If you’re sitting in a two-bedroom condo in Lincoln Park or Lakeview doing the math on moving to the suburbs, we get it. The numbers look weird at first — property taxes are higher, you’ll probably need a second car, and the sticker price on a house feels massive compared to your condo.

But the full picture? It’s not what most people expect. Let’s break it down honestly.

What You’re Paying in the City That Disappears in the Suburbs

HOA fees. This is the big one. In Chicago, HOA fees on a decent condo run $400 to $800 per month. That’s $4,800 to $9,600 per year that simply vanishes when you buy a single-family home. There’s no equivalent cost in the suburbs unless you’re in a planned community with an association — and even then, we’re talking $100 to $300/month.

Parking. If you rent a garage spot in Chicago, you’re paying $150 to $350/month. In the suburbs, your home comes with a garage. That’s another $1,800 to $4,200 per year gone.

Private school. Here’s the thing that changes the math completely for families. If you’re avoiding CPS and sending your kids to private school in the city, you’re paying $15K to $30K per year per child. In the western suburbs, the public schools are among the best in the state — District 203/204 in Naperville, District 181 in Hinsdale, District 58 in Downers Grove. That’s the same or better educational quality at zero tuition cost.

For a family with two kids in private school, moving to the suburbs can eliminate $30K to $60K per year in tuition. That alone can cover the increase in property taxes and then some.

What Costs More in the Suburbs

Property taxes. Illinois taxes are real and we won’t sugarcoat them. On a $600K home in Naperville, expect about $13K per year. On a $500K home in Downers Grove, about $10K. That’s meaningfully higher than what you’d pay in property taxes on a $500K Chicago condo (closer to $5K-$7K).

Cars. You’ll probably need two. In Chicago, you might get by with one car or even none. In the suburbs, unless you’re walking distance from the Metra in Downers Grove or Western Springs, two cars is standard. Figure $300-$500/month for a payment, plus insurance and gas — call it $5K-$8K per year for a second vehicle.

Maintenance. Condos handle exterior maintenance through the HOA. Houses don’t. You’ll spend $3K to $8K per year on lawn care, snow removal, repairs, and the random stuff that breaks when you own a home. It’s not glamorous, but it’s real.

The Net Math on a Typical Move

Let’s say you’re a family with one kid, selling a $500K condo in Lakeview with $550/month HOA and $200/month parking, buying a $600K home in Downers Grove.

Annual costs you eliminate: HOA ($6,600) + parking ($2,400) + private school ($20K) = roughly $29,000

Annual costs you add: Higher property taxes ($6,000 more) + second car ($6,000) + home maintenance ($5,000) = roughly $17,000

Net savings: about $12,000 per year. And you’re living in a 2,500 sq ft house with a yard instead of an 1,100 sq ft condo.

The exact numbers vary — everyone’s situation is different. But the pattern holds for pretty much every city-to-suburb family we’ve worked with: the total cost of living either stays roughly the same or goes down, while the quality of space goes way up.

The Intangible Stuff

Honestly, the spreadsheet only tells part of the story. The things our clients mention most after moving aren’t the financial savings — they’re the backyard, the quiet, the schools, and the fact that their kids can ride bikes to friends’ houses. You can’t put a dollar sign on that, but it matters.

On the flip side, you’ll miss the walkability of city life. You’ll drive more. Late-night food options shrink dramatically. And the energy of a Chicago neighborhood — the spontaneity of it — doesn’t exist in the suburbs. That’s a real trade-off, not just a minor inconvenience.

Thinking about making the move? Our suburb comparison page helps narrow down which town fits your budget and lifestyle. Or reach out directly — we’ll run the numbers for your specific situation. For luxury relocations ($1M+), Luxury List Chicago covers the high-end market.