The Pines, Tinley Park — True Cost of Ownership

Cook County | South Suburbs | Attached condos | Homes $140K–$240K | HOA ~$275/mo

Cook County attached condo math: Cook County residential is assessed at 10% of market value (vs. 33.33% in collar counties), and higher levy rates produce a similar effective rate of ~2.0–2.5%. For condos, the HOA typically includes building insurance, exterior maintenance, common utilities, and often trash and water. A $275/mo condo HOA that covers those items should be compared to single-family alternatives by adding the unbundled equivalent costs back to the single-family HOA before declaring one cheaper.

The Pines is an attached condo 55+ community in Tinley Park, south Cook County. The entry price range — $140K–$240K for condo units — is among the lowest of any 55+ community in the Chicago market. That low purchase price comes with the Cook County tax environment (~2.2% effective) applied to lower-value units, which keeps the property tax bill modest. The $275/mo HOA at condo communities like this typically bundles exterior maintenance, building insurance, and common utilities — meaning the real comparison to a $175/mo single-family HOA requires adding back what you would pay separately for those services.

Monthly Cost Breakdown

Cost Item	Est. Monthly (Low)	Est. Monthly (High)	Notes
HOA fee	$260	$290	Likely includes building insurance, exterior maintenance, trash, water
Property tax	$257	$440	Cook ~2.2% effective; on $140K–$240K condo units
Interior insurance (HO-6)	$35	$65	Covers interior and contents; structure covered by master
Utilities (electric, gas)	$95	$160	Water/trash likely in HOA; verify per unit
Total monthly (excl. mortgage)	~$647	~$955

Total monthly under $1,000: At $140K–$180K purchase prices with a bundled HOA, The Pines represents one of the lowest total monthly cost structures of any 55+ community in the Chicago market. For buyers on a fixed income who want to minimize monthly obligations, the condo structure at this price point is difficult to match. The tradeoffs are smaller living spaces, no outdoor private space, and the lifestyle constraints of attached condo living.

Cook County Tax by Unit Value

Purchase Price	Annual Tax Est.	Monthly
$140,000	$3,080	$257
$175,000	$3,850	$321
$210,000	$4,620	$385
$240,000	$5,280	$440

10-Year Projection — $175K Condo

Cost Item	10-Year Estimate
HOA fees (3% annual increase from $275/mo)	~$38,100
Property tax (~$3,850/yr)	~$40,000
Interior insurance (~$48/mo)	~$5,800
Utilities (~$125/mo)	~$15,000
Total non-mortgage cost (10 yr)	~$98,900

Questions on The Pines?

Connect with a south suburban Cook County buyer agent for current listings and the HOA master insurance policy details at The Pines.

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