What You’ll Pay in Property Taxes in Aurora
As a homeowner in Aurora, Illinois, it’s important to understand the property tax rates you can expect to pay. In 2025, the typical property tax rate in Aurora is around 2.1%. This means that for a home valued at $300,000, the annual property tax bill would be approximately $6,300.
While a 2.1% tax rate may seem high compared to some areas, it is actually close to the average for similar suburban cities in Illinois. Property tax rates in the state typically range from 1.8% to 2.4% annually. These taxes help fund essential services like schools, roads, and public safety.
It’s important for Aurora homeowners to factor property taxes into their budgeting. With a rate of 2.1%, a homeowner with a $295,000 house would owe about $517 per month in property taxes alone. Over the course of a 30-year mortgage, that adds up to over $185,000 in property taxes paid.
How HOA Fees Work in Aurora
In addition to property taxes, many Aurora homeowners are also responsible for paying monthly Homeowners Association (HOA) fees. An HOA is an organization that manages and maintains common areas and amenities within a residential community. When you purchase a home in an HOA neighborhood, membership is typically mandatory.
HOA fees are separate from property taxes and mortgage payments. They are used to cover the costs of services and amenities provided by the association. In Aurora, common HOA inclusions are:
- Landscaping and lawn care for common areas
- Snow removal
- Trash and recycling collection
- Maintenance of community pools, parks, and playgrounds
- Exterior upkeep of townhomes and condos
The specific services covered by HOA fees can vary significantly from one community to the next. Some HOAs offer extensive amenities like clubhouses, fitness centers, and security gates, while others provide more basic maintenance. Reviewing the covenants, conditions, and restrictions (CC&Rs) can help you understand what a particular HOA offers.
Typical Monthly HOA Costs
The amount you’ll pay in HOA fees depends on your specific community and the amenities offered. In Aurora, monthly HOA fees often range from $100 to $350. Luxury developments with extensive services and amenities may charge even more.
| Community Type | Typical Monthly HOA Fee |
|---|---|
| Low-fee neighborhood with basic maintenance | $70 – $120 |
| Average suburban development | $150 – $250 |
| Luxury community with extensive amenities | $300 – $500+ |
| Example: $295k home with 2.1% property tax + $150 HOA | $667/month 🏆 |
For a realistic example, let’s consider a $295,000 home in Aurora with a 2.1% property tax rate and a $150 monthly HOA fee. In this scenario, the homeowner would pay around $517 per month in property taxes and $150 in HOA fees, for a total of $667 per month. This setup is relatively cost-effective compared to high-amenity luxury communities.
Hidden or Seasonal Fees to Expect
In addition to regular monthly HOA dues, Aurora homeowners may encounter some hidden or seasonal fees, such as:
- Special assessments for major repairs or improvements
- Permit fees for exterior modifications or landscaping changes
- Surcharges for bulk trash removal
- Seasonal fees for amenities like pool maintenance or holiday decorations
- Fines for violating HOA rules or parking restrictions
While these extra costs don’t occur every month, they can add up over time. It’s a good idea to maintain some savings to cover unexpected HOA expenses and stay in communication with your board about upcoming projects.
Are These Costs Worth It?
Given the significant expense of property taxes and HOA fees, Aurora homeowners may wonder if these costs are truly worth it. In many cases, the answer is yes. Well-managed HOAs help maintain property values, provide convenient services, and foster a sense of community.
Some key benefits of living in an Aurora HOA include:
- Consistent exterior maintenance and landscaping, even if you’re away
- Access to amenities like pools, parks, and fitness centers
- Clear rules that preserve community aesthetics and limit nuisances
- Responsible management of community finances and long-term improvements
Of course, HOA living also has some potential drawbacks. Homeowners may chafe at the restrictions placed on exterior home modifications, landscaping choices, and parking. Disagreements with neighbors or the HOA board can sometimes be challenging to resolve.
Ultimately, whether the costs of property taxes and HOA fees are worthwhile depends on your individual preferences and priorities. Many Aurora homeowners feel that the benefits outweigh the costs, and HOA homes often retain higher resale value in the local market.
FAQs About Property Tax and HOA in Aurora
How much is the average HOA fee in Aurora?
In Aurora, monthly HOA fees typically range from $100 to $350. Exact costs depend on your specific community and the amenities offered.
Can your HOA fees increase?
Yes, HOA fees can increase over time to keep up with inflation, rising maintenance costs, and new projects. However, any fee increases must be approved by the HOA board and are typically capped by the governing documents.
Do you pay both property tax and HOA fees?
Yes, Aurora homeowners are responsible for both property taxes and HOA fees. Property taxes are paid to the government and fund public services, while HOA fees are paid to the association and cover community maintenance and amenities.
Are property taxes included in mortgage payments?
Property taxes are often rolled into monthly mortgage payments and held in escrow by the lender. However, it’s ultimately the homeowner’s responsibility to ensure property taxes are paid on time.
What happens if you don’t pay HOA fees?
Failure to pay HOA fees can result in late charges, legal action, and even foreclosure in extreme cases. It’s important to stay current on dues and communicate with your board if you’re experiencing financial hardship.
Final Cost Insights for Aurora Homeowners
Owning a home in Aurora comes with significant costs in the form of property taxes and HOA fees. With a typical tax rate of 2.1% and monthly HOA dues ranging from $100 to $350, these expenses can add hundreds of dollars to your housing costs each month.
However, most Aurora homeowners find that the benefits of these costs outweigh the drawbacks. Well-funded public services and well-maintained communities provide a high quality of life and help protect property values over time. Plus, bundling property taxes and HOA fees into your mortgage can make these expenses more manageable on a month-to-month basis.
If you’re considering purchasing a home in Aurora, be sure to factor property taxes and HOA fees into your budget. Research specific communities to understand what amenities and services are included in the monthly dues. By planning ahead for these costs, you can make an informed decision and find the best housing fit for your needs.