O'Neil Property Group
Sterling Manor sits on Fargo Boulevard west of Randall Road — a 1990s community with two distinct products: single-family homes on 0.30-acre lots and a separate townhome-and-condo section, each with its own pricing and fee structure.
Sterling Manor is one of the few Geneva subdivisions where I start every conversation with a clarification: which Sterling Manor? The community, built from 1993 to 2001 on Fargo Boulevard west of Randall Road — streets include Sterling Avenue, Cedar Avenue and Heritage Court — contains two genuinely different products. The single-family section runs larger homes, averaging about 2,717 square feet on roughly 0.30-acre lots. The attached section — townhomes and condos averaging about 1,552 square feet — is its own market with its own association. Blending the two into one “Sterling Manor price” produces a number that describes neither, which is exactly what many online estimates do.
Here is how the two tiers actually behave. Single-family: 2025-26 sales ran roughly $635K to $711.5K ($635K in April 2025, $711.5K in May 2026), and the single-family homes carry no association dues. Townhomes and condos: 2025-26 sales ran roughly $360K to $390K, and the attached homes pay the Townhomes of Sterling Manor Condominium Association roughly $206 to $335 per month — verify the current fee and what it covers per listing. Property taxes follow the same split: averages around $10,000 per year on the single-family side versus about $5,200 on the attached side per MLS-fed sources.
Beyond the two-tier math, the setting is straightforward: a pond, a park, sidewalks and street lights, with the Randall Road corridor — Geneva Commons, groceries, services — right at hand. Heartland Elementary School (Geneva CUSD 304, grades K-5) serves the neighborhood per MLS-fed sources; confirm with the district. And if you see a blended Sterling Manor median quoted online — around $418K for 2025 or $460K for 2026 — treat it as a mix of two different products, not a price for either one. When I run comps here, single-family homes get compared only with single-family, and townhomes only with townhomes.
Pricing reflects Sterling Manor sales as of mid-2026 — always read the two tiers separately, never as one blended range.
The single-family tier averages about 2,717 square feet on roughly 0.30-acre lots, built 1993-2001, with no association dues. Sales in 2025-26 ran from $635K to $711.5K per MLS-fed sources.
See listings →The attached tier averages about 1,552 square feet and trades in its own price band — 2025-26 sales ran roughly $360K to $390K. Owners pay the Townhomes of Sterling Manor Condominium Association roughly $206-$335 per month; verify the current fee and coverage per listing.
See listings →Sterling Manor turns over a handful of homes a year across both tiers. Browse every Geneva listing below, or call or text Kealan at 630-381-4995 and tell me which tier you’re shopping — I’ll flag the right listings.
The community’s pond and park anchor its open space, connected by sidewalks and street lights throughout the subdivision.
Fargo Boulevard meets Randall Road at the neighborhood’s edge, putting Geneva Commons, groceries and everyday services within a few minutes.
Single-family homes and the townhome/condo section share the same location, schools and amenities but run on separate pricing and fee structures — compare within the tier you’re shopping, never across.
Full infrastructure runs throughout. Single-family owners have no association line item; attached owners budget the monthly association fee instead of exterior upkeep — verify coverage per listing.
Sterling Manor is served by Geneva Community Unit School District 304 — both the single-family and attached sections. The details below are names, grades and locations only — confirm current attendance boundaries with the district.
Located at 3300 Heartland Dr per MLS-fed sources. Confirm the serving school for any specific address with District 304.
The district operates two middle school campuses — Geneva Middle School North at 1357 Viking Dr and Geneva Middle School South at 1415 Viking Dr. Campus assignment depends on address; confirm with District 304.
All Geneva CUSD 304 students attend the single high school campus at 416 McKinley Ave on the east side of town.
The Randall Road corridor is the neighborhood’s front door: Geneva Commons — the open-air center with 60-plus stores and restaurants at Randall and Bricher — plus groceries and services sit a few minutes east. Downtown Geneva’s Third Street district and the Fox River are about ten minutes further east via State Street (Route 38), and Keslinger Road runs west past the Mill Creek area into open Kane County.
Randall Road connects north to St. Charles and south to Batavia in minutes. For the tollway, Fabyan Parkway and Kirk Road feed the I-88 interchanges south of town — figure roughly 10-15 minutes to I-88 for east-west access toward Naperville, Oak Brook and the Loop.
Geneva’s Metra station at 328 Crescent Place runs Union Pacific West service to Ogilvie Transportation Center — express trains take about 60-65 minutes and locals 74-76. The commuter deck charges $2 per day but typically fills by about 7 a.m.; quarterly permits are available through the city. Driving, the Loop is roughly 40 miles east via I-88.
Single-family or townhome, I’ll price your Sterling Manor move against the right tier — not a blended average. Call or text Kealan at 630-381-4995.