What You’ll Pay in Property Taxes in Cicero
When Danielle and her husband bought their first home in Cicero, they carefully budgeted for their mortgage payment. But a few months in, they were surprised by their first property tax bill—and the HOA fees that came with it. “We knew about property taxes, but didn’t realize how much they would add to our monthly costs,” Danielle shares. “And we completely forgot to factor in the HOA fees.”
Property taxes in Cicero are generally in line with the state average, typically falling between 0.8%–1.2% annually. For a home valued at $250,000, that equates to $2,000–$3,000 per year in property taxes alone. The typical property tax rate in Cicero is around 1.1%.
It’s important to remember that property taxes are based on your home’s assessed value, not the purchase price. In Illinois, homes are reassessed every three years, so your property tax bill may fluctuate over time as your home value changes. Many mortgage lenders will roll your annual property taxes into your monthly mortgage payment, but it’s still crucial to understand and plan for this expense.
How HOA Fees Work in Cicero
In addition to property taxes, many Cicero neighborhoods have Homeowners Associations (HOAs) that charge monthly or annual fees. These fees cover shared expenses and amenities in the community. Common items included in HOA fees are:
- Trash collection
- Landscaping of common areas
- Community pool maintenance
- Security or neighborhood patrols
- Clubhouse or fitness center upkeep
- Exterior maintenance of townhomes or condos
HOA fees in Cicero vary widely depending on the neighborhood and amenities offered. In general, the more amenities or services covered, the higher the monthly fee. Townhome and condo communities also tend to have higher HOA fees, as the association is responsible for exterior building maintenance and insurance.
It’s important to carefully review what’s included in the HOA fee before buying a home, as these costs can significantly impact your monthly budget. Some associations also have rules around landscaping, parking, or home improvements, so be sure you understand and are comfortable with the regulations.
Typical Monthly HOA Costs
In Cicero, HOA fees typically range from $70 to $200 per month. Here’s a breakdown of what you might expect to pay:
| Neighborhood Type | Typical Monthly HOA Fee |
|---|---|
| Older neighborhood with fewer amenities | $70 – $120 |
| Average suburban development | $120 – $175 |
| Luxury community with extensive amenities | $175 – $200+ |
| Example: $295k home with 1.1% property tax + $150 HOA | $420/month |
🏆 Winner: Neighborhoods with fewer amenities tend to have lower HOA fees, like $70–$120/month. However, you’ll need to weigh if the tradeoff in amenities and services is worth the savings.
Hidden or Seasonal Fees to Expect
Beyond the standard monthly HOA fee, there are often hidden costs locals face in Cicero that can impact your budget:
- Special assessments: If a major repair or improvement is needed (like repaving roads or replacing a roof), the HOA may charge an additional fee to cover it.
- Parking permits: Some neighborhoods charge for parking passes for residents or guests.
- Clubhouse rentals: Planning a party? There may be a fee to reserve the community room.
- Pet fees: Some HOAs charge monthly or annual fees for dogs or other allowed pets.
- Resale certificates: If you sell your home, the HOA may charge a fee to provide documentation to the buyer.
In summer months, some Cicero homeowners may see irrigation surcharges of $20–$50/month for watering lawns or common area landscaping. Be sure to ask about any seasonal fees when buying a home.
Are These Costs Worth It?
For the fees they pay, Cicero residents often enjoy well-maintained common areas, access to amenities like pools and fitness centers, and the assurance that their neighbors will keep up their properties. HOAs also often handle services like trash removal and landscaping, saving homeowners time and effort.
However, HOA living isn’t for everyone. The rules and regulations can feel restrictive to some, and the added costs of fees and assessments can strain budgets. Ultimately, it’s a personal decision whether the tradeoff is worth it.
In Cicero, HOA neighborhoods often see slightly higher property values and faster resale than non-HOA communities. The average home price in Cicero is around $250,000, but homes in amenity-rich HOA neighborhoods often sell at a 5–10% premium.
FAQs About Property Tax and HOA in Cicero
How much is the average HOA fee in Cicero?
The average HOA fee in Cicero is $120–$175 per month. Fees can range from $70/month in neighborhoods with minimal amenities up to $200+/month for luxury developments.
Can my HOA fees increase?
Yes, HOA fees can increase over time to keep up with inflation, rising maintenance costs, or if new amenities are added. However, HOAs must follow rules set out in their bylaws for raising fees, which often requires a vote by the board or residents.
Do I pay both property tax and HOA fees?
Yes, property taxes and HOA fees are separate expenses. Property taxes are paid to the county and fund things like schools and public services. HOA fees are paid to your neighborhood’s homeowners association and cover the costs to maintain the community and its amenities.
How do property tax rates in Cicero compare to other cities?
Cicero’s property tax rates are on par with the Illinois state average, typically 0.8% to 1.2% of a home’s assessed value. This is slightly lower than some neighboring cities like Chicago or Oak Park.
Is an HOA worth it for first-time homeowners?
It depends on your budget and lifestyle preferences. HOA fees can significantly add to your monthly housing costs, but they also provide access to amenities and services that may be important to you. Consider the tradeoffs carefully before choosing an HOA neighborhood.
Final Cost Insights for Cicero Homeowners
For a typical $250,000 home in Cicero, owners can expect to pay around $2,750 per year in property taxes and $1,500 to $2,100 annually in HOA fees, totaling an extra $350 to $400 per month. While that’s a significant chunk of change, many residents find the amenities, services, and neighborhood stability provided by HOAs to be worth the cost.
Ultimately, the decision to buy into an HOA neighborhood is a personal one that depends on your financial situation and how you weigh the tradeoffs. But with some planning and foresight, you can find the Cicero home that fits both your budget and lifestyle.
Thinking of buying a home in Cicero? Be sure to explore the average rent and home prices in Cicero to understand the full cost of homeownership. You can also check out our breakdowns of property taxes and HOA fees in nearby cities to compare your options.