O'Neil Property Group
Live Sycamore listings updated daily from the MLS — plus what local buyers should know before making a move.
The top of the Sycamore market starts around $600K and runs past $1.5M — a thin, distinctive band that trades on land, custom construction, and privacy rather than floor plans. Heron Creek anchors it: Castle Builders customs from the early 2000s and new Shodeen phases, with recent sales from the high $400s into the $600s and current new-construction listings reaching toward $1.4M. Beyond the subdivisions, the band includes estate properties and acreage on the edges of town, where a budget that buys a standard two-story in the Tri-Cities buys genuine land here.
Looking for help narrowing down your search? Call or text Kealan at 630-381-4995 for a personalized list of homes that match your budget and priorities.
Active listings pulled directly from the MLS.
Expect custom and semi-custom homes from 3,000 to 5,800+ square feet: pond and cul-de-sac lots in Heron Creek, three-car-plus garages, finished basements, and the occasional outbuilding or in-ground pool on the acreage properties. Because the band is thin — a handful of active listings at any time — the right home often is not on the market when you start looking. A meaningful share of our upper-bracket Sycamore work happens off-market, matching sellers who would move for the right number with buyers who have waited months for the right house.
Heron Creek, west of Plank Road on the north side, is the flagship — ponds, walking trails, and parks with Shodeen actively building. The custom perimeter of Reston Ponds and the largest Sycamore Creek plans reach into the lower end of this band, and the rural edges of Sycamore Township add the acreage inventory. Taxes track the values: plan on $10K–$15K+ annually on most homes here, with HOA obligations varying by community and section.
Jumbo financing thresholds matter at this level — structure matters more than rate, and we can connect you with lenders who compete for this exact profile. On new construction, the upgrade sheet is negotiable in ways builders do not advertise; on resales, well-water and septic on acreage properties deserve their own inspections. And if you are selling a home in this band, presentation is everything: professional photography, drone work, and pre-launch marketing decide whether you get one showing a week or ten.
Upper-bracket Sycamore moves slowly by design — days on market run longer than the citywide averages, and that is normal, not a red flag. Pricing accurately at launch matters more here than anywhere else in the market, because the buyer pool is small and remembers every reduction. Whether you are buying or selling at the top of this market, call or text Kealan at 630-381-4995 — much of what we do in this band never hits the portals.
Whether you are just starting your search or ready to schedule a showing, Kealan O’Neil is here to help you every step of the way.
