O'Neil Property Group
The larger, west-bank half of the Dundee pair — about 7,900 people in Kane County with a historic Main Street downtown, the Fox River Trail, 2000s subdivisions off Randall Road, and 102 acres of the former Spring Hill Mall being reimagined right now.
West Dundee is where I send buyers who want the character of a 19th-century river town and the practicality of 2000s subdivision housing in the same zip code. It’s the bigger, west-bank half of the Dundee pair—about 7,900 people in Kane County, roughly 40 miles northwest of the Loop—stretching from the Fox River west across Route 31 to the Randall Road corridor.
The downtown along Main Street (Route 72) is shared with East Dundee across the bridge, and the west side holds its own: Emmett’s Brewing Company has anchored the strip since 1999, the Village Squire has been serving locals even longer, and the Fox River Trail crosses right through. Follow Main Street west and the town changes character—first the Victorian-era grid, then Route 31, then the retail and rooftops of the Randall Road corridor.
The housing stock tells the story in layers. The historic core near the river dates to the village’s 1830s founding by Scottish settlers. The 1990s added the Hills of West Dundee; the 2000s brought Carrington Reserve and Grand Pointe Meadows off Randall and Huntley Roads; Aspen Hills followed in the 2010s; and today Lennar is building Hickory Glen townhomes—actual new construction in a corridor where most villages are built out.
And then there’s the site everyone asks about: Spring Hill Mall is gone, and the village now controls roughly 102 acres where it stood. Concept plans call for hundreds of housing units and new retail over the coming decade. However it lands, it’s the largest redevelopment canvas in the Fox Valley—and it’s in West Dundee.
I-90 runs along the village’s southern edge with full interchanges at Route 31 and Randall Road—the Loop is 60 to 75 minutes off-peak and O’Hare about 30 miles east. There’s no Metra station in town; most commuters drive roughly 10 minutes to the Big Timber Road station in Elgin on the Milwaukee District West line, which reaches Union Station in about 75 minutes. For I-90 corridor jobs—Schaumburg, Hoffman Estates, Rosemont—West Dundee is one of the easiest launch points in the Fox Valley.
What we’re seeing on the ground in West Dundee as of late summer 2026.
West Dundee’s median sale price is running near $400K—down single digits from a year ago, though in a village this size the monthly figures swing on the mix of what sold, including a wave of new Hickory Glen townhome closings. Compare East Dundee at ~$349K or Carpentersville at ~$303K.
Homes are averaging about 50 days on market—roughly a week longer than last year—so buyers have gained a little breathing room. But the leverage hasn’t flipped: well-priced listings in Carrington Reserve and Grand Pointe Meadows still draw showings the first weekend.
The average West Dundee sale is still closing about 1% above list, and nearly half of recent sales went over asking. That’s the signature of a supply-constrained market: more days on market, yet correctly priced homes command full price or better.
Hickory Glen, next to Huffman Park, is the rare active new-construction community in the immediate Dundee area—Lennar townhomes around 1,750–1,850 square feet, priced from roughly $380K to the mid $420s. New builds this close to downtown and I-90 don’t usually coexist. See the Hickory Glen guide.
Most of my West Dundee buyers work the I-90 corridor—Schaumburg, Hoffman Estates, Elgin—or are moving over from Algonquin and the Barrington area for more house per dollar. The village’s pitch is hard to beat: 2000s subdivision housing, a real downtown, and the tollway five minutes away.
West Dundee’s effective property tax rate runs about 2.61%, with a median annual bill near $7,800—above the Kane County median of roughly $6,800, reflecting higher home values. Bills vary with assessments and exemptions, so always verify the full tax bill on any specific property.
From Pulte-built family subdivisions to brand-new Lennar townhomes. These are the areas my buyers ask about most.
The village’s flagship family subdivision—Pulte homes from the early 2000s off Higgins Road east of Randall, roughly 2,000 to 5,100 square feet with ponds, parks, and tennis courts. Recent sales have run from the low $400s to the high $500s.
Explore Carrington Reserve →A 2000s community off Huntley Road with single-family homes and townhomes side by side—roughly 1,400 to 5,300 square feet—plus a community pool, park, and trail access. Townhomes trade around the mid $300s; singles reach the upper $500s.
Explore Grand Pointe Meadows →Lennar’s actively selling townhome community on Shagbark Lane next to Huffman Park—three-bedroom plans around 1,750–1,850 square feet, priced from roughly $380K to the mid $420s. The only production new construction in the Dundees right now.
Explore Hickory Glen →1990s single-family homes around 2,300 to 3,200 square feet on roughly third-acre lots—and no HOA fee. Recent sales have ranged from the low $400s to the low $600s, making this the village’s established move-up neighborhood.
Explore Hills of West Dundee →One of the village’s newest single-family pockets, built in the 2010s off Karen Drive west of Route 31—four-bedroom homes roughly 2,000 to 3,100 square feet. Listings are scarce; homes here tend to stay put.
See West Dundee Listings →The blocks off Main Street near the Fox hold the village’s original housing—Victorians and early-1900s homes within walking distance of Emmett’s, the river, and the trail. These trade infrequently and sell on character. When one lists, it moves.
See Downtown Listings →Every active listing in West Dundee, pulled directly from the MLS. Use the filters to narrow by price, beds, or property type.
West Dundee is served by Community Unit School District 300, one of the largest unit districts in Illinois, operating 27 schools across the Dundee, Carpentersville, Algonquin, and Hampshire areas. The village is also home to a longstanding private school option.
One of two District 300 high schools serving West Dundee addresses, located on Kings Road in neighboring Carpentersville.
The second high school serving West Dundee addresses, located in Algonquin. Listings in Grand Pointe Meadows and Aspen Hills commonly feed here—assignment depends on address.
The middle school most commonly serving West Dundee neighborhoods, located on West Main Street in the village itself.
An in-town elementary school serving several West Dundee neighborhoods, including the Hickory Glen and Grand Pointe Meadows areas.
An elementary school in neighboring Sleepy Hollow that serves parts of West Dundee, including the Carrington Reserve area.
A private Catholic school at 845 W Main Street in West Dundee, offering a preschool-through-eighth-grade program.
Note: District 300 boundaries cross municipal lines, and school assignments within the district vary by address 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 →
The historic downtown along Main Street is the village’s living room: Emmett’s Brewing Company has brewed on the strip since 1999, the Village Squire has fed generations, and the bridge puts East Dundee’s restaurant row a two-minute walk away.
The regional trail crosses through the Dundees along the river—40+ miles of paved path connecting Elgin, Algonquin, and beyond, tying into a network that stretches across northern Illinois. Bike commutes and weekend rides start at your doorstep.
The Dundee Township Park District’s flagship on Randall Road—a petting zoo, golf course, sled hill, and picnic groves in one sprawling park. It’s the kind of amenity most villages this size simply don’t have.
With the mall demolished, the village controls roughly 102 acres at Routes 31 and 72 and has previewed concepts ranging from an “urban village” to a mixed-use boulevard—hundreds of new homes and shops over the next decade. Buyers here are buying into that upside.
The Dundee Township Park District serves both sides of the river with programs, pools, and parks. In town, Huffman Park covers playgrounds, soccer fields, tennis, and a skate park, with Grafelman Park tucked into the historic district.
The Dundees run a shared calendar that punches above their size: Heritage Fest lands in September, Dickens in Dundee lights up December, and summer runs on cruise nights and street festivals rooted in the towns’ 19th-century heritage.
The pitch: 2000s subdivision housing you can actually find, a historic downtown you can walk to, the Fox River Trail, and I-90 five minutes away—at prices meaningfully below Algonquin and the Barrington corridor. Most of my West Dundee buyers compared three or four towns and landed here on value.
The median sale price near $400K buys a 2000s single-family home in most of the village’s subdivisions. The range runs wide—Village Quarter condos have traded near $150K, while the largest Grand Pointe Meadows and Carrington Reserve homes reach the $500s and $600s. Randall Road retail keeps daily errands close.
The effective rate is about 2.61% with a median bill near $7,800—above the Kane County median, reflecting the village’s newer, larger housing stock. Individual bills vary with assessments and exemptions, so we verify the actual tax bill on every property we show. No surprises at the closing table.
Village scale with corridor convenience: groceries and big-box retail on Randall Road, healthcare at Advocate Sherman Hospital about 10 minutes south in Elgin, and two downtowns’ worth of restaurants across one bridge. Expect to see your neighbors at Heritage Fest whether you planned to go or not.
Our team works the Fox River corridor every day, from our office at 201 E Veterans Parkway in Yorkville up through the Dundees. We know which West Dundee associations are well-run, what the Randall corridor premium is worth, and how the Spring Hill plans affect each nearby block.
We track pricing and inventory across every West Dundee pocket—Carrington Reserve to Grand Pointe Meadows to the historic grid. Subdivision-level data is the difference between a fair offer and an expensive guess, and we bring it to every conversation.
With Lennar actively selling at Hickory Glen, buyers need someone who reads builder contracts, incentives, and upgrade pricing for a living. We represent you—not the builder—and we know when a near-new resale in Grand Pointe Meadows is the better deal.
Professional photography, strategic pricing, targeted marketing, contract negotiation, and closing coordination. In a market where half of sales close over asking, presentation and pricing strategy decide which half your home lands in.
From Village Quarter condos to townhome rentals near the I-90 employment corridor, we provide rental demand analysis, cash flow projections, and honest guidance on which properties actually pencil—including the ones that don’t.
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.
