O'Neil Property Group
A wooded residential village of about 3,200 people in northern Kane County. Winding roads, half-acre-plus lots, three lakes, and custom homes — with Randall Road, I-90, and the Metra all within a ten-minute drive.
Sleepy Hollow is the community I show buyers who have decided they’re done with lookalike subdivisions. The whole village—about 3,200 people across two square miles—was laid out around the land instead of over it. Developer Floyd T. Falese bought Sleepy Hollow Farm in 1953 and platted winding roads and cul-de-sacs that curve around the trees rather than through them, and the village that incorporated around his vision still runs on that plan today. The Washington Irving theme is everywhere once you notice it: Lake Ichabod, Katrina Lane, Brom Court.
What makes it unusual for Kane County is what it doesn’t have. There’s no retail strip inside the village, no drive-through corridor, and essentially no commercial development at all—Sleepy Hollow is deliberately, almost entirely residential. Three lakes (Paula, Sharon, and Ichabod) break up the wooded lots, Jelke Creek Bird Sanctuary borders the village with trails and fishing ponds, and the social calendar runs through Sabatino Park: a Fourth of July festival with a parade, car show, and fireworks, and Halloween in the Hollow with hayrides, a chili contest, and a bonfire. It’s a genuinely small-town setup ten minutes from a full retail corridor.
The housing stock tells the village’s story in phases. Sleepy Hollow Manor holds the originals—ranches, split-levels, and custom builds from the late 1950s onward on lots that commonly run a half acre or more. Pulte added Saddle Club Estates in the late 1980s, Windsor built Surrey Ridge (including the village’s only townhomes and condos), Deer Creek filled in with custom homes on three-quarter-acre lots, and The Bluffs finished the buildout between the early 1990s and 2003 with the village’s largest homes. The median sale is running near $467K, but the range is wide: attached homes in Surrey Ridge have recently traded under $200K, while The Bluffs has closed sales above $800K.
Sleepy Hollow sits between West Dundee and Elgin, directly off the Route 72 and Randall Road corridors. That location is the quiet advantage: you give up nothing on shopping, healthcare, or commuting—it’s all just outside the village limits—while the streets inside stay as calm as anywhere I work in Kane County.
Route 72 and Randall Road frame the village, and that’s the whole game. Randall Road runs south to the I-90 interchange in about ten minutes, putting O’Hare roughly 35 to 40 minutes out and the Loop about 40 miles east. For the train, the Metra Milwaukee District West line’s Big Timber Road station in Elgin is about a ten-minute drive, with runs to Union Station in roughly 65 to 75 minutes; the downtown Elgin stations add express options. Day to day, the Randall Road corridor’s retail, groceries, and healthcare—including Advocate Sherman Hospital in Elgin—are all within about ten minutes.
What we’re seeing on the ground in Sleepy Hollow as of summer 2026.
Sleepy Hollow’s median sale price is running near $467K—down slightly (about 1.8%) from a year ago. The spread is wide for a small village: Surrey Ridge attached homes under $200K, Manor and Saddle Club resales in the $400s–$600s, and The Bluffs and Deer Creek reaching $600K–$845K. Compare West Dundee at ~$400K.
Recent listings have gone under contract in a median of about two weeks, though the longer-run average sits closer to 50 days—the gap between homes priced right on day one and homes that chase the market down. In a village this small, one or two mispriced listings move the averages.
The average Sleepy Hollow sale has been closing just above asking, and roughly 44% of recent sales went over list price. Multiple-offer situations are still common for updated homes in the Manor and Saddle Club Estates—buyers should come pre-approved and ready to move.
Inventory typically runs about a dozen homes at any given time—this is one of the tightest markets I cover. Eighteen homes closed in the three months ending June 2026, up sharply from the year before. If you’re waiting for a specific subdivision, tell us—we track every new listing daily.
There are no active builder subdivisions in Sleepy Hollow—the village finished its last major phase, The Bluffs, in 2003. New homes here mean occasional custom builds or rebuilds on individual lots. Buyers who want new construction nearby usually look at Gilberts or Pingree Grove.
Sleepy Hollow’s effective property tax rate runs about 2.47%, with a median annual bill near $8,600. Bills range from roughly $7,200 in the Manor to $12,000+ in The Bluffs, tracking home value. There are no builder-era Special Service Areas here, but always verify the actual bill on any specific Kane County property.
Five distinct subdivisions make up nearly all of Sleepy Hollow’s housing. Here’s how they compare.
The original Falese neighborhood—winding streets around the village’s three lakes, with ranches, split-levels, and custom homes from the late 1950s onward. Recent sales roughly $415K–$635K, no HOA. This is the character buy in the village.
Explore Sleepy Hollow Manor →Pulte’s late-1980s community off Randall Road with horse-racing street names—Pimlico, Belmont, Saratoga. Two-story homes from about 1,860 to 4,256 sq ft on roughly three-quarter-acre lots. Recent sales $487K–$620K, and prices have climbed steadily.
Explore Saddle Club Estates →Windsor-built neighborhood west of 8th Street mixing single-family homes—roughly 2,300 to 4,500 sq ft, recent sales $345K–$570K—with the village’s only attached housing. Community pool, park, and tennis courts nearby.
Explore Surrey Ridge →The most affordable way into Sleepy Hollow. The attached section of Surrey Ridge—units around 1,100 sq ft—has recently traded between roughly $155K and $200K with monthly assessments in the $230–$330 range. Rare listings; they move fast.
See Townhome Listings →A custom single-family neighborhood off Randall Road—mostly built in the late 1980s and 1990s, averaging about 3,300 sq ft on three-quarter-acre lots. Recent sales $410K–$742K with 2026 closings trending in the mid-$600s. No HOA.
Explore Deer Creek →The village’s newest and largest homes—roughly 2,750 to 4,538 sq ft near Jelke Creek Bird Sanctuary, built between the early 1990s and 2003. Recent sales $630K–$845K. When buyers ask for Sleepy Hollow’s top end, this is where I take them.
Explore The Bluffs →Every active listing in Sleepy Hollow, pulled directly from the MLS. Use the filters to narrow by price, beds, or property type.
Sleepy Hollow is served by Community Unit School District 300, one of the largest districts in Illinois, operating 27 schools across the Dundee–Carpentersville–Algonquin area. The village has its own elementary school inside its borders.
The village’s own elementary school, located inside Sleepy Hollow—many students can walk or bike on the village’s internal streets.
Serves Sleepy Hollow and the surrounding Dundee-area communities, located in West Dundee.
The comprehensive high school for the area, located in Carpentersville. Academic, athletic, arts, and career-technical programs.
Note: District 300 boundaries cross municipal lines and can change. Buyers should verify the current school assignment for any specific address directly with the district. Our team can help clarify. Visit District 300 →
Bordering the village with an entrance on Boncosky Road, Jelke Creek offers public trails for walking, cycling, and horseback riding, plus fishing in two of its ponds. Homes in The Bluffs back up to this preserved open space—a rare setup in Kane County.
Lakes Paula, Sharon, and Ichabod are woven through the original Manor neighborhood—part of Falese’s 1950s plan to build around the landscape. Waterfront and water-view lots in the Manor come up occasionally and always draw attention.
The village’s signature event: a fun-run, parade, car show, and fireworks centered on Sabatino Park. For a village of 3,200, the turnout is remarkable—it’s the kind of tradition that tells you how residents feel about living here.
A costume parade, pumpkin decorating, hayrides, a chili contest, and a bonfire at Sabatino Park each October. In a village named for a Washington Irving story, Halloween gets taken seriously.
Larry Sabatino Memorial Park anchors the village with a playground updated in 2023, and the Dundee Township Park District’s Sleepy Hollow Center on Winmoor Drive adds tennis, basketball, sand volleyball, a playground, and a preschool. District residents also get access to DTPD’s fitness centers, aquatics, golf, and trail network.
There’s no commercial district in the village—by design—but the Randall Road corridor’s big-box retail and groceries sit about ten minutes away, historic downtown West Dundee and East Dundee’s riverfront restaurants are just east, and the Fox River Trail runs through the Dundees for miles of riverside riding.
Nearly every Sleepy Hollow buyer I work with says a version of the same thing: they want land, trees, and quiet without moving to the far exurbs. The village delivers half-acre-plus lots and genuinely low-traffic streets while keeping I-90, the Metra, and the Randall Road corridor inside a ten-minute drive. Buyers comparing West Dundee or East Dundee usually land here when lot size and privacy outrank walkability.
The typical Sleepy Hollow home trades near $467K—above the Dundee-area average, reflecting larger homes on larger lots. The trade-off works in your favor on a price-per-acre basis: comparable lot sizes closer to Chicago cost dramatically more. Attached homes in Surrey Ridge under $200K remain one of the least expensive entries into any Kane County village this side of Elgin.
Plan on an effective rate around 2.47% and a median bill near $8,600—roughly $7,200 in the Manor up to $12,000+ in The Bluffs. Because the village built out decades ago, there are no builder-era Special Service Area assessments to worry about here, but we still verify the actual tax bill on every property before you offer.
Expect to drive for everything commercial—and expect that to be a five-to-ten-minute non-event. Groceries and retail are on Randall Road, dining is in the Dundees and Elgin, and healthcare is close by at Advocate Sherman Hospital. Inside the village: no through-traffic, dark skies by suburban standards, and neighbors who show up to the same two festivals every year.
Our office is at 201 E Veterans Parkway in Yorkville, and we work the Fox Valley corridor daily—from Kendall County up through the Dundees. We know which Sleepy Hollow streets back to Jelke Creek, which Manor homes sit on the lakes, and how each subdivision actually trades.
We track pricing and inventory across every Sleepy Hollow subdivision—the Manor to The Bluffs. In a market with only a dozen active listings, knowing what each street is worth turns into sharper pricing for sellers and smarter offers for buyers.
Villages like Sleepy Hollow reward patience and preparation: the right home may list twice a year. We set up subdivision-level alerts, preview homes the day they hit, and have helped buyers win in multiple-offer situations without overpaying.
Professional photography, strategic pricing, targeted marketing, contract negotiation, and closing coordination. Custom homes on wooded lots need marketing that shows the property, not just the floor plan—we make sure yours gets it.
Sleepy Hollow’s rental pool is small but steady—single-family rentals in the Manor have recently leased between roughly $1,800 and $3,000 a month. We provide rental demand analysis and cash flow projections 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 Fox Valley team is ready to help you make the right move.