Carillon North, Grayslake — True Cost of Ownership
Lake County | 361 homes | Attached and single-family | Homes $180K–$340K
Carillon North is the most affordable entry point in the Carillon brand family — and it sits in Lake County, which has the highest effective property tax rate of any county in the Carillon portfolio at ~2.5%. The math is worth running explicitly: a $250K home at Carillon North generates roughly $6,250/year in property tax. The same dollar amount spent at Carillon Club in Naperville (DuPage, 2.0%) would produce $5,000/year. That $1,250 annual difference offsets some but not all of the purchase price gap between the two communities.
For buyers focused on Carillon brand familiarity — same management style, similar amenity program, similar CC&R structure — Carillon North gives you that experience at a lower entry price. For buyers focused purely on 10-year all-in cost, the Lake County tax rate narrows the apparent price advantage compared to Will County alternatives.
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Talk to a Specialist →Monthly Cost Breakdown
| Cost Item | Est. Monthly (Low) | Est. Monthly (High) | Notes |
|---|---|---|---|
| HOA fee | $190 | $215 | Clubhouse, common areas; attached units may cover more |
| Property tax | $375 | $708 | Lake County ~2.5%; on $180K–$340K homes |
| Insurance | $75 | $140 | Attached: HO-6 only; SF: full structure policy |
| Utilities | $150 | $240 | Some units may have water included in HOA |
| Total monthly (excl. mortgage) | ~$790 | ~$1,303 |
Lake County Tax by Home Value
| Purchase Price | Annual Tax Est. | Monthly |
|---|---|---|
| $180,000 | $4,500 | $375 |
| $230,000 | $5,750 | $479 |
| $280,000 | $7,000 | $583 |
| $340,000 | $8,500 | $708 |
Lake County assesses at 33.33% of market value, effective rate ~2.5%. Senior Assessment Freeze (SCAFP) at 65+ with income under $65K requires annual application through Lake County Assessor. Does not freeze the levy rate.
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10-Year Projection — $250K Home
| Cost Item | 10-Year Estimate |
|---|---|
| HOA fees (3% annual increase from $200/mo) | ~$27,700 |
| Property tax (~$6,250/yr) | ~$65,000 |
| Insurance (~$110/mo avg) | ~$13,200 |
| Utilities (~$195/mo) | ~$23,400 |
| Total non-mortgage cost (10 yr) | ~$129,300 |
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