What You’ll Pay in Property Taxes in Evanston
In 2025, the typical property tax rate in Evanston is around 1.8% of a home’s assessed value annually. This rate is slightly higher than the Illinois state average of 1.6% but lower than rates in some nearby suburbs. For a home valued at $350,000, Evanston homeowners can expect to pay about $6,300 per year or $525 per month in property taxes.
Property taxes in Evanston help fund essential city services, public schools, parks, and infrastructure maintenance. While rates can vary by neighborhood, most homeowners fall within the 1.6% to 2.0% range. Prospective buyers should factor in this ongoing cost when budgeting for a home purchase in Evanston.
How HOA Fees Work in Evanston
Many residential developments and condo buildings in Evanston have a Homeowners Association (HOA) that manages shared spaces and amenities. As a member, you’ll pay monthly or quarterly dues to cover these services and maintain the community. Typical HOA fees in Evanston include:
- Landscaping and snow removal
- Trash and recycling collection
- Exterior building maintenance
- Community pool, gym, or clubhouse access
- Security and gate services
The extent of services and amenities will depend on the specific development. In general, the more upscale the community and the more services provided, the higher the monthly HOA fees will be. It’s important to understand what’s included in your dues and if there are any usage restrictions or additional fees to access certain amenities.
Typical Monthly HOA Costs
In Evanston, HOA fees typically range from $100 to $450 per month as of 2025. Here’s a comparison of what you might pay in different types of communities:
| Type of Community | Typical Monthly HOA Fee |
|---|---|
| Older or low-service neighborhood | $75 – $125 |
| Average suburban development | $150 – $275 |
| Luxury or amenity-heavy complex | $300 – $450+ |
| Example: $295k home with 0.8% tax + $150 HOA | $345 per month |
🏆 Winner: For the most cost-effective setup, look for neighborhoods with lower tax rates and minimal HOA services. You’ll have more control over expenses but may need to handle your own landscaping, snow removal, and exterior upkeep.
Hidden or Seasonal Fees to Expect
In addition to monthly HOA dues, Evanston homeowners may encounter other fees:
- Move-in/out or elevator reservation fees
- Pet rent or cleaning charges
- Parking fees for guests or additional vehicles
- Amenity usage fees for clubhouse rentals or pool passes
- Special assessments for major repairs or upgrades
Review your HOA bylaws carefully to understand all potential costs. Some fees may only apply seasonally, like hidden community fees for holiday decorations or spring landscaping. Budget for these occasional expenses to avoid surprises.
Are These Costs Worth It?
While no one loves paying taxes and fees, these costs provide value to Evanston homeowners. Property taxes fund high-quality schools, well-maintained parks, and responsive city services that enhance quality of life and property values. HOA fees can be worthwhile if you appreciate the convenience and amenities of community living.
However, HOA rules and restrictions aren’t for everyone. Some owners prefer the freedom and cost control of homes without HOAs. Consider your lifestyle and budget carefully when weighing the pros and cons. In Evanston, HOA homes often retain higher resale value thanks to consistent upkeep and desirable amenities.
FAQs About Property Tax and HOA in Evanston
- How much is the average HOA fee in Evanston? Typical HOA dues range from $100 to $450 per month depending on the community amenities and services.
- Can my HOA fees increase? Yes, HOA fees can increase over time to keep up with inflation, rising vendor costs, and major repairs. However, increases are typically capped and require homeowner approval.
- Do I pay both property tax and HOA fees? Yes, property taxes and HOA dues are separate expenses. Property taxes fund public services while HOA fees pay for amenities and maintenance within your development.
- Are property taxes included in my mortgage? Property taxes are often rolled into your monthly mortgage payment and held in escrow by your lender. However, it’s your responsibility to ensure taxes are paid.
- How can I lower my property tax bill? You may be able to lower your property taxes by appealing your home’s assessed value, applying for exemptions, or qualifying for senior or veteran discounts. Consult with a local tax advisor for guidance.
Final Cost Insights for Evanston Homeowners
Homeownership costs in Evanston extend beyond the monthly mortgage payment. Property taxes and HOA fees are key expenses that can add hundreds of dollars per month. The typical homeowner pays around 1.8% in property taxes and $100 to $450 in HOA dues, though exact costs vary by home value and neighborhood.
While no one enjoys extra fees, these costs provide value in the form of quality amenities, responsive city services, and sustained property values. To manage these expenses, factor them into your home-buying budget, understand what they cover, and take advantage of opportunities to save, like tax exemptions or energy-efficient upgrades.
Evanston offers diverse housing options at various price points. Whether you prefer a low-maintenance condo or a single-family home, accounting for the total cost of ownership will help you make an informed decision. By planning ahead for property taxes and HOA fees, you can enjoy all the benefits of homeownership in this vibrant Chicago suburb.