Dupage Policy Journal

Dupage Policy Journal

Sunday, December 15, 2019

Analysis: Chicago home prices up 3 percent over past decade; Property tax rates rose to 1.82 percent

Real Estate

By Local Labs News Service | Sep 6, 2017

Throughout Chicago, home prices took a rose between 2007 and 2015, a BlockShopper analysis showed.

The area's median sale price was $254,760 in 2007, but climbed to $263,607 in 2015 -- a difference of 3 percent. At the same time, the median Effective Tax Rate (ETR) rose from 1.42 percent in 2007 to 1.82 percent in 2015.

A home's ETR is its property tax bill divided by its marked value. A $200,000 home with a $3,000 property tax bill would have an ETR of 1.5 percent.

The median ETR in Illinois is 2.3 percent, according to a 2007 WalletHub analysis of U.S. Census data. In Indiana, it's 0.87 percent.

The average $200,000 home in Illinois has a property tax bill of $4,600, versus $1,740 in Indiana.

In Chicago, a $200,000 home would have a bill of $3,640 based on the area's median ETR. Parts of Chicago have an ETR between 0.05 and 36.26 percent.

The projected median sale price in the area for 2023 is $255,699, at which time a homeowner will have paid an estimated $76,574 in property taxes on the home since 2007.

The Blockshopper analysis uses real home values, adjusting historical sales prices for inflation. The U.S. inflation rate from 2007 to 2015 was 14.3 percent, meaning a home had to appreciate by more than that to actually increase in value.

Below is a table comparing sale prices and property taxes within Chicago. To analyze the data more precisely, BlockShopper broke up suburbs into neighborhoods.

Neighborhood
2007 Sales
2007 Median Price
2007 Median Property Tax
2015 Sales
2015 Median Price
2015 Median Property Tax
Lake Bluff West
2
$576,135
$8,952 (1.55% ETR)
1
$412,000, down 28%
$9,344 (2.27% ETR)
North Chicago West
118
$118,339
$5,084 (4.30% ETR)
110
$68,515, down 42%
$4,703 (6.86% ETR)
North Chicago East
127
$67,409
$3,831 (5.68% ETR)
110
$19,770, down 71%
$2,054 (10.39% ETR)
Dunning
957
$180,407
$3,894 (2.16% ETR)
1,019
$144,312, down 20%
$3,866 (2.68% ETR)
Lincoln Square
54
$450,770
$6,062 (1.34% ETR)
90
$422,174, down 6%
$10,836 (2.57% ETR)
Uptown
730
$271,847
$3,259 (1.20% ETR)
525
$205,373, down 24%
$3,985 (1.94% ETR)
Belmont/Cragin
894
$146,560
$4,223 (2.88% ETR)
791
$123,673, down 16%
$4,063 (3.29% ETR)
Boystown
636
$276,835
$3,509 (1.27% ETR)
537
$249,206, down 10%
$4,777 (1.92% ETR)
Galewood
255
$171,745
$4,042 (2.35% ETR)
232
$125,768, down 27%
$4,054 (3.22% ETR)
Edgewater
1,152
$238,926
$3,075 (1.29% ETR)
1,026
$172,081, down 28%
$3,589 (2.09% ETR)
Montclare
292
$163,558
$3,895 (2.38% ETR)
267
$145,814, down 11%
$3,987 (2.73% ETR)
Lakeview
2,309
$421,680
$5,397 (1.28% ETR)
2,018
$400,127, down 5%
$7,444 (1.86% ETR)
Andersonville
283
$365,977
$5,002 (1.37% ETR)
244
$378,548, up 3%
$7,611 (2.01% ETR)
Ravenswood
689
$359,697
$4,730 (1.31% ETR)
526
$365,440, up 2%
$7,269 (1.99% ETR)
Portage Park
1,080
$189,811
$4,428 (2.33% ETR)
1,098
$172,198, down 9%
$4,570 (2.65% ETR)
Albany Park
904
$246,183
$4,075 (1.66% ETR)
762
$210,560, down 14%
$4,809 (2.28% ETR)
Buena Park
393
$241,271
$3,392 (1.41% ETR)
345
$189,440, down 21%
$3,705 (1.96% ETR)
Wrigleyville
464
$431,515
$6,687 (1.55% ETR)
424
$512,519, up 16%
$10,364 (2.02% ETR)
West Rogers Park
1,665
$226,604
$3,633 (1.60% ETR)
1,213
$164,396, down 27%
$4,040 (2.46% ETR)
North Mayfair
139
$202,976
$3,943 (1.94% ETR)
126
$199,950, down 1%
$4,618 (2.31% ETR)
Norwood Park
451
$248,431
$4,794 (1.93% ETR)
489
$182,302, down 27%
$4,769 (2.62% ETR)
Irving Park
666
$282,683
$4,590 (1.62% ETR)
552
$263,763, down 7%
$5,676 (2.15% ETR)
Lincoln Park
2,261
$564,841
$7,468 (1.32% ETR)
2,058
$552,356, down 2%
$10,656 (1.93% ETR)
North Center
531
$466,516
$6,191 (1.33% ETR)
544
$513,845, up 9%
$12,612 (2.45% ETR)
Roscoe Village
395
$506,356
$6,849 (1.35% ETR)
326
$490,271, down 3%
$9,532 (1.94% ETR)
Jefferson Park
567
$233,976
$4,282 (1.83% ETR)
569
$165,582, down 29%
$4,504 (2.72% ETR)
Forest Glen
130
$233,244
$2,318 (0.99% ETR)
53
$163,925, down 30%
$3,690 (2.25% ETR)
Logan Square
1,754
$261,865
$3,938 (1.50% ETR)
1,552
$265,433, up 1%
$5,649 (2.13% ETR)
Oriole Park
162
$195,452
$3,696 (1.89% ETR)
147
$157,309, down 20%
$3,925 (2.50% ETR)
Sauganash
196
$338,540
$6,115 (1.81% ETR)
204
$294,928, down 13%
$6,179 (2.10% ETR)
Union Ridge
111
$197,627
$4,252 (2.15% ETR)
119
$190,225, down 4%
$4,036 (2.12% ETR)
Hermosa
478
$151,043
$4,126 (2.73% ETR)
426
$115,618, down 23%
$4,218 (3.65% ETR)
Big Oaks
118
$3,523,212
$4,297 (0.12% ETR)
133
$156,838, down 96%
$4,118 (2.63% ETR)
Austin
1,443
$125,069
$2,903 (2.32% ETR)
1,034
$55,783, down 55%
$2,780 (4.98% ETR)
O'Hare
241
$173,396
$2,822 (1.63% ETR)
171
$161,062, down 7%
$4,123 (2.56% ETR)
Edison Park
233
$237,399
$4,288 (1.81% ETR)
281
$226,959, down 4%
$5,203 (2.29% ETR)
Mayfair
130
$212,063
$3,922 (1.85% ETR)
134
$204,576, down 4%
$4,934 (2.41% ETR)
North Park
411
$229,320
$3,897 (1.70% ETR)
297
$197,445, down 14%
$4,556 (2.31% ETR)
Edgebrook
160
$302,104
$6,707 (2.22% ETR)
207
$306,828, up 2%
$7,062 (2.30% ETR)
Avondale
409
$288,238
$4,100 (1.42% ETR)
322
$279,630, down 3%
$5,927 (2.12% ETR)
South Niles/Forest Preserve
7
$295,252
$4,428 (1.50% ETR)
8
$160,680, down 46%
$6,239 (3.88% ETR)
Goose Island
222
$365,751
$3,147 (0.86% ETR)
135
$374,370, up 2%
$6,582 (1.76% ETR)
Bucktown
806
$459,154
$5,905 (1.29% ETR)
669
$538,759, up 15%
$9,590 (1.78% ETR)
Garfield Ridge
710
$173,661
$3,055 (1.76% ETR)
673
$118,104, down 32%
$3,092 (2.62% ETR)
East Garfield Park
531
$165,023
$3,079 (1.87% ETR)
337
$62,211, down 62%
$2,974 (4.78% ETR)
West Town
680
$330,444
$4,789 (1.45% ETR)
624
$422,040, up 22%
$7,640 (1.81% ETR)
River West
347
$382,032
$3,764 (0.99% ETR)
212
$406,147, up 6%
$6,289 (1.55% ETR)
West Loop
291
$356,918
$2,962 (0.83% ETR)
279
$549,175, up 35%
$5,892 (1.07% ETR)
University Village / Little Italy
473
$347,781
$3,384 (0.97% ETR)
283
$285,399, down 18%
$5,418 (1.90% ETR)
Tri-Taylor
65
$276,101
$5,502 (1.99% ETR)
75
$191,889, down 31%
$6,097 (3.18% ETR)
Humboldt Park
1,215
$209,892
$3,243 (1.55% ETR)
978
$166,896, down 20%
$4,139 (2.48% ETR)
Lawndale
1,201
$154,630
$3,147 (2.04% ETR)
738
$46,830, down 70%
$3,118 (6.66% ETR)
Near West Side
922
$385,343
$3,175 (0.82% ETR)
543
$405,633, up 5%
$5,258 (1.30% ETR)
Little Village
605
$111,664
$2,987 (2.67% ETR)
435
$49,080, down 56%
$2,724 (5.55% ETR)
Pilsen
395
$245,831
$2,168 (0.88% ETR)
192
$9,390,198, up 97%
$4,502 (0.05% ETR)
Heart of Chicago
144
$157,127
$3,307 (2.10% ETR)
119
$128,801, down 18%
$4,257 (3.31% ETR)
Wicker Park
422
$445,438
$5,550 (1.25% ETR)
339
$472,138, up 6%
$9,132 (1.93% ETR)
West Garfield Park
290
$141,886
$3,234 (2.28% ETR)
170
$26,558, down 81%
$3,069 (11.56% ETR)
Noble Square
202
$422,277
$3,890 (0.92% ETR)
223
$381,688, down 10%
$7,332 (1.92% ETR)
Ukrainian Village
467
$407,802
$5,003 (1.23% ETR)
477
$430,016, up 5%
$8,906 (2.07% ETR)
South Loop
1,810
$380,099
$2,670 (0.70% ETR)
1,246
$277,015, down 27%
$4,989 (1.80% ETR)
Greektown
5
$227,504
$2,689 (1.18% ETR)
54
$315,036, up 28%
$3,607 (1.14% ETR)
West Englewood
915
$85,424
$1,976 (2.31% ETR)
486
$12,864, down 85%
$1,697 (13.19% ETR)
The Loop
371
$250,629
$3,204 (1.28% ETR)
307
$2,640,183, up 91%
$4,918 (0.19% ETR)
Archer Heights
269
$140,908
$3,111 (2.21% ETR)
230
$101,802, down 28%
$3,022 (2.97% ETR)
Morgan Park
619
$123,693
$2,813 (2.27% ETR)
483
$82,523, down 33%
$2,967 (3.60% ETR)
Riverdale/Altgeld Gardens
67
$54,481
$1,159 (2.13% ETR)
34
$21,614, down 60%
$1,742 (8.06% ETR)
Gresham
1,194
$115,833
$2,374 (2.05% ETR)
935
$38,759, down 67%
$2,235 (5.77% ETR)
Clearing
375
$160,143
$3,047 (1.90% ETR)
378
$101,709, down 36%
$3,039 (2.99% ETR)
Englewood
1,741
$104,412
$2,338 (2.24% ETR)
859
$21,782, down 79%
$2,446 (11.23% ETR)
Mount Greenwood
379
$296,440
$2,744 (0.93% ETR)
384
$131,721, down 56%
$3,675 (2.79% ETR)
Roseland/Pullman
1,357
$76,556
$1,877 (2.45% ETR)
867
$23,818, down 69%
$1,954 (8.20% ETR)
Beverly
378
$223,187
$4,081 (1.83% ETR)
395
$166,794, down 25%
$5,023 (3.01% ETR)
Brainerd
593
$84,556
$2,015 (2.38% ETR)
512
$44,979, down 47%
$2,419 (5.38% ETR)
Chicago Lawn
334
$100,301
$2,862 (2.85% ETR)
253
$42,785, down 57%
$2,269 (5.30% ETR)
Brighton Park
544
$139,284
$3,040 (2.18% ETR)
424
$78,140, down 44%
$3,092 (3.96% ETR)
East Side
406
$117,647
$1,773 (1.51% ETR)
353
$40,665, down 65%
$1,890 (4.65% ETR)
Ashburn
425
$115,943
$2,403 (2.07% ETR)
371
$78,248, down 33%
$2,260 (2.89% ETR)
West Lawn
658
$137,860
$2,997 (2.17% ETR)
584
$96,831, down 30%
$2,749 (2.84% ETR)
Gage Park
486
$103,548
$2,618 (2.53% ETR)
442
$55,229, down 47%
$2,243 (4.06% ETR)
Back of the Yards
866
$117,366
$2,544 (2.17% ETR)
449
$23,236, down 80%
$2,218 (9.55% ETR)
Wrightwood
204
$117,420
$2,546 (2.17% ETR)
201
$71,907, down 39%
$2,413 (3.36% ETR)
Chatham
389
$116,582
$2,584 (2.22% ETR)
378
$46,557, down 60%
$2,737 (5.88% ETR)
Greater Grand Crossing
981
$117,273
$2,585 (2.20% ETR)
711
$223,947, up 48%
$2,550 (1.14% ETR)
West Elsdon
296
$142,959
$2,755 (1.93% ETR)
256
$80,096, down 44%
$2,611 (3.26% ETR)
West Pullman
1,073
$72,094
$1,858 (2.58% ETR)
673
$19,267, down 73%
$1,745 (9.06% ETR)
Canaryville/Fuller Park
231
$136,422
$2,712 (1.99% ETR)
159
$69,084, down 49%
$3,150 (4.56% ETR)
Washington Heights
150
$80,872
$1,804 (2.23% ETR)
132
$57,301, down 29%
$2,133 (3.72% ETR)
Marquette Park
635
$112,200
$2,854 (2.54% ETR)
555
$49,751, down 56%
$2,412 (4.85% ETR)
Bronzeville
962
$227,747
$2,715 (1.19% ETR)
581
$104,812, down 54%
$3,266 (3.12% ETR)
South Deering
328
$67,744
$1,499 (2.21% ETR)
311
$15,319, down 77%
$1,436 (9.37% ETR)
Scottsdale
326
$127,753
$2,488 (1.95% ETR)
344
$87,364, down 32%
$2,476 (2.83% ETR)
South Shore
842
$135,003
$2,755 (2.04% ETR)
761
$49,611, down 63%
$2,629 (5.30% ETR)
Burnside
559
$98,119
$2,197 (2.24% ETR)
455
$33,816, down 66%
$2,195 (6.49% ETR)
South Chicago
636
$92,773
$2,253 (2.43% ETR)
527
$29,518, down 68%
$2,494 (8.45% ETR)
Chinatown
43
$141,132
$3,142 (2.23% ETR)
50
$153,552, up 8%
$3,883 (2.53% ETR)
Kenwood
261
$375,552
$4,330 (1.15% ETR)
175
$948,056, up 60%
$5,253 (0.55% ETR)
Hyde Park
450
$276,530
$3,916 (1.42% ETR)
378
$285,641, up 3%
$4,685 (1.64% ETR)
Washington Park
268
$171,182
$2,999 (1.75% ETR)
152
$57,622, down 66%
$2,832 (4.91% ETR)
Rogers Park
1,104
$228,458
$2,862 (1.25% ETR)
732
$172,028, down 25%
$3,388 (1.97% ETR)
McKinley Park
215
$226,742
$2,469 (1.09% ETR)
175
$97,208, down 57%
$3,803 (3.91% ETR)
Hegewisch
182
$100,851
$1,812 (1.80% ETR)
158
$44,501, down 56%
$2,112 (4.75% ETR)
Woodlawn
624
$185,850
$2,490 (1.34% ETR)
414
$65,205, down 65%
$2,906 (4.46% ETR)
Calumet Heights
648
$103,476
$2,237 (2.16% ETR)
532
$49,877, down 52%
$2,368 (4.75% ETR)
Oakland
202
$240,047
$1,951 (0.81% ETR)
178
$112,307, down 53%
$2,575 (2.29% ETR)
Streeterville
916
$586,373
$1,655 (0.28% ETR)
298
$493,095, down 16%
$6,949 (1.41% ETR)
Bridgeport
632
$245,266
$6,047 (2.47% ETR)
514
$171,473, down 30%
$5,060 (2.95% ETR)
River North
586
$392,844
$4,515 (1.15% ETR)
541
$401,131, up 2%
$7,129 (1.78% ETR)
Gold Coast
1,467
$501,733
$6,318 (1.26% ETR)
1,410
$416,555, down 17%
$7,697 (1.85% ETR)
Near North
896
$486,725
$4,045 (0.83% ETR)
626
$441,176, down 9%
$7,545 (1.71% ETR)
Old Town
441
$405,721
$5,449 (1.34% ETR)
402
$309,115, down 24%
$6,752 (2.18% ETR)
Northwest Chicago Heights/Greenbrier
51
$120,613
$3,860 (3.20% ETR)
58
$36,644, down 70%
$3,977 (10.85% ETR)
Central Chicago Heights/Joe Orr Woods
85
$67,029
$3,168 (4.73% ETR)
70
$16,840, down 75%
$3,505 (20.81% ETR)
East Chicago Heights
114
$51,649
$1,996 (3.86% ETR)
37
$11,135, down 78%
$2,722 (24.45% ETR)
Southwest Chicago Heights/Beacon Hill
210
$66,141
$3,257 (4.92% ETR)
105
$10,407, down 84%
$3,774 (36.26% ETR)
Longwood Farms
40
$96,951
$5,061 (5.22% ETR)
36
$46,078, down 52%
$4,962 (10.77% ETR)
North End/Serena Hills
109
$105,625
$4,598 (4.35% ETR)
122
$43,183, down 59%
$5,089 (11.78% ETR)
South Downtown Chicago Heights
93
$1,398,999
$3,595 (0.26% ETR)
48
$29,118, down 98%
$3,791 (13.02% ETR)
West Chicago Heights/Country Club
132
$98,046
$4,095 (4.18% ETR)
152
$46,788, down 52%
$4,330 (9.25% ETR)
East Chicago Ridge/Stoney Creek
135
$150,556
$4,230 (2.81% ETR)
155
$91,115, down 39%
$5,033 (5.52% ETR)
West Chicago Ridge
184
$108,065
$2,586 (2.39% ETR)
147
$51,899, down 52%
$3,096 (5.97% ETR)
Stoney Creek
8
$59,885
$2,178 (3.64% ETR)
9
$33,417, down 44%
$2,777 (8.31% ETR)

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