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Single Family ResidenceResidential
$903,266$313 / 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 85How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Aug 30, 2026

2603 SIMPSON ST

EVANSTON, IL 60201
4
Beds
3 / 1
Baths
2,890 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.
0.15 ac
Lot SizeThe size of the land the home sits on, from county records.
1943
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
9
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$903K
$767K low$1M high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$9,042 (2023)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$43,320 (2024)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$14,686
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$28,634
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$43,319
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$433,200

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.35
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
4
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
65
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
67
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
40
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyCook
Lot (acres)The size of the land the home sits on, from county records.0.15
ConstructionThe main material the home's frame and walls are built from.Masonry/Concrete Masonry Units (Cmus)
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.Central
FireplaceWhether the home has a fireplace, and what kind.Yes
GarageWhether the property has a garage, and details like whether it is attached to the home.Garage, Detached

Transaction History(1)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

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

E
Lincolnwood Elementary SchoolB+
Elementary · Grades KG–5 · 0.3 mi
M
Haven Middle SchoolB+
Middle · Grades 6–8 · 0.7 mi
H
Evanston Township High SchoolB+
High · Grades 9–12 · 0.8 mi

District: Evanston Community Consolidated School District 65

Neighborhood · ZIP 60201These 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.101
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.113
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.45

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.32%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.13%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.6%
PopulationHow many people live in this area.39,064
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.8,348 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$100,018
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$160,971
Average tempThe average temperature here across a full year.49°F
Annual precipHow much rain and melted snow falls here in a typical year.37 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

2603 Simpson St 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 93% of homes in Cook County
  • Costs less per square foot than 75% of homes in Evanston 60201
  • Bigger than 88% of homes in Cook County
  • Older than 70% of homes in Cook County

What homes are worth in Evanston 60201

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

This home
$218K$1.9M

This home is worth more than 67% of homes in Evanston 60201.

How it measures up in Evanston 60201

The dot is this home. The mark in the middle is the typical home in Evanston 60201.

Estimated value$903,266
CheaperTypical $668,278Pricier

Pricier than 67% of homes nearby

Price per ft²$313
CheaperTypical $413Pricier

Pricier than 25% of homes nearby

Living area2,890 ft²
SmallerTypical 1,706 ft²Bigger

Bigger than 86% of homes nearby

Lot size0.15 ac
SmallerTypical 0.18 acBigger

Bigger than 38% of homes nearby

Year built1943
OlderTypical 1938Newer

Newer than 53% of homes nearby

How 2603 Simpson St ranks against every home in each area.
MeasureThis homeEvanston 60201Cook County
Estimated valuepricier than$903,26667% of homes93% of homes
Price per ft²pricier than$31325% of homes73% of homes
Living areabigger than2,890 ft²86% of homes88% of homes
Lot sizebigger than0.15 ac38% of homes49% of homes
Year builtnewer than194353% of homes30% of homes

About 2603 Simpson St

How much is 2603 Simpson St, Evanston, IL worth?

The TopHap Estimate for 2603 Simpson St, Evanston, IL is $903,266 as of Aug 30, 2026. The likely range is $766,793 to $1,039,739. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

How big is 2603 Simpson St, Evanston, IL?

2603 Simpson St, Evanston, IL has 4 bedrooms, 3 bathrooms, 2,890 square feet of living space and a 0.15-acre lot.

When was 2603 Simpson St, Evanston, IL built?

2603 Simpson St, Evanston, IL was built in 1943, making it 83 years old. The building has 2 stories.

What schools serve 2603 Simpson St, Evanston, IL?

2603 Simpson St, Evanston, IL is assigned to Lincolnwood Elementary School (elementary), rated B+; Haven Middle School (middle), rated B+; Evanston Township High School (high), rated B+. All sit in Evanston Community Consolidated School District 65. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 2603 Simpson St, Evanston, IL compare to other homes in Evanston 60201?

Among the 11,344 homes in Evanston 60201, it is worth more than 67% of them ($903,266 against a typical $668,278), its price per square foot is higher than 25% of them ($313 against a typical $413), it is bigger than 86% of them (2,890 ft² against a typical 1,706 ft²), its lot is bigger than 38% of them (0.15 ac against a typical 0.18 ac) and it is newer than 53% of them (1943 against a typical 1938). Measured against all of Cook County, it is worth more than 93% 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 2603 Simpson St, Evanston, IL?

The 2023 property tax bill for 2603 Simpson St, Evanston, IL was $9,042. The county assessed it at $43,320.

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