O'Neil Property Group
Live West Dundee listings updated daily from the MLS — plus what local buyers should know before making a move.
Under $500K is where West Dundee’s single-family market opens up. The lower bands of Carrington Reserve and Hills of West Dundee both start here — 2,000-plus square foot family homes from the 1990s and 2000s — along with Grand Pointe Meadows singles and virtually every townhome in the village. For buyers comparing the Fox Valley’s I-90 towns, this is the bracket where West Dundee’s value case is strongest: comparable homes across the tollway in Algonquin or toward Barrington routinely ask more, without the walkable downtown or the Fox River Trail out the door.
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 three- and four-bedroom single-family homes roughly 2,000–2,800 square feet: 1990s construction in Hills of West Dundee on third-acre lots with no HOA, and early-2000s Pulte homes in Carrington Reserve with ponds, parks, and modest association fees. Grand Pointe Meadows singles at this number tend to be the smaller floor plans. Two-car garages are standard, finished basements are common, and updated kitchens are the difference-maker on price.
Carrington Reserve, off Higgins east of Randall, is the flagship — recent sales have started in the low $400s. Hills of West Dundee competes directly with slightly older homes, no association fee, and similar square footage. Both feed the village’s in-town schools and sit minutes from the Randall Road corridor. If lot size matters most, Hills of West Dundee usually wins; if amenities and newer systems matter most, Carrington Reserve does.
Conventional financing dominates this band. Budget carefully for property taxes — West Dundee’s effective rate runs about 2.61%, so a $475K home can carry a five-figure annual bill, and the difference between two similar homes’ assessments can exceed $2,000 a year. We pull the actual current tax bill, exemptions, and any association dues on every home before you offer, so the monthly payment you’re approving is the real one.
Sellers in this band know the market is thin — correctly priced homes in Carrington Reserve and Hills of West Dundee still draw first-weekend traffic and better-than-list outcomes. But at about 50 average days on market, overpriced listings sit, and patient buyers get their openings. Knowing which listing is which, in real time, is exactly the edge a hyperlocal broker provides.
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.
