Chicago City Wire

Property owners in Brainerd paid nearly 2.33% percent of the value of their homes in taxes last year. That’s 1.95 times the national average, according to an LGIS analysis of real estate sales data in Chicago’s South Side from Jan 1. to June 30.

Local Government Information Service (LGIS) publishes Chicago City Wire.

Brainerd, population 72,829, recorded a median sale price of $85,500 based on data from the 206 properties sold during the first half of 2018. In 2017, homeowners paid a median property tax bill of $1,988, according to county tax data from the Cook County Assessor’s Office.

That’s 2.33 percent of the community’s median home value. In the U.S., the average effective property tax rate is 1.19 percent.

Put another way: a $85,500 home in Indiana, where the effective rate is 0.89 percent, would have a property tax bill of about $761, or $1,227 less per year.

The analysis, including 44 Chicago South Side communities, shows homeowners in Englewood, Greater Grand Crossing, West Pullman, South Deering, and West Englewood pay the highest property taxes in the region, each clocking in with effective rates of 2.8 to 4.9 percent.

Illinois homeowners pay the second-highest property taxes in the country with an effective median rate of 2.32 percent, just behind those in New Jersey's (2.28 percent).

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Top Property Rates in Chicago’s South Side

The following table ranks Chicago’s South Side communities by their median effective property tax rate, calculated using sales and property tax data from 2018.

Neighborhood	Jan - June 2018 Sales	Jan - June 2018 Median Price	Median tax	Effective Tax Rate
Englewood	289	$40,000	$1,948	4.87%
Greater Grand Crossing	292	$75,000	$2,396	3.20%
West Pullman	239	$55,000	$1,612	2.93%
South Deering	90	$48,000	$1,403	2.92%
West Englewood	163	$50,000	$1,407	2.81%
South Chicago	191	$81,000	$2,258	2.79%
Back of the Yards	136	$75,000	$2,088	2.78%
Roseland/Pullman	363	$66,500	$1,776	2.67%
Burnside	150	$80,500	$2,036	2.53%
Riverdale/Altgeld Gardens	2	$46,750	$1,146	2.45%
Brainerd	206	$85,500	$1,988	2.33%
Gresham	395	$90,000	$2,018	2.24%
Woodlawn	163	$128,000	$2,781	2.17%
Calumet Heights	216	$100,000	$2,096	2.10%
Washington Heights	60	$90,000	$1,800	2.00%
Canaryville/Fuller Park	48	$157,000	$3,103	1.98%
South Shore	256	$108,500	$2,096	1.93%
Chatham	108	$131,500	$2,435	1.85%
Marquette Park	184	$122,500	$2,218	1.81%
East Side	124	$104,500	$1,832	1.75%
Brighton Park	124	$171,250	$2,996	1.75%
Morgan Park	164	$158,500	$2,737	1.73%
Wrightwood	88	$140,000	$2,391	1.71%
Beverly	150	$286,000	$4,830	1.69%
Chicago Lawn	70	$130,000	$2,140	1.65%
Hegewisch	49	$126,000	$2,073	1.65%
Mount Greenwood	137	$231,000	$3,689	1.60%
Gage Park	107	$135,000	$2,077	1.54%
McKinley Park	54	$247,500	$3,760	1.52%
Washington Park	53	$140,000	$2,086	1.49%
Kenwood	73	$267,000	$3,949	1.48%
Chinatown	13	$280,000	$4,063	1.45%
Bridgeport	187	$353,000	$5,100	1.44%
Garfield Ridge	294	$215,000	$3,052	1.42%
Clearing	147	$215,000	$3,024	1.41%
West Elsdon	60	$185,000	$2,601	1.41%
West Lawn	175	$194,500	$2,729	1.40%
Hyde Park	182	$237,500	$3,185	1.34%
Ashburn	120	$166,000	$2,221	1.34%
Archer Heights	71	$220,000	$2,920	1.33%
Scottsdale	104	$196,500	$2,595	1.32%
Bronzeville	212	$215,500	$2,771	1.29%
South Loop	516	$327,000	$3,998	1.22%
Oakland	40	$160,250	$1,443	0.90%

Source: BlockShopper.com; Cook County Assessor’s Office

Median Sales Prices in Chicago’s South Side

The following table ranks Chicago’s South Side cities by the year-over-year change in median sale price, which is calculated using prices of properties sold during the first six months of 2018.

Neighborhood	Jan - June 2017 Sales	Jan - June 2017 Median Price	Jan - June 2018 Sales	Jan - June 2018 Median Price	Change
Riverdale/Altgeld Gardens	4	$21,250	2	$46,750	120.00%
West Englewood	125	$27,000	163	$50,000	85.19%
Washington Park	40	$81,500	53	$140,000	71.78%
Englewood	247	$25,000	289	$40,000	60.00%
West Pullman	188	$36,500	239	$55,000	50.68%
Oakland	49	$110,000	40	$160,250	45.68%
Back of the Yards	120	$52,250	136	$75,000	43.54%
South Chicago	148	$59,500	191	$81,000	36.13%
Roseland/Pullman	267	$50,000	363	$66,500	33.00%
South Deering	79	$36,500	90	$48,000	31.51%
Washington Heights	49	$69,000	60	$90,000	30.43%
Chicago Lawn	58	$105,000	70	$130,000	23.81%
McKinley Park	57	$200,000	54	$247,500	23.75%
Marquette Park	196	$100,500	184	$122,500	21.89%
Burnside	127	$67,500	150	$80,500	19.26%
Calumet Heights	212	$85,000	216	$100,000	17.65%
Canaryville/Fuller Park	47	$135,000	48	$157,000	16.30%
South Shore	219	$95,000	256	$108,500	14.21%
East Side	112	$94,500	124	$104,500	10.58%
Gresham	306	$81,750	395	$90,000	10.09%
Chatham	145	$120,000	108	$131,500	9.58%
Clearing	159	$197,000	147	$215,000	9.14%
Bridgeport	201	$325,000	187	$353,000	8.62%
Archer Heights	58	$203,500	71	$220,000	8.11%
West Lawn	193	$180,000	175	$194,500	8.06%
Hyde Park	167	$220,000	182	$237,500	7.95%
Scottsdale	115	$184,000	104	$196,500	6.79%
West Elsdon	70	$174,000	60	$185,000	6.32%
Beverly	167	$270,000	150	$286,000	5.93%
Garfield Ridge	264	$205,000	294	$215,000	4.88%
Bronzeville	253	$206,500	212	$215,500	4.36%
Chinatown	23	$270,000	13	$280,000	3.70%
Greater Grand Crossing	225	$73,000	292	$75,000	2.74%
Mount Greenwood	146	$226,750	137	$231,000	1.87%
Hegewisch	44	$125,000	49	$126,000	0.80%
Brighton Park	114	$170,000	124	$171,250	0.74%
Ashburn	120	$165,000	120	$166,000	0.61%
Morgan Park	141	$161,000	164	$158,500	-1.55%
Wrightwood	64	$142,500	88	$140,000	-1.75%
South Loop	560	$345,000	516	$327,000	-5.22%
Kenwood	65	$295,000	73	$267,000	-9.49%
Gage Park	87	$155,000	107	$135,000	-12.90%
Brainerd	196	$99,500	206	$85,500	-14.07%
Woodlawn	135	$150,000	163	$128,000	-14.67%

Sources: Blockshopper.com; Cook County Recorder of Deeds