Carillon Club, Naperville — True Cost of Ownership
DuPage County | 778 homes | Gated | Homes $350K–$650K | The only Carillon address in DuPage
There are seven communities in the Chicago market that carry the Carillon name. Carillon Club in Naperville is the only one in DuPage County — and that county distinction matters more than most buyers realize. DuPage runs an effective property tax rate of roughly 2.0%, compared to 2.3–2.5% at the Will County and Lake County Carillon locations. On a $500K home, that gap is $1,500–$2,500 per year. Over a 10-year ownership window it adds up to $15,000–$25,000 in tax savings relative to buying an equivalently priced Carillon home elsewhere in the brand family.
The tradeoff: Carillon Club commands higher purchase prices than any other Carillon community. You are paying for the Naperville address and the DuPage tax environment, and the market knows it.
Monthly Housing Cost Breakdown
| Cost Item | Est. Monthly (Low) | Est. Monthly (High) | Notes |
|---|---|---|---|
| HOA fee | $290 | $315 | Covers clubhouse, pools, fitness, common area maintenance |
| Property tax | $583 | $1,083 | DuPage ~2.0%; range reflects $350K–$650K home values |
| Homeowners insurance | $120 | $195 | Single-family detached; owner-maintained exterior |
| Utilities | $175 | $275 | Not in HOA; ComEd electric, Nicor gas |
| Total monthly (excl. mortgage) | ~$1,168 | ~$1,868 |
DuPage County Property Tax by Home Value
| Purchase Price | Annual Tax Est. | Monthly | vs. Will County (2.3%) | vs. Lake County (2.5%) |
|---|---|---|---|---|
| $350,000 | $7,000 | $583 | Save $1,050/yr | Save $1,750/yr |
| $450,000 | $9,000 | $750 | Save $1,350/yr | Save $2,250/yr |
| $550,000 | $11,000 | $917 | Save $1,650/yr | Save $2,750/yr |
| $650,000 | $13,000 | $1,083 | Save $1,950/yr | Save $3,250/yr |
DuPage County assesses at 33.33% of market value; effective rate ~2.0%. Senior Citizens Assessment Freeze (SCAFP) available at 65+ with household income under $65,000 — requires annual re-application with the DuPage County Assessor's office, not automatic.
10-Year Ownership Projection — $450K Home
| Cost Item | 10-Year Estimate |
|---|---|
| HOA fees (3% annual increase from $300/mo) | ~$41,600 |
| Property tax (~$9,000/yr, modest increases) | ~$93,000 |
| Homeowners insurance (~$160/mo) | ~$19,200 |
| Utilities (~$225/mo avg) | ~$27,000 |
| Total non-mortgage cost (10 yr) | ~$180,800 |
Illinois exempts 100% of retirement income — Social Security, pensions, IRA withdrawals, 401(k) distributions — from state income tax. That offset is invisible in the above table but real: a household drawing $70,000/year in retirement income pays $0 in Illinois income tax on it, vs. up to $1,750 in Arizona (2.5% flat rate) or up to $4,200 in Wisconsin (6% marginal). Factor it into your state comparison.
Questions on Carillon Club Pricing?
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