Love Oak Park, but not the price? Look next door.
A single-family home in Forest Park or Elmwood Park typically costs about 40% less than one in Oak Park. There are good reasons for that, and the school district is the biggest. Here's how the three villages stack up, from an Oak Park realtor who has sold homes in all of them for more than 20 years.
Talk It Through With Scott →The quick comparison.
The market numbers below come straight from the MLS and update on their own. The rest (schools, trains, housing) doesn't change much from year to year.
| Category | Oak Park | Forest Park | Elmwood Park |
|---|---|---|---|
| The Market | |||
| Median Single-Family Price | $702,500+10.6% year over year | $415,000+3.8% year over year | $412,500+7.1% year over year |
| Price per Square Foot | $325Single-family | $262Single-family | $250Single-family |
| Days on Market | 27 daysSingle-family average | 36 daysSingle-family average | 49 daysSingle-family average |
| Median Condo Price | $242,500Large, varied condo market | $193,250More condos listed than houses | $166,000Sitting longer than last year |
| Schools | |||
| Elementary & Middle | District 97Oak Park Elementary | District 91Forest Park Public Schools | District 401One unit district, pre-K through 12 |
| High School | OPRFHSDistrict 200 | Proviso EastDistrict 209 | |
| The Village | |||
| Population | ~54,0004.7 sq mi | ~14,0002.4 sq mi, much of it cemetery land | ~24,5001.9 sq mi, tight residential grid |
| Rail to Downtown | Green, Blue, MetraUP-West line | Green, Blue, MetraBlue Line terminal, & Metra stop | Metra onlyMilwaukee District West |
| Typical House | MixedBungalows to Prairie School and Victorian | CompactFrame cottages, bungalows, two-flats | BrickBungalows and Georgians, 1920s to 1950s |
| Main Street | 12 districtsDense, walkable retail | Madison StreetOne strong dining corridor | Harlem & GrandCentered on the Circle |
A cheaper house, or a smaller one?
On median price, the gap looks enormous. Look at price per square foot and it shrinks by about half. Most of what you save comes from buying a smaller house, not from getting the same house for less.
Lower median price than Oak Park
Forest Park and Elmwood Park both come in around 40% under Oak Park's single-family median. That's usually the number that gets people to look.
Lower price per square foot
Measured by the foot, the discount is closer to 20%. Houses in both villages run smaller, and lots are narrower. You'll get more space for your money than in Oak Park, though not twice as much.
What the premium pays for
OPRF High School, which Oak Park shares only with River Forest. Three train lines. Twelve business districts. More variety in housing than anywhere nearby. It adds up, and it's why Oak Park homes hold their value and sell quickly.
Different high school, same trains
Forest Park students go to Proviso East instead of OPRF. The elementary schools in Oak Park are better. Schools account for most of the price difference. Forest Park buyers still get: the Blue Line, the Green Line (and Metra), Madison Street, and quick access to I-290.
No L, but more house
Elmwood Park has its own school district, no CTA trains, and sits a few miles farther from downtown Oak Park. In return you get the lowest price per square foot of the three, plenty of solid brick houses, and a Metra station.
Three villages, three high schools.
If you remember one thing from this page, make it this: only Oak Park and River Forest send students to Oak Park and River Forest High School. Crossing into Forest Park or Elmwood Park changes the whole school path, from kindergarten on.
District 97 + District 200
District 97 has eight elementary schools and two middle schools, Brooks and Julian. Which ones you're assigned to depends on your address.
Every high schooler in Oak Park and River Forest attends OPRF (District 200).
- Separate districts for elementary and high school
- High school shared only with River Forest
- See the Oak Park vs. River Forest comparison
District 91 + District 209
District 91 handles elementary grades and Forest Park Middle School, all within the village.
For high school, Forest Park is part of Proviso Township District 209, and students are assigned to Proviso East in Maywood. District 209 also runs Proviso Math and Science Academy, a selective school in Forest Park that students apply to.
- Separate districts for elementary and high school
- Assigned high school is in Maywood
- Selective academy by application
District 401, pre-K through 12
Elmwood Park CUSD 401 is a unit district, which means one school board oversees everything from pre-K through 12th grade. There are four schools: John Mills Elementary, Elmwood Elementary, Elm Middle School, and Elmwood Park High School.
All four are in the village, and the high school serves only Elmwood Park.
- One district from pre-K to graduation
- Four schools in total
- High school in the village
The houses you'll find.
Same price, three pretty different houses. Here's what you're likely to see in each village.
The most variety, and the highest starting price
You'll find bungalows south of the Eisenhower, Foursquares and Victorians in the middle of town, Prairie School and Frank Lloyd Wright homes in the historic district, and plenty of condos near the Green Line.
Good homes don't last long. Single-family houses that are priced right usually go under contract within a month. Compare Oak Park's neighborhoods to see where your budget fits.
Smaller homes and a lot of condos
Expect frame cottages, brick bungalows, and two-flats on narrow lots, along with a large supply of condos and apartments. There are more condos for sale than houses, so many buyers here end up weighing a condo against a house as much as one village against another.
The median condo sells for $193,250. If rental income would help your budget, look at two-flats. The Forest Park guide has more detail.
Brick bungalows and Georgians
Most homes are brick single-family houses built from the 1920s through the 1950s, set on a regular grid of standard city lots. With the lowest price per square foot of the three, your money goes further on space.
Condos have slowed down. They now average 68 days on the market, a good deal longer than last year, so condo buyers have more room to negotiate. The Elmwood Park guide has more detail.
Compare actual houses, not averages.
Village-wide numbers only tell you so much. Scott will pull real listings at your price in all three villages and walk you through what each one gets you, including schools, commute, and how easy the home will be to sell later.
Book a Consultation →It's free, there's no pressure, and 30 minutes is usually enough to figure out where to focus.
Commutes, errands, and weekends.
Transit is where Forest Park holds its own against Oak Park, and where Elmwood Park is most different.
The most options, the most walkable
The Green Line, Blue Line, and Metra UP-West all stop in Oak Park. From most addresses you won't need a car to get to the Loop, and door to door usually takes 25 to 35 minutes.
With twelve business districts, most homes are a short walk from coffee, restaurants, and parks.
Two L lines and Madison Street
The Blue Line starts in Forest Park, so you'll get a seat on the way in. The Green Line ends at Harlem/Lake, right on the Oak Park border. There is a Metra station a Harlem and Lake, and I-290 runs straight through town.
Madison Street is where you'll find the restaurants and bars. From the north end of the village, Oak Park's shops on Harlem are an easy walk.
Metra, plus a car
Elmwood Park's station is on Metra's Milwaukee District West line, about 30 minutes to Union Station. There are no CTA trains, so most people drive to run errands.
Shops and restaurants line Harlem and Grand Avenues around the Circle, and the Cook County forest preserves along the Des Plaines River are a short drive west.
Where to start
None of the three is the best choice for everyone. Each one gives you something and asks you to give something up.
OPRF is a must
- The high school is why you're looking here
- You want three train lines and to walk most places
- You'd choose a smaller home in Oak Park over a bigger one elsewhere
- Historic architecture matters to you
- You want the most condos to choose from
You want trains and a lively main street
- You ride the Blue Line or want the Green Line nearby
- A busy main street matters more to you than a big lot
- You're open to a condo, townhome, or two-flat
- You want to stay within walking distance of Oak Park
- Proviso East, or applying to PMSA, works for you
You want more space
- Getting the most square feet for your money comes first
- You picture yourself in a brick single-family home
- You drive most days or take Metra
- You like having one district from pre-K through high school
- You're buying a condo and want room to negotiate
Comparison questions, answered.
The questions Scott hears most from buyers widening their search beyond Oak Park.
Not sure which village fits your budget?
It's a free conversation with no obligation. Scott will go over your price range, what you need in a home, and how Oak Park, Forest Park, and Elmwood Park compare for you. Most buyers leave knowing which village to focus on.
Compare All Three With Scott
Share your price range and what you're deciding between. Scott will reach out to set up a time. Most consultations take about 30 minutes.
Free, no obligation. You'll hear back within 4 hours on business days.