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Single Family ResidenceResidential
$1,010,865$367 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 84How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Oct 21, 2026

1088 S WESTERN AVE

LAKE FOREST, IL 60045
5
Beds
4 / 1
Baths
2,758 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.51 ac
Lot SizeThe size of the land the home sits on, from county records.
1966
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$1M
$846K low$1.2M high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$13,419 (2024)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$255,237 (2024)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$81,867
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$173,370
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$230,068
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$765,788

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
StyleThe architectural style of the home, such as ranch or colonial.Conventional
CountyLake
Lot (acres)The size of the land the home sits on, from county records.0.51
ConstructionThe main material the home's frame and walls are built from.Frame (Unspecified)
RoofThe main material covering the roof, such as asphalt shingle or tile.Composition Shingle
HeatingThe type of heating system in the home.Forced Air
CoolingThe type of cooling or air conditioning in the home.Yes
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Cherokee Elementary SchoolA
Elementary · Grades KG–4 · 0.7 mi
M
Deer Path Middle School WestA+
Middle · Grades 7–8 · 2.4 mi
H
Lake Forest High SchoolA+
High · Grades 9–12 · 3.2 mi

District: Lake Forest School District 67

Neighborhood · ZIP 60045These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.87
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.114
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.40

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.90%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.39%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.4.8%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.4%
PopulationHow many people live in this area.21,049
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.934 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$182,935
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$257,314
Average tempThe average temperature here across a full year.48°F
Annual precipHow much rain and melted snow falls here in a typical year.36 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.54%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

1088 S Western Ave measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth more than 92% of homes in Lake County
  • Costs more per square foot than 93% of homes in Lake County
  • Bigger than 79% of homes in Lake County
  • Has a bigger lot than 83% of homes in Lake County
  • Older than 69% of homes in Lake County

What homes are worth in Lake Forest 60045

Each bar is how many homes fall in that price range. The marker is this home.

This home
$425K$4.2M

This home is worth more than 37% of homes in Lake Forest 60045.

How it measures up in Lake Forest 60045

The dot is this home. The mark in the middle is the typical home in Lake Forest 60045.

Estimated value$1,010,865
CheaperTypical $1,178,585Pricier

Pricier than 37% of homes nearby

Price per ft²$367
CheaperTypical $380Pricier

Pricier than 44% of homes nearby

Living area2,758 ft²
SmallerTypical 3,295 ft²Bigger

Bigger than 34% of homes nearby

Lot size0.51 ac
SmallerTypical 0.51 acBigger

Bigger than 49% of homes nearby

Year built1966
OlderTypical 1974Newer

Newer than 39% of homes nearby

How 1088 S Western Ave ranks against every home in each area.
MeasureThis homeLake Forest 60045Lake County
Estimated valuepricier than$1,010,86537% of homes92% of homes
Price per ft²pricier than$36744% of homes93% of homes
Living areabigger than2,758 ft²34% of homes79% of homes
Lot sizebigger than0.51 ac49% of homes83% of homes
Year builtnewer than196639% of homes31% of homes

About 1088 S Western Ave

How much is 1088 S Western Ave, Lake Forest, IL worth?

The TopHap Estimate for 1088 S Western Ave, Lake Forest, IL is $1,010,865 as of Oct 21, 2026. The likely range is $845,549 to $1,176,181. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

How big is 1088 S Western Ave, Lake Forest, IL?

1088 S Western Ave, Lake Forest, IL has 5 bedrooms, 4 bathrooms, 2,758 square feet of living space and a 0.51-acre lot.

When was 1088 S Western Ave, Lake Forest, IL built?

1088 S Western Ave, Lake Forest, IL was built in 1966, making it 60 years old. It is a conventional home. The building has 2 stories.

What schools serve 1088 S Western Ave, Lake Forest, IL?

1088 S Western Ave, Lake Forest, IL is assigned to Cherokee Elementary School (elementary), rated A; Deer Path Middle School West (middle), rated A+; Lake Forest High School (high), rated A+. All sit in Lake Forest School District 67. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 1088 S Western Ave, Lake Forest, IL compare to other homes in Lake Forest 60045?

Among the 7,571 homes in Lake Forest 60045, it is worth more than 37% of them ($1,010,865 against a typical $1,178,585), its price per square foot is higher than 44% of them ($367 against a typical $380), it is bigger than 34% of them (2,758 ft² against a typical 3,295 ft²), its lot is bigger than 49% of them (0.51 ac against a typical 0.51 ac) and it is newer than 39% of them (1966 against a typical 1974). Measured against all of Lake County, it is worth more than 92% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 1088 S Western Ave, Lake Forest, IL?

The 2024 property tax bill for 1088 S Western Ave, Lake Forest, IL was $13,419. The county assessed it at $255,237.

More homes on S Western Ave

Closest homes

More homes in Lake Forest 60045

Assigned schools

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