Chatham Grove, Aurora — True Cost of Ownership
Kane County | Aurora | 96 homes | 55+ | Homes $200K–$330K | HOA ~$175/mo
Chatham Grove is a smaller 55+ community in Aurora — 96 homes, Kane County, and a $175/mo HOA that undercuts the larger Aurora-area 55+ communities by $50–$75/mo. The same Kane County effective tax rate of ~2.4% applies as at Carillon at Stonegate and Stonegate West. The practical difference between Chatham Grove and those larger neighbors is scale and the resulting social trade-off: at 96 homes you get a more intimate community and a lower HOA, but a smaller pool of organized activities and neighbors.
96 homes vs. 336 at Carillon at Stonegate — the decision framework: Both are Aurora, Kane County, similar tax rates. Chatham Grove saves roughly $50–$75/mo in HOA. In return, Carillon at Stonegate offers gated entry, a more established social calendar, and the name-brand recognition that supports resale. The $600–$900/year HOA savings at Chatham Grove is real but not transformative. The choice comes down to scale preference and whether the gated, branded community character at Carillon is worth the premium to you.
Monthly Cost Breakdown
| Cost Item | Est. Monthly (Low) | Est. Monthly (High) | Notes |
|---|---|---|---|
| HOA fee | $165 | $185 | Common areas and amenities |
| Property tax | $400 | $660 | Kane ~2.4%; on $200K–$330K homes |
| Lawn care | $60 | $105 | Owner responsibility |
| Homeowners insurance | $95 | $145 | Full structure coverage |
| Utilities | $165 | $245 | Not in HOA |
| Total monthly (excl. mortgage) | ~$885 | ~$1,340 |
Kane County Tax by Home Value
| Purchase Price | Annual Tax Est. | Monthly |
|---|---|---|
| $200,000 | $4,800 | $400 |
| $245,000 | $5,880 | $490 |
| $290,000 | $6,960 | $580 |
| $330,000 | $7,920 | $660 |
10-Year Projection — $255K Home
| Cost Item | 10-Year Estimate |
|---|---|
| HOA fees (3% annual increase from $175/mo) | ~$24,300 |
| Property tax (~$6,120/yr) | ~$63,600 |
| Lawn care (~$80/mo) | ~$9,600 |
| Insurance (~$118/mo) | ~$14,200 |
| Utilities (~$202/mo) | ~$24,200 |
| Total non-mortgage cost (10 yr) | ~$135,900 |
Questions on Chatham Grove?
Connect with a Kane County buyer agent for current Chatham Grove listings and a side-by-side against Carillon at Stonegate.
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