O'Neil Property Group
Sleepy Hollow’s newest and largest homes — roughly 2,750 to 4,538 sq ft on 0.7-acre lots beside Jelke Creek Bird Sanctuary, built between the early 1990s and 2003.
The Bluffs is where Sleepy Hollow finished—the village’s final major phase, built between the early 1990s and 2003 west of 8th Street and north of Boncosky Road, directly beside Jelke Creek Bird Sanctuary. The Washington Irving street names got their last chapter here: River Ridge Drive, Katrina Lane, Brom Court. These are the village’s newest, largest, and most uniformly scaled homes—roughly 2,750 to 4,538 square feet, mostly four-to-five-bedroom two-stories with three-plus baths—on wooded lots averaging 0.7 acre.
This is the village’s top price tier and it has performed like it: recent sales run $630K to $845K, with the 2025 median around $712K—up meaningfully from the $645K median of 2023. Sales here are few—a handful a year—and homes backing to the sanctuary’s preserved land carry the premium positions. The neighborhood carries a modest association assessment (MLS-fed sources report figures from about $21 monthly, varying by source and year—verify the current amount per listing), and property taxes average roughly $12,000–$13,000.
The buyer calculus is simple: The Bluffs is the only place in Sleepy Hollow offering post-1990 construction at scale, and among the few places anywhere in the Dundee area where a 4,000-square-foot home sits on 0.7 wooded acres beside permanent open space. Cross-shoppers compare Deer Creek’s customs and the larger homes of West Dundee’s newer subdivisions; what those can’t match is the sanctuary boundary—land beside The Bluffs will stay trails and ponds.
Pricing reflects The Bluffs sales and MLS-fed sources as of summer 2026.
Four-bedroom two-stories around 2,750–3,500 sq ft — recent closings at $630K and $660K. The entry to Sleepy Hollow’s top tier, and still the newest housing stock in the village.
See listings →The 3,800–4,538 sq ft homes and sanctuary-adjacent positions — the $845K sale on Katrina Lane set the village’s recent high-water mark. Well-presented homes here have sold quickly despite the price point.
See listings →Homes backing directly to Jelke Creek’s preserved land are the neighborhood’s blue-chip positions — permanent open space behind the property line. They trade rarely; tell us if this is the target.
See listings →The Bluffs listings appear within the full Sleepy Hollow search — inventory here is a handful of homes a year, so tell us if you want alerts the day one hits.
The neighborhood’s western boundary is preserved sanctuary land — public trails for walking, cycling, and horseback riding, plus fishing in two ponds. It cannot be developed.
Post-1990 construction means modern floor plans — two-story foyers, larger kitchens, first-floor offices — without leaving Sleepy Hollow’s wooded setting.
Lots average 0.70 acre with two decades of tree growth now mature — large-home scale with genuine spacing between properties.
Sabatino Park’s Fourth of July festival and Halloween in the Hollow are a few minutes away — The Bluffs joins the same small-village calendar as the rest of Sleepy Hollow.
The Bluffs is served by Community Unit School District 300. Verify current attendance boundaries with the district, as they can change.
The village’s own elementary school, located inside Sleepy Hollow. Confirm the current attendance boundary with District 300 for any specific address.
Located in West Dundee, serving Sleepy Hollow and the surrounding Dundee-area communities; district bus service covers the village.
The area’s comprehensive high school, located in Carpentersville, with academic, athletic, arts, and career-technical programs.
The Bluffs occupies the village’s northwest corner beside the sanctuary. Sabatino Park and Sleepy Hollow Elementary are a few minutes into the village; groceries and retail run about ten minutes via Route 72 or Randall Road.
Randall Road or Route 31 reach the I-90 interchange in roughly ten minutes; O’Hare is about 35–40 minutes via I-90 and the Loop about 40 miles east.
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 65–75 minutes.
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