O'Neil Property Group
Illinois’ fourth-largest city and the anchor of the western suburbs — a 1.75-mile Riverwalk, two BNSF Metra stations, two of the state’s largest school districts, and the deepest housing market between the Loop and the Fox Valley.
Naperville is the benchmark every western-suburb buyer measures against. It’s Illinois’ fourth-largest city at roughly 150,000 people, split between DuPage and Will counties about 28 miles west of the Loop, and it earns its reputation the practical way: two Metra stations on the BNSF line, an employment base of its own along the I-88 corridor, and a downtown that functions like a small city’s — more than 300 businesses, including 100-plus shops and 50-plus restaurants, wrapped around the DuPage River.
The Riverwalk is the town’s signature: 1.75 miles of brick paths, covered bridges, and fountains built by the community for its 150th anniversary in 1981, running past Centennial Beach — a spring-fed former quarry that’s been the municipal swimming hole since 1931 — and Naper Settlement’s 30-plus historic buildings. Add North Central College’s campus and concert hall a block off Main Street, and downtown Naperville does more heavy lifting for property values than any other downtown I work near.
The housing stock covers nearly a century of growth. Harold Moser — “Mr. Naperville” — laid out much of the resale core, from 1960s Cress Creek and Maplebrook to 1990s White Eagle, and the south side added swim-club communities like Ashbury, River Run, Tall Grass, and Ashwood Park through the 2000s. Today the median sale price runs in the mid-$600Ks, roughly $250K above Kendall County. That premium is real, and so is what it buys: the deepest inventory of $700K–$2M housing in the western suburbs, plus active new construction from M/I Homes and Pulte and custom builds from DJK and others.
My office is in Yorkville, twenty-five minutes southwest, and that vantage point is useful: a large share of my buyers are deciding between Naperville and the Fox Valley, and a large share of my Naperville sellers are moving further out. I know exactly what your Naperville dollar buys on both sides of that line, and I’ll tell you plainly which trade-offs are worth it for your situation.
This is the best-connected suburb on this side of the metro. The BNSF line runs from two stations — downtown Naperville and Route 59 on the west side, the busiest suburban stop in the entire Metra system — with express trains reaching Union Station in roughly 35 to 45 minutes. I-88 crosses the north side with interchanges at Route 59, Winfield Road, and Naperville Road, and I-355 sits just east for north-south tollway access. Plan on 40 to 45 minutes to the Loop by car off-peak, more at rush hour, and about 35 to 55 minutes to O’Hare. Commuter parking downtown runs on permits with real waitlists — a detail worth checking before you pick a neighborhood.
What we’re seeing on the ground across Naperville neighborhoods as of late summer 2026.
Naperville’s median sale price is running in the mid-$600Ks — about $655K per the latest data, up roughly 4.7% year over year — with the typical home value near $625K. Condos and townhomes trade well below that. Compare Aurora in the $300Ks or Oswego near $385K.
Well-priced Naperville homes go pending in about two weeks, and roughly 43–50% of sales are still closing over asking, with the typical sale at or just above list. This remains one of the most competitive markets in the western suburbs, especially between $500K and $900K.
Pulte is selling at Naperville Polo Club (from the high $400s) and Prosperita (from about $600K). M/I Homes has Everly Trace ranch-style homes from the mid $500s, Northwoods from about $700K, and Benton + Main near downtown from the mid $1.4Ms. DJK and other custom builders are active in Ashwood Park North and on downtown infill lots.
Roughly 300–490 homes were on the market late this summer depending on how you count — under a month of supply either way, for a city of nearly 150,000. Sellers still hold the leverage in most segments; buyers need financing lined up before they tour, not after.
Corporate relocations and city move-outs anchor demand — Naperville’s own employment base includes Endeavor Health’s Edward Hospital, Nokia, Nalco Water, BMO, and KeHE along the I-88 research corridor. The other steady stream is move-up buyers already in DuPage and Will counties trading toward the schools and the train.
The DuPage County side of Naperville runs about a 2.05% effective rate with a median bill near $9,100; the Will County side runs closer to 2.35% with a median bill around $12,700, reflecting newer, larger homes. Always verify the exact bill on a specific parcel in DuPage or Will County.
Naperville is a city of subdivisions, each with its own association, amenities, and price band. Scroll through the ones buyers ask about most.
Harold Moser’s flagship golf community around the Arnold Palmer-designed White Eagle Golf Club, straddling the Naperville/Aurora line off Route 59. Singles from the high $600s to $2M+, plus attached Club Homes.
Explore White Eagle →The Chicago area’s first residential golf-course community, built by Moser in the 1960s in north Naperville. Mature trees, fairway lots, and quick access to Ogden Avenue, I-88, and the downtown Metra station.
Explore Cress Creek →A prairie-themed master plan in south Naperville with a clubhouse, pool, tennis, and trails — plus Fry Elementary and Scullen Middle essentially at its doorstep. Most sales land in the $800Ks to $1M.
Explore Tall Grass →South Naperville’s newest luxury swim-and-tennis community — semi-custom and custom homes from roughly $1M to $1.9M around the Ashwood Club’s pools, fitness center, and courts. Custom building continues in Ashwood Park North.
Explore Ashwood Park →Bushnell-built semi-custom homes from the 1990s on lots up to an acre in southwest Naperville, with the River Run Club’s rare indoor-and-outdoor pool complex. Recent sales run roughly $780K to $1.4M.
Explore River Run →One of south Naperville’s signature swim communities — about 1,000 singles from the 1990s and 2000s around an aquatic center with a waterslide and zero-depth pool, with Patterson Elementary inside the neighborhood.
Explore Ashbury →Moser’s 1960s–70s colonials, ranches, and split-levels near Washington Street and 75th, anchored by the Maplebrook II Swim & Racquet Club. Most sales land in the $500Ks to low $700s — a relative value inside District 203.
Explore Maplebrook →A 1970s–80s pocket of colonials and Tudors off Gartner Road with its own resident-run pool and clubhouse, two multi-acre ponds, and a genuine walk-to-downtown location. Sales mostly $650K to $1M.
Explore Hobson West →Every active listing in Naperville, pulled directly from the MLS. Use the filters to narrow by price, beds, or property type.
Two large districts serve Naperville: Naperville Community Unit School District 203 operates 22 schools serving roughly 16,000 students in central and north Naperville, and Indian Prairie School District 204 — one of the largest districts in Illinois, with more than 30 schools and 25,000+ students — serves south and west Naperville plus parts of Aurora, Bolingbrook, and Plainfield.
On Aurora Avenue near downtown and the Riverwalk. One of District 203’s two comprehensive high schools.
Serves the city’s north side, including the Cress Creek area. District 203’s second comprehensive high school.
At 2360 95th Street in south Naperville, serving many south-side subdivisions including River Run and Ashbury areas.
On Ogden Avenue in Aurora; the assigned high school for several west and southwest Naperville subdivisions.
On Eola Road in Aurora; serves District 204 neighborhoods on the northwest side of its boundary.
Neighborhood schools such as Mill Street, Elmwood, and Maplebrook Elementary feed Jefferson, Lincoln, and three other junior highs.
Several schools sit inside the subdivisions they serve — White Eagle, Patterson, Fry, Peterson, and Graham Elementary among them.
Note: District 203 and 204 boundaries cross municipal lines, a few far-south Naperville addresses fall in Plainfield District 202, and attendance boundaries can change. Buyers should verify the school assignment for any specific address directly with the district. Our team can help clarify. Visit District 203 → · Visit District 204 →
The 1.75-mile brick Riverwalk follows the DuPage River through downtown, past covered bridges, the Dandelion Fountain, Paddleboat Quarry, and the 160-foot Moser Tower. Centennial Beach — a spring-fed quarry pool open since 1931 — anchors the west end from Memorial Day through Labor Day.
More than 300 businesses — over 100 shops and 50-plus restaurants — in a walkable core with free municipal parking garages. The DuPage Children’s Museum sits across from the Metra station, and North Central College’s Wentz Concert Hall brings a full performance calendar a block off Main.
A 12-acre outdoor history museum with 30-plus historic structures, Naper Settlement hosts the Naper Nights summer concerts and, from late November through Christmas Eve, the Christkindlmarket — the German-style holiday market that draws visitors from across the region.
The Naperville Park District maintains 130-plus parks across 2,400+ acres, including the Knoch Knolls Nature Center at the DuPage River confluence. Springbrook Prairie’s roughly 1,800 acres of grassland trails border the south side, and Whalon Lake adds a boat launch and dog park on the Bolingbrook line.
The Last Fling closes every summer over Labor Day weekend downtown. The Riverwalk Fine Art Fair and Irish Fest follow in September, seasonal farmers markets run Saturdays, and Rock the Block brings summer concerts to the new Block 59 entertainment district at Route 59 and Aurora Avenue.
The park district owns two public 18-hole courses — Springbrook and Naperbrook. On the private side, Cress Creek Country Club anchors the city’s first golf community in north Naperville, and the Arnold Palmer-designed White Eagle Golf Club runs 27 holes on the southwest side.
Three reasons come up in nearly every buyer conversation: the two school districts, the train, and downtown. Naperville is the rare suburb where a corporate relocation, a city move-out, and a local move-up buyer all land on the same shortlist — which is exactly why the market stays competitive even when the broader region cools. Employment helps too: Edward Hospital, Nokia, Nalco Water, BMO, and the I-88 corridor mean plenty of residents work in town rather than commute out.
Be realistic about the premium. The median sale price runs in the mid-$600Ks — roughly $250K–$270K above Oswego or Yorkville for comparable square footage — and the median household income near $155K reflects that. The honest question I work through with buyers: is the train-and-downtown package worth the premium for you, or does the same budget buy meaningfully more house 20 minutes west? Both answers are valid; I’ll show you both sides.
Naperville splits between DuPage and Will counties, and the difference shows up on the tax bill. The DuPage side runs about a 2.05% effective rate (median bill near $9,100); the Will side — mostly newer, larger homes in the 60564 and 60565 zips — runs closer to 2.35% (median around $12,700). On a $700K home, that spread is real money. We pull the actual bill on every property before you offer.
Everything is here: three grocery tiers on every corridor, Endeavor Health’s Edward Hospital in town, two Metra stations, and a downtown you’ll actually use. The trade-offs are traffic on Route 59 and 75th Street at peak times, commuter-parking waitlists downtown, and competition for the best-priced homes. Go in with your financing set and a broker who moves fast, and the transition is smooth.
From our Yorkville office we work the full corridor from the Fox River to Naperville every week. That means we know what your budget buys in Naperville and what the same budget buys in Oswego, Plainfield, or Aurora — and we’ll tell you honestly which trade-off fits your life.
Naperville is a city of associations — swim clubs, golf clubs, master HOAs, and two county tax systems. We track pricing and fees at the subdivision level, from White Eagle to Maplebrook, so your offer reflects what that specific street actually trades for.
We work with builders across the region and guide buyers through Pulte, M/I, and custom-build processes — contracts, upgrades, and incentives — at no additional cost to you. If new construction in Naperville doesn’t pencil, we’ll show you where it does.
Professional photography, strategic pricing, targeted marketing, contract negotiation, and closing coordination. In a market where half of homes sell over asking, preparation and presentation decide which half yours lands in.
Naperville rents average about $2,500 a month and single-family rentals command well above that, driven by the school districts and employment base. We run the acquisition math with you — and compare it against higher-yield options elsewhere in our coverage area.
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 weighing Naperville against the Fox Valley, our team is ready to help you make the right move.
