O'Neil Property Group
Live Campton Hills listings updated daily from the MLS — where Fox Mill entry resales meet established homes on real lots.
Under $500K is where Campton Hills starts offering real selection instead of rare finds. This is the band where Fox Mill’s entry resales appear — recent sales in the subdivision have started in the mid-$400Ks — alongside established homes around Wasco and the village’s older streets. For buyers comparing against St. Charles or Geneva at the same number, the pitch is simple: more house, more land, and a community structured to stay that way, ten minutes from the Randall Road corridor.
Looking for help narrowing down your search? Call or text Kealan at 630-381-4995 for a personalized list of homes that match your budget and priorities.
Active listings pulled directly from the MLS.
At this band, expect established single-family homes from the 1970s through 1990s — three to four bedrooms, two-car garages, and lots that dwarf comparable-priced properties in the Tri-Cities. Fox Mill entries bring subdivision amenities: pool, clubhouse, trails, and sidewalks. Outside Fox Mill, homes tend to be on larger parcels with well and septic. Updated homes at this price draw immediate attention.
Fox Mill is the headline — 688 homes with association amenities and Bell-Graham Elementary on site — and its smaller floor plans are what appear under $500K, usually needing some updating. The Wasco area contributes older homes walkable to the hamlet’s small commercial core and the Great Western Trail. Both pockets hold value well because demand for any sub-$500K entry into this village is persistent.
Conventional financing dominates here and appraisals are more reliable than at lower bands, since Fox Mill generates genuine comparable sales. Factor Fox Mill’s HOA (roughly $110 a month per recent MLS data) into your payment math, and on non-subdivision homes budget for well and septic diligence. Pre-approval before touring is essential — the good ones don’t wait.
Property taxes deserve a line in your budget: bills on sub-$500K homes vary meaningfully by school district overlap (CUSD 303, 301, or Kaneland 302) and by parcel. We pull the actual bill on every showing sheet. Taxes here fund the districts and the open-space character that protect long-term value — but you should know the real number before you offer.
Whether you are just starting your search or ready to schedule a showing, Kealan O’Neil is here to help you every step of the way.
