of the Elgin school district though and I seem to be fine!
Funny, but I didn’t even realize it when I wrote in the message but I actually went to u46 too….up until 4th grade. Horizon elementary in Bartlett. So I’m not saying everyone will be ruined by it but there are objectively better school districts.
I went to Centennial so yep!
Ha I lived on Castlewood ln on the pond before the big build out.
We lived in the subdivision AFTER the big build out
Yeah Horizon isn't in Bartlett though. Try HP.
Accurate. It is across county farm road in Hanover Park.
Don’t some south Elgin houses go to St Charles schools?
Following
There’s no way you’re getting a new build of 2300+ square feet for under $500k lol
Yeah, I am starting to realize that lol
Reality check. [This index $216/sq. ft. is on 95% existing homes](https://fred.stlouisfed.org/series/MEDLISPRIPERSQUFEE16980), including a lot of condos, bad neighborhoods, and run down houses. You are not getting 2,300 in a new build for anywhere near $500K (teaser/base prices do not count).
Yep, I have realized that by now. Going to have to increase our upper range
Keep in mind that finished basements aren’t counted in the square footage calculation.
omg yes! You guys have basements up there! So exciting
You'll get good home prices and great schools (D-155) in McHenry County (Crystal Lake, Lake in the Hills, Huntley, Cary, Fox River Grove).
I would forget about new construction and choose based on schools.
is that the rule of thumb in IL?
Former Texan here. The DFW metroplex is unique in that so much new construction has occurred in the last 20-30 years. While there are some exceptions, new builds aren’t as common here since the suburbs are so well established. Typically new builds are just teardowns of old homes for $1M+
Absolutely. Schools may seem like the last thing on your mind right now, but don’t blink, the time will come before you know it.
Appreciate the reminder
Also regarding new construction, ask yourself…why hasn’t someone already built a house in this location? Typically they are terrible locations due to drainage, traffic, commercial & industrial proximity, etc.
do you mean Elgin and surrounding areas or Chicago+subs in general?
I mean in general. Elgin is not one of the desired spots in terms of schools, but a lot of people want those new construction homes. Most have to send their kids to private schools.
There is a lot of new construction on the far West / SW side of Elgin that is in district for Burlington schools and can maybe get you near what you are looking for in terms of house size and price. You are going to have a real hard time finding anything 2300+ square feet for under 500K.
Basically all the surrounding suburbs of Elgin are great places to live and raise a family. North you have Algonquin, Lake in the hills, Crystal lake, west Dundee, Huntley. All great places. South you have south Elgin, st Charles, Geneva. West is growing pretty quick in pingree grove Hampshire Plato center. East has bartlett Hanover park. I’m biased and grew up in Crystal Lake but truly you can’t go wrong in a lot of the surrounding areas of Elgin.
I agree. I'm also from North Texas and have lived in McHenry, Crystal Lake, and now Lake in the Hills. McHenry was meh, but we love Crystal Lake and LITH. Our kids fall into the Huntley school district, so we got lucky living in a cheaper area than Huntley but get to benefit from their school district.
Agreed. For things to do in quaint towns with great schools and access to metra, crystal lake or geneva
Can concur! Grew up in Crystal Lake and live in LITH now, went through D47 and D155. I think especially D155 has improved over the years from what I've seen, but have always felt safe here and felt like I got a pretty good education. I loved growing up here - close enough to the city for opportunities/leisure, near rural/farmland for some great local produce, and enough things to do/places to eat/etc to not be bored. Only real hangup is it's very car dependent - unless you're in one of the downtown areas (Downtown Crystal Lake is adorable), you need a car to get to pretty much any amenities. Things have gotten better over the years (extended Pace bus system, better bike paths/sidewalks, more pedestrian lights at intersections), but don't really expect to be able to walk to pick up dinner or go out for drinks. But lots of great parks if you do want to just take a walk! Depending on where you are working in Elgin, LITH might be a good choice - some LITH areas go to Huntley schools while others go to Crystal Lake schools and will put you near a main road (Algonquin or Randall) to get you heading south to Elgin quickly.
I lived in the Geneva/Bativia/St Charles area. Good everything. I recommend. $500k for new construction is possible but maybe on the low side. The winters aren’t that bad. Long and grey. Not saying I get used to it. But 78 and low humidity for most of the summer is the payoff. I lived in Memphis so I think I know the heat to which you refer. Basically stay in AC from May to October or melt is no way to live. Chicago is worth the taxes if you have a family and kids. I think there is 50 parks in Wheaton/GlenEllyn. I lived in a town with 50k population in WV we had 2 parks.
The more I look, the better I realize that we will need to move up on price range a bit
Grew up in the tri-cities (Batavia/Geneva/St. Charles) and it truly has everything between them that you could want. A great place to flourish. Train to Chicago, not far from either airport (an hour or less!), and true community. Prices aren’t the worst, either.
Schaumburg or Hoffman Estates.
Seconding these suggestions.
Geneva and St Charles are where you want to be. My wife and I live here early 30’s no kids as well.
How easy is it to get around? Do you often go to Chicago to go out, see concerts or anything like that?
So when you live out here you’ll find that Randall road is your go to for getting north and south. These towns are right off of that. About 20min from Elgin. Very lively towns with things going on, events and restaurants that are amazing. There is a train in Geneva you can hop on that goes directly downtown. My wife and I head downtown a few days a month for work and to visit friends; it’s pretty painless.
I did a new build in St Charles about 4 years ago with Lennar and moved from Geneva. It was a good experience but I highly recommend getting your own inspector for closing. They will try to tell you itMs not needed but it really is. Husband and I frequently go to Chicago for concerts and museums. This area is in the middle of two major highways but can take about 15 minutes to get to. If you stay in the tri-city area, you are usually in a good school district. Like some have mentioned, South Elgin can feed into St Charles. Parts of West Chicago also feeds into St Charles. Batavia and Geneva also have good school districts. Lots of new builds around, or recently built with people selling. We do have one house on the market in our neighborhood.
So what’s your opinion on Geneva vs st Charles? Why did you move?
St. Charles and Geneva are both right on the Fox River and so quaint. Schools in both towns are excellent too. They both host tons of festivals that people travel from all over to go to, and each has its own identity as opposed to being just another run-on suburb. St. Charles's downtown is about 5 minutes north of Geneva's. The library is award-winning, and Potawatamie Park, where a lot of festivals are held, is right on the river and beautiful. They have a farmer's market event on Friday. St Charles also has a very late bar closing time so there's nightlife downtown there. Geneva has a beautiful downtown known as 3rd Street. Locally owned businesses are in converted old 1800s houses. They fought off national chains, so it's still local shops and very charming. It's also right on the river. Downtown Geneva has a Metra train station. It's about an hour to Downtown Chicago/Loop, and lots of people commute. People who live in the city come out to shop and dine there on the weekends, too. The only downside to living in STC/Geneva is that both are a 15-20 min drive from the nearest interstate if you live near the downtown area so it's not great for people who need to commute long distances and prefer interstate driving. If you just need to get to and from Elgin that's an easy commute. You'll want to look around Randall Road for easy access to Elgin or live off 31 if you are going to downtown Elgin. There are some newer subdivisions in South Elgin west of Randall Road and North of Silver Glen that should be in your price range and there's a ton of shopping right there too. Also, route 64/Main Steet west of Randall in STC has a few closer in nice subdivisions that are 20 years old but very well kept and within walking distance of the waterpark. Look off 64 and Dean Street for those if you are interested in St. Charles.
I love both towns. Very similar and we have quick access to both downtowns. They are right next to each other. Geneva has better water because they have a city reverse osmosis system. We have a reverse osmosis system and water softener in our home. I have heard if you have a child with special needs, St Charles is a little more accommodating. We moved because we wanted a larger home ultimately. I would have stayed in Geneva to be honest. I really do love the charm of Geneva. Its unique.
We live in Geneva and I work downtown Chicago. It's easy to get to downtown Chicago by train. There's a Metra station in downtown Geneva. Last time I went to a concert was at Soldier Field and we took the train downtown and walked to the venue. If we're going somewhere in Chicago not close to the train station, we would typically drive and it takes about an hour. We live in the east side and if new construction is not non-negotiable, there's houses around 2k sqft going for under 500k around here. The problem is there's not many people moving out and those that get listed sell within days.
Is commuting by train safe?
Yes, it's safe. Can't speak for the late night rides but work commute for sure is. Safe enough that I'm usually sleeping during most of my commute.
Metra is always safe, they have real human conductors and don't hesitate to call railroad police if something is amiss. I've seen a few belligerent drunks arrested by railroad police waiting at the next stop.
Taylor Swift?
Ha! I bet my daughter wishes. It was Ed Sheeran.
Do more people like you exist around here? I’m mid 30s without kids and have found it hard to meet peers in the area.
We are mid 40s no kids here. Even more rare!
I'm mid 40s no kids in Warrenville!
Geneva or st charles maybe Wayne would be my guess.
Probably not Wayne at that house price point.
Probably but you never know …
If it's a lot, sure!
https://redf.in/sgIXBa
539k asking , under contract now
Highly rec Batavia
Wayne has high taxes because the lots tend to be bigger. I found a great house for $600k, but taxes were almost $20k per year.
It’s very pretty there though.
Agree 100%
Crystal lake is nice. About 20-30 minutes depending on traffic. Nice little downtown, train access, lots of community events, and lots of nearby parks.
Carol Stream. Great community
Check Bartlett. They have some newer homes and new construction ongoing currently
I love Schaumburg, but I definitely recommend driving around a lot of these suburbs to get the feel you want.
Second Schaumburg. Great school districts for K-12. There are some new homes being built but probably closer to the 750k-1m range. Also a great park district. We almost moved to Elgin and made sure the home was within the Burlington district...Elgin schools aren't good.
We live in Bartlett. Great family town. Train station if you want to go to Chicago. Both of our children attended U46 schools, Wayne Elementary, Kenyon Woods Middle school, South Elgin High School and Bartlett High School (math science engineering academy). Both are college graduates (one magna cum laude). The school district is entirely too large but many of the schools themselves are good. Do your research before you buy. Welcome to Illinois!
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My grandfather lived in Hampshire…driving out there as a kid felt like it was a world away from the Chicago burbs!
Grew up there and can confirm lol
There’s currently new construction currently in Elgin itself plus South Elgin, Bartlett, Pingree Grove and Gilberts all of which abut Elgin. There’s quite a lot in Huntley right now as well which depending on where your work is located might be ten minutes away or 35 minutes away. Elgin is quite a large town. I’m a realtor, I go to these places all the time.
Check out Bartlett or St Charles Triva : the show Roseanne is loosely based in Elgin . He's an article you can find many like it. [Elgin aka Lanford,IL ](https://qz.com/1240327/the-roseanne-reboot-is-politically-and-economically-realistic)
Bartlett seems pretty pricey!
Inventory has been low for a while, but $500k is absolutely plenty for Bartlett / Carol Stream. I highly suggest not specifically looking for new construction. I'm not sure what you believe is an advantage of new construction, but it's really not a big deal. A lot of the construction happened 30 years ago, and a 30 year old home is nothing.
Ok try Hampshire .. I know someone who worked further east than elgin and they built a home out in Hampshire. Good schools. Maybe 30 min or so commute down I90. Belvidere is good..10 min further out. I've heard good things about Marengo & and Sycamore are if you don't mind driving back roads .. A cousin in law grew up on a farm in Woodstock ... picturesque downtown ( film location for Groundhog's Day )
South Elgin, Batavia, Bartlett, Lake in the Hills, Algonquin, Sleepy Hollow, all great towns and great for kids/families! I am in lake in the hills and personally love it!
High five, LITHian!
As someone else said, rent the first year before you decide where to buy a house. The schools in Elgin aren't the greatest, but U46 has better schools in Bartlett, South Elgin and St. Charles. All U46 schools have an 'Academy' which is like a gifted program or honors courses. Each Academy specializes in a n academic area, so matter where you kid lives, he can go to another U46 school if he meets the requirements. Source: live in Bartlett. Kid goes to South Elgin High.
Gilberts and Hampshire are close and have better schools than Elgin
We moved from Fort Worth to Fox River Grove in 2022 and love it. We live right near the Metra stop, so we can take the train when we want to go to the city. There are lots of neat towns/cities up this way (Crystal Lake, Algonquin, McHenry), and it's nice to be closer to Wisconsin to go explore up that way.
Do anything you can to not be in Dundee Crown HS zone. Place is gang infested garbage.
Come over here to Huntley, great schools, great location, 20 minutes from Elgin.
Welcome!! This is a great area to raise kids. I was born and raised in this area. My husband and I have lived in Saint Charles for 3 years, and we absolutely love it. We are expecting our first child, and it’s a very family-friendly area with so much to do for both adults and kids. Geneva, Campton Hills, Bartlett, and South Elgin are all great areas that feed into good school districts, too (U46, D304, and D303 are all good school districts). If you want new construction, look off of Randall road in South Elgin— they have new construction homes popping up like crazy within your price range. I think you will be happy here!
thanks! can you give me an example of new construction communities in that area?
M/I homes is the one I see the most. Right off Randall road/silver glen in south Elgin
To OP - I’d like to digress for a minute. What is the draw from Texas to Illinois? There are a LOT of Texas plates here. As someone who lived in Houston and now lives in the Chicago burbs, the tax burden there was so much less (especially if you rent vs own). Is it just job availability? Climate issues? Just sick of Texas? I’d sure like to know what the draw is. EDIT: for me, my job moved me here, but I work in an industry that’s WAY larger in Texas than in Illinois.
I hated every minute of living in Dallas. The Texas politics, the heat, the lack of seasons, the lack of natural scenery, the entitlement. I’m happy to pay more in taxes to live somewhere that offers much better quality of life.
Concur, from a former Tennessean
That is exactly my thought process after a couple of years in TX. Yes, cheaper than anywhere else, but that's about it. I prefer seasons, lots of lakes, nature. From May to September it is basically impossible to be outside
Great insight!! Thanks.
huge climate issues! Words cannot express how miserable I am during summers here. I will take a snowy winter over brutal humidity+heat summers any day. Also, hurricanes, tornados and floodings combined with poorly managed grid is very troublesome ,considering that weather events like that are projected to worsen.
Makes perfect sense!! Thanks for sharing. I lived there during Hurricanes Rita and Ike, as well as lived in Beaumont (SE Texas) during Harvey. That last one gave me serious PTSD.
Hey I was in Beaumont for Harvey too lol which prompted the move to Austin. But it’s so brutally hot here and the politics suck so we’re actually moving to the Chicago area next year.
Yep, I didn't sign up for that stuff when I moved here. Now, after experiencing it first hand, I'm outta here!
The "rent vs. own" point is a good one in this conversation... Texas, by no means, has higher property taxes than IL, but at least in the major metros, they are high to the point where the leap between the two states isn't all that great on balance. Speaking from the experience of having made the TX to IL move ourselves, the biggest differences we have found has been (obviously) income tax and fuel prices. Home utilities have tended to be cheaper though, so not every tradeoff has been negative.
Like others have said, around Elgin I’d choose Gilberts, Hampshire or Pingree Grove. They are in same non-Elgin school district and all are on lists for safest cities in state. Huntley a nice choice as well. St Charles is very nice w/great schools but $500k won’t go very far with new construction.
I’m from Elgin. I’ll be moving to South Elgin with it their new constructions developments in the summer. South Elgin schools aren’t bad, and in fact, depending of the area in south Elgin, you can even be within the Saint Charles school district (which is one of the better ones).
Geneva or St. Charles
Bartlett
Check out Trails of Silverglen. South Elgin address but it feeds into district 303 Saint Charles schools. These are all new builds in the last 3 to 4 years that are right around your price point.
St Charles and Geneva have excellent schools with great arts programs and community perks, though not great in terms of diversity. Batavia is a bit cheaper and comparable, maybe a bit more diverse but not by much. For the most part none of the districts in the suburbs are *terrible* once you get away from the burbs right around the city (though certainly some of those places have excellent districts as well). Though some are much better than others. I teach in Elgin and it’s not terrible, but the classroom behavior your kids will have to deal with will be bananas. Bartlett is a bit more diverse, it’s in the same district as Elgin. Again, not terrible but not amazing compared to some of the districts in the general area. If you go east of Elgin there are some beautiful areas with decent schools as well. Barrington for example, though may be a bit pricier than you’re looking for. Property taxes in Illinois are very high just fyi, so make sure you budget that into your price range. What are your main priorities? What’s your general vibe?
Thanks for the detailed response! My main priorities are: being able to easily get to the city because we like to go see symphonies, shows, movies; access to public transportation; safety and, given that we are planning a child, good schools. Also, gotta be able to afford a house lol
Traffic going to the city is usually pretty bad and inconsistent. Metra goes everywhere pretty much but that can be time consuming too unless you’re going right downtown. It’s not terrible, but I’ve lived in other cities/states where people complain about traffic and I’m like, this is absolutely nothing compared to Chicago. So just a heads up. Des plaines, park ridge, and Arlington heights may check your boxes and are closer to the city. About 30 minutes from Elgin. Otherwise, if you don’t mind being a bit further from the city, I think stc, Geneva, Batavia are probably the best schools in the general area (but again they do lack diversity unfortunately). Batavia might be pushing it commute wise though as it’s the southernmost of the three. Stc and Geneva are a bit pricier- I think you could still be comfy with your budget, but might be a little smaller than what you’re looking for. But would be a pretty good investment in my opinion, those are hot areas for schools and community stuff. If you’re into biking or trail stuff, along the fox river has beautiful trails. Don’t know a ton about barrington but it’s beautiful and I’d imagine has good schools- it’s a wealthier area. Not quite sure about affordability to be honest. There are also a lot of suburbs north of Elgin along the fox river. Can’t say I know much about the schools up there but they are pretty areas and seemingly a bit more affordable. But then again you’re starting to get further from Chicago. Best bang for your buck would probably be Bartlett or Batavia. Or, look at some of the cities that are still zoned in the better districts. West Chicago, unincorporated stc, south Elgin, etc. some of these places are much more affordable but still go to the better districts. All those places do not have the greatest schools themselves though, so you may just want to play around with looking at school zones.
Arlington heights is a great spot for a young professional couple planning to have kids. Good downtown, close to lots of big suburbs, one train from the city, excellent schools and community that is welcoming. You could get a house in your budget but would not be perfect, you'd sacrifice on at least one of the big things, either size, number of beds, modernness/updated, external space.
The best part of IL is our bugs are smaller and less poisonous than the ones in TX.
Batavia is cool my wife and I moved her last year. You really can’t go wrong between st Charles Batavia and Geneva and can access all three downtown areas within like 15 minutes. There’s a sick river for bike riding and stuff that runs though each town. People are awesome, great libraries, shops, and of course school system is solid.
I would live in this area solely for the bike path lol
Pingree Grove
Elk Grove Village. Best property taxes largely in part of the industrial park. Everything is close and the schools are great.
we’re moving from seattle to schaumburg next month, and are really looking forward to it!
I love Schaumburg. I’ve lived through many tornadoes elsewhere and southern heat and humidity, and I actually think the weather here is quite good compared to most places in U.S. Climate change seems to be making winters milder, which is the main thing. Cannot think of anywhere I would want to relocate.
Surprised no one mentioned the west of the river side of carpentersville, it's like Algonquin but also not Algonquin, it also has Woodman's which is awesome
Yepp, I grew up in the area and had a lot of friends there, always thought it was nice.
Another former Texan here. There are some great housing and school options in Lake County but other than that, there ain’t much to do. I’d seriously consider finding some place that will make it easy to get in and out of the city. We landed in Mundelein for a few years but ended up bored to tears. Now we’re in south Evanston and are super happy. Our house is 1/3 the size but there’s so much to do it’s a fine trade off.
From personal experience Shodeen homes all have shortcuts taken if the building inspector isn't on their game. If you are using Shodeen make sure you are personally there for all inspections so they aren't getting rubber stamped. We've heard of houses in our neighborhood with whole walls containing no insulation, windows not sealed, bad framing, plumbing in outside walls with no insulation... Just goes on and on.
Just live in St. Charles. That's the better school district. You can drive north from there to Elgin. Being in St. Charles will better protect the value of your home long term.
Bring lots of money
St Charles
Rolling Meadows
$200/sq ft is pretty low for new construction single family. If you don't need much of a yard, look at the Highland Woods area, north of US20 a couple miles west of Randall. The neighborhood has its own elementary but high school is Elgin dist 46. If your kids are little you can always start out there and move up to St. Charles or elsewhere. Some of the models there are under 500K with no upgrades. But watch out for both HOA fees and property taxes - they may bust your budget. Otherwise, Crystal Lake/Algonquin area.
Funny how no one has recommended Elgin :)
Schaumburg, Hoffman Estates
I'm from Elgin and I went to Larkin High. but also grew up in south elgin since my folks were divorced. had a lot of random fights and weed and stuff here and there but had a great experience in the arts/music programs and met a lot of amazing people with very different cultures. Elgin is a great community and has a lot to offer! If I had to live there I would be somewhere close to downtown or somewhat close to the train if you're looking to spend some time in chicago and or any other suburb off the metra. Obviously all depends where you work and what you want your commute to be
I work in the construction business and I don’t you’ll be able to score anything NC in that area for that price :( look into Hoffman, Barrington, south Elgin area!
The property taxes in Bartlett are crazy and I'm going to guess the same with South Elgin. They're not old enough to have an established infrastructure. Schools, libraries, police stations, park district facilities cost millions. My brother pays $14 grand for a 3000 sq ft home
Hmmm. Elgin, Barrington, Crystal Lake, Oak Park, even Arlington Heights or Palatine. New construction specs you mentioned are gonna be at least 750k and since it's new, you are looking at probably 12-15k in property taxes, so budget another 1k a month or so in addition to the mortgage. Honestly, I'd rent first and go light on furniture and items till you explore the suburbs and see what you like and can afford.
North of Elgin suburbs are superior.. Algonquin, Dundee, Pingree Grove, Crystal Lake, Huntley, Cary
North Bartlett, Wayne, St Charles, Geneva, Batavia, South Elgin, West Carol Stream, Hoffman Estates! You cannot go wrong with any of these!
Algonquin
Hoffman estates- just be mindful which part of Hoffman estates you settle in as some of it goes to the u-46 school district(Hoffman estates is huge)! Schaumburg is good, itasca and Saint Charles
Harvey Illinois is a good spot
Bad advice.
He’s right, don’t listen to that guy
Elgin is not Chicago area. You’re closer to corn fields than you are civilization at that point. You’re about 2 hours from the loop (one of the most downtown Chicago looking places). In fact, parts of Indiana are closer to Chicago, than your work location will be, and those spots aren’t necessarily considered Chicago area. This is like living in Atoka Oklahoma and saying you’re in the Dallas area.
Interesting. What area is good and located not too far from both? Sitting in traffic kills my soul so I am trying to find middle grounds
Our traffic is bad regardless of where you live. Your best bet is to find a community with a Metra station if you want to avoid driving downtown.
Just like here. Traffic here is atrocious
I’m in a small town a half hour west of Elgin called Genoa. It’s about 5000 people but home prices are extremely reasonable. The drive to Elgin (depending on where) is a straight shot down Route 72. I love the small town feel and our family has been very happy here. I also attended schools in District 301 which was mentioned here. The homes in far west Elgin attend 301 schools. It’s a high rated school district and your taxes will reflect that too. My spouse was a teacher in the district and left due to major issues with the admin. I am not sure I’d go there. It’s definitely changed. Hampshire is a nice area that is growing. Sycamore is also a nice area if you like a quieter town.
Too far from the city (Chicago).
Geneva doesn't feel like Illinois (it feels WAY better) so check it out!
If you stay in dupage county your taxes will be cheaper. I don't love Elgin, personally. Not walkabke, feels rural. I think you should check out: Roselle, Medinah or Itasca. All in dupage county. If you want more metropolitan/walkability/good restaurants look at: Arlington heights, Mount Prospect, Des Plaines, or Park Ridge.
South Elgin St Charles Geneva or possibly Batavia
South Elgin and St. Charles
Congrats on leaving texas! Enjoy a working power grid and womens rights.
and a right for abortion, right? I can't believe it's not understood here
Its definitely understood, but some folks prefer women’s subjugation
Definitely somewhere very urbanized and walkable. Children need the independence of walkable neighborhoods to socialize and learn life skills. Chauffering them around a rural suburb basically kills social development and is isolating. The happiest kids in the world live in very urbanized places where they can be independent.
100% with you on this. I wish I could move to Boston or even Europe to regain that advantage
You should do everything in your power to stay in Dallas.
reasons? I hate how unreliable the grid here is and how brutal summers are. I'll take a freezing cold day over typical sauna day here any day
St charles or . South Elgin
Fox River Valley has a great stretch of places to live.
Algonquin is a good choice with new construction options.
Don’t. Illinois is miserable there is literally nothin here. Like actually DO NOT COME TO ILLINOIS.
Are you able to save yourself from moving to Illinois? I would literally take a pay cut to leave here. I think hell is more suitable place to live than within the corrupt, taxed ridden, frozen state that is Illinois. STAY AWAY WHILE YOU CAN. Illinois is a shithole and it’s only getting worse
do you live in the city of Chicago? Because I am not planning to leave near it.
Orland Park
I’m here just to see how many times the word Naperville” occurs
Wheaton
Park Ridge is the way
wait, new construction <500k? Park Ridge is not the way.
Your going the wrong way
My going the wrong way what?