Dupage Policy Journal

Dupage Policy Journal

Sunday, February 23, 2020

Analysis: Property taxes rise in Chicago, but still lower than in Glen Ellyn, Villa Park


By LGIS Newsfeed | Sep 6, 2018

22w447 Arbor Lane is for sale for $244,900. It's tax bill is $3,370. | zillow.com

The average City of Chicago homeowner saw a $110 per year increase in their property tax bill last year, according to a report by Cook County Clerk David Orr.

But Chicago property tax bills are still a fraction of what they are in suburban Glen Ellyn and Villa Park. 

A comparison of effective property tax rates for the first six months of 2018 found that homeowners in Glen Ellyn and Villa Park are still paying more than one-third more than they would be if their home were within Chicago's city limits.

State Rep. Deborah Conroy (D-Villa Park)

On a home valued at $250,000, a residential property tax bill would be $5,675 in Glen Ellyn and $5,177 in Villa Park, versus $3,875 in Chicago.

Chicago's effective property tax rate is lower than all 23 northwest suburban communities studied, less than half what it is in Barrington Hills and Bartlett.

$17 billion suburban bailout

The analysis comes amidst angst over Illinois property tax bills, which have risen to more than twice the national average over the past two decades, eroding the home equity of longtime suburban DuPage County homeowners.

To blame: soaring local government spending, richer pensions, and higher City of Chicago spending, which has been subsidized by suburban taxpayers by way of Springfield.

Last summer, suburban legislators including State Rep. Kathleen Willis (D-Addison) and State Rep. Deborah Conroy (D-Villa Park) helped pass a bailout of Chicago Public Schools (CPS), which were insolvent after blowing their budgets 15 years straight, according to a Chicago City Wire analysis.

The bailout requires suburban and downstate taxpayers to raise property taxes and pay higher income taxes to pay CPS' more than $17 billion debt.

It also diverts money to CPS from northwest suburban school districts, all of which stand to lose according to an analysis of the bill published by the Illinois State Board of Education.


How do DuPage County property taxes compare to Chicago?

The following table compares DuPage County communities based on how much property owners would pay on a $250,000 home. Effective tax rates were calculated using 2018 median sale prices and 2017 median tax bills.

CommunityEffective tax rateTax bill on $250,000 home
Glendale Heights3.00%$7,503
Hanover Park2.88%$7,211
Carol Stream2.65%$6,629
Oak Brook2.42%$6,040
Oakbrook Terrace2.36%$5,899
Wood Dale2.32%$5,791
St. Charles2.31%$5,769
Glen Ellyn2.27%$5,675
West Chicago2.23%$5,581
Burr Ridge2.19%$5,470
Villa Park2.07%$5,177
Glenbard South2.04%$5,090
Dupage City1.98%$4,940
Clarendon Hills1.83%$4,579
Downers Grove1.77%$4,432
York Center1.65%$4,134
Source: Blockshopper.com; DuPage County Assessment Office

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