Moving to Chicago from out of state? I broke down what the numbers actually look like on the channel this week, including the property tax math most buyers get wrong before they ever make a call. Full breakdown below.
Also, the Huey arrives in New Lenox at American Legion Post 1977. Veterans, riders, and community members gathering from 6:30 AM. Worth showing up for.
Here's what's inside:
🚁 A historic Army Huey is coming home to New Lenox
🍽️ New restaurant coming to Frankfort
🎸 Roger Daltrey closed out the New Lenox Summer Concert Series
⛽ New gas station proposed for Route 59 in Joliet
📺 Moving to Chicago from out of state? Watch this first
🚁 Huey homecoming, Boots & BBQ, and a clearance sale this weekend
🏡 Two listings worth a look
🔍 $375K in Tinley Park vs. $375K in Naperville
🚪 Gas prices, jobs, and your weekend weather
LET'S GET INTO IT ↓
Local headlines this week
🍽️ New Restaurant Coming to Frankfort
Coro Restaurant is taking over the former Simply Smokin location at 10211 W. Lincoln Highway. Full-service restaurant with liquor sales — breakfast, pasta, steak, pizza, wings, and more. The board approved it, no drive-thru or outdoor seating. Opening TBD.
🎸Roger Daltrey of The Who Closed Out the New Lenox Summer Concert Series
Daltrey played an intimate solo show at the Performing Arts Pavilion last Saturday, nine-piece band, Who classics mixed with Neil Young, Paul Simon, and CCR covers. If you were there, you already know. If you weren't, that's what next year's series is for.
⛽ New Gas Station, Car Wash, and Restaurant Proposed for Route 59 in Joliet
A development proposal headed to the Joliet City Council would bring a gas station, car wash, and drive-thru restaurant to Route 59 near CarMax. Worth watching.
Moving to Chicago From Out of State? Watch This First.
Illinois property taxes scare off a lot of out-of-state buyers before they ever look at a single listing.
I broke down what the numbers actually look like on the channel this week, and the reality is more nuanced than the headlines.
Here's what you need to know before you start shopping from out of state:
A higher tax rate doesn't always mean a higher payment. Illinois effective rates run around 2-2.5% in the south suburbs, but on a $350K home, that's $7,000-$8,750 a year. In states like Texas or Florida with "no income tax," property taxes often run 2.5-3.5% on homes priced 20-30% higher. The monthly number is frequently comparable
Google Maps lies about your commute. It shows you off-peak drive times. A 35-minute drive to the Loop at 2 PM becomes 55-70 minutes at 7:30 AM. Always check Metra first, Rock Island, and BNSF lines run consistent schedules that don't change with traffic
Orland Park, Frankfort, and Tinley Park each serve different buyers. Orland Park is for the buyer who wants amenities and a downtown finally arriving. Frankfort is for the buyer who wants custom homes and a destination downtown that already exists. Tinley Park is for the buyer who wants the best value at the lowest entry point with two Metra stations
What to line up before you shop from out of state. Get pre-approved with a lender who knows Illinois. Understand Cook vs. Will County tax implications before you fall in love with an address. And work with an agent who actually lives and works in the specific towns you're targeting
Watch the full breakdown here
New videos every week: market breakdowns, local development, what's actually moving in the suburbs. Subscribe here so you don't miss one.
A Huey homecoming, boots and BBQ, and a clearance sale
The Huey Is Coming Home (New Lenox)
The Vietnam-era Army Huey arrives at American Legion Post 1977 on National POW/MIA Recognition Day. Veterans, riders, and community members gather starting at 6:30 AM; Huey arrives around noon.
One of the most meaningful events we've had in the newsletter all year. Worth showing up for.
📅 Sep 18th | Starting 6:30 AM
📍 New Lenox American Legion Post 1977, 14414 Ford Dr
Boots, Bling & BBQ (Homer Glen)
Country western night at Zachary's Red Barn: live music from Buckshot Bully, line dancing, two-stepping, Robinson's #1 Ribs, beer, wine, and raffles. The ticket includes food and drinks.
Benefits Good Shepherd Center's In-Home Respite Program. 21+.
📅 Sep 18th | 6 PM
📍 16849 S Cedar Rd, Homer Glen
Annual Storewide Sale & Clearance Event (New Lenox)
Crest's biggest sale of the year. 25% off regular retail on everything in stock and on special orders, including lighting, ceiling fans, and home décor. The real markdowns are under the tent out front, starting at 70% off. Three days only, and it starts today.
📅 Sep 17th to 19th | More details in the link above
📍 1918 Ferro Dr, New Lenox
Featured Listing: New Lenox
Set on an oversized double lot shaded by mature trees on a quiet street, this 3-bedroom, 1-bathroom home has been loved by the same family for more than 40 years and is ready for its next chapter. The four-seasons room is a standout, offering year-round comfort and a favorite spot to unwind in any season, while an oversized front window fills the living area with natural light and turns the space into a cozy retreat come winter.
📍 136 Ash Street, New Lenox, IL
See full listing here
Featured Listing: Midlothian, IL
Classic simplicity best describes this immaculately maintained Cape Cod in the heart of Midlothian. This home was lovingly owned for 30-plus years and is finally ready for new owners. Within the last five years, the HVAC was replaced, Roof was replaced, new kitchen flooring was installed, new carpet installed in the living room, the upstairs bedrooms painted, primary bedroom repainted, bathroom tub was refinished, and basement floor was refinished. This home is move-in ready, and desired cosmetic updates can be completed over time.
📍14918 Hamlin Avenue, Midlothian, IL
See full listing here
Thinking about making a move in 2026? Click here and send me a message!
$375K in Nashville or $375K in Tinley Park?
I broke down what the numbers actually look like for out-of-state buyers on the channel this week. Illinois property taxes are the first thing that scares people off. But it's worth running the math before you make that call.
Here's the reality.
Nashville has been one of the hottest markets in the country for the last five years. No state income tax, lower property tax rate- sounds great on paper. But Nashville's median home price has pushed well past $450K. At $375K, you're getting into a starter home in a competitive outer suburb, not the city itself. Property taxes run around 0.6-0.7%, but on a higher base that keeps climbing.
In Tinley Park at $375K, you're getting a real home. Three bedrooms, a garage, a yard, two Metra stations getting you to LaSalle Street in under an hour, and a community with 40+ years of established neighborhood character. Illinois effective tax rate runs around 2.2% on your Will County side, but on a $375K home, that's roughly $8,250 a year, or $688 a month. Factor in that Illinois has no inheritance tax on primary residences, and the total picture looks different than the headlines suggest.
Same budget. One market is still climbing fast. The other gives you more house in a market that grinds steadily upward.
Nobody runs that comparison before you fall in love with a Nashville listing. Now you have it.
👉 See what $375K looks like in Tinley Park
👉 See what $375K looks like in Nashville
Thinking about making the move? Just send me a message, and I'll walk you through both sides based on what actually matters to you.
⛽ CHEAPEST GAS IN THE SOUTH 'BURBS!
Prices as of 09/13/26 (USA National Gas Station Price Heat Map)
📍 Manhattan — ~$4.32 ⬆️ From Last Week
📍New Lenox — ~$4.36 ⬇️ From Last Week
📍Mokena — ~$4.57 ⬆️ From Last Week
📍Frankfort — ~$4.59 ⬆️ From Last Week
💼 LOCAL JOBS & VOLUNTEER PICKS
🌤️ WEEKEND WEATHER: FRANKFORT, IL
Friday: 75°/52° — ☀️ Sunny — 💧Low — 💨 Light
Saturday: 74°/51° — 🌤️ Mostly Sunny — 💧Low — 💨 Light
Sunday: 74°/51° — ⛅ Partly Cloudy — 💧Low — 💨 Light
Thanks for reading this week’s edition of the Chicago Suburbs Scoop.
Every Thursday, I'll be dropping this in your inbox.
Local news, what's going on this weekend, where the market's at, and a few things to make your week a little easier.
If there's something you want to see more of, just reply and let me know. This thing gets better when you tell me what matters to you.
Have a great weekend, and I’ll see you right back here next Thursday.
— John
📞 708-612-0644 | [email protected]
