The Pines, Tinley Park — True Cost of Ownership
Cook County | South Suburbs | Attached condos | Homes $140K–$240K | HOA ~$275/mo
The Pines is an attached condo 55+ community in Tinley Park, south Cook County. The entry price range — $140K–$240K for condo units — is among the lowest of any 55+ community in the Chicago market. That low purchase price comes with the Cook County tax environment (~2.2% effective) applied to lower-value units, which keeps the property tax bill modest. The $275/mo HOA at condo communities like this typically bundles exterior maintenance, building insurance, and common utilities — meaning the real comparison to a $175/mo single-family HOA requires adding back what you would pay separately for those services.
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Talk to a Specialist →Monthly Cost Breakdown
| Cost Item | Est. Monthly (Low) | Est. Monthly (High) | Notes |
|---|---|---|---|
| HOA fee | $260 | $290 | Likely includes building insurance, exterior maintenance, trash, water |
| Property tax | $257 | $440 | Cook ~2.2% effective; on $140K–$240K condo units |
| Interior insurance (HO-6) | $35 | $65 | Covers interior and contents; structure covered by master |
| Utilities (electric, gas) | $95 | $160 | Water/trash likely in HOA; verify per unit |
| Total monthly (excl. mortgage) | ~$647 | ~$955 |
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Cook County Tax by Unit Value
| Purchase Price | Annual Tax Est. | Monthly |
|---|---|---|
| $140,000 | $3,080 | $257 |
| $175,000 | $3,850 | $321 |
| $210,000 | $4,620 | $385 |
| $240,000 | $5,280 | $440 |
10-Year Projection — $175K Condo
| Cost Item | 10-Year Estimate |
|---|---|
| HOA fees (3% annual increase from $275/mo) | ~$38,100 |
| Property tax (~$3,850/yr) | ~$40,000 |
| Interior insurance (~$48/mo) | ~$5,800 |
| Utilities (~$125/mo) | ~$15,000 |
| Total non-mortgage cost (10 yr) | ~$98,900 |
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