O'Neil Property Group
The village’s established move-up neighborhood — 1990s single-family homes on roughly third-acre lots north of Route 72, with no association fee and recent sales into the low $600s.
Hills of West Dundee is where I point buyers who want real square footage on a real lot without an association invoice. Built primarily through the 1990s — sources attribute the community to builder Windsor, with construction running from about 1990 to 2002 — it sits north of Higgins Road (Route 72) east of Sleepy Hollow Road, on streets whose Scottish names nod to the township’s founders. Homes run roughly 2,350 to 3,200-plus square feet on lots averaging about a third of an acre, with three to five bedrooms and the era’s center-hall family layouts.
Pricing has strengthened notably. Recent closed sales span roughly $420K to $620K, with the last two years’ medians running between the low $500s and the mid $570s — and no HOA fee anywhere in the neighborhood. Reported average property taxes range from about $8,900 to $10,700 depending on source and home size; as always, we pull the actual bill on any specific property. For buyers cross-shopping Carrington Reserve, the trade is straightforward: Hills of West Dundee gives you the larger lot and zero dues; Carrington gives you newer systems and community amenities.
The location splits the difference between the village’s two worlds — a few minutes east lies the historic downtown and the Fox River Trail, a few minutes west the Randall Road corridor and the I-90 interchange. Inventory is thin, usually one or two homes at a time, and the well-priced ones draw immediate attention. If this neighborhood is on your list, same-week showings are the discipline that wins it.
Pricing reflects Hills of West Dundee sales and active listings as of mid-2026. With only a handful of sales a year, individual homes move the numbers — call for a current read.
The neighborhood’s smaller plans around 2,350–2,600 square feet, often original-owner homes where smart updates create instant equity against the neighborhood’s stronger recent comps.
Where most recent sales land: four-bedroom homes around 2,700–3,000 square feet, many updated, on the neighborhood’s characteristic third-acre lots.
The largest and most renovated homes have set recent records into the low $600s — competitive with anything in the village outside the largest Carrington Reserve models.
No dedicated Hills of West Dundee feed is live yet — browse every current West Dundee listing below, or call and we’ll send you the community’s active and coming-soon inventory directly.
Thirty years of growth means established landscaping and real yards — the feature 2000s subdivisions can’t replicate at any price.
Zero monthly dues — rare among the village’s larger subdivisions and worth roughly $30K–$50K of price-equivalent payment capacity versus fee-carrying alternatives.
The historic Main Street district and the Fox River Trail are a few minutes east — close enough for regular use, far enough for quiet streets.
Retail and the I-90 interchange sit a few minutes west — the same commuter math that drives Carrington Reserve demand, without the dues.
Hills of West Dundee addresses are served by Community Unit School District 300. School assignments vary by address and can change — confirm current attendance boundaries directly with the district before relying on any assignment.
The elementary school MLS-fed sources list for the neighborhood, located in West Dundee. Verify assignment by address.
The middle school listed for the neighborhood, on West Main Street in West Dundee.
The high school MLS-fed sources list for the neighborhood, located in Algonquin. Verify assignment by address.
Downtown Main Street, Grafelman Park, and the riverfront are minutes east; Sleepy Hollow’s quiet streets border the neighborhood to the west.
Route 72 feeds both the Route 31 and Randall Road I-90 interchanges within minutes — Schaumburg and Hoffman Estates run 20–30 minutes.
The Loop is 60–75 minutes by car off-peak; the Big Timber Road Metra station in Elgin, on the Milwaukee District West line, is roughly a 10-minute drive.
We track every Hills of West Dundee listing and sale. Get real answers about pricing, fees, and what’s coming to market.