Carillon at Heatherstone, Beach Park — True Cost of Ownership

Carillon at Heatherstone is the northernmost community in the Carillon brand family and the most affordable entry point by purchase price — homes in the $150K–$280K range. That price advantage is partially offset by Lake County's effective property tax rate of ~2.5%, the highest of any county in the Carillon portfolio. On a $200K home, the annual tax bill is roughly $5,000, which is comparable to a $285K home in Will County at 2.3%. The purchase price is lower but the ongoing tax burden at the same price point is higher.

Carillon brand at its most affordable: If Carillon's community management approach and CC&R structure appeal to you but Carillon Club (Naperville, DuPage) or Carillon (Plainfield, Will) are priced above your range, Carillon at Heatherstone is the brand's entry point. The northernmost location — Beach Park, near the Wisconsin border — means you are buying Chicago metro access at an outer-ring distance. Budget drive times of 55–65 miles to downtown Chicago.

Monthly Cost Breakdown

Cost Item	Est. Monthly (Low)	Est. Monthly (High)	Notes
HOA fee	$165	$185	Common areas, clubhouse; verify what is included
Property tax	$313	$583	Lake ~2.5%; on $150K–$280K homes
Insurance	$65	$120	Varies by housing type (attached vs. detached)
Utilities	$130	$220	Not in HOA at this price point
Total monthly (excl. mortgage)	~$673	~$1,108

Lake County Tax by Home Value

Purchase Price	Annual Tax Est.	Monthly
$150,000	$3,750	$313
$195,000	$4,875	$406
$240,000	$6,000	$500
$280,000	$7,000	$583

Questions on Carillon at Heatherstone?

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