Comparing Will County Communities: Which Is Right for Your Family?

Choosing where to plant roots ranks among life's most consequential decisions. When families begin house hunting in the Chicago metropolitan area, they invariably encounter the same frustrating challenge: how do you objectively compare communities that all seem appealing at first glance? Will County presents this dilemma acutely, with more than 20 incorporated municipalities competing for your attention, each claiming to offer the perfect blend of safety, excellent schools, and quality of life.

The reality facing prospective residents involves more than scanning crime statistics or glancing at school ratings. Each Will County community possesses distinct characteristics—from the historic downtown of Joliet to the rapidly expanding subdivisions of Plainfield—that profoundly impact daily living. Property taxes vary significantly between neighboring towns. Commute times to Chicago can differ by 30 minutes or more. School district boundaries often seem arbitrary, with houses on the same street sometimes assigned to entirely different systems.

This guide provides an authoritative, data-driven comparison of Will County's premier residential communities. Rather than superficial overviews, you'll discover specific metrics that matter: median home prices, property tax rates, district-by-district academic performance, documented crime statistics, and infrastructure realities that realtors rarely mention upfront. Whether you're relocating from out of state, moving from Cook County to reduce taxes, or simply seeking a better school district for your children, this analysis delivers the concrete information necessary for confident decision-making.

Will County Communities: Essential Overview

Will County encompasses 845 square miles southwest of Chicago, hosting approximately 690,000 residents across diverse municipalities. The county's explosive growth—it ranks among Illinois's fastest-growing counties—reflects its appeal to families seeking lower property taxes than Cook County while maintaining reasonable commuting access to Chicago employment centers.

This comparison focuses on eight communities that consistently rank highest for family living: Plainfield, Frankfort, Mokena, New Lenox, Romeoville, Bolingbrook, Oswego, and the county seat of Joliet. These municipalities represent the full spectrum of Will County living, from established historic towns to newer master-planned developments.

Geographic Distribution and Character

The northern tier communities—Plainfield, Bolingbrook, and Romeoville—border DuPage County and offer the shortest Chicago commutes, typically 45-60 minutes to the Loop via I-55. These areas experienced substantial development in the 1990s and 2000s, characterized by newer housing stock and modern infrastructure.

The southwestern corridor—Frankfort, Mokena, and New Lenox—features more established neighborhoods with mature trees and older downtown districts. These communities attract buyers seeking traditional suburban character with strong school systems. Commute times run 60-75 minutes to downtown Chicago.

Joliet, as the county seat and largest municipality with nearly 150,000 residents, presents unique characteristics. The city offers the most diverse housing options and price points, along with the widest range of neighborhoods—from historic districts to new subdivisions. However, this diversity also means greater variance in school quality and safety metrics compared to smaller communities.

School District Performance: A Critical Comparison

School quality drives residential decisions for most families, and Will County delivers significant disparities in academic performance across districts. Understanding these differences requires examining both state assessment data and district resources.

Top-Tier Districts: Academic Excellence

Frankfort CCSD 157-C consistently ranks among Illinois's elite elementary districts, reporting exceptional proficiency rates: 87.9% in English Language Arts, 81.4% in Mathematics, and 73.2% in Science—substantially exceeding state averages. The district maintains a student-teacher ratio of approximately 14:1, ensuring individualized attention that translates to measurable outcomes.

Mokena School District 159 similarly demonstrates academic strength, with student-teacher ratios around 14:1 and performance metrics placing it among the top 10% of Illinois districts. Parents in Mokena benefit from a tight-knit community atmosphere combined with rigorous academic standards.

Plainfield Community Consolidated School District 202 serves the largest geographic area, encompassing portions of Plainfield, Joliet, Crest Hill, Bolingbrook, and Romeoville. Despite this extensive coverage, the district maintains strong performance indicators. However, prospective buyers must verify their specific address falls within District 202 boundaries, as Plainfield's rapid expansion means some newer subdivisions belong to different systems.

High School Districts: The Lincoln-Way Factor

Multiple communities—New Lenox, Frankfort, and Mokena—share the Lincoln-Way Community High School District, which operates several high schools serving this southwestern corridor. The district's reputation for academic achievement, competitive athletics, and extensive extracurricular programming represents a major draw for families with older children.

Plainfield operates its own unified high school district, with multiple campuses offering specialized programs including Advanced Placement courses, career and technical education pathways, and acclaimed performing arts departments. The district's size provides resources smaller systems cannot match, though some parents prefer the more intimate environment of Lincoln-Way schools.

Districts Requiring Careful Evaluation

Joliet operates multiple school districts, with quality varying significantly between them. Joliet Public Schools District 86 faces challenges common to larger urban districts, including lower proficiency rates compared to surrounding suburban systems. However, specific schools within the district perform considerably better than overall averages suggest, making individual school research essential.

The Valley View Community Unit School District 365-U serves portions of Romeoville and Bolingbrook, offering solid academic programs that rank in the upper tier of Will County districts, though not quite matching Frankfort or Mokena's elite status.

Safety and Crime Statistics: The Reality Behind the Rankings

Safety concerns influence where families choose to live, yet crime statistics require careful interpretation. Raw numbers often mislead; a community with higher total crimes may actually be safer than one with lower totals if population density differs significantly.

Safest Communities: Data-Backed Leaders

Plainfield consistently appears on "safest Chicago suburbs" lists for 2025, combining low violent crime rates with proactive community policing programs. The village reports fewer than 1 violent crime per 1,000 residents—well below state and national averages. Property crime rates similarly run below regional norms, attributed partly to newer housing developments with modern security features and active neighborhood watch participation.

Mokena demonstrates comparable safety metrics, benefiting from its smaller population (approximately 20,000) and strong community cohesion. The village's location, surrounded by other low-crime communities, contributes to its secure environment. Residents report feeling comfortable with their children walking to schools and parks—a sentiment validated by documented crime statistics.

Frankfort ranks as Will County's premier community in Niche's 2025 ratings, with safety representing a core component of that designation. The village maintains well-funded police and fire departments that deliver rapid emergency response times. Frankfort's downtown area remains walkable and family-friendly even during evening hours, reflecting genuine community safety rather than mere statistical artifacts.

Oswego, while technically straddling Will and Kendall counties, merits mention as a rising safety leader. The community's newer infrastructure, combined with lower population density than more established suburbs, contributes to exceptional safety scores. Families relocating from urban environments often cite Oswego's security as a primary attraction.

Mid-Tier Safety Profile: Context Matters

New Lenox (population 27,214) presents solid safety metrics, though slightly higher than Mokena or Frankfort due to its larger size and greater commercial activity along Route 30 and Route 80 corridors. The village's residential neighborhoods report very low crime rates; most incidents concentrate in retail and dining districts—typical for any community with substantial commercial zones.

Romeoville and Bolingbrook demonstrate middling safety statistics relative to other Will County communities. Both municipalities host diverse populations and considerable retail development, which naturally generates higher incident reports. However, specific neighborhoods within these larger communities vary dramatically in safety profiles. Buyer research should focus on subdivision-level crime data rather than village-wide statistics.

Urban Realities: Joliet's Complex Profile

Joliet's size and diversity create a complex safety landscape. The city encompasses neighborhoods ranging from historically affluent areas with low crime to economically challenged sections experiencing higher incident rates. Aggregate statistics for Joliet show elevated crime compared to smaller Will County communities, but this masks substantial internal variation.

Prospective Joliet residents must research specific neighborhoods thoroughly. Areas like Cathedral and Rockdale feature well-maintained homes, engaged residents, and safety profiles comparable to nearby suburbs. Other sections require considerably more caution. Working with knowledgeable local real estate professionals becomes essential when considering Joliet properties.

Excluding Chicago from Illinois calculations, the state posts violent crime rates below national averages, with most suburbs and small towns reporting fewer than 1 violent crime per 1,000 residents. Will County's premier communities substantially exceed even these favorable state benchmarks, delivering genuine safety that justifies their appeal to families with children.

Housing Markets and Property Tax Reality

Home prices and property taxes represent the most tangible financial factors in community comparison. Will County's reputation as a lower-cost alternative to Cook County holds true broadly, but substantial variation exists between municipalities.

Median Home Prices: Current Market Snapshot

Frankfort commands premium pricing, with median home values exceeding $400,000 for established properties and newer construction often surpassing $500,000. This pricing reflects the community's top-tier school district, exceptional safety record, and limited available land for new development. Buyers pay a substantial premium for Frankfort addresses, but strong demand ensures good long-term value retention.

Mokena and New Lenox present somewhat more affordable alternatives while maintaining excellent schools and safety. Median prices cluster in the $350,000-$400,000 range, with variance based on home age, lot size, and specific subdivision amenities. Both communities offer reasonable value propositions for families seeking quality schools without Frankfort's price premium.

Plainfield demonstrates considerable price range due to ongoing development. Older sections near downtown offer homes in the $280,000-$350,000 range, while newer subdivisions in the southeast sectors command $400,000-$500,000. This diversity provides options for various budget levels, though buyers must carefully evaluate which Plainfield neighborhoods deliver the best long-term value.

Romeoville positions itself as the county's best value play, with median home prices around $290,000. This affordability reflects its central location—surrounded by Joliet, Plainfield, Bolingbrook, and Naperville—combined with solid infrastructure and reasonable school quality. First-time buyers and those prioritizing affordability over premium school districts find Romeoville particularly attractive.

Joliet offers the widest price spectrum, from modest homes under $200,000 in older neighborhoods to luxury properties exceeding $500,000 in premier subdivisions. This diversity means budget-conscious buyers can enter homeownership in Joliet at price points impossible in Frankfort or Mokena, though they must accept tradeoffs in schools or neighborhood characteristics.

Property Tax Burden: The Hidden Cost

Illinois property taxes rank among the nation's highest, and Will County delivers no exception to this unfortunate reality. However, rates vary between communities based on local taxing districts, school district levies, and municipal services.

Frankfort residents typically pay effective property tax rates around 2.5-3.0% of assessed home value annually—translating to $10,000-$15,000 for a $400,000 home. While this burden seems substantial, comparable homes in neighboring Cook County communities often face rates exceeding 3.5%, making Frankfort's taxes relatively reasonable given its service quality.

Plainfield demonstrates similar tax rates, with the specific levy depending on which taxing districts serve your address. The community's large geographic footprint means some residents pay considerably more than others based solely on location, making pre-purchase tax verification essential.

Mokena and New Lenox residents encounter comparable tax burdens, generally in the 2.5-3.2% range. These rates fund the excellent Lincoln-Way high school district and well-regarded elementary districts that justify the community's appeal.

Romeoville and Bolingbrook offer marginally lower rates, typically 2.3-2.8%, reflecting their positioning as value-oriented alternatives. However, lower rates don't always translate to lower total taxes if home values run higher than expected.

Joliet presents the widest tax variation, with rates influenced by specific location within the city, applicable school district, and local improvements. Some Joliet addresses benefit from lower rates than surrounding suburbs, while others pay comparably. Detailed research proves essential.

Commute Patterns and Transportation Access

Chicago-area professionals must consider commute realities when selecting a residence. While remote work has reduced daily commuting for many, most households still require reasonable access to major employment centers.

Highway Access: The I-55 and I-80 Corridors

Plainfield, Romeoville, and Bolingbrook benefit from prime I-55 access, delivering relatively efficient routes to Chicago's Loop. Morning commutes typically run 50-70 minutes depending on departure time and destination, with reverse commutes to western suburbs proving even faster. These communities also provide convenient access to I-355, enabling efficient travel to suburban office parks in Naperville, Schaumburg, and Oak Brook.

Mokena, Frankfort, and New Lenox rely primarily on I-80 and secondary routes like Route 30 and Route 45. Chicago commutes from these communities generally require 65-85 minutes during peak periods, with some flexibility depending on whether you can access Metra rail service. These longer commutes represent the primary tradeoff for these communities' excellent schools and family-friendly environments.

Joliet's position at the intersection of I-55 and I-80 provides versatile highway access, though actually reaching these highways from residential neighborhoods can add 10-15 minutes compared to communities with more direct access.

Metra Rail Service: The Commuter Advantage

Metra's Rock Island Line serves Joliet, New Lenox, and Mokena with direct service to Chicago's LaSalle Street Station. For professionals working in the Loop or South Loop, this train service transforms commuting from grueling to tolerable. The 70-90 minute train ride allows productive work time rather than stressful driving, and monthly passes typically cost less than daily parking fees in Chicago.

Frankfort lacks direct Metra service, requiring residents to drive to nearby stations in Mokena or Tinley Park—adding complexity to rail commuting. Plainfield and Romeoville similarly require driving to access the BNSF Line or Rock Island Line, limiting Metra's practical utility for these communities.

The absence of convenient public transit for most Will County communities means households typically require two vehicles, adding to overall transportation costs. Budget this reality into your financial planning when comparing communities.

Lifestyle Amenities and Community Character

Quality of life extends beyond schools and safety to encompass parks, recreation facilities, shopping, dining, and community culture. Will County communities offer distinct lifestyle profiles.

Recreation and Natural Areas

Plainfield residents enjoy access to extensive park systems, including the Lake Renwick Preserve—a former quarry transformed into a nature preserve offering fishing, birdwatching, and trails. Settlers' Park anchors the historic downtown, providing a community gathering space for festivals and events. The village operates numerous neighborhood parks and maintains an active recreation department programming diverse activities for all ages.

Romeoville hosts Heritage Falls Water Park, a major attraction during summer months, along with Mistwood Golf Club for golf enthusiasts. The Romeoville Athletic & Event Center provides indoor sports facilities enabling year-round youth programming. These substantial recreational investments reflect the community's family-oriented priorities.

Frankfort's downtown district represents its signature amenity—a walkable commercial area featuring boutique shops, restaurants, and the historic Breidert Green town square. The community's Fall Fest over Labor Day weekend draws thousands of visitors, creating genuine small-town atmosphere increasingly rare in suburban Chicago. Well-maintained parks throughout Frankfort's neighborhoods provide accessible green space.

New Lenox combines suburban convenience with rural character, offering residents easier access to surrounding natural areas and forest preserves. The community maintains a suburban-rural mix feel that appeals to those seeking more space and a slower pace than more densely developed communities provide.

Shopping and Dining

Plainfield, Bolingbrook, and Romeoville provide the most extensive retail options, with major shopping centers, chain restaurants, and big-box stores concentrated along primary commercial corridors. Residents rarely need to travel outside these communities for everyday needs.

Frankfort's downtown offers unique local businesses rather than chain stores, creating a different shopping experience. Residents appreciate this local character for dining and specialty shopping, though they typically drive to neighboring communities for grocery shopping or major retailers.

Joliet delivers the most comprehensive commercial infrastructure as the county's largest city, including downtown entertainment districts, Louis Joliet Mall, and extensive retail strips along Routes 30, 52, and 59. The city also hosts the Chicagoland Speedway and Route 66 Raceway for motorsports enthusiasts.

Healthcare Access

AMITA Health Saint Joseph Medical Center in Joliet serves as the county's primary hospital, providing comprehensive emergency and specialty care. Silver Cross Hospital in New Lenox offers another major facility with trauma center capabilities. Most Will County communities provide convenient access to one of these facilities within 15-20 minutes, ensuring adequate emergency response.

Numerous primary care physicians, dental practices, and specialty clinics operate throughout the county, concentrating in the larger communities. Healthcare access generally poses no significant challenges regardless of which community you select.

Growth Patterns and Future Development

Will County's rapid expansion continues, but growth affects communities differently—with profound implications for current residents and prospective buyers.

High-Growth Corridors

Plainfield represents the county's development frontier, with substantial vacant land remaining in the southeast sectors. Ongoing subdivision construction adds hundreds of homes annually, bringing new residents, tax base expansion, and commercial development. This growth supports property values but also strains infrastructure and schools. The district has constructed multiple new school buildings in recent decades to accommodate expansion.

Oswego experiences similar rapid development, transitioning from rural community to substantial suburb within just two decades. This transformation brings modern infrastructure and amenities but sometimes outpaces municipal services' ability to keep pace.

Established and Stabilizing Communities

Frankfort has largely built out its available land, transitioning from growth mode to stabilization. This maturity brings advantages—infrastructure capacity matches population, schools aren't overcrowded, and community character remains consistent. However, limited new construction restricts housing inventory, supporting higher prices but potentially limiting appreciation compared to growth areas.

Mokena and New Lenox similarly approach build-out, though some infill development and teardown-rebuild activity continues. These communities offer stability and predictability that some buyers prefer over rapidly changing environments.

Urban Reinvestment: Joliet's Renaissance

Downtown Joliet has experienced significant reinvestment, with the historic Rialto Square Theatre anchoring entertainment district revitalization. The University of Saint Francis provides an educational institution presence supporting cultural amenities. Some urban neighborhoods attract buyers interested in historic home renovation and urban living at suburban prices.

However, Joliet's size and complexity mean uneven development patterns persist, with some neighborhoods thriving while others stagnate. Prospective buyers must evaluate specific areas rather than assuming city-wide trends.

Side-by-Side Community Comparison

Making Your Decision: Prioritizing What Matters Most

No single "best" Will County community exists—optimal choice depends entirely on your family's priorities, financial situation, and lifestyle preferences. The decision framework below helps clarify your thinking.

If Top-Tier Schools Are Non-Negotiable

Focus your search exclusively on Frankfort, Mokena, or the highest-performing sections of Plainfield's District 202. Accept that you'll pay premium prices for these addresses—typically $350,000-$450,000 minimum for quality housing—and plan for property tax bills in the $10,000-$15,000 annual range. The academic excellence and college preparation these districts provide justify these costs for many families.

Verify exact school assignments before making offers. Even within these premier communities, specific subdivisions may fall under different district boundaries that dramatically affect school quality.

If Safety Ranks as Top Priority

Plainfield, Frankfort, Mokena, and Oswego deliver documented low crime rates suitable for families with young children. All four communities report fewer than 1 violent crime per 1,000 residents and maintain active community policing programs. Property crime rates similarly run well below regional averages.

These communities enable parents to feel comfortable with children walking to neighborhood parks, playing outside unsupervised during appropriate ages, and teenagers moving around independently—freedoms increasingly difficult to provide in many suburban areas.

If Budget Constraints Matter Significantly

Romeoville delivers the best combination of affordability ($290,000 median price) and central location. You'll compromise slightly on school quality compared to Frankfort or Mokena, but save $60,000-$110,000 on home purchase price and $2,000-$4,000 annually on property taxes.

Joliet offers the widest price range, enabling entry-level homeownership at prices impossible in other Will County communities. However, this affordability requires accepting significant tradeoffs in schools and potentially safety, depending on specific neighborhood selection. Work with experienced local realtors who can guide you to Joliet's better neighborhoods if budget constraints necessitate this choice.

If Commute Time Determines Feasibility

Plainfield, Romeoville, and Bolingbrook provide the shortest highway commutes to Chicago, typically saving 15-20 minutes each direction compared to southwestern communities. Over a year of daily commuting, this difference totals 125-160 hours—essentially four full days of your life.

If you can utilize Metra rail service, New Lenox and Mokena become viable despite longer geographic distance. The ability to work productively during your commute transforms the calculation entirely. Frankfort's lack of convenient rail access represents its primary weakness for Chicago commuters.

If Community Character and Downtown Walkability Matter

Frankfort stands alone in delivering authentic downtown atmosphere—boutique shops, locally-owned restaurants, community festivals, and genuine walkability. This small-town character within suburban Chicago attracts buyers willing to pay premium prices for lifestyle quality beyond mere statistics.

New Lenox offers more modest downtown character but still provides community identity beyond typical suburban subdivision sprawl. Plainfield, Romeoville, and Bolingbrook feature primarily auto-oriented development with limited pedestrian-friendly commercial districts.

Final Recommendations: Community Matches by Family Profile

Sources and Additional Research

This comparison synthesizes data from official sources and third-party research to provide objective analysis:

• School Performance Data: Illinois State Board of Education Report Card provides official academic performance metrics, graduation rates, and district demographics.
• Community Rankings: Niche's 2025 Best Places to Live in Will County aggregates multiple data sources including safety, schools, cost of living, and resident reviews.
• Safety Statistics: FBI Uniform Crime Reports and local police department data, analyzed through services like reAlpha's Safest Cities in Illinois 2025.
• Housing Market Data: Local real estate market statistics and Niche's cost of living comparisons for Will County communities.
• Demographics and Growth: U.S. Census Bureau data and Will County official statistics.

For ongoing research, consult the Will County School Districts Guide for detailed district information, our Property Tax Guide for tax calculation methodology, and Neighborhoods Overview for community-specific details.

Conclusion: Confidence Through Knowledge

Will County delivers genuine quality of life advantages that justify its explosive growth—lower property taxes than Cook County, excellent school options, strong safety records, and reasonable Chicago commuting access. However, treating the county as monolithic leads to poor decisions.

Frankfort, Mokena, Plainfield, and other communities discussed here offer meaningfully different experiences, price points, and tradeoffs. Understanding these distinctions—and honestly evaluating your family's priorities and budget constraints—enables confident decisions you'll appreciate for decades.

No guide replaces boots-on-the-ground research. Visit communities at different times of day. Walk neighborhoods beyond the specific house you're considering. Attend school open houses. Talk to current residents. The investment of several days exploring Will County thoroughly pays dividends through decades of satisfied homeownership in the community that genuinely fits your family best.