O'Neil Property Group
Illinois’ second-largest city, spread across four counties on the Fox River. Two Metra stations on the BNSF line, direct I-88 access, six public school districts, and more housing range than any community we cover—from $200Ks to $1M+ golf-course estates.
Aurora is the biggest market we work, and the one I have to explain most often—because there is no single “Aurora.” The city holds more than 180,000 people across Kane, DuPage, Will, and Kendall counties, and the far-east side along Eola Road has more in common with Naperville than with the historic core on the Fox River. When a buyer tells me they’re looking in Aurora, my first question is always: which Aurora?
The east side—Stonebridge, Oakhurst, White Eagle—runs on the Indian Prairie 204 corridor, where the housing stock is 1990s master-planned communities with golf courses, pools, and price tags from the $400Ks past $1M. The far southeast, in Will County, belongs to Oswego District 308: The Wheatlands, Lakewood Valley, and the new-construction wave at Lincoln Crossing and the 55+ Lincoln Prairie by Del Webb. The west side and the historic core carry the century-old housing stock, the smallest price tags in the Fox Valley, and most of the city’s current revival energy.
That revival is real. Downtown, the 1931 Paramount Theatre self-produces a Broadway series that draws from the whole region, and RiverEdge Park reopened in June 2026 after a $24 million renovation that pushed capacity to 7,500. The new Hollywood Casino & Hotel—a $360 million resort with a 226-room hotel—opened the same month near I-88 and Farnsworth, across from Chicago Premium Outlets. Nicknamed the “City of Lights” because it lit its streets with electricity in 1881 before almost anyone else, Aurora has spent the last decade earning the name back.
For buyers, the math is the draw. The typical Aurora home runs about $324K—against $500K+ next door in Naperville—and much of the far-east side feeds the same D204 schools Naperville buyers pay a premium for. That arbitrage is the single most common reason my Aurora buyers land here.
Aurora is the western terminus of Metra’s BNSF line. The Aurora Transportation Center on Broadway has 1,600+ parking spaces and express trains that reach Union Station in about 54 minutes; the Route 59 station on the Naperville border—one of Metra’s largest park-and-rides—does it in about 45 on expresses. I-88 crosses the north side with four interchanges (Orchard, Farnsworth, Eola, Route 59), O’Hare is about 35 miles, Midway about 30, and Pace buses hub at the Transportation Center. Very few towns we cover offer this many ways in and out.
What we’re seeing on the ground across Aurora’s four counties as of summer 2026.
Aurora’s median sale price is running in the low-to-mid $300Ks, with the typical home value around $324K—up 2.7% over the past year. The spread is enormous: Hometown Aurora trades in the $200Ks while Stonebridge and White Eagle singles run $600K to $1.4M. Compare Naperville at $500K+ or Oswego around $385K.
The typical Aurora listing goes pending in about a week, and homes have been averaging roughly 101% of list price—multiple-offer situations are still routine below $400K. Sellers are firmly in control at the entry and middle of this market; buyers need to be pre-approved and ready to move.
Builders are active again across Aurora: Lennar at Prairie Meadows and the Abbey Meadows townhome collections (from the low $400s), Pulte at Eola Preserve, Harvest Point, and Lincoln Crossing (mid $400s to $540s+), and Del Webb’s 55+ Lincoln Prairie from about $402K.
Roughly one month of supply citywide as of July 2026—a firm seller’s market. A few hundred active listings sounds like a lot until you spread them across a city of 180,000; well-priced homes in the popular subdivisions still draw crowds their first weekend.
Kane holds the historic core and west side, DuPage the Eola corridor, Will the far southeast, Kendall a southwest slice. County lines change tax rates, school districts, and price points—sometimes across the street. This is the market where hyperlocal representation earns its keep.
The Kane County portion of Aurora runs about a 2.40% effective rate (median bill near $4,500); the DuPage portion about 2.51% (median bill near $7,000, reflecting higher values). Many newer far-east and southeast subdivisions also carry Special Service Areas—we verify the full bill on every property.
Aurora holds more than 200 named subdivisions. Scroll through the ones our buyers ask about most.
Aurora’s marquee golf community, wrapped around the private Tom Fazio course at Stonebridge Country Club. Custom singles from the $500Ks past $1.4M plus townhome sections, on the DuPage side off Eola and Indian Trail.
Explore Stonebridge →A 700-acre master plan on the east side—roughly 1,200 singles and 720 townhomes across 17 neighborhoods, with a members-only pool club, lake, and the Waubonsie Creek trail. The workhorse of Aurora’s D204 resale market.
Explore Oakhurst →Roughly 1,000 residences around the private Arnold Palmer-designed White Eagle Golf Club, straddling the Aurora–Naperville line. Singles from the $600Ks to $1.5M, club homes and townhomes from the $300Ks.
See White Eagle Listings →Late-1990s singles in Will County’s Wheatland Township, feeding Oswego East High School. Roomy 3- to 6-bed homes from the mid $400Ks with modest HOA dues—a favorite of move-up buyers who work along Route 59.
Explore The Wheatlands →A 194-acre community off Wolf’s Crossing with a clubhouse, outdoor pool, tennis, and five ponds. Singles generally $400K–$560K plus townhome sections in the $200Ks—amenity value that’s hard to match at this price.
Explore Lakewood Valley →Del Webb’s first new Chicago-area community in 15 years—500+ ranch homes from about $402K, with a 17,600 sq ft clubhouse, indoor and outdoor pools, and pickleball. Still building on the far southeast side.
Explore Lincoln Prairie →About 330 two-story townhomes at Eola and North Aurora Road, built 2001–2003, most trading in the low-to-mid $300Ks. The go-to answer when buyers want District 204 without a single-family price tag.
Explore Ashton Pointe →Bigelow Homes’ 1,288-unit neighborhood across from Phillips Park—compact singles, rowhomes, and lofts on walkable streets, mostly $205K–$335K. One of the strongest first-time-buyer values in the Fox Valley.
Explore Hometown →Every active listing in Aurora, pulled directly from the MLS. Use the filters to narrow by price, beds, or property type.
Six public school districts serve parts of Aurora: West Aurora 129 (west of the Fox River), East Aurora 131 (central and near-east), Indian Prairie 204 (far east, DuPage and Will county portions), Oswego 308 (southwest and far southeast), plus small areas in Batavia 101 and Kaneland 302. The district—and often the specific school—depends entirely on the address.
The west side’s comprehensive high school, anchoring a district that serves Aurora west of the Fox River plus neighboring areas.
Serves central and near-east Aurora, including the Hometown neighborhood, in one of the state’s oldest districts.
Located in Aurora on the far east side. Serves Oakhurst, White Eagle, and other D204 neighborhoods depending on boundary.
Also located in Aurora—opened in 2009 as D204’s third high school. Serves Stonebridge and nearby northeast-side subdivisions.
Located in Oswego, but serves many far-southeast Aurora addresses including The Wheatlands and Lakewood Valley.
The Illinois Mathematics and Science Academy, the state’s residential STEM academy, is located in Aurora with statewide competitive admission.
Note: District and school boundaries in Aurora cross county and municipal lines, and some subdivisions split between schools. Always verify the current school assignment for any specific address directly with the district before you buy. Our team can help clarify.
The 1931 Paramount Theatre self-produces a full Broadway series—its 2026–27 season is the fifteenth—alongside the renovated Copley Theatre and the galleries of the Aurora Cultural Arts District on Stolp Island. First Fridays bring downtown’s art and music venues to life each month.
Aurora’s outdoor concert venue on the Fox River reopened in June 2026 after a $24 million renovation—capacity now 7,500 with new LED screens, upgraded sound, and a beverage pavilion. Blues on the Fox, the city’s signature June festival, headlined the reopening with Trombone Shorty.
The new $360 million resort opened in June 2026 on Farnsworth near I-88—a 226-room hotel, casino floor with 1,000+ slots and 50+ table games, a sportsbook, spa, event center, and restaurants including Giada De Laurentiis’ Sorella. It replaces the riverboat that sat downtown since 1993.
A 325-acre southeast-side park with a free zoo, the 1930s Sunken Garden, an 18-hole golf course, a splash pad, and a visitor center displaying mastodon bones dug up on site in 1934. It’s the kind of park most suburbs simply don’t have.
The paved Fox River Trail runs straight through downtown and links Aurora to Batavia, Geneva, St. Charles, and Elgin, with the Virgil Gilman Trail branching southwest. The Fox Valley Park District operates one of the largest park systems in the state.
Simon’s 150+ store outlet center at Farnsworth and I-88 is one of the Chicago area’s major shopping draws, and the Route 59 corridor on the east side carries every big-box and restaurant chain you’d expect. Daily errands never require leaving town.
Three reasons come up over and over: price, trains, and range. Aurora buyers get the same D204 corridor Naperville buyers pay a premium for, two BNSF stations instead of one, and a housing spectrum that runs from $200K starter homes to $1M+ golf-course estates inside one city. Whatever the budget, there is an Aurora neighborhood that fits it—the work is picking the right one.
The typical Aurora home runs about $324K—roughly $200K below Naperville—and the entry-level neighborhoods on the east and near-east sides still trade in the $200Ks. Day-to-day costs track the rest of the western suburbs. For most of my relocating buyers, the difference shows up entirely in the mortgage payment.
Effective rates run about 2.40% in the Kane County portion (median bill near $4,500) and 2.51% in the DuPage portion (median near $7,000). Many newer far-east and southeast subdivisions carry Special Service Area line items, so we pull the actual tax bill on every property. Selling? Aurora levies a $3-per-$1,000 municipal transfer tax, paid by the seller, and requires city accounts settled and a final water reading before closing—we manage that checklist on every sale.
Utilities are ComEd and Nicor, with city water sourced from the Fox River and treated at Aurora’s own plant. Healthcare is close in every direction—Rush Copley on the far southeast side, Ascension Mercy on the west. Between the Paramount season, RiverEdge concerts, the new casino, and the outlets, most of what you’d drive to other suburbs for is already here.
Our office is at 201 E Veterans Parkway in Yorkville, twenty minutes from most of Aurora. We work this market daily and know which subdivisions carry SSA fees, which associations are well-run, and which streets back to open space versus future development.
Aurora is four counties, six school districts, and 200+ subdivisions—a market where generic advice gets expensive fast. We track pricing and inventory from Stonebridge to Hometown, and that detail turns into sharper pricing for sellers and smarter offers for buyers.
We work with buyers at Lennar, Pulte, and Del Webb communities across Aurora and the Fox Valley. Our team guides you through the builder process and negotiates incentives on your behalf, at no additional cost to you.
Professional photography, strategic pricing, targeted marketing, contract negotiation, and closing coordination—including Aurora’s transfer-stamp and final-water-reading requirements, which trip up out-of-area agents on deadline.
Aurora’s size, employment base, and price points make it the strongest rental market we cover—from multi-family near downtown to single-family rentals on the east side. We provide rental demand analysis, cash flow projections, and access to on- and off-market opportunities.
Our Google reviews tell the story: responsive communication, local expertise, and results. We earn referrals by delivering a level of service that national platforms and discount brokerages can’t match.
Real results from real clients. Here’s what buyers and sellers say about working with our team.
The process of selling our home with Ryan was as seamless as one could hope for! He was so professional and supportive throughout the entire process.
Working with O’Neil Property Group was hands-down one of the best decisions I’ve made as a first-time investor. Kealan and his team guided me through every step.
Kealan was great to work with and made selling our house easy. We would definitely call O’Neil Property Group again!
Wow what a great experience. Kealan and his team sold my house very quickly and had multiple offers.
Loved working with Kealan to buy our home in Yorkville. Very knowledgeable and got us our dream home in a tough market. Highly recommend.
Kealan executed a perfect home sale and home purchase strategy to meet our expectations. We reached sales price, purchase price, and timing goals.
Whether you’re buying, selling, or just exploring, our Fox Valley team is ready to help you make the right move.
