O'Neil Property Group
A Fox River village of 22,000 straddling Kane and Kendall counties, directly south of Aurora. Established subdivisions, active D.R. Horton construction, and a median price that undercuts nearly every community around it.
Montgomery is the community I bring up when a buyer wants the Fox Valley but the numbers in Oswego or Naperville aren’t working. The median sale price here is running near $349K—about $35K below Oswego and roughly $175K below Naperville—and that gap buys real substance: master-planned subdivisions with pools and parks, a riverfront village core, and a location three miles from the Aurora Metra station.
The village sits on both banks of the Fox River directly south of Aurora, and it’s one of the oldest settlements in the valley—founded in 1835 by Daniel Gray, whose 1853 stone gristmill still stands on the riverfront and now houses restaurants and a speakeasy-style bar. Montgomery Park anchors the downtown stretch of river with boat access and a pavilion, the Virgil Gilman Trail runs eleven paved miles through the east side, and Douglas Road keeps a lineup of locally owned storefronts.
The growth story is dramatic even by Fox Valley standards: about 5,500 people in 2000, more than 18,000 by 2010, and roughly 22,000 today. The subdivisions built in that wave—Lakewood Creek, Seasons Ridge, Foxmoor, Blackberry Crossing, Huntington Chase, Fairfield Way, Balmorea—are now the resale core of the market, and building never fully stopped: D.R. Horton is selling new two-story homes at Marquis Pointe from the low $430s. On the employer side, Caterpillar has built wheel loaders here since 1959, and the industrial corridor keeps adding names.
The wrinkle buyers need to understand is that Montgomery straddles two counties—Kane to the north and west, Kendall to the south—and five school districts serve different parts of the village. Tax rates, school assignments, and Special Service Area fees genuinely change from one subdivision to the next. That’s not a reason to avoid Montgomery; it’s a reason to work with someone who checks the details on every address.
US 30 crosses the village and Routes 31 and 25 run up each side of the river, with Orchard Road putting you on I-88 at North Aurora in about 15 minutes. There’s no Metra station in town—a Kendall County extension has been studied for years without funding—but the Aurora Transportation Center is only about three miles north, with BNSF trains reaching Union Station in roughly an hour, faster on expresses. Figure about an hour to O’Hare via I-88 and 20 to 30 minutes to Naperville or the I-88 corridor jobs. Kendall Area Transit adds weekday bus service on the Kendall side.
What we’re seeing on the ground across Montgomery neighborhoods as of summer 2026.
Montgomery’s median sale price is running near $349K, with the typical home value around $336K—up about 3% over the past year. Townhomes and condos generally trade between $220K and $310K. Compare Oswego at ~$385K or Yorkville at ~$380K.
Well-priced Montgomery homes are going pending in about a week—among the fastest in the Fox Valley—and more than half of recent sales closed over list price. Buyers need to be pre-approved and ready to move; sellers still have to price correctly to capture that demand.
D.R. Horton is building two-story singles at Marquis Pointe—1,818 to 2,600 sq ft, 3 to 4 beds, priced $429,990 to $512,990 with no HOA. It’s currently the only active builder community inside the village, which keeps demand for those lots steady.
Inventory sits around 85 active listings—roughly 1.3 months of supply at the current sales pace of about 27 closings a month. That’s a tighter market than Oswego or Yorkville right now, which is part of why homes here move so quickly.
First-time buyers priced out of Oswego and Naperville, move-up buyers from Aurora, and relocations out of DuPage and Cook counties. At $203–$207 per square foot, Montgomery is one of the best value plays left this close to the Metra and I-88.
The Kane County side of the village runs about 2.33% effective with a median bill near $5,100; the Kendall County side runs about 2.55% with bills near $6,600. Most newer subdivisions also carry Special Service Area (SSA) fees—always verify the full bill on any specific property.
Every subdivision in Montgomery has its own feel—and its own county, school district, and tax picture. Scroll through the ones our buyers ask about most.
Montgomery’s largest master-planned community, built 2001–2009. Singles, townhomes, and duplexes around a clubhouse, outdoor pool, tennis courts, and an on-site SD 308 elementary. Note the separate infrastructure assessment on single-family homes—we flag it on every showing.
See Lakewood Creek Listings →One of Montgomery’s most established communities, built 1988–2003 off Douglas Road. A wide mix—singles, townhomes, condos, and a ranch pocket at Lakeside—served by the Oswegoland Park District. Recent sales span roughly $215K to $450K.
See Seasons Ridge Listings →Cambridge Homes community on the village’s west side next to Jericho Lake Park, built 2001–2011. Townhomes in the $240s–$300s and larger singles from the low $400s to nearly $490K. The Kane County address feeds Kaneland CUSD 302.
See Foxmoor Listings →Montgomery’s active new-construction community, now selling by D.R. Horton. Two-story singles from 1,818 to 2,600 sq ft, priced $429,990–$512,990, on quarter-acre lots near the US 30/34 junction. SD 308 schools; no HOA, though an SSA applies.
See Marquis Pointe Listings →Ryland-built singles and townhomes from 2003–2013 around Dickson Road, anchored by a Fox Valley Park District park with pickleball courts and athletic fields. Recent single-family sales run roughly $445K–$530K. School assignment splits between districts here—verify by address.
See Blackberry Crossing West Listings →Single-family community in far southwest Montgomery—Kimball Hill originals from 2005–2008 plus a newer Lennar section finished around 2020. Homes run 1,636 to 3,205 sq ft with recent sales between $385K and $540K, feeding Yorkville CUSD 115.
See Huntington Chase Listings →Also worth knowing: Balmorea, Fairfield Way, Blackberry Crossing, Montgomery Crossings, Orchard Prairie North, Saratoga Springs, and Arbor Ridge. Call or text Kealan at 630-381-4995 and we’ll match your budget to the right one.
Every active listing in Montgomery, pulled directly from the MLS. Use the filters to narrow by price, beds, or property type.
Five public school districts serve different parts of Montgomery: Oswego CUSD 308, West Aurora 129, East Aurora 131, Yorkville CUSD 115, and Kaneland CUSD 302. Which one applies depends entirely on the address—often subdivision by subdivision.
Located inside the Lakewood Creek subdivision on Lakewood Creek Drive—walkable for families in the neighborhood and nearby Blackberry Crossing.
West Aurora District 129 elementary located in Montgomery, serving the village’s north and northwest neighborhoods, including Arbor Ridge.
Serves the Boulder Hill area and adjacent Montgomery neighborhoods east of the river, including Seasons Ridge and Marquis Pointe.
The junior high assignment for much of Kendall-side Montgomery within District 308, located in nearby Oswego.
The high school for most SD 308 addresses in Montgomery. District 308 operates 22 schools serving roughly 18,000 students across the area.
Serves Montgomery’s southwest subdivisions in Yorkville CUSD 115—including Huntington Chase, Fairfield Way, and Balmorea—via Bristol Bay Elementary and Yorkville Middle School.
The high school for Montgomery’s District 129 addresses on the north side. Kane-side buyers in Foxmoor instead feed Kaneland High School in CUSD 302.
Note: With five districts crossing the village, school assignment in Montgomery changes street by street. Always verify the current assignment for any specific address with the district before you offer—our team checks this on every showing. View the village boundary map →
The village core sits right on the water. Montgomery Park anchors the riverfront with boat access, a playground, and a pavilion, and the Fox River Trail follows the water toward Oswego one way and Batavia the other.
Two park districts cover the village—Fox Valley Park District for most residents, Oswegoland Park District for Seasons Ridge and Marquis Pointe. The 11-mile Virgil Gilman Trail cuts through the east side, with Austin Park, Briarcliff Woods, and neighborhood parks in most subdivisions.
Jericho Lake Park wraps a 20-acre stocked fishing lake on the village’s west side, next to the Foxmoor subdivision. Nearby, the Stuart Sports Complex ranks among the largest outdoor sports facilities in the Midwest—a weekend fixture for area families.
The 1853 stone gristmill on the riverfront—one of the oldest buildings in the valley—now houses restaurants and Danny Boy’s, a speakeasy-style bar. Douglas Road adds locally owned storefronts, with the full Aurora and Oswego dining scenes minutes away.
Montgomery Fest takes over the riverfront every August—2026 dates are August 14–16—with music, food, and a carnival. The Conservation Foundation’s Day at the Farm at the historic Dickson-Murst Farm is another late-summer tradition.
Ogden Hill on US 30 covers the big-box run, Orchard Crossing adds Walmart, Aldi, and Walgreens, and the Orchard Road corridor keeps adding restaurants and services. Whatever isn’t in the village is 10 minutes away on Route 59 or in Aurora.
Value, plainly. Montgomery delivers the same Fox River setting, commuter access, and subdivision amenities as its neighbors at a median price near $349K—below Oswego, Yorkville, and everything east of the river toward Naperville. The village nearly quadrupled in population between 2000 and 2020, and demand hasn’t let up: more than half of recent sales closed over asking.
Housing does the heavy lifting at $203–$207 per square foot—below Oswego and well below Naperville for comparable homes. Median household income in the village runs just over $100K and homeownership sits near 80%, so the housing stock skews owner-occupied single-family. Daily expenses track the rest of the western suburbs.
Two counties, two tax pictures: roughly 2.33% effective on the Kane side and 2.55% on the Kendall side. Nearly every newer subdivision carries a Special Service Area for common-area maintenance, and Lakewood Creek single-family homes carry a separate infrastructure assessment of about $1,600 a year. The village also runs a property tax rebate program. We verify the full bill on every property we show.
Groceries and daily errands are on US 30 and Orchard Road, Rush Copley Medical Center is minutes north in Aurora, and the Metra is a 10-minute drive. The one thing to nail down before you buy, not after: your school district and your exact tax bill—both change block by block here, and we check both on every address.
Our office is at 201 E Veterans Parkway in Yorkville, 15 minutes from downtown Montgomery. We live and work here. Our agents know which Montgomery subdivisions carry SSA fees, which side of the village sits in which county, and which streets feed which schools.
We track pricing, inventory, and new construction across every Montgomery subdivision—Lakewood Creek to Marquis Pointe. That detail turns into sharper pricing for sellers and smarter offers for buyers. National brokerages covering 50 zip codes can’t match it.
We work directly with builders at Marquis Pointe and across the Fox Valley. Our team guides you through the builder process and negotiates incentives on your behalf, at no additional cost to you.
Professional photography, strategic pricing, targeted marketing, contract negotiation, and closing coordination. With Montgomery homes going pending in about a week, your first 48 hours online decide the outcome. We make sure you’re ready for them.
Montgomery’s rental demand is steady, driven by the Aurora employment corridor—including the Caterpillar plant—and continued household growth. We provide rental demand analysis, cash flow projections, and access to on-market and off-market opportunities across Kendall and Kane counties.
Our Google reviews tell the story: responsive communication, local expertise, and results. We earn referrals by delivering a level of service that national platforms and discount brokerages can’t match.
Real results from real clients. Here’s what buyers and sellers say about working with our team.
The process of selling our home with Ryan was as seamless as one could hope for! He was so professional and supportive throughout the entire process.
Working with O’Neil Property Group was hands-down one of the best decisions I’ve made as a first-time investor. Kealan and his team guided me through every step.
Kealan was great to work with and made selling our house easy. We would definitely call O’Neil Property Group again!
Wow what a great experience. Kealan and his team sold my house very quickly and had multiple offers.
Loved working with Kealan to buy our home in Yorkville. Very knowledgeable and got us our dream home in a tough market. Highly recommend.
Kealan executed a perfect home sale and home purchase strategy to meet our expectations. We reached sales price, purchase price, and timing goals.
Whether you’re buying, selling, or just exploring, our Fox Valley team is ready to help you make the right move.