O'Neil Property Group
Live West Dundee listings updated daily from the MLS — plus what local buyers should know before making a move.
The top of the West Dundee market lives above $500K, and it’s stronger than most buyers expect. Carrington Reserve’s largest Pulte models — up to roughly 5,100 square feet — have closed toward $590K, Grand Pointe Meadows singles have reached the upper $500s, Hills of West Dundee has cleared $600K, and Aspen Hills’ newer builds have traded in the same territory. These are the village’s executive homes: four-plus bedrooms, three-car garages, finished basements, and lot positions on ponds and cul-de-sacs. Inventory at this level is a trickle rather than a stream, which cuts both ways — sellers face little competition, and serious buyers need first-day awareness when something lists.
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.
Expect 3,000–5,100 square feet, four to six bedrooms, three-car garages, and the premium lot positions — pond frontage in Carrington Reserve, the largest cul-de-sac lots in Grand Pointe Meadows, and Aspen Hills’ 2010s construction with open floor plans and newer mechanicals. Finished basements, first-floor offices, and updated primary suites are the norm at this level rather than the exception.
Carrington Reserve’s estate-scale models are the volume leader above $500K, with 2026 sales medians in the mid $500s. Grand Pointe Meadows’ biggest singles — some over 5,000 square feet — compete directly, and Hills of West Dundee’s largest homes have set the village’s recent high-water marks near $620K. Aspen Hills adds the newest construction in this band. Buyers comparing Algonquin or the Barrington corridor should run the numbers here first — the same money buys meaningfully more house.
Jumbo financing is rarely needed — this market’s ceiling sits near conforming limits — but appraisal strategy matters because comps above $550K are sparse. We build appraisal support into every offer at this level. On the tax side, expect annual bills in the $11,000–$14,000 range on many of these homes; we verify the actual bill and any exemptions before you commit, and factor the Spring Hill redevelopment’s long-term trajectory into value conversations honestly.
The $500K+ market in West Dundee is a patience game in both directions. A handful of listings a year means buyers can’t order off a menu — but when the right home lists, it often sells before casual shoppers notice. Sellers at this level benefit from preparation and presentation more than any other segment; a professionally launched executive home here routinely outperforms its neighborhood’s price history.
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.