O'Neil Property Group
Live Montgomery listings updated daily from the MLS — plus what local buyers should know before making a move.
Under $400K is the heart of the Montgomery market—the village median sits near $349K, so this search captures the majority of what sells here in any given month. It spans two-story singles in Lakewood Creek and Seasons Ridge, newer townhomes across the master-planned communities, and the occasional Balmorea or Montgomery Crossings resale. For buyers priced out of Oswego or Naperville, this bracket is the strongest value argument in the Fox Valley: $203–$207 per square foot, three miles to the Aurora Metra, and subdivision amenities that would cost meaningfully more one town east.
Looking for help narrowing down your search? Call or text Kealan at 630-381-4995 for a personalized list of homes that match your budget and priorities.
Active listings pulled directly from the MLS.
Expect three- to four-bedroom single-family homes from roughly 1,400 to 2,400 square feet, mostly built 1988–2013, plus nearly every townhome and duplex in the village. Two-car garages are standard; many 2000s builds add full basements, some finished. Homes that show well and price at market go pending in about a week, frequently with competing offers—over half of recent Montgomery sales closed above list.
Lakewood Creek and Seasons Ridge produce the steadiest under-$400K single-family inventory, with Montgomery Crossings and Orchard Prairie North close behind. Balmorea’s newer Ryan Homes section trades in the upper end of this range. Note the details by subdivision: Lakewood Creek singles carry a separate infrastructure assessment (~$1,600/yr), most newer communities carry an SSA, and school districts change block by block—we verify all three on every showing.
Conventional financing with 5–10% down is the norm in this bracket, and FHA remains common toward the lower end. Get fully underwritten before you tour, not just pre-qualified—in multiple-offer situations, the stronger approval letter wins ties. Ask your agent to pull the SSA and any special assessment on the specific parcel before you write; the difference between subdivisions can be $2,000+ a year in carrying cost.
This is Montgomery’s most competitive bracket because it’s where local move-up buyers, Aurora and DuPage relocations, and first-time buyers all overlap. Inventory turns over fast—about 1.3 months of supply village-wide. If a home fits your list, see it within 48 hours; the weekend open house is often too late.
Whether you are just starting your search or ready to schedule a showing, Kealan O’Neil is here to help you every step of the way.