The core assumption behind the desire to change our Zoning Code is that our restrictive zoning code has limited affordable housing in Oak Park since we created it in 1921, and that the code prevents us from building more affordable housing.
Currently, we have 916 buildings with 2 to 6 units (Class 2-11), which translates to approximately 3,000 apartments. In addition, we have 1,587 single-story homes under 1,600 square feet. In total, Oak Park has over 4,600 affordable housing units – 25.6% of our 2- to 6-unit structures were built after the zoning code took effect in 1921, and 10.2% were built after World War II. Oak Park has added another six Class 2-11 buildings since 2000.
Any new structure or Accessory Dwelling Unit (ADU) creates an annual property tax expense to support local government, schools, libraries, parks, etc.
The effective tax rate represents two factors: The first part is called the levy, which is the total amount local taxing bodies need to collect each year. This levy is then allocated to each property based on its assessment level, which reflects the property’s market value. The effective tax rate basically expresses your annual property taxes expressed as a percentage of the market value of your property
I expressed total government spending (in a community) as a percentage of property market value using the Cook County Assessor’s 2024 database. I generated this table with an AI agent and then audited it.
Community Effective Tax Rate (% of Market Value) * Avg. Single-Family Home Price * Typical Annual Tax Bill for Single-Family Home
Oak Park * 3.2% * $475,000 – $685,000 * $13,500 – $23,000+
River Forest * 2.8% * $850,000 – $1,100,000 * $22,000 – $30,000+
Evanston * 2.5% * $550,000 – $750,000 * $13,500 – $19,500
Skokie * 2.4% * $380,000 – $520,000 * $8,500 – $12,500
Forest Park 2.6% * $320,000 – $420,000 * $8,500 – $11,500
Berwyn * 3.0% * $280,000 – $360,000 * $8,000 – $11,000
Elmwood Park * 2.7% * $310,000 – $400,000 * $8,000 – $11,000
City of Chicago (Austin/Galewood) * 1.9% * $300,000 – $450,000 * $5,500 – $9,000
This housing affordability chart shows that we live in a village with a very high property tax levy because we collectively want top-notch local government services. Adding a 700-square-foot ADU adds about $7,000 to $10,000 to that property’s annual tax bill, depending on its location in the village and how the assessor values it.
Before changing our zoning code, I think we need a clear analysis and discussion of the true cost of occupancy for any new affordable homes. That analysis needs to include both the cost of construction and the likely property tax burden. I think our community needs to ensure that people can afford these new structures before we allow too many to be built.
It may also make sense to identify a small area in the village to test the revised zoning code and see what happens over the long haul. If we change our zoning code, let’s collectively be confident we are doing it right and that it can attract the families it is targeting.
Nile Wendorf is a former member of the Growing Community Media board of directors. The property tax information comes from the Cook County Treasurer’s Office and the Cook County Assessor’s database.
