O'Neil Property Group
Live Sleepy Hollow listings updated daily from the MLS — plus what local buyers should know before making a move.
Under $400K is where detached Sleepy Hollow becomes possible. The candidates are usually the village’s original homes—ranches and split-levels in Sleepy Hollow Manor from the late 1950s through the 1970s—plus the occasional smaller Surrey Ridge single-family and everything in the attached section. With the village median running near $467K, sub-$400K detached listings are the exception rather than the rule, but they do come: recent Manor sales have started around $415K with list prices occasionally dipping below $400K. For buyers who want a half-acre wooded lot in District 300 at the lowest possible detached price, this is the bracket to watch.
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 original-era construction: ranches, split-levels, and modest two-stories from roughly 1,600 to 2,400 square feet, many on half-acre-plus wooded lots with no HOA. Some will be updated; many will be priced to reflect original kitchens, baths, or mechanicals—which is exactly the opportunity. Surrey Ridge attached units (roughly $155K–$200K) also fall in this bracket and suit buyers who prioritize price over land.
Sleepy Hollow Manor is the neighborhood to know at this price—the original Falese development, laid out in the late 1950s with winding roads around the village’s three lakes. Homes here have recently sold between about $415K and $635K, so the under-$400K entries are typically the smaller or original-condition properties. Taxes in the Manor run the lowest in the village, averaging in the low-to-mid $7,000s.
Conventional and FHA financing both work here, and for homes needing updates, ask us about renovation loan options (FHA 203k or conventional equivalents) that roll improvement costs into the mortgage. On older homes, budget for a thorough inspection—1950s–70s construction means checking septic/sewer, electrical service, and any original mechanicals. We bring inspectors who know this housing stock.
The math that makes this bracket work: a $380K Manor ranch on a half acre, plus $60K–$80K of updates over a few years, lands you in a house that trades in the mid-$500s in updated condition. Buyers who can see past dated finishes are buying the village’s best value. Be ready to move quickly—entry-priced detached listings draw the widest buyer pool in Sleepy Hollow.
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.