Craig Hullinger- City Planner, Marine Colonel Retired: Leave Your High Cost City and Move to A Nice Affordable Community

7/15/2023

Leave Your High Cost City and Move to A Nice Affordable Community

Tired of the high cost of housing in your city? And the long commutes? Leave the high cost areas shown in red and orange on the map below, and move to one of the counties in the green areas. Home purchase costs are much lower than in the expensive parts of the country and they have minimal traffic. The map below shows high cost areas in red and orange, and lower cost areas in green. Most of the central portion of the USA is green, which equals low cost homes and little traffic.

Source to view the larger map: https://www.nar.realtor/research-and-statistics/housing-statistics/county-median-home-prices-and-monthly-mortgage-payment

Wages are higher in the high home cost areas. But if you are retiring or can take your high paid job with you and do it remotely, the center of the country will permit you to buy a nice home that fits your budget. And no more rush hour! Leave the aggravation of a dense hectic major city and move to the midwest.

Corporate Strategy

Individuals can make this choice, but it could also be a strategy for companies to help their workers. Companies who are located in very expensive locations could establish satellite offices where voluntarily relocated employees could afford to buy homes, and enjoy much lower commute times. Programs with Universities in college towns could train future workers. This effort could become an economic development effort of midwest communities, where the State and local economic development staff and colleges try to attract interest in this program among successful expanding companies.

The State of Illinois and the Illinois Counties that have a college or university could develop a program to try to get interest from major corporations in expensive coastal counties. A group led by the State of Illinois and the colleges and economic development agencies of the State could create a program that would get national attention and perhaps a major movement of jobs from areas that are to crowded to regions that need the jobs and growth.

A college town can provide some nice amenities- the opportunity to go back to school and enjoy the activities that a college town brings. And college towns in the midwest have some very low home prices - because college enrollment is down and people are leaving the midwest for jobs and climate.

Macomb, Illinois is a good example. It is a nice town and home to Western Illinois University. Some of the lowest rent and purchase prices for decent places to live in the country are in college towns in Illinois. They are low because Illinois is losing people and colleges are way down in enrollment.

You would not need a car in this small college town - the town is very small and has transit and AMTRAK service. You can walk or bike to everything in town. You can attend college at Western Illinois University.

The counties below show the average cost of a home from Zillow.com.

The town is very small, but has transit and AMTRAK service. You can walk or bike to everything in town. You can go back to college

The counties below show the average cost of a home from Zillow.com.

Los Angeles County 985,000
Sarasota County 462,500

Peoria County 119,643
McDonough (Macomb) 91,161

Macomb is a nice town in western Illinois. Homes are affordable. Crime is low. Rents are also low according to zumper.com/rent-research/macomb-il and zillow.com.

Rents - County

Manatee $1,908

Lake County $1,581

Macomb $625

Rental units are between the University and downtown, about a mile walk.The town has a nice little transit system. cityofmacomb.com/wp-content/uploads/2022/08/Go-West-Bus-Routes-2022-Publication.pdf

The population of Macomb is only 15,000, down from 19,000 in 2010. This is why housing is so affordable. Supply exceeds demand. Student enrollment at WIU is down to 2,277 from 4,351 in 2015.

Macomb has a nice historic downtown with an AMTRAK station to Chicago. Western Illinois University is just northwest of downtown, and McDonough Hospital is southwest. Most of the affordable rentals are near the University northwest of downtown. The city is a “best place to live”. bestplaces.net/crime/city/illinois/macomb

Peoria, Illinois is another affordable community in Illinois, home of Bradley University. You can buy homes like this in Peoria, Illinois for $250,000, I owned this lovel home, and sold it for $185,000 in 2013,

Our old home at 423 High Street in Peoria, IL.

High Street, Peoria, Illinois

Located in the High Wine District across from Giant Oak Park, this Colonial Revival home was built around the turn of the century. On the ridge of the Illinois River, it overlooks downtown Peoria and the University of Illinois Medical Campus.

In the 1890's, a railroad agent and the treasurer of a local industry lived in the house. Later, the home was a boarding house and a halfway house for some years. It is reputed to be occupied by a ghost. The home was restored near its 100 year anniversary by Jack and Cathy Empson. Renovation was continued by the current owners, Beth Ruyle and Craig Hullinger in 2006.

The existing, original slate roof is moderately pitched and hipped, with a ridge. Classic one story fluted columns support the full length porch. Brick walls are edged with quoins. The interior boasts extensive stained woodwork and marble floors.
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High Street

Source: http://www.historicpeoria.com/entry.php?eid=214&catid=1&cid=1

Nestled between Peoria's picturesque West Bluff and energetic Main Street, High Street offers its residents and visitors a vibrant and elegant slice of historical significance. From the mammoth Easton house (now Converse Marketing) gracing the entrance to the renovated Greenhut mansion (now Bobbitt's Historical Quarters) at the foot, the magic of High Street has survived the years and resonates today.

Once dubbed "High Wine Avenue," High Street housed many of the original Peoria whiskey barons, including Joseph Greenhut, president and founder of The Distillers and Cattle Feeders Company. In the mid-1880's, an era before income tax, fortunes were spent on homes, massive legacies that still stand today. The expanse of Peoria's whisky riches is showcased in the diverse and ornate architecture of High Street. During this golden age of Peoria history, the city established itself as the distillery capital of the world; High Street housed the city's exclusive nouveau riche, the properties offering both seclusion and breathtaking views.

Each owner hired the services of individual architects, and thus High Street boasts styles ranging from Georgian and Gothic Revival, to Queen Anne and Flemish Revival. This combination of porticos, cupolas, latticework, leaded windows, and arches creates an eclectic presence unique to High Street.

Today High Street is home to artists, writers, politicians and families interested in living a piece of history. Many of the mansions have been restructured into apartments, and few single-family houses remain. A restoration revival swept the street in the late 1980's and early 1990's when owners began working with the city to uphold historical standards in the renovations.

On any summer day, visitors stroll the street, taking in the majestic homes and lush landscaping. Trolleys and tour buses creep along while tourists snap photos. Children and lovers alike hide within the limbs of the ancient oak tree at Giant Oak Park. Once the most exclusive residential street in Peoria, High Street continues to give citizens a taste of Peoria's past.