O'Neil Property Group
Seventeen square miles of Kane County countryside between St. Charles and Elburn — estate lots, horse properties, and established subdivisions like Fox Mill, ten minutes from the Randall Road corridor and the Metra.
Campton Hills is where I send buyers who have decided they want land. Not a bigger backyard — actual land. The village covers about 17 square miles of rolling Kane County countryside between St. Charles and Elburn, and most of it is zoned the way residents want it kept: large lots, horse farms, winding roads, and subdivisions that leave real space between houses. It’s one of the youngest municipalities in the county and one of the largest by area, with a population around 10,900.
That’s not an accident. Residents voted to incorporate in 2007 specifically to keep control of zoning and preserve the area’s rural character, folding in the old crossroads hamlet of Wasco along Route 64. The 1874 Campton Town Hall is still in use, Corron Farm — a working farm dating to 1835 — is preserved as township open space, and Campton Township runs one of the most active township open-space programs in the region. When you buy here, the countryside around you is far more likely to stay countryside.
The housing stock runs wider than most people expect. Fox Mill is the anchor subdivision — 688 single-family homes around a community pool, clubhouse, and 5.5 miles of paved trails. Campton Woods delivers custom homes on acre-plus lots that trade from the $800Ks past $1.2M. Shodeen is still building at Norton Lake, and scattered through the rest of the village are estate and equestrian properties on multiple acres that simply don’t exist closer to the Fox River. The typical home value runs about $696K — the highest in this part of Kane County — but the range is wide, from the mid-$400Ks for Fox Mill resales to seven figures for custom estates.
What you give up is convenience-at-your-doorstep. There’s no big-box retail in the village and residents like it that way — the Randall Road corridor, downtown St. Charles, and downtown Geneva handle all of it, ten to twenty minutes east. The trade is space, privacy, and dark skies at night, with the Fox Valley’s amenities close enough to use whenever you want them.
Route 64 (Main Street) runs through Wasco and straight into St. Charles; Route 38 crosses the south end of the village and Route 47 runs the western edge. For the train, Metra’s Union Pacific West Line stops at La Fox and Elburn — both a five-to-ten-minute drive from most of the village — plus Geneva, with service into Ogilvie Transportation Center in roughly 70 to 80 minutes. Driving to the Loop runs about an hour-plus via Route 64 or I-88, which you pick up south via Route 47 or Kirk Road. Most daily life — groceries, dining, healthcare at Northwestern Delnor — sits along the Randall Road corridor, 10 to 15 minutes from anywhere in the village.
What we’re seeing on the ground across Campton Hills as of summer 2026.
The typical Campton Hills home value is about $696K, up 6.0% over the past year, with the median list price running above $800K. That’s a clear premium over St. Charles and Geneva — and what it buys is land and square footage, not just location.
Fox Mill resales have recently traded from the mid-$400Ks to the mid-$700Ks. Norton Lake new construction and resales run roughly $735K–$905K. Campton Woods custom homes have closed from $800K past $1.2M, and estate properties on acreage can go higher still.
Inventory is thin — roughly 46 homes on the market village-wide in mid-2026. Distinctive properties can take two to three months to pair with the right buyer, but correctly priced homes in Fox Mill and Norton Lake move much faster. Buildable lots also trade regularly, recently from about $160K to $210K.
Shodeen Homes is actively building at Norton Lake — ranch and two-story plans from roughly 2,400 to 3,000 square feet on third- to half-acre homesites around a 10-acre lake. Keim Corp. has been building custom homes at Corron Estates off Silver Glen Road since 2018.
This is the deepest acreage market in the Tri-Cities area. Acre-plus lots are standard in the custom subdivisions, and true horse properties — barns, paddocks, pasture — come up regularly. Many parcels use private well and septic, which we factor into every showing and inspection plan.
Effective property tax rates in Campton Hills generally run around 2.0–2.3% depending on district overlap. Actual bills vary widely by home and subdivision — recent averages run roughly $13K–$16K in Fox Mill and Norton Lake and $19K–$22K in Campton Woods. Always verify the full bill on any specific property in Kane County.
From master-planned Fox Mill to custom estates on acreage, each pocket of Campton Hills has its own character.
The village’s anchor subdivision — 688 single-family homes built from the mid-1990s to the mid-2010s around a community pool, clubhouse, 5.5 miles of paved trails, and 275 acres of open space, with Bell-Graham Elementary on site.
Explore Fox Mill →Custom homes on wooded acre-plus lots west of La Fox Road. Most were built from the early 1990s through the 2000s at 4,600 to 5,800-plus square feet, and recent sales have run from the $800Ks past $1.2M.
Explore Campton Woods →The village’s newest neighborhood — built since 2016 by Shodeen Homes and K. Hovnanian around a spring-fed lake, with trails and Bell-Graham Elementary adjacent. Recent sales roughly $735K–$905K, and Shodeen is still building.
Explore Norton Lake →A newer custom-home enclave south of Silver Glen Road and west of Corron Road, built by Keim Corp. since 2018. Inventory is scarce — homes here rarely come to market, so we watch it parcel by parcel.
See Campton Hills Listings →The village’s historic crossroads on Route 64 — a small commercial core, Wasco Elementary, and older homes on established streets. The closest thing Campton Hills has to a downtown, and the Great Western Trail passes right through.
See Campton Hills Listings →Outside the platted subdivisions, Campton Hills is a patchwork of estate parcels and working horse farms on two to five-plus acres — barns, pastures, and outbuildings included. These are the properties that make this market unlike anywhere else in the Tri-Cities.
See Acreage Listings →Every active listing in Campton Hills, pulled directly from the MLS. Use the filters to narrow by price, beds, or property type.
Three public school districts serve different parts of the village: St. Charles Community Unit School District 303 covers most of Campton Hills, Central CUSD 301 serves northern sections, and Kaneland CUSD 302 serves the southwest. The schools below are those most commonly assigned to village addresses.
Located inside the Fox Mill community — many Fox Mill and Norton Lake homes are within walking or biking distance.
In the Wasco hamlet on the village’s east side, serving Wasco and several surrounding subdivisions including Campton Woods.
In St. Charles — the middle school assignment for most CUSD 303 addresses in Campton Hills.
On St. Charles’ north side. High school assignment within CUSD 303 depends on the specific address.
The district’s other comprehensive high school, east of the Fox River in St. Charles.
In Burlington, serving Central CUSD 301 addresses in the northern part of the village along with Lily Lake Grade School and Central Middle School.
Note: District and school boundaries in Campton Hills cross municipal lines and vary street by street — some addresses fall in CUSD 301 or Kaneland CUSD 302 rather than CUSD 303. Always verify the current school assignment for any specific address with the district. Our team can help clarify. Visit CUSD 303 →
Horse country is the village’s identity — boarding and training farms, private barns, and pasture parcels are woven through the whole 17 square miles. If your search includes stalls, turnout, or an arena, this is the deepest equestrian market in the Fox Valley.
The 18-mile crushed-limestone and asphalt trail runs right through Wasco and Lily Lake on its way from LeRoy Oakes Forest Preserve in St. Charles west to Sycamore — ride or run for miles through farmland without crossing a major road.
Campton Township has preserved thousands of acres through one of the region’s most active open-space programs, including the historic 1835 Corron Farm and the Headwaters Conservation Area — trails, prairie, and working farmland kept permanently open.
The crossroads hamlet on Route 64 is the village’s gathering point — local restaurants and small businesses, Wasco Elementary, and community events centered on the township grounds. It keeps daily errands closer than the countryside setting suggests.
Two of the Fox Valley’s best downtowns are 10 to 20 minutes away — riverfront dining, the Arcada Theatre, Geneva’s shopping district, and the full Randall Road retail corridor. You live in the country; you eat wherever you want.
The Kane County Fairgrounds sits just east on Randall Road, LeRoy Oakes Forest Preserve anchors the Great Western Trail’s eastern end, and local farm stands mark the seasons. Life here runs on the agricultural calendar more than the retail one.
Most of my Campton Hills buyers are move-up buyers from St. Charles, Geneva, and the inner Fox Valley who want land, privacy, and room for horses or a shop building — without leaving the Tri-Cities orbit. The village exists to protect exactly that lifestyle, which means what you buy is what the area stays.
Housing is the premium line item — the typical home value of about $696K is the highest in this corner of Kane County, and larger homes on acreage carry bigger utility, maintenance, and insurance numbers too. Daily expenses otherwise track St. Charles and Geneva, since that’s where the shopping is.
Effective rates run roughly 2.0–2.3%, and actual bills scale with these home values: figure $13K–$16K in Fox Mill or Norton Lake and $19K–$22K-plus in the custom estate subdivisions. District overlap (303 vs. 301 vs. 302) moves the number too, so we pull the actual bill on every property we show.
Many properties run on private well and septic, some roads are gravel by design, and there’s no municipal retail strip — that’s the point. Budget for well/septic inspections when buying, confirm zoning if horses or outbuildings are in the plan, and expect to drive for errands. In exchange: space, quiet, and night skies you can actually see.
Our office is at 201 E Veterans Parkway in Yorkville, an easy drive from Campton Hills. We work Kane County acreage and estate properties regularly — we know which parcels carry easements, which subdivisions have architectural controls, and what well and septic diligence should look like.
We track pricing and inventory across every Campton Hills subdivision — Fox Mill to Campton Woods to Norton Lake — plus the estate parcels between them. That detail turns into sharper pricing for sellers and smarter offers for buyers in a market where no two properties match.
From Shodeen’s Norton Lake to custom builds on private lots, we guide you through builder contracts, lot evaluation, and construction financing — and negotiate on your behalf at no additional cost to you.
Professional photography, strategic pricing, targeted marketing, contract negotiation, and closing coordination. Estate and acreage properties need presentation that shows the land, not just the house — we build that into every listing.
Horse properties, outbuildings, land splits, and conservation easements change both value and marketing strategy. We’ve worked these transactions across Kane County and know the questions to ask before you sign anything.
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.