Torn between Western Springs and Clarendon Hills? You are not alone. These neighboring suburbs feel similar at first glance, but small differences in schools, commute, taxes, housing style, and downtown energy can tip your decision. In this guide, you will get a clear, side-by-side way to compare both villages and a practical checklist to choose the right fit for your lifestyle and budget. Let’s dive in.
Key differences at a glance
- County and identity: Clarendon Hills sits in DuPage County. Western Springs is in Cook County. County lines affect assessment, tax processes, and some fees.
- Downtown feel: Both offer walkable, train-centered downtowns. Clarendon Hills has a compact core around the station. Western Springs has a historic village character with parks and retail near the center.
- Housing style: Clarendon Hills blends mid-century homes with newer rebuilds. Western Springs features older, historic homes and mature streetscapes.
- Transit and commute: Both are on Metra’s BNSF Line to downtown Chicago. Check schedule specifics and parking rules before you commit.
- Schools: Boundaries vary by address. Always verify the exact school assignments for any property.
- Taxes: DuPage vs Cook means different assessment calendars and effective rates. Compare actual tax bills for similar properties before deciding.
Housing, lots, and renovation potential
In Clarendon Hills, you often see mid-20th century homes, plus newer tear-downs and rebuilds near the station. Lots can be generous but vary by block. You will find plenty of updated interiors, with station-area properties drawing strong interest for walkability.
In Western Springs, many streets showcase early 20th century or older homes with classic details and mature landscaping. Some blocks have larger lots and long-established neighborhoods. Renovation is common in both villages, so expect to compare character, condition, and yard size.
Buyer checklist for homes and lots:
- Confirm lot size, yard maintenance needs, and any tree or setback rules.
- Ask about foundation type, sump pumps, drainage, and any past water issues.
- Review age of systems and scope of prior renovations or additions.
- Check for any historic preservation influence in Western Springs. See the village’s Historic Preservation Commission resources for guidance.
Schools and boundaries you must verify
School quality is a top reason families compare these two suburbs. The key is address-level verification. Boundaries do not always match village lines.
- Start at the Illinois Report Card to review performance metrics, student demographics, and programs.
- Typical patterns to confirm: Many Clarendon Hills addresses feed into District 181 elementary schools and Hinsdale Central in Community High School District 86, depending on the parcel. Western Springs addresses are commonly served by local elementary districts and Lyons Township High School District 204, but this varies by address.
- Contact the appropriate district for the parcel to confirm assignments, bussing, and any special programs.
Quick steps:
- Lookup the specific parcel on the Illinois Report Card and the relevant district site.
- Ask your agent for a written boundary confirmation during attorney review.
- If schools are your top priority, focus your search on confirmed boundary zones before touring.
Commute, transit, and parking
Both villages sit on Metra’s BNSF Line, which provides express and local service to downtown Chicago. Check current schedules, express options, and fares on the Metra BNSF Line page.
Commuter parking rules matter if you plan to drive to the station. Each village sets permit systems, fees, and waitlists.
- Clarendon Hills: Review commuter parking and permits before you buy.
- Western Springs: Check parking regulations and permits to understand availability.
If you want a quick, easy walk to the train, focus on station-area blocks in either village. Visit at different times of day to gauge traffic, pedestrian flow, and the feel of the morning rush.
Taxes, utilities, and cost of ownership
Property taxes drive much of your carrying cost. Because Clarendon Hills is in DuPage and Western Springs is in Cook, assessment schedules and effective rates can differ.
- Use the DuPage County Supervisor of Assessments to review parcel details and recent bills in Clarendon Hills.
- Use the Cook County Assessor to research Western Springs parcels.
How to compare effectively:
- Pull a recent tax bill for each candidate property.
- Divide the tax bill by the home’s market value to estimate an effective tax rate.
- Compare similar properties by value, condition, and location. Differences in school levies and district boundaries can influence the total.
Ask sellers for recent utility bills and any village-specific fees. Insurance will vary by home type and any special flood hazard zone status. Your agent can help coordinate the right disclosures.
Amenities, parks, and daily life
Both villages host community events, seasonal markets, and small-town traditions. If you love parks and programs, tour the facilities and lineup in person.
- Clarendon Hills Park District: Browse programs, fields, and events via the park district website.
- Western Springs Park District: Review facilities and programming on the park district site.
Lifestyle tip: Grab a coffee near each station and walk the surrounding blocks. Note how quickly you can reach groceries, restaurants, and parks. Your day-to-day routine will often decide the better fit more than any single stat.
How to read the market without guessing
Market numbers can shift month to month. Rather than rely on outdated charts, use a consistent method when you compare the two villages.
What to pull and compare:
- 6 to 12 months of closed sales in the local MLS for each village.
- Median or average price per square foot by micro-area near each station.
- Inventory and days on market for homes similar to what you want.
- List-to-sale price trends for renovated vs. as-is properties.
How we approach it with clients:
- We run an MLS query with clear filters for property type, size, and condition on the day of your consult.
- We cross-check parcel data, recent tax bills, and property disclosures.
- We map micro-areas by walkability, lot size, and school boundary to show value drivers block by block.
Which is a better fit for you
Use these scenarios as a quick decision guide. If one sounds like you, start there.
- If your top priority is a fast rail commute: Live close to either Metra station and confirm parking or walkability. Tour at rush hour to compare.
- If your top priority is specific school pathways: Confirm your address with district offices and the Illinois Report Card before making an offer.
- If you want larger lots and historic charm: Western Springs offers many established blocks with older homes and mature trees. Verify any preservation considerations.
- If you want newer rebuilds near a compact downtown: Clarendon Hills has active infill and rebuilds, especially near the station.
- If taxes drive your budget: Compare effective tax rates using actual recent bills for similar properties in each village.
- If you value a small, walkable core: Both villages deliver. Walk the downtowns and see which rhythm fits your daily routine.
For sellers: stand out in your village
Your strategy should reflect how buyers shop these suburbs.
- Pricing by micro-market: Station-area homes, larger lots, and renovated interiors carry different premiums. Align your list price to the right comp set.
- Renovation and staging: Buyers expect clean, move-in-ready spaces. Targeted pre-list improvements can lift your net proceeds.
- Highlight what buyers value: Call out verified school assignments, train proximity, parking options, park access, and village events in your listing.
- Timing and prep: Seasonality can affect days on market. Plan photos, landscaping, and minor repairs ahead of your launch.
If you want a higher-ROI route to market, a renovation-first strategy with hands-on project management can reduce stress and improve outcomes.
How to research a specific address today
Use this step-by-step process before you write an offer or set a list price:
- Verify schools and programs
- Check the Illinois Report Card for assigned schools and performance metrics.
- Confirm transit plan
- Review the Metra BNSF Line for current schedules and fares.
- Check village permit details: Clarendon Hills parking and Western Springs parking.
- Compare taxes and assessments
- Pull the latest tax bill and parcel data for each property from DuPage County Assessments or the Cook County Assessor.
- Evaluate parks and programs
- Skim offerings via the Clarendon Hills Park District or Western Springs Park District and visit in person.
- Inspect the street-level fit
- Visit morning and evening, weekdays and weekends. Talk to neighbors and walk the downtown.
Ready to compare addresses or prep your home for market with a renovation plan that maximizes ROI? Connect with Johnny Kloster for a local, data-backed strategy.
FAQs
Which suburb is better for commuting to downtown Chicago?
- Both sit on Metra’s BNSF Line. Compare the current schedule, then check parking rules in each village to decide if you will walk, bike, or drive to the station.
Are property taxes typically lower in Clarendon Hills than Western Springs?
- Clarendon Hills is in DuPage and Western Springs is in Cook, which can lead to different effective rates. Compare recent bills from the DuPage Assessor and Cook County Assessor for similar properties.
How do I verify which schools serve a specific home?
- Use the address with the Illinois Report Card and confirm with the district office to verify assignments, bussing, and programs before you buy.
Are there historic district rules in Western Springs that affect remodeling?
- Some properties may be subject to preservation guidelines. Review the village’s Historic Preservation Commission resources and confirm requirements for your address.
Which village has better resale value long term?
- Resale depends on micro-location, schools, condition, and station proximity. The best approach is a current MLS analysis of comparable homes plus a renovation and staging plan tailored to your property.
