What North Aurora development should you watch before you move?
North Aurora development in 2026 centers on a few big items: a state plan to remove the Fox River dam, new homes on the west side near Deerpath and Tanner Roads, a mixed-use proposal on Randall Road, and the end of the Route 31 TIF district. The village is also planning a major water plant expansion. Some of these are approved, some are only concepts, and the difference matters if you’re picking a street.
By Kealan O’Neil | October 25, 2026
Listing photos in North Aurora, IL only show today. Village board packets show where North Aurora development is headed over the next three to five years.
This North Aurora development watch list sorts the projects by where they stand. It ends with a short checklist you can use before you write an offer.
The Fox River dam decision is open for comment right now
The most time-sensitive North Aurora development item is the dam on the Fox River next to Riverfront Park. The State of Illinois owns it, and the Illinois Department of Natural Resources (IDNR) has finished a multi-year study on whether to remove it.
IDNR presented the results at a public forum on October 15, 2026. The village’s Fox River dam feedback page says written comments go to [email protected] and will be accepted through Thursday, October 29.
What the options look like
According to the June 15, 2026 Committee of the Whole minutes, IDNR studied 10 options and the board narrowed its focus to two: full removal, or removal with a straight culvert that keeps water flowing into the village mill race. The mayor and trustees favored the culvert version, known as Option 6.
Staff told the board the mill race could still lose about 30 to 40 percent of its current flow under that plan. The minutes also say the state would fund most of the work, with the village covering easement costs.
There’s a twist worth knowing. The minutes note that if the dam stayed, the state could require the village to take ownership of it.
Why buyers near the river should care
Removing a dam changes the river upstream. Staff showed the board photos from when the dam breached in 1975 to illustrate how islands and new shoreline would likely appear, followed by vegetation.
If you’re looking at a home with river views or frontage, ask what the water line would look like after removal. No final decision has been made, and public feedback goes to the Village Board and the Fox Valley Park District, which owns the shoreline next to the dam.
North Aurora development on the west side: new homes and a road shift
Most residential North Aurora development is planned west of Orchard Road. Here’s what’s approved and what’s still a concept.
Silverleaf on Deerpath Road (approved)
The Village Board approved the Silverleaf annexation agreement amendment 7-0 on April 20, 2026. The board packet shows the plan was cut to 99 lots, with lot sizes along the edges matched to the bordering subdivisions.
The same packet sets minimum house sizes of 1,800 square feet for a ranch and 2,400 square feet for a two-story.
The Beiriger farm concept by Forestar (not approved)
The larger story is the vacant Beiriger farm at the southwest corner of Tanner Road and Deerpath Road. In the August 3, 2026 Committee of the Whole packet, staff describe a concept from Forestar, the land development arm of D.R. Horton, for 175 townhomes and 164 detached homes.
Detached lots would range from 5,250 to 8,125 square feet, and wetlands in the southwest portion would be preserved. The board minutes say D.R. Horton, which built Lincoln Valley in North Aurora, is the interested builder, and the village’s community development director said the smaller lots are comparable to Lincoln Valley’s.
Forestar told the board it doesn’t set prices, but it expects townhomes to start around $350,000 and detached homes around $400,000 to $500,000. Treat those as a developer’s estimate from a concept meeting, not a price list.
No vote was taken. The plan would still need an annexation agreement, zoning approvals, and an updated road agreement with Kane County.
The Tanner Road realignment
The Forestar plan is tied to a long-planned road change. A 2004 agreement between the village and Kane County calls for realigning Tanner Road to line up with Oak Street.
Under the phased plan in the August 3 packet, the developer would dedicate the right of way and build the first section, Oak and Deerpath would become a four-way stop for a while, and the county would later finish the road and build a roundabout at Oak and Deerpath. If you’re looking near Deerpath, Oak, or Tanner, that’s years of construction to factor in.
What won’t become homes
The same packet says the Tanner property to the south is pursuing a farmland conservation easement, and the parcel to the west was applying to Kane County for a solar farm. Local reporting says the county approved that solar permit on October 13 over the village’s objection.
That parcel sits next to homes on Lake Run Lane. If you’re touring in Lake Run Estates, ask the listing agent what the seller knows about the timeline, because no construction date has been published.
Randall Road, Route 31, and the riverfront
The commercial side of North Aurora development is moving on three fronts.
Randall Oaks by Shodeen (under review)
Shodeen has proposed Randall Oaks on an unincorporated parcel on the west side of Randall Road that has been vacant since 2006. The June 15 minutes describe 260 residential units and 32,000 square feet of commercial space, with a full access point on Randall between the Oak and Comiskey lights.
The Plan Commission approved the plan but none of the requested code exceptions, which include a four-story building and fewer parking spaces per unit. I did not find a final Village Board vote in packets through October 19, 2026.
JCB and the Orchard Gateway work
In August 2026 the board approved selling village land on Orchard Gateway Boulevard to JCB for an equipment dealership, and staff expect about $1 million from the sale. JCB still has to bring a site plan to the Plan Commission and the board.
The village’s construction updates page shows crews improving the Orchard Gateway and Hansen Boulevard intersection and resurfacing toward Randall Road, with median work up next as of early October.
The Route 31 TIF ends this year
The Route 31 tax increment financing (TIF) district started in 2002, and the 2025 tax levy is its 23rd and final year. The board approved the dissolution ordinance in August 2026, effective December 31, 2026.
The August 3 memo says the district’s assessed value grew from about $12.5 million when it was created to about $31.3 million for 2025, helped by the Park 88 Logistics Center. More than $23 million of that growth returns to the regular tax base for local taxing bodies on the 2026 levy, payable in 2027.
The memo also says the village is buying properties in the Block One area near Route 31 and State Street. The strategic plan calls for a community focal point there, and the 2026-27 budget sets aside $900,000 for Riverfront Park improvements.
Water plans that affect every North Aurora address
Growth needs water, and North Aurora development depends on a water plan with a real price tag. According to the village’s water information page, the water system master plan found about $97 million in water system needs over 25 years, with about $46 million prioritized for the next decade.
The biggest items are $12.5 million to rehabilitate and expand the two treatment plants, $12 million for water main replacement, $3.6 million for state-mandated lead service line replacement, and $5 million for a connection to Batavia. The village’s April 2026 rates presentation priced a switch to Lake Michigan water at more than $114 million and recommended staying with the current well and treatment system.
The rate change is already in effect. Since June 1, 2026, the first 3,000 gallons cost $25, and each additional 1,000 gallons costs $8.03, up from $5.95. Fox Metro bills separately for sewer treatment.
In September the board approved a design contract of up to $802,300 for the plant expansion, and the administrator reported a shaft collapse at Well 6 that leaves its future use uncertain. If you’re comparing towns, our look at Batavia development shows how a neighbor is handling its own growth.
Your North Aurora development checklist before you buy
Use these steps to check North Aurora development against a specific home.
- Map the address against the projects. Check distance to the dam, Deerpath and Tanner, Randall Road, and Orchard Gateway.
- Read the latest board packet. The village posts agendas and minutes, and the status of a project can change in two weeks.
- Ask about water service. Request recent water and Fox Metro bills, and ask whether the home is on the village lead service line inventory.
- Watch the 2027 tax bill. The TIF ending changes how the Route 31 corridor’s value is shared, so compare the new bill when it arrives.
- Weigh in if you care. Dam comments close October 29, and most other items still have public meetings ahead.
For a broader view of the area beyond North Aurora development, start with our North Aurora, IL community guide.
Questions people ask about growth in North Aurora, IL
Is the North Aurora dam being removed?
Where are new homes being built in North Aurora?
Did North Aurora water rates go up in 2026?
What county is North Aurora, IL in?
How do I choose a real estate agent in North Aurora, IL?
Every North Aurora development project on this list is moving at its own pace,. If you want to talk through how any of it affects a home you’re considering, I’m happy to have a no-pressure conversation. Call or text Kealan at 630-425-8815.
About Kealan O’Neil
Kealan O’Neil is the Designated Managing Broker and founder of O’Neil Property Group, an independent real estate brokerage based in Yorkville, Illinois. He and his team help buyers and sellers in Yorkville, Oswego, Montgomery, and the surrounding Kendall and Kane County communities, and he owns and manages a local rental portfolio, so he approaches every decision as both a broker and an investor. Call or text Kealan at 630-425-8815.
This post is general information about real estate in the Fox Valley, not legal, tax, or financial advice. Real estate laws, tax rules, and municipal ordinances change, and how they apply depends on your specific situation. Talk with a licensed attorney, CPA, or lender before making decisions about a purchase, sale, or tax matter. O’Neil Property Group is a licensed Illinois real estate brokerage.