Trying to decide between Lake Bluff and Lake Forest? You are not alone. Both communities sit on the North Shore with beautiful lake access, charming downtowns, and strong community services, which can make the choice feel tough. In this guide, you will see how the two compare on homes and prices, neighborhood feel, beaches, commuting, schools, and practical costs. Let’s dive in.
Quick snapshot: scale and pricing
Both towns are affluent and well established on the North Shore. Lake Bluff is the smaller village at around 5,600 residents, while Lake Forest is larger at about 19,000 residents. Census estimates show high median household incomes in both places, with Lake Forest higher on average. You can review local context and population details in the Census QuickFacts for Lake Bluff for a sense of scale and income levels. Explore Census QuickFacts for Lake Bluff.
When you compare pricing, it helps to use two lenses. Recent-month MLS median sale prices often show Lake Forest higher than Lake Bluff. For example, early 2026 snapshots reported about 1.5 million in Lake Forest and about 1.075 million in Lake Bluff. A longer-term index, like the Zillow Home Value Index, smooths volatility and showed lower levels in the same period, roughly 1.14 million for Lake Forest and about 602,000 for Lake Bluff. Different methods create different numbers, so always note the date and metric you are using.
Housing styles and lot types
Lake Bluff homes and character
Lake Bluff reads like a classic small North Shore village. You will find early 20th century homes on village lots near the compact downtown, plus a handful of estate areas and lakefront properties on the east side. The village actively stewards its historic character and has a streetscape plan that prioritizes a pedestrian feel around the center. See Lake Bluff’s downtown streetscape plan.
Lake Forest homes and character
Lake Forest offers broader scale. Many neighborhoods feature larger lots and estate properties, with a historic, architect-designed Market Square at the core. The city’s land plan includes significant open lands and institutional spaces, which set the tone for a more expansive feel. For city services, programs, and context, start with the official site. Visit the City of Lake Forest.
Downtowns and walkability
Lake Bluff’s village core
Lake Bluff’s center gathers around the Village Green with restaurants, cafes, and small shops. The Metra station sits within a short walk, and community events and seasonal festivals keep the area active. It feels intimate and easy to navigate on foot from the blocks surrounding downtown.
Lake Forest’s Market Square
Lake Forest’s historic Market Square anchors a larger downtown, with more dining and retail variety and nearby civic facilities. It is the most walkable area in the city, with most residential neighborhoods shifting to a car-first pattern and short drives for errands.
Lake Michigan access and parks
Lake Bluff beaches and parks
Lake Bluff’s signature lakefront is Sunrise Park & Beach. It offers lake access with posted resident and nonresident rules and seasonal fees, including a designated area at the north end. Always check current pass details and hours with the park district before you plan. Learn about Sunrise Park & Beach.
Lake Forest beaches and open space
Lake Forest Parks & Recreation manages Forest Park Beach and other lakefront access points. The city’s broader park and trail system supports sailing, golf, and a wide range of programs. Beach passes, hours, and capacity are set by the department. Review Lake Forest beach and park information.
Transportation and commute
Metra to downtown Chicago
Both towns sit on Metra’s Union Pacific North line with direct service to Ogilvie Transportation Center. The Lake Bluff station is about 30 miles from downtown Chicago, and the Lake Forest UP-N station is slightly closer at roughly 28 to 29 miles. Depending on your train, typical rides range from about 35 to 60 minutes. For distances and station context, start here, then confirm schedules with Metra. See the Lake Bluff station overview.
Driving and airport access
You can reach I-94 within minutes from either community, and most neighborhoods sit near Sheridan Road or Green Bay Road for local travel. O’Hare and Midway typically run 30 to 60 plus minutes by car depending on traffic and time of day. If commuting by road, test your exact route at your usual travel times.
Schools and key services
Public school pathways
Lake Bluff K–8 is primarily served by Lake Bluff School District 65, and most students attend Lake Forest High School in District 115 for grades 9–12. In Lake Forest, District 67 covers most elementary and middle schools, with District 115 for high school. Boundaries can vary by address, so confirm assignments directly with the districts. Check Lake Bluff District 65 updates and contacts.
Healthcare access
Northwestern Medicine Lake Forest Hospital is the major acute-care hospital serving both communities. It provides full-service care and regional resources, which is helpful for families and those who want nearby specialty services. Explore Northwestern Medicine Lake Forest Hospital.
Taxes and closing costs to plan for
Property taxes
Lake County effective property tax rates often land above the national median. Many areas fall in the general 2 to 3 percent effective range, but the actual burden varies by taxing districts and exemptions. For a specific estimate, use the county assessor or title company tools. View Lake County tax trend context.
Lake Forest municipal transfer tax
If you are buying or selling in Lake Forest, plan for a city transfer tax at closing. Rates vary with sale price, and who pays can be negotiated in the contract. Always verify the current rate and procedures with the city or your title team. Read a summary of Lake Forest’s transfer tax.
Which one fits your lifestyle?
- Choose Lake Bluff if you value a compact, walkable village center, a tight-knit feel, and a mix of vintage village homes with some estate pockets along the lake.
- Choose Lake Forest if you prefer larger lots, estate neighborhoods, a broader park and recreation network, and a larger downtown with more retail and dining.
- For budget planning, expect higher prices on average in Lake Forest and confirm near-term market activity with current MLS data. Pair that with a longer-term index to understand trend levels.
- If lake access is a priority, review each park district’s beach pass rules and seasonal schedules before you buy.
Buyer checklist for a confident choice
- Clarify your price lens. Note the date and metric you are using when you compare median sale price vs a smoothed index.
- Walk both downtowns. Visit at different times of day and during a weekend event if you can.
- Verify beach access. Check resident and nonresident pass rules for Sunrise Park & Beach and Lake Forest beaches.
- Test your commute. Ride the UP-N during your target time and drive your route during rush hour.
- Confirm school boundaries. Contact District 65, District 67, and District 115 to verify assignments.
- Estimate taxes and closing costs. Review the local tax bill history for the property, and if you are in Lake Forest, budget for the municipal transfer tax.
Ready to compare specific homes, streets, and micro-neighborhoods that fit your goals? For tailored guidance, market insight, and on-the-ground context, connect with Sondra Douglass. You will get boutique-level service backed by national luxury marketing to help you make a confident move.
FAQs
How do home prices compare in Lake Bluff vs. Lake Forest?
- Recent-month MLS snapshots often show Lake Forest with a higher median sale price than Lake Bluff, while smoothed indices like the Zillow Home Value Index show lower absolute levels for both; always note the metric and date when comparing.
Does Lake Forest have a municipal transfer tax at closing?
- Yes, Lake Forest imposes a city transfer tax that varies by sale price, and who pays is set in your purchase contract; confirm current rates and procedures with your title company and the city.
What are commute options from both towns to downtown Chicago?
- Both are on Metra’s UP-N line to Ogilvie, with typical rides in the 35 to 60 minute range depending on the train; driving uses I-94 and times vary by traffic, so test your route.
How do public school districts work in Lake Bluff and Lake Forest?
- Lake Bluff K–8 is served by District 65 and most students attend District 115 for high school; Lake Forest K–8 is mainly District 67 with the same District 115 high school, so confirm boundaries by address with each district.
How does Lake Michigan beach access work for residents and nonresidents?
- Each park district sets its own pass rules, fees, and capacity for Sunrise Park & Beach in Lake Bluff and Forest Park Beach in Lake Forest, so review current policies before you plan visits or make a purchase decision.
