O'Neil Property Group
A walkable river village of about 3,200 on the east bank of the Fox, with a downtown that punches far above its size, the Fox River Trail running through the middle of town, and I-90 minutes away.
East Dundee is the community I bring up when a buyer says they want a walkable downtown and river access without paying Barrington-corridor prices. It’s the smaller, east-bank half of the Dundee pair—about 3,200 people in Kane County, roughly 40 miles northwest of the Loop—and what it lacks in size it makes up for in character per square block.
The downtown along Route 25 and River Street is the draw: Benedict’s Eggs and More for breakfast, Aliano’s Ristorante and La Hacienda for dinner, and Bandito Barney’s Beach Club putting live music on the riverbank all summer. The Fox River Trail runs straight through town, so a bike ride to Elgin or Algonquin starts at your front door. And on the north end, Santa’s Village has been part of growing up in the Fox Valley since 1959.
The housing stock tells the village’s story in layers. Near downtown you’ll find Victorian, Craftsman bungalow, and American Foursquare homes dating to the late 1800s, a legacy of the village’s 19th-century German settlers. Bonnie Dundee Terrace added postwar ranches in the 1950s, Lakewood Estates grew up over decades on larger lots, the Reserve of East Dundee brought townhomes in the 1990s, and Village Green added 55+ condos in 2000. There is no production new construction here—East Dundee is essentially built out, which is a feature, not a bug, for buyers who want established streets.
The market is small—roughly 20 active listings at any given time—but the price spread is wide: condos start under $100K and the top of the single-family market reaches toward $700K. That range means East Dundee serves first-time buyers, downsizers, and move-up families all at once, in a village you can walk end to end.
Routes 25, 68, and 72 meet here, and I-90 is minutes south via Route 25—one of the shortest expressway runs in the Fox Valley. O’Hare is about 27 miles east, and the drive to the Loop runs 60 to 75 minutes off-peak. There’s no Metra station in the village itself; most commuters drive about 10 minutes to the Big Timber Road station in Elgin on the Milwaukee District West line, which reaches Union Station in roughly 75 minutes. Pace buses also connect the Dundees to Elgin’s stations. For jobs along the I-90 corridor—Schaumburg, Hoffman Estates, Rosemont—the math is even simpler.
What we’re seeing on the ground in East Dundee as of late summer 2026.
East Dundee’s median sale price is running near $349K—up about 9% over the past year—with price per square foot around $235. In a village this size the monthly numbers swing on a handful of sales, so I read the trend, not any single month. Compare Carpentersville at ~$303K or West Dundee across the river.
Homes are averaging about 63 days on market—slower than a year ago—but the sale-to-list ratio still sits right at 100%, and roughly half of recent sales closed at or above asking. Translation: buyers have more time to decide, but correctly priced homes still command full price.
Inventory is thin—typically around 20 active listings across the whole village: roughly ten single-family homes from the mid $200s to the high $600s, a handful of condos, plus the occasional townhome and building lot. When something well-priced hits, it draws attention fast.
Few villages this size offer a wider range. Village Green’s 55+ condos start under $100K, established singles in Bonnie Dundee Terrace trade in the $300s, and the larger-lot homes of Lakewood Estates have closed as high as the high $600s. There’s an entry point here for almost every budget.
Most of my East Dundee buyers come from Elgin, Carpentersville, and the I-90 commuter corridor—drawn by the walkable downtown and river access. Hybrid schedules widened the net: buyers who once needed to be in Schaumburg daily now trade a longer occasional commute for a downtown they can walk to.
East Dundee’s effective property tax rate runs about 2.45%, with a median annual bill near $5,440—below the Kane County median bill of roughly $6,800. Bills vary block to block with home value and exemptions, so always verify the full tax bill on any specific property.
A small village with distinct pockets. These are the areas my buyers ask about most.
The village’s main attached-home community, built in the mid-to-late 1990s west of Route 25 near Route 72. Townhomes and condos with some single-family mixed in, roughly 1,300 to 3,800 square feet. The low-maintenance option with quick I-90 access.
Explore Reserve of East Dundee →Solid 1950s-era ranches and split-levels on Route 25 north of Route 72, most recently trading in the $350K–$410K range. Mature trees, no association, and the kind of brick construction that keeps inspectors happy. A favorite for first-time single-family buyers.
Explore Bonnie Dundee Terrace →East Dundee’s move-up neighborhood, built out over decades north of Barrington Avenue with lots up to an acre. Homes run from mid-century originals to 3,800+ square foot family houses, with recent sales from the $400s to the high $600s. No HOA.
Explore Lakewood Estates →A 55-and-over condo community at 605 Barrington Avenue, built in 2000. Units run 750–980 square feet with prices from the $80s—the most affordable entry in the village—and monthly fees that bundle services and amenities. Worth understanding the fee structure before you offer.
Explore Village Green →The blocks around River Street and Route 25 hold the village’s original housing—Victorians, Craftsman bungalows, and Foursquares from the late 1800s and early 1900s. These trade infrequently and sell on character and walkability. When one lists, it moves.
See Downtown Listings →A small single-family pocket west of J.F. Kennedy Memorial Drive, north of Barrington Avenue, adjacent to Lakewood Estates. Wooded streets like Ravine Road, with the occasional building lot still coming to market. Listings here are rare.
See East Dundee Listings →Every active listing in East Dundee, pulled directly from the MLS. Use the filters to narrow by price, beds, or property type.
East Dundee is served by Community Unit School District 300, one of the largest unit districts in Illinois, operating 27 schools across the Dundee, Carpentersville, Algonquin, and Hampshire areas. The village is also home to a longstanding private school option.
The comprehensive district high school serving the Dundee area, located on Kings Road in Carpentersville, just minutes from East Dundee.
One of the District 300 middle schools serving East Dundee addresses, located in neighboring Carpentersville.
A second area middle school option within District 300, located in West Dundee. Assignment depends on address.
An elementary school serving several East Dundee neighborhoods, including the Reserve of East Dundee area.
An elementary school serving parts of East Dundee, including areas around Lakewood Estates and Bonnie Dundee Terrace.
A private Lutheran school located in East Dundee itself, offering a preschool-through-middle-grades program.
Note: District 300 boundaries cross municipal lines, and school assignments within the district vary by address and can change. Buyers should verify the current school assignment for any specific address directly with the district. Our team can help clarify. Visit District 300 →
A compact, walkable downtown where independent spots do the heavy lifting: Benedict’s Eggs and More for breakfast, Aliano’s Ristorante and La Hacienda for dinner, and Bandito Barney’s Beach Club bringing live music to the riverbank all summer long.
The regional trail runs straight through town along the river—40+ miles of paved path connecting Elgin, the Dundees, Algonquin, and beyond, tying into a network that stretches across northern Illinois. Bike commutes and weekend rides start at your doorstep.
A Fox Valley institution at Routes 25 and 72 since 1959—rides, animal encounters, and the Santa Springs water park. Generations of area families have season-pass memories here, and it’s in East Dundee’s backyard.
The Dundee Township Park District serves both sides of the river with parks, programs, and facilities. In town, Lions Park covers the basics well—playgrounds, ball diamonds, and courts for basketball, tennis, and pickleball.
For a village this size, the calendar stays full: Dickens in Dundee brings costumed “living windows” downtown each December, Heritage Fest lands in September, and summer runs on cruise nights, street fests, and Oktoberfest traditions rooted in the village’s German heritage.
Bonnie Dundee Golf Club sits just north of town—an accessible 18-hole course in the forest preserve system—and Raceway Woods Forest Preserve adds trails and prairie along the Route 25 corridor. The river, trail, and preserves keep outdoor options close.
The pitch is simple: a genuinely walkable riverfront downtown, the Fox River Trail out your door, and one of the shortest I-90 runs in the Fox Valley—at prices well below the Barrington corridor. Most of my East Dundee buyers looked at bigger towns first and chose smaller on purpose.
The median sale price near $349K sits below the regional average for walkable-downtown communities, and the condo market opens well under $150K. Daily expenses track the rest of the Fox Valley, with big-box retail minutes away in Carpentersville and West Dundee.
The effective rate is about 2.45% with a median bill near $5,440—below the Kane County median bill of roughly $6,800. Individual bills vary with assessments and exemptions, so we verify the actual tax bill on every property we show. No surprises at the closing table.
Small-village services with big-area convenience: groceries and retail minutes away, healthcare close by at Advocate Sherman Hospital in Elgin, and Elgin’s arts and dining scene 10 minutes south. Expect to know your neighbors—and your bartender—faster than you did in your last town.
Our team works the Fox River corridor every day, from our office at 201 E Veterans Parkway in Yorkville up through the Dundees. We know which East Dundee blocks flood-check clean, which associations are well-run, and what the trail-adjacent premium really is.
We track pricing and inventory across every East Dundee pocket—Reserve of East Dundee to Lakewood Estates to the historic core. In a market with 20 active listings, knowing what each micro-neighborhood actually trades at is the whole game.
Thin-inventory villages punish guesswork. Price a home wrong in East Dundee and there aren’t thirty comparable sales to bail you out. We build pricing from subdivision-level data and recent closings, not zip-code averages.
Professional photography, strategic pricing, targeted marketing, contract negotiation, and closing coordination. In a small market, presentation gaps show—we make sure your listing leads its price bracket from day one.
From sub-$150K condos to downtown mixed-use, East Dundee has entry points most Fox Valley towns lack. We provide rental demand analysis, cash flow projections, and honest guidance on which properties actually pencil—including the ones that don’t.
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.