Grand Haven, Romeoville — True Cost of Ownership
Will County | 677 homes | Mixed attached and detached | Homes $200K–$360K
Grand Haven is a mixed-housing 55+ community — attached villas and single-family detached homes share the same development and the same HOA. That mix creates a meaningful cost split between housing types. Attached villa owners typically pay a higher HOA fee that covers more exterior maintenance (sometimes including roof and siding), while single-family owners pay a lower fee and carry more individual responsibility. Before comparing Grand Haven to another community on HOA alone, identify which housing type you are evaluating — the all-in monthly cost can differ by $150–$250 depending on villa vs. detached.
Monthly Cost Breakdown — Single-Family
| Cost Item | Est. Monthly (Low) | Est. Monthly (High) | Notes |
|---|---|---|---|
| HOA fee | $165 | $185 | Common area maintenance; lawn is owner responsibility |
| Property tax | $383 | $690 | Will ~2.3%; on $200K–$360K single-family range |
| Lawn care | $60 | $110 | Owner managed; estimate for hired service |
| Homeowners insurance | $95 | $145 | Full structure policy; lower home values help |
| Utilities | $165 | $250 | Not in HOA |
| Total monthly (excl. mortgage) | ~$868 | ~$1,380 |
Will County Tax by Home Value
| Purchase Price | Annual Tax Est. | Monthly |
|---|---|---|
| $200,000 | $4,600 | $383 |
| $250,000 | $5,750 | $479 |
| $310,000 | $7,130 | $594 |
| $360,000 | $8,280 | $690 |
Will County assesses at 33.33% of market value, effective rate ~2.3%. Senior Assessment Freeze (SCAFP) available at 65+ with income under $65K — must re-apply annually. Does not freeze the levy rate, only the assessed value.
10-Year Projection — $250K Single-Family Home
| Cost Item | 10-Year Estimate |
|---|---|
| HOA fees (3% annual increase from $175/mo) | ~$24,300 |
| Property tax (~$5,750/yr) | ~$59,800 |
| Lawn care (~$85/mo) | ~$10,200 |
| Insurance (~$120/mo) | ~$14,400 |
| Utilities (~$205/mo) | ~$24,600 |
| Total non-mortgage cost (10 yr) | ~$133,300 |
Questions on Grand Haven?
Connect with a Will County buyer agent to compare current villa and single-family listings and review HOA documents.
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