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Single Family ResidenceResidential
$429,170
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 Sep 24, 2026
Last sold for $280,500 on Aug 19, 2005

451 SADDLE RUN LN

BEECHER, IL 60401
0
Baths
0.31 ac
Lot SizeThe size of the land the home sits on, from county records.

Valuation

$429K
$362K low$496K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$280,500 · Aug 19, 2005

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$10,654 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$136,061 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$30,166
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$105,895
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$129,336
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$408,183

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.44
36
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.
70
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
74
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.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.7 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.minimal

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
CountyWILL
Lot (acres)The size of the land the home sits on, from county records.0.31
PoolWhether the property has a pool, and what kind, such as in-ground.No

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.

M
Beecher Junior High SchoolB
Middle · Grades 6–8 · 0.8 mi
H
Beecher High SchoolB+
High · Grades 9–12 · 1.2 mi
E
Beecher Elementary SchoolB+
Elementary · Grades PK–5 · 1.4 mi

District: Beecher Community Unit School District 200u

Neighborhood · ZIP 60401These 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.120
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.106
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.42

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.96%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.12%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.2.5%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.8%
PopulationHow many people live in this area.8,125
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.139 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$94,293
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$119,706
Average tempThe average temperature here across a full year.50°F
Annual precipHow much rain and melted snow falls here in a typical year.39 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

451 Saddle Run Ln 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 90% of homes in Beecher 60401
  • Has a bigger lot than 72% of homes in Will County

What homes are worth in Beecher 60401

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

This home
$167K$527K

This home is worth more than 90% of homes in Beecher 60401.

How it measures up in Beecher 60401

The dot is this home. The mark in the middle is the typical home in Beecher 60401.

Estimated value$429,170
CheaperTypical $310,000Pricier

Pricier than 90% of homes nearby

Lot size0.31 ac
SmallerTypical 0.23 acBigger

Bigger than 70% of homes nearby

How 451 Saddle Run Ln ranks against every home in each area.
MeasureThis homeBeecher 60401Will County
Estimated valuepricier than$429,17090% of homes63% of homes
Lot sizebigger than0.31 ac70% of homes72% of homes

About 451 Saddle Run Ln

How much is 451 Saddle Run Ln, Beecher, IL worth?

The TopHap Estimate for 451 Saddle Run Ln, Beecher, IL is $429,170 as of Sep 24, 2026. The likely range is $362,033 to $496,307. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 451 Saddle Run Ln, Beecher, IL last sell?

451 Saddle Run Ln, Beecher, IL last sold on Aug 19, 2005 for $280,500, according to the county's recorded deed.

What schools serve 451 Saddle Run Ln, Beecher, IL?

451 Saddle Run Ln, Beecher, IL is assigned to Beecher Junior High School (middle), rated B; Beecher High School (high), rated B+; Beecher Elementary School (elementary), rated B+. All sit in Beecher Community Unit School District 200u. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 451 Saddle Run Ln, Beecher, IL compare to other homes in Beecher 60401?

Among the 2,051 homes in Beecher 60401, it is worth more than 90% of them ($429,170 against a typical $310,000) and its lot is bigger than 70% of them (0.31 ac against a typical 0.23 ac). Measured against all of Will County, it is worth more than 63% 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 451 Saddle Run Ln, Beecher, IL?

The 2025 property tax bill for 451 Saddle Run Ln, Beecher, IL was $10,654. The county assessed it at $136,061.

More homes on Saddle Run Ln

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More homes in Beecher 60401

Assigned schools

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See this home in context

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