Will County vs. Neighboring Counties: Which Is Right for You?

You're scrolling through home listings late at night, comparing nearly identical houses that are somehow thousands apart in price. One's in Will County, another's in DuPage, and there's that charming place in Lake County that seems too good to be true. Sound familiar? Here's what you actually need to know about Chicago's collar counties.

The Collar County Landscape

Chicago's collar counties—Will, Cook, DuPage, Kane, Kendall, Lake, and McHenry—form a ring around the city that's become home to millions seeking suburban life within striking distance of downtown. But here's the thing: they're not all created equal.

Each county has its own personality, tax structure, school quality, and living costs. What works for your coworker's family might drain your wallet dry. Here's how they actually stack up.

Property Taxes: The Make-or-Break Factor

Property taxes can make or break your monthly budget. Illinois homeowners pay the second-highest property taxes in the nation—about 2% of home value annually, double the national average. But the differences between counties? They're massive.

What This Actually Means for Your Wallet

That $400,000 house costs you wildly different amounts depending on where you buy:

• Lake County: $12,800/year = $1,067/month
• Will County: $8,480/year = $707/month
• Cook County: $7,560/year = $630/month

The difference between Lake and Cook counties? $437 per month—enough to cover a car payment, groceries, or start a college fund. Over 30 years, that's $157,320 extra you'd pay just for living on the wrong side of a county line.

Where Do Your Property Taxes Go?

Nearly two-thirds of Illinois property taxes fund schools—which explains why counties with better schools often have higher taxes. You're not just buying a house; you're buying into a school district.

The Illinois Department of Revenue reports that school property-tax extensions for collar counties (DuPage, Kane, Lake, McHenry, and Will) have grown even faster than Cook County's in recent years.

Schools: The Real Reason People Move

People tolerate crazy property taxes for one reason: schools. When you've got kids, everything else takes a backseat to educational quality.

School Quality Rankings (2025)

According to Niche's 2025 rankings of Illinois counties with the best public schools:

The Will County School Sweet Spot

Will County offers something rare: genuinely excellent schools without eye-watering property taxes. Your kids get top-tier education in districts like Lincoln-Way and Plainfield, and you save thousands compared to DuPage or Lake counties.

That's why Will County has become the fastest-growing county in Illinois. Smart families recognize the value.

Cost of Living Beyond Property Taxes

Property taxes grab headlines, but they're just one piece of the puzzle. Here's what else affects your monthly budget.

Housing Prices

As of January 2025, Illinois median home prices sit around $357,138—well below the national median of $446,300. But county-level differences are significant:

• DuPage County: $409,100 median (highest in Illinois)
• Lake County: $380,000-$420,000 typical range
• Will County: $300,000-$400,000 typical range
• Cook County: $280,000-$500,000 (varies wildly by municipality)
• Kendall County: $320,000-$450,000 typical range

Income Levels

Higher housing costs often correlate with higher household incomes:

• Kendall County: $81,765 median household income (among Illinois' highest)
• DuPage County: $79,000+ median household income
• Will County: $75,000+ median household income

Sales Tax

Illinois has a 6.25% state sales tax, but local municipalities can add their own. Total sales tax in some collar county towns can reach 9-10%. This affects everyday purchases from groceries to clothes.

Income Tax

Illinois has a flat 4.95% income tax—same whether you live in Cook, Will, DuPage, or any other county. No county-level income tax differences to worry about.

Commute Considerations

Lower housing costs mean nothing if you spend three hours daily fighting traffic or paying outrageous Metra fares.

Here's the trade-off: farther counties like Will, Kendall, and McHenry offer lower housing costs and bigger lots, but longer commutes. Closer counties like parts of Cook and DuPage save commute time but cost more.

Calculate your time's value. If you save $300/month on housing but spend an extra hour daily commuting, is that worth it? For some families, yes. For others, absolutely not.

Lifestyle and Community Feel

Numbers don't capture everything. Each county has its own vibe.

Cook County: Urban to Suburban Spectrum

Cook County isn't just Chicago. Suburbs range from dense, walkable communities like Oak Park and Evanston to sprawling areas like Schaumburg. You get the most diversity in lifestyle options but also the widest variation in quality and character.

DuPage County: Established Excellence

Mature, well-maintained communities with strong civic infrastructure. Everything works, looks nice, and costs money. Great for families prioritizing stability and polish.

Will County: Growth and Value

Booming growth over the past 20 years means newer homes, expanding retail, and improving infrastructure. You'll find more construction zones but also better value. Perfect for families willing to trade some inconvenience for long-term appreciation.

Lake County: Natural Beauty Premium

Access to Lake Michigan, extensive forest preserves, charming downtowns. High taxes fund not just schools but extensive parks and recreation. Ideal for families who value outdoor lifestyle.

Kendall County: Small-Town Roots

Rapidly suburbanizing but retaining small-town character in places like Yorkville and Oswego. Less traffic, more space, farther from everything. Great for families seeking breathing room.

Winner by Category

Making Your Decision: Key Questions

Here's how to actually choose between these counties:

1. What's Your Commute Reality?

Test-drive your commute during rush hour before making offers. What seems manageable on Saturday morning becomes soul-crushing on Tuesday at 7:30 AM. Don't assume—verify.

2. How Long Will You Stay?

• 5+ years: Property taxes matter enormously—they compound annually
• 2-4 years: Focus on resale value and hot markets
• Forever home: Prioritize community fit and school quality over pure cost

3. What Are Your Kids' Ages?

• Young kids: Elementary school quality and neighborhood parks matter most
• Middle school age: High school quality becomes critical—check specific districts
• High schoolers: Don't uproot unless necessary; community matters more
• No kids/grown kids: Consider lower-tax counties like Cook or Kane

4. What's Your Financial Cushion?

Can you afford $12,000 annual property taxes plus higher housing costs? Or is $8,000 your ceiling? Be honest about long-term sustainability, not just what mortgage you qualify for.

5. What Lifestyle Do You Want?

• Walkable downtowns: Look at Naperville (DuPage), Frankfort (Will), Lake Forest (Lake)
• Suburban sprawl: Bolingbrook (Will), Schaumburg (Cook), Elgin (Kane)
• Rural-suburban: Kendall, McHenry, western Will County
• Established neighborhoods: DuPage, eastern Lake County

The Bottom Line

There's no "best" collar county—only the best county for your family's specific situation. But here's the general rule:

Will County's popularity isn't accidental. Families recognize that excellent schools, reasonable (by Illinois standards) property taxes, and newer housing stock create genuine value. You're not settling—you're making a smart choice.

Whatever you choose, verify everything yourself. Visit neighborhoods multiple times. Test commutes. Check actual property tax bills for comparable homes. Talk to current residents. County borders are just lines on a map—the specific community you choose matters far more.