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Single Family ResidenceResidential
$1,292,174$534 / 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 89How 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 $130,000 on Feb 19, 2020

454 SIMPSON ST

LAKE BLUFF, IL 60044
2.5
Baths
2,419 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.
0.29 ac
Lot SizeThe size of the land the home sits on, from county records.
1924
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
1
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$1.3M
$1.2M low$1.4M high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$130,000 · Feb 19, 2020

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$29,357 (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.$448,187 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$192,481
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$255,706
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$411,258
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$1,344,696

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
Effective Year BuiltAn adjusted build year that accounts for condition and major remodels. A big renovation can make a home count as newer than it is.1940
Lot (acres)The size of the land the home sits on, from county records.0.29
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 With Air Conditioning
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, Attached
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
Lake Bluff Middle SchoolA
Middle · Grades 6–8 · 0.6 mi
H
Lake Forest High SchoolA
High · Grades 9–12 · 1.0 mi
E
Lake Bluff Elementary SchoolA
Elementary · Grades KG–5 · 1.3 mi

District: Lake Bluff Elementary School District 65

Neighborhood · ZIP 60044These 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.79
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.103
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.38

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.94%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.36%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.3.7%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.3%
PopulationHow many people live in this area.9,941
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.1,122 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$141,237
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$186,752
Average tempThe average temperature here across a full year.48°F
Annual precipHow much rain and melted snow falls here in a typical year.35 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

454 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 96% of homes in Lake County
  • Among the highest price per square foot in Lake County
  • Bigger than 72% of homes in Lake County
  • Has a bigger lot than 67% of homes in Lake County
  • Older than 96% of homes in Lake County

What homes are worth in Lake Bluff 60044

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

This home
$220K$2.6M

This home is worth more than 85% of homes in Lake Bluff 60044.

How it measures up in Lake Bluff 60044

The dot is this home. The mark in the middle is the typical home in Lake Bluff 60044.

Estimated value$1,292,174
CheaperTypical $706,356Pricier

Pricier than 85% of homes nearby

Price per ft²$534
CheaperTypical $325Pricier

Pricier than 94% of homes nearby

Living area2,419 ft²
SmallerTypical 2,141 ft²Bigger

Bigger than 59% of homes nearby

Lot size0.29 ac
SmallerTypical 0.26 acBigger

Bigger than 60% of homes nearby

Year built1924
OlderTypical 1976Newer

Newer than 5% of homes nearby

How 454 Simpson St ranks against every home in each area.
MeasureThis homeLake Bluff 60044Lake County
Estimated valuepricier than$1,292,17485% of homes96% of homes
Price per ft²pricier than$53494% of homesalmost all homes
Living areabigger than2,419 ft²59% of homes72% of homes
Lot sizebigger than0.29 ac60% of homes67% of homes
Year builtnewer than19245% of homes4% of homes

About 454 Simpson St

How much is 454 Simpson St, Lake Bluff, IL worth?

The TopHap Estimate for 454 Simpson St, Lake Bluff, IL is $1,292,174 as of Sep 24, 2026. The likely range is $1,151,710 to $1,432,638. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 454 Simpson St, Lake Bluff, IL last sell?

454 Simpson St, Lake Bluff, IL last sold on Feb 19, 2020 for $130,000, according to the county's recorded deed.

How big is 454 Simpson St, Lake Bluff, IL?

454 Simpson St, Lake Bluff, IL has 2.5 bathrooms, 2,419 square feet of living space and a 0.29-acre lot.

When was 454 Simpson St, Lake Bluff, IL built?

454 Simpson St, Lake Bluff, IL was built in 1924, making it 102 years old. It is a conventional home. The building has 1 story.

What schools serve 454 Simpson St, Lake Bluff, IL?

454 Simpson St, Lake Bluff, IL is assigned to Lake Bluff Middle School (middle), rated A; Lake Forest High School (high), rated A; Lake Bluff Elementary School (elementary), rated A. All sit in Lake Bluff Elementary School District 65. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 454 Simpson St, Lake Bluff, IL compare to other homes in Lake Bluff 60044?

Among the 3,391 homes in Lake Bluff 60044, it is worth more than 85% of them ($1,292,174 against a typical $706,356), its price per square foot is higher than 94% of them ($534 against a typical $325), it is bigger than 59% of them (2,419 ft² against a typical 2,141 ft²), its lot is bigger than 60% of them (0.29 ac against a typical 0.26 ac) and it is newer than 5% of them (1924 against a typical 1976). Measured against all of Lake County, it is worth more than 96% 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 454 Simpson St, Lake Bluff, IL?

The 2025 property tax bill for 454 Simpson St, Lake Bluff, IL was $29,357. The county assessed it at $448,187.

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