Carillon North, Grayslake — True Cost of Ownership

Lake County | 361 homes | Attached and single-family | Homes $180K–$340K

Carillon North is the most affordable entry point in the Carillon brand family — and it sits in Lake County, which has the highest effective property tax rate of any county in the Carillon portfolio at ~2.5%. The math is worth running explicitly: a $250K home at Carillon North generates roughly $6,250/year in property tax. The same dollar amount spent at Carillon Club in Naperville (DuPage, 2.0%) would produce $5,000/year. That $1,250 annual difference offsets some but not all of the purchase price gap between the two communities.

For buyers focused on Carillon brand familiarity — same management style, similar amenity program, similar CC&R structure — Carillon North gives you that experience at a lower entry price. For buyers focused purely on 10-year all-in cost, the Lake County tax rate narrows the apparent price advantage compared to Will County alternatives.

Carillon North vs. Saddlebrook Farms (both Lake County, similar price range): Saddlebrook Farms at 2,000 homes offers more community scale and larger lots on average. Carillon North at 361 homes is more intimate but has a smaller social base. Both sit in Lake County at the same tax rate. The decision is really about scale preference and housing type — Saddlebrook Farms runs more single-family; Carillon North has a larger proportion of attached units.

Monthly Cost Breakdown

Cost Item	Est. Monthly (Low)	Est. Monthly (High)	Notes
HOA fee	$190	$215	Clubhouse, common areas; attached units may cover more
Property tax	$375	$708	Lake County ~2.5%; on $180K–$340K homes
Insurance	$75	$140	Attached: HO-6 only; SF: full structure policy
Utilities	$150	$240	Some units may have water included in HOA
Total monthly (excl. mortgage)	~$790	~$1,303

Lake County Tax by Home Value

Purchase Price	Annual Tax Est.	Monthly
$180,000	$4,500	$375
$230,000	$5,750	$479
$280,000	$7,000	$583
$340,000	$8,500	$708

Lake County assesses at 33.33% of market value, effective rate ~2.5%. Senior Assessment Freeze (SCAFP) at 65+ with income under $65K requires annual application through Lake County Assessor. Does not freeze the levy rate.

10-Year Projection — $250K Home

Cost Item	10-Year Estimate
HOA fees (3% annual increase from $200/mo)	~$27,700
Property tax (~$6,250/yr)	~$65,000
Insurance (~$110/mo avg)	~$13,200
Utilities (~$195/mo)	~$23,400
Total non-mortgage cost (10 yr)	~$129,300

Questions on Carillon North?

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