O'Neil Property Group
Butternut Creek Woods is Frankfort’s wooded move-up classic — 1980s–90s homes of 3,300 to 10,000 square feet on lots averaging about 0.7 acres, north of Lincoln Highway and west of La Grange Road, minutes from downtown.
Butternut Creek Woods delivers what its name promises: a genuinely wooded neighborhood where 1980s and 1990s custom and semi-custom homes sit on wide lots averaging about 0.7 acres. MLS-fed sources date the homes from 1985 to 2020 with an average construction year around 1991, and the size range is serious — from about 3,277 square feet to a reported 10,000 at the top. The location compounds the appeal: north of Lincoln Highway and west of La Grange Road, which puts downtown Frankfort about five minutes away.
This is a low-turnover market — a handful of sales per year — and the trend line has been unmistakable. MLS-fed sources show the median sale climbing from about $535K in 2023 to the $765K–$785K range across 2025–26, with recent closings on Butternut Trail and Butternut Circle at $725K–$795K and individual sales reported from $469K to $1.1M. When a well-kept home lists here, the buyer pool is already waiting.
The carrying costs are worth understanding up front. HOA dues are modest — MLS-fed sources report figures from roughly $10 to $85 per month depending on the listing — but property taxes on homes this size are substantial: reported averages run from about $16,600 to $23,400 annually. Neither number should surprise anyone shopping this tier, and we model the full monthly picture, taxes included, before any client writes an offer.
Pricing reflects Butternut Creek Woods sales and MLS-fed sources as of mid-2026 — ranges over false precision.
Where most recent activity has closed: 3,300–4,900+ sq ft homes from the late 1980s and 1990s, many updated, on wooded two-thirds-acre-plus lots. The 2025–26 medians sit in this band.
See listings →Occasionally a home trades below the core band — usually original finishes awaiting a renovation budget. Reported sales have reached down to $469K; the land value alone makes these worth a hard look.
See listings →The largest and most extensively updated homes — up to a reported 10,000 sq ft — with sales recorded to $1.1M. At this tier, presentation and pricing judgment decide everything.
See listings →Every Butternut Creek Woods listing hits the MLS the moment it goes live. Search all Frankfort homes below and filter by neighborhood, or text Kealan at 630-381-4995 for a Butternut Creek Woods-only list with same-day showings.
The defining amenity is the setting itself: mature tree cover and lots averaging about 0.7 acres, in a neighborhood platted before lot-maximizing became the industry norm.
Kansas Street’s restaurants, Breidert Green, the Sunday Country Market, and the 22-mile Old Plank Road Trail are about five minutes away — estate-style living without estate-style isolation.
Homes here were built one at a time in the custom and semi-custom era — varied elevations, real masonry, and floor plans that differ house to house. Sidewalks, curbs, and street lights per MLS-fed sources.
From a $535K median in 2023 to the high $700s by 2025–26 per MLS-fed sources — few Frankfort neighborhoods show a cleaner appreciation line. Low turnover is doing what low turnover does.
Butternut Creek Woods addresses are generally served by Frankfort CCSD 157-C and Lincoln-Way Community High School District 210. School information is provided as fact only — confirm current attendance boundaries with the district for any specific address.
The district’s early-grades building for the village core area.
Intermediate grades before Hickory Creek Middle School.
The district’s middle school, off Laraway Road.
Located in Frankfort on Colorado Avenue; most Frankfort addresses feed Lincoln-Way East.
US 30 and US 45 frame the neighborhood with groceries and retail minutes away; downtown Frankfort is about five minutes, and Hickory Creek Preserve’s 1,614 acres of trails sit close by off US 45.
US 45 reaches the I-80 interchanges in under ten minutes, with I-355’s southern terminus just west. Hickory Creek Metra station in Mokena, on the Rock Island District line, is roughly a ten-minute drive.
Plan on 50–75 minutes to the Loop by car via I-80 and I-355 or I-57, about 40 minutes to Midway, and roughly an hour by train from Hickory Creek to LaSalle Street Station.
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