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Will County Gazette

Thursday, March 28, 2024

Analysis: Manhattan pays property taxes two times national average

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This four bedroom home, 25144 Spring Street in Manhattan, has a property tax bill of more than $9,000. | Zillow.com

This four bedroom home, 25144 Spring Street in Manhattan, has a property tax bill of more than $9,000. | Zillow.com

Property owners in Manhattan paid more than 2.5 percent of the value of their homes in taxes last year. That’s more than 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.

Manhattan, population 7,546, recorded a median sale price of $253,883, based on data from the 74 properties sold during the first half of 2018. In 2017, homeowners paid a median property tax bill of $6,407.33, according county tax data from the Will County Assessment Office.

That’s 2.52 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 $253,883 home in Indiana, where the effective rate is 0.89 percent, would have a property tax bill of about $2,260, or more than $4,100 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 Park11$220,000$10,177.144.63%
Crete68$156,500$5,103.733.26%
Monee20$195,000$6,209.903.18%
Willowbrook 10$245,000$7,428.363.03%
New Lenox30$224,975$6,587.562.93%
Aurora90$256,000$7,289.922.85%
Steger16$105,500$2,935.362.78%
Lockport33$204,000$5,580.602.74%
Bolingbrook250$227,750$6,052.982.66%
Romeoville204$186,000$4,794.602.58%
Peotone6$152,500$3,895.822.55%
Plainfield91$271,000$6,865.942.53%
Manhattan 74$253,883$6,407.332.52%
Mokena67$295,000$7,360.312.50%
Naperville 77$438,000$10,614.882.42%
Frankfort Square50$230,000$5,554.262.41%
Shorewood76$247,000$5,960.282.41%
Minooka5$279,000$6,563.522.35%
Wellington Heights    9$170,000$3,944.962.32%
Homer Glen41$319,000$7,398.702.32%
Beecher8$211,450$4,872.902.30%
Frankfort 122$385,000$8,806.402.29%
Channahon54$233,000$5,137.682.21%
Joliet 486$182,750$3,922.002.15%
Crest Hill10$172,500$3,594.582.08%
Wilmington13$160,000$3,246.122.03%
Crystal Lawns 14$192,500$3,755.621.95%
Elwood17$183,000$3,523.081.93%
Braidwood37$155,000$2,569.321.66%
Preston Heights 5$142,000$1,805.601.27%
Source: Blockshopper.com; Will County Assessment Office

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.

CityJan - June 2017 SalesJan - June 2017 Median PriceJan - June 2018 SalesJan - June 2018 Median PriceChange
Preston

Heights

15$60,0005$142,000136.67%
Steger 31$50,00016$105,500111.00%
Aurora 122$194,00090$256,00031.96%
Willowbrook 27$195,00010$245,00025.64%
Beecher 24$172,0038$211,45022.93%
Joliet 867$150,000486$182,75021.83%
Bolingbrook 482$190,000250$227,75019.87%
Wilmington 27$135,00013$160,00018.52%
Crete104$135,50068$156,50015.50%
Romeoville 312$163,500204$186,00013.76%
Braidwood 45$137,00037$155,00013.14%
Monee48$174,50020$195,00011.75%
Minooka17$250,0005$279,00011.60%
Crystal Lawns 18$172,50014$192,50011.59%
Crest

Hill 

138$154,70010$172,50011.51%
Shorewood136$225,00076$247,0009.78%
Mokena136$272,08867$295,0008.42%
Manhattan 111$234,95074$253,8838.06%
Elwood17$169,90017$183,0007.71%
Lockport 221$190,00033$204,0007.37%
Frankfort Square 70$215,00050$230,0006.98%
Naperville 291$410,50077$438,0006.70%
Frankfort 184$361,250122$385,0006.57%
Plainfield 333$255,00091$271,0006.27%
Channahon 77$221,00054$233,0005.43%
Homer

Glen

138$307,50041$319,0003.74%
Wellington Heights 7$169,0009$170,0000.59%
New

Lenox 

210$237,45030$224,975-5.25%
Peotone18$161,2506$152,500-5.43%
Tinley

Park

41$248,00011$220,000-11.29%
Source: Blockshopper.com; Will County Recorder

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