Buffalo Grove, IL · Updated Oct 2026

What a Buffalo Grove home costs each year

Property tax, water, trash and energy from public rates. Look up your address to make it yours, and see how to pay less.

Suggestions as you type come from Google; the lookup uses free public map services to find who serves it. Not stored unless you save your house.

Example · a Buffalo Grove house

$14,692a year · $1,224 a month

Starts at $129,987 of value before exemptions. Typical use.

Property tax$11,367
9.473% of $129,987, less $10,000 homeowner exemption
Electricity and gas$1,995
693 kWh a month $1,526 · 31 therms $469
Water and sewer$1,016
7,000 gallons a month on Village of Buffalo Grove: water $48, sewer $12, fixed facility fee (5/8 to 1 inch meters) $20, stormwater fee (standard single-family charge, set from the median lot size) $5 a month
Trash$314
Single family, without cart (most common), $26 a month
Home insuranceNot included
We don't have a typical premium for this city yet. Add yours with Adjust.

A typical Buffalo Grove house costs about $14,700 a year: $11,370 property tax and charges, $1,020 water and sewer, $310 trash, $1,990 electricity and gas; home insurance is not included (no typical premium yet). Estimated from public rates, not anyone's actual bill.

Rates checked Oct 30, 2026. Insurance: what you enter, or a typical premium until you do. Sources are listed at the bottom.

Ways to pay less

Nothing here applies to every house automatically. These are worth checking:

Senior citizen exemption
The Senior Citizen Exemption is an EAV reduction of $8,000.
Senior freeze exemption
The Senior Freeze Exemption freezes EAV for homeowners with a maximum income of $65,000.
Seniors: refuse discount
Waste Management offers a price reduction of 10% for Senior Citizens. This discount does not apply to the SWANCC fee.

Who serves this house

Water: Village of Buffalo Grove; Residential properties are billed bimonthly.
Property tax: 9.47% of value; 2025 tax year (payable 2026), Cook County, Wheeling Township
Garbage: WM; Buffalo Grove offers waste and recycling services through WM (formerly Waste Management).
Electricity: ComEd; To establish electric service with Commonwealth Edison, please call 1-800-EDISON-1
Gas: Nicor Gas; To establish gas service with Nicor, please call 888-642-6748

Pay or manage your bills

Your water

Source: All water delivered to the Village of Buffalo Grove by the Northwest Water Commission is surface water pumped from Lake Michigan.

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How these numbers are made

Property tax uses Cook County's 2025 rates (percent per $100 of equalized assessed value) for the Cook County side of Buffalo Grove: Wheeling Township, Wheeling CCSD 21, High School District 214, Harper College, Buffalo Grove Park District and Indian Trails Library; the sum is 9.47, near the Clerk's 9.4785 composite average for the village. Part of the village lies in Lake County and pays different rates, and parts of the Cook side are in the Wheeling Park District; Special Service Areas are listed at 0.0000 and no other flat charges are included.
The starting value is the Assessor's $429,000 median estimate x 10% x the 3.0300 state factor = $129,987, minus the $10,000 homeowner exemption.
Water 2026: $7.14 per 1,000 gallons; sewer: $1.77 per 1,000 gallons. Lake County residents also pay a $5.26 per 1,000 gallons sanitary sewer pass-through fee, not included because the Cook County side is modeled. The $39.22 fixed facility fee per bimonthly bill is shown as $19.61 monthly, and the stormwater fee of $10.16 per bill is shown as $5.08 monthly.
Garbage uses WM's rates effective May 1, 2026 ($18.70 per month without a cart, $20 with a cart) plus the $6.15 per month SWANCC fee, which the village says is not included in the WM rates. Whether WM or the village bills it was not stated on the village pages.
Electricity is ComEd's 2026 delivery rates plus the non-summer supply price to compare; summer supply is higher. Gas is Nicor Rate 1 plus the October 2026 supply cost. Not included: homeowners insurance (no official premium survey found) and electric aggregation supply differences.
Nothing here is legal, tax or insurance advice.

Sources

How Buffalo Grove compares

A typical Buffalo Grove house against the 132 Illinois cities we cover, using the same default numbers as the total above.

Per year	Buffalo Grove	Median	Where it falls
Property tax rate	9.47%	8.23%	higher than 99 of the other 131 Illinois cities we cover
Water	$577	$872	lower than 114 of the other 131 Illinois cities we cover
Sewer and utility-bill fees	$439	$535	lower than 76 of the other 123 Illinois cities we cover
Trash	$314	$283	higher than 85 of the other 127 Illinois cities we cover
Electricity and gas	$1,995	$2,163	lower than 80 of the other 131 Illinois cities we cover
Total	$14,692	$11,701	higher than 110 of the other 131 Illinois cities we cover

Cities bill differently (some put trash on the tax bill, some cover more services), so a higher number isn't necessarily worse. The property tax rate is compared instead of dollars because house values differ.

Questions to ask your candidates

Each one starts from a number above. Any candidate can answer them.

1. Property tax rate

The fact: Buffalo Grove's property tax rate is 9.47%, higher than 99 of the other 131 Illinois cities we cover. The rate adds up every agency on the bill, not only the city.

Ask: "Property tax in Buffalo Grove is 9.47%, higher than 99 of the other 131 Illinois cities we cover. What should that money pay for first, and would you change anything about how it is set?"

2. Water

The fact: Water here costs about $577 a year at typical use, lower than 114 of the other 131 Illinois cities we cover.

Ask: "Water here costs about $577 a year at typical use, lower than 114 of the other 131 Illinois cities we cover. What drives that cost, and would you change anything?"

Common questions about Buffalo Grove house costs

What is the property tax rate in Buffalo Grove?

About 9.47% of the value before exemptions a year (2025 tax year (payable 2026), Cook County, Wheeling Township), plus flat charges on the same bill.

How much is property tax on a $500,000 house in Buffalo Grove?

About $46,420 a year on $500,000 of the value before exemptions with the homeowner exemption.

How much is the water bill in Buffalo Grove?

About $85 a month for water and sewer at typical use (7,000 gallons a month) on Village of Buffalo Grove.

How much does trash pickup cost in Buffalo Grove?

$26 a month for a house.

Can seniors lower their property tax or bills in Buffalo Grove?

Yes. Senior citizen exemption: The Senior Citizen Exemption is an EAV reduction of $8,000.

How much does a house in Buffalo Grove cost to run each year?

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