Southwest Suburbs
Real Estate Agents for Palos Hills, Palos Park, and Palos Heights
Our veteran-owned brokerage helps buyers and sellers in 60465, 60464, and 60463 compare three neighboring towns that differ in lot size, housing, and commute.
Living in the Palos area
Three towns, one address: the Palos area
Buyers who find the Palos area tend to stay. Palos Hills, Palos Park, and Palos Heights sit close together in Cook County, in and around Palos Township, and each has its own feel, its own housing, and its own reasons people choose to put down roots. If you are searching in any of these communities, this page is for you.
You will sometimes see the three towns grouped as "the Palos suburbs." They share borders, share school districts, and share access to the Palos Forest Preserves, which cover about 15,000 acres of Cook County forest preserve. They are also different places to live.
Palos Hills (60465)
Palos Hills is the largest of the three, with 18,530 residents at the 2020 census, and has the highest population density. It has the widest mix of housing, from modest ranch homes and split-levels to newer construction. Moraine Valley Community College sits here and anchors the area with jobs, cultural events, and continuing education.
Palos Park (60464)
Palos Park sits to the west and feels the most rural of the three. It had 4,899 residents at the 2020 census. Lots are larger, trees are thicker, and the pace is slower. If you want a half-acre yard with mature oaks and some distance from the noise, Palos Park deserves a serious look. The village borders the forest preserves, so trails and open space sit close to many homes, and it has its own Metra station on the SouthWest Service.
Palos Heights (60463)
Palos Heights, with 12,068 residents at the 2020 census, is more built out than Palos Park and has a stronger small-town identity than Palos Hills. The city runs a farmers market, a Classic Car Show, and Independence celebrations, and Lake Katherine Nature Center sits inside city limits. Northwestern Medicine Palos Hospital is at 12251 S. 80th Avenue, and the city has its own Metra station on the SouthWest Service line, with rail service to Chicago's Union Station.
Palos Heights and Palos Park stations sit 18.6 and 19.8 rail miles from Union Station, which puts the area within commuting range of the Loop while keeping the suburban feel.
Housing and inventory
What the real estate market looks like in the Palos area
Each town has its own housing mix. Palos Park has larger lots and wooded settings. Palos Heights has single-family ranches, split-levels, brick colonials, and condominium options. Palos Hills has the widest variety of property types.
Low turnover is common to all three towns. People who move here tend to stay, so inventory can run limited, and homes that are priced well and show well do not sit. Buyers who are serious about the Palos area need to be ready to move.
The buyer pool skews toward families with school-age children, move-up buyers coming from denser Southwest Side neighborhoods or other suburbs, and buyers relocating from elsewhere in Chicagoland who want more land and still want to stay near the city. Forest preserve access is often a deliberate draw. Some buyers ask to walk or bike to a trailhead from their backyard.
Property taxes in Cook County affect the whole Palos area, as they do most of the county. Add them to your monthly budget alongside the mortgage payment when you run the numbers on any property here.
School districts
Schools in the Palos area
Education is one of the most common reasons families choose the Palos communities, and school districts change block by block, so check the exact address. Palos Community Consolidated School District 118 serves eastern Palos Park and parts of Palos Heights and Palos Hills. Its schools are Palos East Elementary in Palos Heights, Palos West Elementary in Palos Park, and Palos South Middle School in Palos Park. Palos Heights also has its own District 128, and part of Palos Hills falls in North Palos School District 117.
For high school, Consolidated High School District 230 runs Amos Alonzo Stagg High School in Palos Hills, Carl Sandburg High School in Orland Park, and Victor J. Andrew High School. Stagg serves Palos Hills, eastern Palos Park, and Palos Heights west of Harlem Avenue. Community High School District 218's Alan B. Shepard High School serves Palos Heights and neighboring communities.
Verify the assignment for any property you evaluate before you write an offer, in Palos Hills in particular, where more than one elementary district applies.
For veterans and military families
Buying in the Palos area with a VA loan
Dorazio Real Estate is veteran-owned, and our managing broker is a former U.S. Army officer and West Point graduate.
A VA loan carries no down payment requirement and no private mortgage insurance, and knowing how to use it in a market like the Palos area can change what you can afford. The appraisal is the step that catches buyers off guard. Roof condition, safety items, peeling paint, mechanical systems, and deferred maintenance can affect a VA appraisal, and homes here range from ranches and split-levels to brick colonials and newer construction. We go through those items with you before you get attached to a house.
Palos Heights has condominium options, and a VA loan needs a condo building the VA has approved. Check the building's approval before you write the offer. If you want rental income, a VA loan can also buy a building with two to four units, as long as you live in one of them.
Illinois offers property tax exemptions for veterans with a service-connected disability. All three towns sit in Cook County, so you apply through the Cook County Assessor's Office.
Active-duty service members, veterans, and surviving spouses can also use our affiliations with VeteranPCS, Veterans United Realty, and the MIL-Estate Network for military relocations.
For investors
Buying a Palos area rental or multifamily property
Single-family rentals can work in the Palos area, given the steady demand from families and the low turnover in all three communities. Multifamily inventory runs limited compared with closer-in suburbs, so run the numbers on the exact address before you write an offer. Compare the rent for similar homes nearby with the tax bill, insurance, and a repair reserve. Check the leasing rules first if the property sits in a condo or townhome association.
For a building with two or more units, our multifamily investment analysis covers the rent roll, operating expenses, cash flow, financing scenarios, and value-add potential before you commit.
For sellers
Selling a Palos area home
Sellers in the Palos area price against a different buyer pool in each town. A wooded Palos Park lot, a Palos Heights home near the Metra station, and a Palos Hills ranch near Moraine Valley compete for different reasons. If you are selling a long-held property, start with recent sales in your own town and your own price range.
Start with a free comparative market analysis for your address. When you list, we can add a measured 2D or 3D floor plan, and our photo prep guide walks you through getting each room ready.
Comparing towns
Nearby areas we serve
Palos-area buyers often compare these towns with Hickory Hills, Willow Springs, Bridgeview, and Oak Lawn, and Beverly sits just to the northeast. We help you compare the actual addresses, the school boundary, and the commute.
Questions people ask
Palos area real estate questions
What is the difference between Palos Hills, Palos Park, and Palos Heights?
They are three separate municipalities in Cook County, in and around Palos Township, each with its own character and housing. Palos Park tends to have larger lots and more wooded settings. Palos Heights has a strong community identity and its own Metra station. Palos Hills is the largest, with the highest population density and the most varied housing stock. All three sit beside the Palos Forest Preserves and are served by overlapping school districts.
How do I commute from the Palos area to downtown Chicago?
Palos Heights and Palos Park each have a Metra station on the SouthWest Service line, with weekday service to Chicago's Union Station, about 18.6 and 19.8 rail miles away. By car, the area connects to I-294 and I-55, and drive times vary with the time of day.
What schools serve the Palos area?
Palos Community Consolidated School District 118 covers much of Palos Park and parts of Palos Heights and Palos Hills. Palos Heights also has District 128, and part of Palos Hills is in North Palos District 117. High school students attend schools in Consolidated High School District 230, including Stagg in Palos Hills, or Shepard High School in District 218 for part of Palos Heights. Verify school assignments for any specific property.
Is the Palos area a good place to buy investment property?
It depends on your strategy. Single-family rentals can work well, given the steady demand from families and the low turnover among residents across all three communities. Multifamily inventory is limited compared with closer-in suburbs. If investment is your goal, talk through your approach with an agent who also invests.
How close is the Palos area to Beverly and Chicago's Southwest Side?
Close. Beverly sits just to the northeast, and the two areas share established neighborhoods, long-term residents, and strong community ties. Our team is based in Beverly, which is one reason we work across the Palos communities.
Do you work with VA loan buyers in the Palos area?
Yes, and it is an area of particular focus. Dorazio Real Estate is veteran-owned, and the team has direct experience with VA loans across the Chicagoland market. We are affiliated with VeteranPCS, Veterans United Realty, and the MIL-Estate Network, and we work with buyers at every stage, from first-time VA loan users to those who have used the benefit before.
What should veterans know before buying in the Palos area?
Review roof and mechanical age, safety items, deferred maintenance, and appraisal concerns before you commit to a property. Check school assignment for the exact address, since districts vary across the three towns. Illinois offers a property tax exemption for veterans with a service-connected disability, and the Cook County Assessor's Office handles it.
Can I buy a multifamily property in the Palos area with a VA loan?
Yes. A VA loan can buy a building with two to four units as long as you live in one of them. Multifamily inventory is limited here, so expect to look at a few towns. Compare the rent from the other units with the taxes, insurance, and repair costs before you write the offer, and check the zoning and permits for each unit.
Start with a conversation
Ready to talk Palos area real estate?
Whether you are buying your first home in Palos Hills, moving up to a wooded lot in Palos Park, or selling a long-held property in Palos Heights, the process starts with a friendly conversation. We offer a free 15-minute consultation with no sales pitch and no pressure, a chance to talk through your situation and figure out what makes sense.
Or send a note through our contact page.