O'Neil Property Group
Balmorea is south Montgomery’s two-era community — mid-2000s Saratoga Homes originals plus a ~204-home Ryan Homes phase built 2019–2022 off Dickson Road, with townhomes around $300K and singles to $467K, in Yorkville CUSD 115.
Balmorea tells Montgomery’s growth story in one subdivision. Saratoga Homes opened it in the mid-2000s off Dickson Road just north of Galena Road, the recession stalled it, and Ryan Homes returned in 2019 with an approved 204-home phase that built out through 2022. The result is a two-era community: mid-2000s originals alongside near-new construction, all on the village’s far south side.
The mix runs single-family homes from roughly 1,460 to 2,910 square feet plus townhomes around 1,573–1,825 square feet. Recent trades put townhomes around $300K–$325K and singles from about $392K to $467K — the Ryan-era homes carrying current finishes that would cost meaningfully more new. Balmorea Park’s playground and the community’s ponds and waterfront lots handle green space; several streets back to water.
Buyers should budget for the section-specific costs: HOA fees range from about $17 to $205 a month depending on product, and the village’s SSA #16 is active on the tax bill. Schools are Yorkville CUSD 115 — Bristol Bay Elementary, Yorkville Middle, Yorkville High — making Balmorea (with Huntington Chase and Fairfield Way) part of Montgomery’s District 115 corner. We verify assignment and the full bill on every address.
Pricing reflects Balmorea sales and active listings as of mid-2026.
Two- and three-bedroom townhomes around 1,573–1,825 sq ft — much of it Ryan-era construction, making these some of the newest attached homes in the village at this price.
Saratoga originals and 2019–2022 Ryan builds from roughly 1,460 to 2,910 sq ft — the newer homes deliver near-new finishes below Marquis Pointe’s new-construction pricing.
A dedicated Balmorea listings feed is coming soon. In the meantime, browse every active Montgomery listing — updated daily from the MLS — and tell us you’re watching Balmorea; we’ll alert you the moment anything lists here.
Playground and green space inside the community, with sidewalk loops connecting the sections.
Multiple detention ponds create genuine water-backing streets — a premium worth checking lot by lot.
The 2019–2022 Ryan phase offers current finishes with the landscaping and window treatments already done — the practical alternative to building new.
Bristol Bay Elementary, Yorkville Middle, and Yorkville High serve the community — District 115 at Montgomery pricing.
Balmorea is served by Yorkville Community Unit School District 115. Verify current attendance boundaries with the district before purchase.
The typical elementary assignment, in the Bristol Bay community minutes south on Route 30.
On Prairie Crossing Drive in Yorkville, roughly a 10–15 minute drive.
On Game Farm Road in Yorkville; freshmen attend the YHS Academy building.
Balmorea anchors the village’s south edge — Orchard Crossing retail and the US 30 corridor are about five minutes north, with open Kendall County land to the south.
Dickson Road and Galena Road connect to Orchard Road and Route 47; Aurora is 10–15 minutes and Yorkville’s Route 47 corridor about 10 minutes.
The Aurora Transportation Center is about 15 minutes — BNSF Metra trains reach Union Station in roughly an hour. Driving runs 65–80 minutes outside rush hour.
Our office is minutes from Balmorea, and we know every section of the community. Get real answers about pricing, fees, and what’s coming to market.