Thinking about swapping your Chicago condo for a yard and garage in the western suburbs this spring? You are not alone. The challenge is that the real costs live beyond the list price. Between price per square foot, taxes, HOA vs maintenance, commuting, and parking, your monthly bottom line can change a lot by neighborhood and property type.

This guide gives you a simple, apples-to-apples way to compare a Chicago condo with a western suburb single-family home like one in West Chicago. You will learn what to measure, where to find the inputs, and how to roll everything into a clear monthly and annual picture. Let’s dive in.

How to compare total costs

Use one framework for both options so you are not mixing apples and oranges. Build a worksheet that includes:

• Acquisition: purchase price, down payment, mortgage rate and term, and principal and interest.
• Property tax: annual tax divided by 12.
• Insurance: condo HO-6 vs homeowners HO-3, divided by 12.
• HOA fees or maintenance reserve: convert to monthly.
• Utilities: heat, electric, water, and waste, based on property type and size.
• Commuting and parking: monthly transit or driving costs, plus time value if you assign a dollar value to time.

Your total monthly housing cost is the sum of those lines. Repeat for both the city and suburban property, then compare.

Price and price per square foot

In Chicago, many move-up buyers look at 1 to 2 bedroom condos with a lower total price but a higher price per square foot. In the western suburbs, single-family homes often have a higher total price but deliver more space and private parking. That difference affects everything from utilities to maintenance.

To compare fairly:

• Normalize by space. Look at price per square foot, not just the list price.
• Compare like-for-like. If you move from a 2 bedroom condo to a 3 or 4 bedroom single-family home, expect changes in utilities and upkeep.
• Use a 12-month rolling view for prices and price per square foot to smooth seasonality.

If you want hyperlocal price trends, use your agent’s MLS for current medians and distributions. Neighborhood-level context helps, especially if you are comparing a specific Chicago community area with West Chicago or another DuPage suburb.

Property taxes in Illinois

Illinois property taxes are among the highest in the country and vary by county, municipality, and school or special district. You estimate taxes using the assessed value and the combined tax rate for the taxing bodies that apply to the parcel. For a broad state-level comparison, see the Tax Foundation’s property tax overview.

Follow this simple workflow to estimate annual property tax:

1. Determine market price or recent purchase price.
2. Find the local assessment method for your property class on the county assessor’s site.
3. Look up the combined tax rate for your parcel or area on the county treasurer or assessor site.
4. Annual property tax ≈ assessed value × combined tax rate.

Helpful county resources for Chicago-area buyers:

• Chicago parcels: Cook County Assessor and Cook County Treasurer for parcel lookups and rate information.
• Western suburbs: check the DuPage and Kane county assessment and treasurer portals for parcel-level details and current rates.

Tip: Show taxes as a monthly line on your worksheet. Also note that suburban single-family homes often carry higher taxes in dollars because the assessed value is higher, while the effective rate depends on local levies.

Commute and time costs

Commute costs can erase small savings in mortgage or taxes, so include them in your monthly math. Capture both out-of-pocket costs and the value of your time.

• Driving: Multiply round-trip miles by commute days per month and a cost-per-mile estimate that covers fuel, maintenance, and depreciation. Add monthly parking and tolls if you use expressways.
• Transit: Price out a monthly pass or typical per-ride fares. Add first and last mile costs if you need to drive or rideshare to a station.
• Time value: Assign an hourly value to your commute time and multiply by the minutes added or saved by each location.

Useful sources for schedules and pricing:

• Western suburbs to downtown: check Metra schedules and fares for the lines serving west-suburban stations.
• Chicago transit: review CTA fares and service maps if you plan to live car-light in the city.
• Driving and tolls: see Illinois Tollway for current toll rates and transponder details.
• For broad commute patterns, the U.S. Census ACS publishes average travel time to work by area.

Parking and access

Parking is a real budget line, not just a convenience.

• Chicago: You may pay for a garage space near work or your home, or rely on residential permit programs. Some neighborhoods make on-street parking difficult, which can add time or ticket risk.
• Western suburbs: Most single-family homes include garages and driveways, reducing daily parking costs. If you use Metra, factor in station parking fees and availability.

When you compare, list a monthly estimate for parking in each scenario. For many suburban buyers, the shift from paid city parking to a garage at home is a meaningful savings.

HOA vs maintenance

HOA fees convert a slice of maintenance and building insurance into a predictable monthly bill.

• Condo HOA: Often covers building exterior, roof and common areas, some utilities, and the master insurance policy. Fees can be modest for simple buildings or much higher for full-amenity properties.
• Townhome HOA: May cover exterior and common elements; interiors are usually your responsibility.
• Single-family: You are responsible for all maintenance and capital items. There may be no HOA unless in a subdivision.

A helpful budgeting rule for single-family homes is to set aside roughly 1 percent of the home’s value per year for maintenance and repairs, then divide by 12 to get a monthly reserve. Use a lower rate for newer homes and more for older or complex properties.

Build your side-by-side comparison

Use the template below to build a clear, monthly comparison. Replace the example text with your numbers.

Interpret what the totals mean for your lifestyle. If the suburban total is lower but your time cost rises due to a longer commute, decide how you value that tradeoff. If the city total is higher but you eliminate car expenses and reclaim time, that may justify the premium.

When the city makes sense

• You plan to rely on CTA service and reduce or eliminate car ownership.
• You value a shorter commute and can offset a higher price per square foot and HOA.
• You prefer predictable building maintenance over variable single-family upkeep.

When the western suburbs make sense

• You want more space, a yard, and private parking, even with a higher total purchase price.
• You are comfortable with Metra or a longer drive, and the math still supports your monthly budget.
• You are ready to budget for maintenance and capital items in exchange for more control over your property.

West Chicago and DuPage checklist

• Pull 12-month medians for price and price per square foot for your target Chicago neighborhood and West Chicago or nearby DuPage towns.
• Look up parcel-level tax history and current rates through county assessor and treasurer portals before you write an offer.
• Price your daily commute using Metra or CTA fares, and if you drive, include tolls and parking.
• Review HOA documents for city condos and suburban townhomes. Look at reserves and any noted special assessments.
• For single-family, inspect major systems and set a maintenance reserve based on age and condition.

You deserve a clear, local answer, not a rule of thumb. If you want a custom side-by-side for a specific condo and a specific West Chicago or DuPage home, our team can build it with current data, taxes, commute options, and ownership profiles. Ready to compare real numbers with confidence? Connect with Jeff Proctor for a tailored analysis and to request a home valuation.

FAQs

How do I compare HOA fees to single-family upkeep?

• Convert HOA to a monthly number and list what it covers. For a single-family home, set a monthly reserve using a simple rule like 1 percent of the home’s value per year, then add any contracted services like lawn or snow.

How can I estimate Chicago condo property taxes?

• Start with the parcel on the Cook County Assessor site, confirm assessed value and class, then review recent bills and rates on the Cook County Treasurer site to estimate annual tax and divide by 12.

What is the cost impact of commuting from West Chicago?

• Price both options: a Metra pass or typical rides using Metra schedules and fares, or a driving model that multiplies round-trip miles by commute days, then adds tolls from the Illinois Tollway and parking; include a time value if longer trips affect your day.

Do city parking costs change the math?

• Yes. Add your monthly garage or permit costs, plus any daily or worksite parking. In the suburbs, driveway and garage parking often reduces this line item, though Metra station parking may apply.

Are utility bills different for condos and single-family homes?

• Often. Condos may include some utilities in the HOA, while larger single-family homes usually have higher heating and cooling costs. Estimate each utility based on property size, age, and what the HOA covers.