O'Neil Property Group
The fastest-growing community in Illinois over the past two decades — from 124 residents in 2000 to more than 10,000 today. Northern Kane County’s entry price point, anchored by Cambridge Lakes, with I-90 and the Metra a short drive away.
Pingree Grove is the community I point buyers toward when the budget says townhome but the wish list says new construction. For a century this was a rail-stop village of barely a hundred people along US 20. Then Cambridge Lakes broke ground in 2005, and the census tells the rest: 124 residents in 2000, 4,532 in 2010, 10,365 in 2020 — the fastest growth rate of any Illinois community its size. What that history means for buyers is simple: almost everything here is less than 20 years old.
The market splits into three lanes. Cambridge Lakes is the master-planned core — townhomes, condos, and single-family homes built from 2005 onward by Cambridge Homes, D.R. Horton, and Ashton Woods, wrapped around a community center, pools, and trail network. Carillon at Cambridge Lakes is the 55+ side: 943 ranch homes, duplexes, and townhomes with their own clubhouse, indoor and outdoor pools, and a private 3-hole golf course. And Cambridge Lakes North is where D.R. Horton is building today, with townhomes from around $319K and both ranch and two-story singles.
Pricing is the draw. Townhomes trade from the high $200s, resale singles mostly in the $300s to low $500s, and the median list price sits around $379K — numbers that get you meaningfully more house than the same budget buys closer to the Randall Road corridor. The trade-off is that Pingree Grove is still growing into itself: retail is a short drive rather than a walk, and the Route 47 corridor will keep developing for years.
The old village core near US 20 and Route 72 keeps a bit of the original character — and Goebbert’s Pumpkin Patch on Reinking Road turns the town into a fall destination every September and October.
US 20 runs straight through town — Elgin is about seven miles southeast. Drivers pick up I-90 at Route 47 near Hampshire in about ten minutes, which puts O’Hare roughly 35–40 minutes out. For the train, the Metra Milwaukee District West line’s Big Timber Road station in Elgin is about a 15-minute drive, with service into Union Station in roughly 70–80 minutes. Randall Road’s retail and healthcare corridor is 15 minutes east.
What we’re seeing on the ground across Pingree Grove as of summer 2026.
The median list price is running near $379K at about $206 per square foot. Townhomes and condos generally trade from the high $200s to the mid $300s, while single-family homes average in the mid $400s. Compare Hampshire or Gilberts for the nearest alternatives.
Homes are averaging about 37 days on market. Priced-right townhomes and ranch plans move fastest — both have deep buyer pools here — while upper-price singles take longer. Pricing strategy matters more than it did during the frenzy years.
D.R. Horton is actively building at Cambridge Lakes North — townhomes from about $319K plus ranch and two-story single-family plans — and Ashton Woods builds in Cambridge Lakes. Roughly 77 new-construction listings were on the market this summer, topping out around $528K.
Inventory runs around 120 active listings, and more than half of it is new construction. That gives buyers real leverage on builder incentives — and it means resale sellers are competing with model homes, so presentation and pricing have to be sharp.
Two steady pipelines: first-time and move-up buyers priced out of the Randall Road corridor who commute via I-90 or the Big Timber Metra station, and 55+ buyers downsizing into Carillon at Cambridge Lakes from across the northwest suburbs.
Pingree Grove’s effective property tax rate runs about 2.64%, with a median annual bill near $6,500. Parts of Cambridge Lakes carry Special Service Area (SSA) line items on top of the base bill — always verify the full tax bill on any specific Kane County property.
Nearly all of Pingree Grove was built in the last 20 years, but the neighborhoods serve very different buyers. Scroll through the ones we get asked about most.
The master-planned community that built modern Pingree Grove. Townhomes, condos, and singles from 2005 onward, with a community center, pools, parks, and trails — plus a K–8 charter school inside the neighborhood.
Explore Cambridge Lakes →The 55+ side of Cambridge Lakes: 943 ranch singles, duplexes, and townhomes built 2007–2019, with a clubhouse, indoor and outdoor pools, and a private 3-hole golf course. Resales mostly mid $200s to high $300s.
Explore Carillon →D.R. Horton’s active community — two-story townhomes from about $319K, ranch townhomes, and ranch and traditional single-family plans, with a pool, pickleball, playground, and trails.
Explore Cambridge Lakes North →Pingree Grove carries one of the deepest attached-home inventories in northern Kane County — roughly half the market. Strong first-home and downsizer lane with HOA-covered exteriors and yards.
See Townhomes →The original rail-stop village core near US 20 and Route 72 — older homes on established lots, a rarity in a town where nearly everything else post-dates 2005. Listings here are infrequent and tend to move on charm and lot size.
See All Listings →Farmland and unincorporated pockets ring the village — occasional acreage properties and farmettes along the US 20 and Route 47 corridors for buyers who want land within ten minutes of I-90.
See Acreage →Every active listing in Pingree Grove, pulled directly from the MLS. Use the filters to narrow by price, beds, or property type.
Pingree Grove is served by two public districts — Community Unit School District 300 on the north and east sides (including Cambridge Lakes) and Central CUSD 301 to the south and west — plus a K–8 charter school located inside Cambridge Lakes. Assignment depends on the specific address.
A public charter school located inside the Cambridge Lakes community — many students walk or bike from within the neighborhood.
The neighborhood District 300 elementary school for much of Pingree Grove, located just west in Hampshire.
Serves District 300 middle schoolers from the Pingree Grove and Hampshire area.
The District 300 high school serving Pingree Grove addresses, on Route 72 in Hampshire. Comprehensive academics, athletics, and activities.
The Central 301 grade school in Burlington serving portions of southern and western Pingree Grove.
Central CUSD 301’s high school in Burlington, serving the district’s Pingree Grove addresses.
Note: District and school boundaries in Pingree Grove cross municipal lines and can differ street by street — always verify the current school assignment for any specific address with the district. Our team can help clarify. Visit D300 → · Visit Central 301 →
The town’s best-known landmark, on Reinking Road. Apple picking, a farm market, and a full-scale fall festival that draws visitors from across the region every September and October.
A Forest Preserve District of Kane County site on the edge of town — restored wetland and prairie known among birders for waterfowl and sandhill cranes, with quiet trails year-round.
The hub of daily life for much of the village — pools, fitness space, parks, sports fields, and the trail network that ties Cambridge Lakes together. Carillon residents have their own clubhouse, indoor pool, and 3-hole golf course.
The Independence Day Celebration & Parade is the signature event of the year, and the village and HOA calendars fill in the rest — markets, movie nights, and seasonal gatherings scaled to a town where neighbors still recognize each other.
Daily-needs retail sits along Route 47 and US 20, and the full Randall Road corridor — big-box retail, restaurants, and both Advocate Sherman and Ascension Saint Joseph hospitals in Elgin — is about 15 minutes east.
Public golf is close by across the Fox Valley, including Bowes Creek Country Club in Elgin and courses in the Dundee and Huntley areas. The surrounding Kane County countryside adds miles of low-traffic cycling routes.
Price per square foot, plain and simple. Buyers priced out of the Randall Road corridor or the Metra towns east of here find that Pingree Grove delivers a newer home — often brand new — for the money, with I-90 ten minutes away. The 55+ pipeline into Carillon is just as steady: downsizers from across the northwest suburbs who want single-level living and a real amenity package without a luxury price tag.
Housing does the heavy lifting. The median list price of about $379K — and townhomes from the high $200s — undercuts most of the Fox Valley towns to the east and south. Day-to-day costs track the rest of Kane County. The practical trade-off is one more errand-mile: most shopping runs happen on Route 47, US 20, or Randall Road.
The effective rate runs about 2.64% with a median bill near $6,500 — higher than the national norm, typical for Kane County. The Pingree Grove-specific note: parts of Cambridge Lakes carry Special Service Area (SSA) assessments on top of the base bill, and HOA dues vary widely by product type. We verify the full carrying cost — taxes, SSA, and HOA — on every property we show.
A young town that’s still building. Nearly every neighborhood has a pool, park, or trail within walking distance, the school picture depends on which side of town you land on, and the Route 47 corridor will keep adding rooftops and retail for years. For a night out, Elgin and the Randall Road corridor are 15 minutes; downtown Chicago is about 50 miles.
Our office is at 201 E Veterans Parkway in Yorkville, and we work northern Kane County every week. We know which Cambridge Lakes streets carry SSA line items, how the HOA tiers differ, and what the builders are actually writing into contracts right now.
We track pricing, inventory, and builder activity across every Pingree Grove neighborhood — Cambridge Lakes to Carillon to Cambridge Lakes North. That detail turns into sharper pricing for sellers and smarter offers for buyers.
We work directly with builders at Cambridge Lakes North and across the Fox Valley. Our team guides you through the builder process and negotiates incentives on your behalf, at no additional cost to you.
Professional photography, strategic pricing, targeted marketing, contract negotiation, and closing coordination. When your resale is competing with model homes down the street, those first 48 hours online matter. We make sure you’re ready for them.
Steady household growth and an attached-home inventory that leases reliably make Pingree Grove worth a look for investors. We provide rental demand analysis, cash flow projections, and access to opportunities across Kane County.
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 Kane County team is ready to help you make the right move.