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.
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Talk to a Specialist →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.
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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.
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