Steve Balich Editors note:
In 2015, I put a referendum on the Ballot which passed by 87% saying we citizens wanted taxing bodies to ask the question with a Referendum before raising property taxes. The people in Homer Township are fed up seeing the value of their property go down because of increased property tax and excessive increasing water bills. If you pay $8000 per year in property tax without any increase that's $80,000 in 10 years. How high will property taxes get before you are forced to move?
Analysis: Homer Glen pays property taxes nearly two times national average
Property owners in Homer Glen paid more than 2.3 percent of the value of their homes in taxes last year. That’s nearly two times the national average, according to an LGIS analysis of real estate sales data in Will County from Jan 1. to June 30.
Local Government Information Service (LGIS) publishes the Will County Gazette.
Homer Glen, population 24,481, recorded a median sale price of $319,000, based on data from the 41 properties sold during the first half of 2018. In 2017, homeowners paid a median property tax bill of $7,398.70, according county tax data from the Will County Assessment Office.
That’s 2.32 percent of the community’s median home value. In the U.S., the average effective property tax rate is 1.19 percent.
Put another way: a $319,000 home in Indiana, where the effective rate is 0.89 percent, would have a property tax bill of about $2,839, or nearly $4,600 less per year.
The analysis, including 30 Will County communities with more than 5 sales since January, shows homeowners in Tinley Park, Crete, Monee, and Willowbrook, each clocking in with effective rates higher than 3 percent.
New Lenox, Aurora, and Steger all have rates higher than 2.75 percent.
Lockport, Bolingbrook, Romeoville, Peotone, Plainfield, and Manhattan are higher than 2.5 percent, about average in Illinois but two times the national average.
Illinois homeowners pay the second-highest property taxes in the country with an effective median rate of 2.32 percent, just behind those in New Jersey's (2.28 percent).
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Will County communities paying the highest effective property tax rates
The following table ranks Will County communities by their median effective property tax rate, calculated using sales and property tax data from 2018.
| City | Jan - June
2018 Sales
| Jan - June 2018
Median Price
| Median tax | Effective
tax rate
|
| Tinley Park | 11 | $220,000 | $10,177.14 | 4.63% |
| Crete | 68 | $156,500 | $5,103.73 | 3.26% |
| Monee | 20 | $195,000 | $6,209.90 | 3.18% |
| Willowbrook | 10 | $245,000 | $7,428.36 | 3.03% |
| New Lenox | 30 | $224,975 | $6,587.56 | 2.93% |
| Aurora | 90 | $256,000 | $7,289.92 | 2.85% |
| Steger | 16 | $105,500 | $2,935.36 | 2.78% |
| Lockport | 33 | $204,000 | $5,580.60 | 2.74% |
| Bolingbrook | 250 | $227,750 | $6,052.98 | 2.66% |
| Romeoville | 204 | $186,000 | $4,794.60 | 2.58% |
| Peotone | 6 | $152,500 | $3,895.82 | 2.55% |
| Plainfield | 91 | $271,000 | $6,865.94 | 2.53% |
| Manhattan | 74 | $253,883 | $6,407.33 | 2.52% |
| Mokena | 67 | $295,000 | $7,360.31 | 2.50% |
| Naperville | 77 | $438,000 | $10,614.88 | 2.42% |
| Frankfort Square | 50 | $230,000 | $5,554.26 | 2.41% |
| Shorewood | 76 | $247,000 | $5,960.28 | 2.41% |
| Minooka | 5 | $279,000 | $6,563.52 | 2.35% |
| Wellington Heights | 9 | $170,000 | $3,944.96 | 2.32% |
| Homer Glen | 41 | $319,000 | $7,398.70 | 2.32% |
| Beecher | 8 | $211,450 | $4,872.90 | 2.30% |
| Frankfort | 122 | $385,000 | $8,806.40 | 2.29% |
| Channahon | 54 | $233,000 | $5,137.68 | 2.21% |
| Joliet | 486 | $182,750 | $3,922.00 | 2.15% |
| Crest Hill | 10 | $172,500 | $3,594.58 | 2.08% |
| Wilmington | 13 | $160,000 | $3,246.12 | 2.03% |
| Crystal Lawns | 14 | $192,500 | $3,755.62 | 1.95% |
| Elwood | 17 | $183,000 | $3,523.08 | 1.93% |
| Braidwood | 37 | $155,000 | $2,569.32 | 1.66% |
| Preston Heights | 5 | $142,000 | $1,805.60 | 1.27% |
Will County communities with the highest median home price
The following table ranks Will County communities by their median sale price, which is calculated using prices of properties sold during the first six months of 2018.
| City | Jan - June 2017 Sales | Jan - June 2017 Median Price | Jan - June 2018 Sales | Jan - June 2018 Median Price | Change |
| Preston
Heights
| 15 | $60,000 | 5 | $142,000 | 136.67% |
| Steger | 31 | $50,000 | 16 | $105,500 | 111.00% |
| Aurora | 122 | $194,000 | 90 | $256,000 | 31.96% |
| Willowbrook | 27 | $195,000 | 10 | $245,000 | 25.64% |
| Beecher | 24 | $172,003 | 8 | $211,450 | 22.93% |
| Joliet | 867 | $150,000 | 486 | $182,750 | 21.83% |
| Bolingbrook | 482 | $190,000 | 250 | $227,750 | 19.87% |
| Wilmington | 27 | $135,000 | 13 | $160,000 | 18.52% |
| Crete | 104 | $135,500 | 68 | $156,500 | 15.50% |
| Romeoville | 312 | $163,500 | 204 | $186,000 | 13.76% |
| Braidwood | 45 | $137,000 | 37 | $155,000 | 13.14% |
| Monee | 48 | $174,500 | 20 | $195,000 | 11.75% |
| Minooka | 17 | $250,000 | 5 | $279,000 | 11.60% |
| Crystal Lawns | 18 | $172,500 | 14 | $192,500 | 11.59% |
| Crest
Hill
| 138 | $154,700 | 10 | $172,500 | 11.51% |
| Shorewood | 136 | $225,000 | 76 | $247,000 | 9.78% |
| Mokena | 136 | $272,088 | 67 | $295,000 | 8.42% |
| Manhattan | 111 | $234,950 | 74 | $253,883 | 8.06% |
| Elwood | 17 | $169,900 | 17 | $183,000 | 7.71% |
| Lockport | 221 | $190,000 | 33 | $204,000 | 7.37% |
| Frankfort Square | 70 | $215,000 | 50 | $230,000 | 6.98% |
| Naperville | 291 | $410,500 | 77 | $438,000 | 6.70% |
| Frankfort | 184 | $361,250 | 122 | $385,000 | 6.57% |
| Plainfield | 333 | $255,000 | 91 | $271,000 | 6.27% |
| Channahon | 77 | $221,000 | 54 | $233,000 | 5.43% |
| Homer
Glen
| 138 | $307,500 | 41 | $319,000 | 3.74% |
| Wellington Heights | 7 | $169,000 | 9 | $170,000 | 0.59% |
| New
Lenox
| 210 | $237,450 | 30 | $224,975 | -5.25% |
| Peotone | 18 | $161,250 | 6 | $152,500 | -5.43% |
| Tinley
Park
| 41 | $248,000 | 11 | $220,000 | -11.29% |
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