Heritage Club Villas, Tinley Park — True Cost of Ownership
Cook County | South Suburbs | 76 homes | Attached villas | Homes $185K–$300K | HOA ~$250/mo
Heritage Club Villas is a small attached villa community in Tinley Park, Cook County's south suburbs. At 76 homes it is intimate — you will know your neighbors quickly, events will be small, and the community feel is more neighborhood than resort. The attached villa structure means the $250/mo HOA covers more than a single-family community fee at the same price: building insurance, exterior maintenance, and common areas are typically included. Cook County's residential assessment at 10% of market value (vs. 33.33% in collar counties) uses a different formula but produces a similar effective rate of ~2.2%.
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Talk to a Specialist →Monthly Cost Breakdown
| Cost Item | Est. Monthly (Low) | Est. Monthly (High) | Notes |
|---|---|---|---|
| HOA fee | $238 | $265 | Likely includes building insurance, exterior maintenance |
| Property tax | $340 | $550 | Cook ~2.2% effective; on $185K–$300K villas |
| Interior insurance (HO-6) | $35 | $58 | Interior/contents only if master policy covers structure |
| Utilities | $120 | $200 | Water may be in HOA; verify per unit |
| Total monthly (excl. mortgage) | ~$733 | ~$1,073 |
Cook County Tax by Villa Value
| Purchase Price | Annual Tax Est. | Monthly |
|---|---|---|
| $185,000 | $4,070 | $339 |
| $220,000 | $4,840 | $403 |
| $260,000 | $5,720 | $477 |
| $300,000 | $6,600 | $550 |
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10-Year Projection — $235K Villa
| Cost Item | 10-Year Estimate |
|---|---|
| HOA fees (3% annual increase from $250/mo) | ~$34,700 |
| Property tax (~$5,170/yr) | ~$53,800 |
| Interior insurance (~$45/mo) | ~$5,400 |
| Utilities (~$158/mo) | ~$19,000 |
| Total non-mortgage cost (10 yr) | ~$112,900 |
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