Wondering how far $400,000 really goes in St. Clair County? If you are comparing Freeburg and O’Fallon, you will find the same budget buys very different mixes of space, age, and day-to-day convenience. It can be hard to balance square footage, lot size, and proximity to errands without clear benchmarks. In this guide, you will see what a typical $400K purchase looks like in each area, the tradeoffs to expect, and the practical steps to make a confident choice. Let’s dive in.
Market snapshot: Freeburg vs. O’Fallon
Freeburg is a smaller village with a more semi-rural feel. You often see larger lots, a mix of older and newer homes, and more distance between neighbors. Retail and services are a drive away rather than around the corner.
O’Fallon is a larger suburban city with many newer subdivisions and quick access to retail, restaurants, parks, and medical services. Many buyers choose O’Fallon for commute convenience to Scott Air Force Base and St. Louis job centers.
For objective context on housing stock age, household size, and commute patterns, review the latest summaries from the U.S. Census American Community Survey. Always compare 6 to 12 months of recent MLS sold data for each town before you tour.
What $400K buys in Freeburg
You tend to get more space and land for the money. Many homes in this range are larger single-family houses, often older properties that have been updated over time.
- Typical size: mid to upper 2,000s to low 3,000s square feet, often 3 to 5 bedrooms and 2 to 3 bathrooms.
- Lot size: larger yards are common, from roughly a quarter-acre up to an acre or more depending on location.
- Home age: a mix of mid-20th-century homes and newer builds. Many options have renovations or room to personalize.
- Features: some finished basements, multi-car garages, mature trees, and space for additions or outbuildings.
- Lifestyle: more privacy and yard space, fewer master-planned amenities, and a drive to shops and services.
What $400K buys in O’Fallon
You trade some land and square footage for newer construction and convenience. Homes often sit in planned subdivisions with community features nearby.
- Typical size: roughly 1,800 to 2,600 square feet, often 3 to 4 bedrooms and 2 to 3 bathrooms.
- Lot size: suburban lots are common, about 0.15 to 0.30 acres in many neighborhoods.
- Home age: many homes from the 1990s to 2010s or newer, often with modern kitchens, open layouts, and energy-efficient systems.
- Features: attached garages, low-maintenance finishes, and sometimes HOA-managed amenities.
- Lifestyle: short drives to retail corridors, restaurants, parks, and medical facilities. Explore the City of O’Fallon’s website for community amenities and events.
Side-by-side tradeoffs at a glance
- Square footage per dollar: Freeburg often offers more interior space for the price. O’Fallon tends to offer newer construction and finishes.
- Lot and privacy: Freeburg leans larger lots and more separation. O’Fallon leans smaller lots with higher convenience.
- Age and maintenance: Freeburg options at $400K may be older and could need updates unless recently remodeled. O’Fallon options are more often turnkey.
- Commute and amenities: O’Fallon is closer to major services and commuter routes. Freeburg suits buyers prioritizing space and a quieter setting.
- Resale dynamics: O’Fallon’s larger buyer pool and commuter appeal can support strong resale interest. Freeburg’s value is compelling for buyers seeking land and square footage.
Cost factors beyond the purchase price
Property taxes and transfer costs
Illinois property taxes are higher than many states, and bills vary by municipality and assessment. Before offering, review recent tax bills and assessed values in the St. Clair County records for any property you are considering. Use the county assessor to confirm parcel details and prior-year tax history. Compare multiple addresses in both towns to see how annual costs vary.
HOA, utilities, and municipal services
- O’Fallon subdivisions may include HOAs with dues that cover common area maintenance, green space, or pools. Always review HOA documents and budgets.
- Freeburg has a lower prevalence of HOAs, though newer developments can still have them. Verify coverage and rules.
- Water, sewer, and sanitation fees differ by municipality or sanitary district. Ask for typical monthly utility ranges during your inspection period.
Insurance and risk factors
- Flood zones: Check each property on the FEMA Flood Map Service Center. If a home is in a special flood hazard area, your lender may require flood insurance.
- Home insurance: Premiums vary by age, construction type, roof condition, and local fire protection. Get quotes for a newer O’Fallon home and an older Freeburg home to compare.
Financing and appraisal considerations
- Appraisals rely on recent local comparable sales. Large lot or non-typical homes in Freeburg may have fewer direct comps and a smaller buyer pool.
- VA financing is common in the area given proximity to Scott Air Force Base. Ask your lender about appraisal timelines, repair requirements, and reserves.
Decision checklist for $400K buyers
Use these questions to focus your search and avoid surprises:
- Space vs. convenience: Do you value a bigger home and yard in Freeburg or a shorter drive and newer finishes in O’Fallon?
- Immediate repairs: Are you ready to handle updates common in older Freeburg homes, or do you prefer turnkey in O’Fallon?
- Monthly costs: Have you compared taxes, potential HOA dues, and insurance quotes for both towns?
- Commute and errands: How much driving are you comfortable with for work, grocery runs, and services?
- Long-term plans: How long do you plan to stay, and how important is future resale timing and demand in your decision?
Practical next steps
- Pull recent sold comps: Ask your agent for 6 to 12 months of MLS sales between $350K and $450K in each town, including square footage, lot size, age, DOM, and price per square foot.
- Confirm flood and insurance: Run the address on the FEMA Flood Map Service Center and get a homeowners insurance quote for the property type and age.
- Verify school boundaries: Use official sources like the Illinois Report Card and cross-check with GreatSchools for objective, third-party information. Confirm school assignments directly with the district.
- Estimate monthly costs: Review prior-year tax bills via the county assessor, request HOA dues and budgets when applicable, and ask about utility averages.
- Plan inspections: For older homes, schedule comprehensive inspections for roof, HVAC, radon, foundation, sewer or septic, and potential lead-based paint if the home predates 1978. For newer homes, review builder warranties and energy systems.
Ready to find the right fit for your budget and lifestyle? Reach out to our local team for a tailored $400K side-by-side analysis and a current list of homes that match your wish list. Contact Unknown Company to get started today.
FAQs
What does $400K typically get me in Freeburg?
- Around the mid to upper 2,000s to low 3,000s square feet, often on larger lots, with a mix of older updated homes and some newer builds.
What does $400K typically get me in O’Fallon?
- Roughly 1,800 to 2,600 square feet in newer subdivisions with modern layouts, smaller suburban lots, and convenient access to services.
How do ongoing costs compare between the two towns?
- Taxes, HOA dues, utilities, and insurance vary by property and subdivision. Review county tax records, HOA budgets, and insurance quotes for each address before offering.
How should I assess flood risk before buying?
- Enter the property address on the FEMA Flood Map Service Center to see if flood insurance may be required, then factor premiums into your budget.
Where can I find neutral information on nearby schools?
- Check official performance and district data on the Illinois Report Card and review third-party summaries with GreatSchools. Always confirm attendance boundaries with the district.
