Dupage Policy Journal

Dupage Policy Journal

Monday, November 18, 2019

Analysis: Property taxes rapidly eroding DuPage home values

Real Estate

By DuPage Policy Journal | Jan 28, 2017

Tax

In Jan. 2007, the average Willowbrook home was worth $305,000.

Eight years later, in Jan. 2015, it was valued at just $182,000.

In real, inflation-adjusted dollars, that’s a fall of 48 percent, the worst of 29 communities in DuPage County, according to an analysis by Local Government Information Services (LGIS).

Homeowner equity in DuPage County is eroding quickly as property taxes soar, driven by surging local government spending and massive municipal debts. Every DuPage County community, including its most-affluent enclaves, saw home values plummet over the past decade.

The best performers were bad. Glen Ellyn, Oakbrook Terrace and Naperville each saw home values fall 19 percent. Wheaton (down 22 percent) and Downers Grove (down 23 percent) counted amont the brighter spots.

In addition to Willowbrook, Bensenville and Glendale Heights (both down 40 percent),  Hanover Park (down 39 percent) and Wood Dale and Addison (both down 37 percent) ranked as the worst performers in DuPage County.

The numbers are particularly startling given record-low interest rates and Illinois’ political environment, currently controlled by public employee unions poised to continue increasing government spending and borrowing.

The net result: property taxes are pressured higher and higher, and property values lower and lower.

Hinsdale home prices fell 25 percent from 2007 to 2015. But over the same period, Hinsdale School District 181 raised its local property tax levy by 20 percent, to $65.23 million. It spent $17,217 per student in 2015-- up from $12,924 in 2007 ($14,733 inflation-adjusted).

Elmhurst home prices also fell 25 percent. But Elmhurst District 205 kept spending, raising its bill to Elmhurst property taxpayers to a record $111.4 million, up 15 percent over the same period.

How much will DuPage County homeowners take before homeownership here is no longer affordable?

Assuming a decline at the same pace as the past eight years, LGIS analysis projected median home values by DuPage community in 2023.

If trends hold up, a Hinsdale home worth $939,000 in 2007 will be worth $684,988 in 2023. And its homeowner will have paid $242,525 in property taxes for the privilege of having their name on the title for a sixteen year period.

LGIS publishes DuPage Policy Journal and 25 more news products across the state, focused on local government transparency.

DuPage County Median Home Prices, 2007 - 2015

Rank

Community Jan 2007 Jan 2015 %CHG 
1Willowbrook $348,646 $182,000 -48% 
2Bensenville $322,354 $193,000 -40% 
3Glendale Heights $266,342 $161,000 -40% 
4Hanover Park $264,056 $162,000 -39% 
5Wood Dale $340,644 $214,000 -37% 
6Addison $325,789 $206,000 -37% 
7Itasca $400,085 $261,000 -45% 
8Warrenville $272,058 $178,000 -35% 
9Bloomingdale $380,652 $250,000 -34% 
10Medinah $474,387 $316,000 -33% 
11Westmont $353,218 $237,000 -33% 
12West Chicago $298,349 $210,000 -33% 
13Roselle $326,927 $222,000 -32% 
14Villa Park $306,351 $209,000 -32% 
15Lombard $322,354 $221,000 -31% 
16Carol Stream $313,209 $219,000 -30% 
17Winfield $357,790 $251,000 -30% 
18Darien $397,799 $285,000 -28% 
19Woodridge $314,353 $226,000 -28% 
20Oak Brook $954,489 $688,000 -28% 
21Clarendon Hills $595,555 $432,000 -27% 
22Lisle $352,075 $258,000 -27% 
23Hinsdale $1.073M $802,000 -25% 
24Elmhurst $484,674 $363,000 -25% 
25Downers Grove $397,799 $308,000 -23% 
26Wheaton $401,228 $313,000 -22% 
27Oakbrook Terrace $298,006 $240,000 -19% 
28Naperville $451,525 $364,000 -19% 
29Glen Ellyn $437,807 $353,000 -19% 

DuPage County 2023 Projected

All numbers are projected 

Rank

Community 2023 Median Taxes Paid

Taxes Paid 2007-23 Taxes Paid % 
1Glendale Heights $111,249 $109,222 98% 
2Hanover Park $113,610 $94,349 83% 
3Bensenville $132,610 $104,089 79% 
4West Chicago $154,793 $120,278 78% 
5Woodridge $185,731 $129,453 70% 
6Carol Stream $175,040 $117,734 67% 
7Addison $148,898 $99,869 67% 
8Lombard $173,195 $106,434 61% 
9Bloomingdale $187,688 $114,400 61% 
10Villa Park $162,989 $98,648 61% 
11Wood Dale $153,678 $92,106 60% 
12Itasca $194,631 $116,510 60% 
13Winfield $201,281 $119,677 59% 
14Warrenville $133,126 $74,902 56% 
15Roselle $172,322 $96,614 56% 
16Lisle $216,117 $115,171 53% 
17Westmont $181,777 $95,558 53% 
18Glen Ellyn $325,350 $162,098 50% 
19Darien $233,405 $112,632 48% 
20Clarendon Hills $358,203 $171,937 48% 
21Wheaton $279,114 $133,714 48% 
22Elmhurst $310,776 $145,200 47% 
23Willowbrook $108,603 $50,086 46% 
24Medinah $240,617 $107,693 45% 
25Naperville $335,433 $142,688 43% 
26Downers Grove$272,598$105,459 39% 
27Oakbrook Terrace $220,944 $85,248 39% 
28Hinsdale $684,988 $242,525 35% 
29Oak Brook $566,879 $137,600 24%

DuPage County School Spending, 2007-15

Rank

School District2007 Spend2015 SpendCHG
1Indian Prairie CUSD 204 (Aurora)$121,689,779$283,191,789133%
2Maercker SD 60 (Westmont) $8,191,890 $17,978,645 119%
3Glen Ellyn SD 41$23,544,579 $46,340,319 97%
4Hinsdale CCSD 181 (Clarendon Hills)$33,566,324$65,227,460 94%
5Marquardt SD 15 (Glendale Heights)$18,258,977 $33,927,993 86%
6Winfield SD 34$3,087,255 $5,463,973 77%
7Bensenville SD 2 $15,845,043 $27,754,62575%
8CCSD 93 (Bloomingdale)$31,576,105 $55,306,579 75%
9Queen Bee SD 16 (Glendale Heights) $12,110,421 $20,541,403 69%
10Woodridge SD 68 $21,950,044 $36,895,490 68%
11Lombard SD 44 $28,038,293$46,752,929 67%
12West Chicago ESD 33 $22,797,284 $37,340,797 64%
13CCSD 180 (Burr Ridge) $5,639,442 $8,250,952 46%
14Naperville CUSD 203 $166,379,282$238,325,88643%
15Elmhurst SD 205 $78,656,127 $111,209,64441%
16Lisle CUSD 202 $20,950,778 $29,501,020 41%
17Benjamin SD 25 (West Chicago) $7,917,459 $11,012,972 39%
18CHSD 94 (West Chicago)$19,895,054 $27,004,782 36%
19Gower SD 62 (Willowbrook)$10,373,603$14,050,052 35%
20Lake Park CHSD 108 (Roselle) $37,166,652 $49,807,528 34%
21Center Cass SD 66 (Downers Grove)$9,158,472 $11,988,158 31%
22Glenbard Twp HSD 87 (Glen Ellyn) $97,846,795$127,319,55730%
23CUSD 200 (Wheaton) $115,569,852$150,290,71830%
24Hinsdale Twp HSD 86 (Hinsdale)$63,612,538 $82,373,660 29%
25Addison SD 4 $25,654,765 $32,905,081 28%
26CHSD 99 (Downers Grove) $65,981,548 $83,249,398 26%
27Downers Grove GSD 58 $43,793,178 $54,986,219 26%
28CCSD 89 (Glen Ellyn) $21,626,407 $27,024,932 25%
29CUSD 201 (Westmont)$19,088,008 $23,793,827 25%
30DuPage HSD 88 (Addison)$51,554,456$63,840,376 24%
31Bloomingdale SD 13 $13,754,653 $16,894,095 23%
32Roselle SD 12 $6,582,126 $7,876,080 20%
33Cass SD 63 (Darien) $8,215,829 $9,561,872 16%
34Butler SD 53 (Oak Brook) $8,696,654 $10,090,654 16%
35Fenton CHSD 100 (Bensenville) $22,682,073 $26,244,672 16%
36SD 45 DuPage County (Villa Park) $31,350,112 $36,039,453 15%
37Keeneyville SD 20 (Hanover Park) $13,156,252 $14,969,442 14%
38Itasca SD 10 $10,713,397 $12,055,466 13%
39Salt Creek SD 48 (Villa Park)$8,713,635$9,767,261 12%
40Wood Dale SD 7 $11,858,174 $12,709,798 7%
41DarienSD 61 $14,975,132 $15,371,505 3%
42Medinah SD 11 (Roselle)$9,375,417 $9,004,628 -4%
Sources: Local Government Information Services (LGIS), Zillow.com, Blockshopper.com, Chicago Tribune, Illinois State Board of Education. All 2007 numbers are inflation-adjusted.

Want to get notified whenever we write about any of these organizations ?

Sign-up Next time we write about any of these organizations, we'll email you a link to the story. You may edit your settings or unsubscribe at any time.

Organizations in this Story

Village of Villa ParkVillage of Carol StreamVillage of Clarendon HillsVillage of Oak BrookVillage of Downers GroveVillage of LisleCity of West ChicagoVillage of HinsdaleCity of WarrenvilleVillage of Glen EllynVillage of BloomingdaleVillage of BensenvilleVillage of ItascaCity of Oakbrook TerraceVillage of RoselleCity of Wood DaleVillage of Hanover ParkVillage of LombardVillage of WillowbrookWood Dale City CouncilHinsdale Community Consolidated School District 181 BoardElmhurst Community Unit School District 205Village of AddisonCity of Elmhurst

More News