Bartlett · Cook County · IL
Homes for sale in
Amber Grove.
- Active listings
- 1
- Median list
- $515K
- Avg time on market
- 4 days
- Sold · last year
- 20
Active listings
1 home on the market
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About the community
An established 1990s community on the north side of Bartlett.
Amber Grove is a settled residential community built by Pulte Homes across the 1990s on the north side of Bartlett, near Route 59 and Lake Street. It is a mixed community: detached single-family houses alongside separate townhome and condominium sections, with a wide model lineup, mature trees, sidewalks, and quiet interior streets. The appeal is a move-in-ready 1990s home with a choice of sizes, a short drive from Route 59 shopping and the Metra line, in a village known for its parks and family feel.
At a glance
1990s Pulte community
Single-family homes plus townhome and condominium sections, mostly built 1993 to 1996.
A range of home sizes
From smaller attached homes up to four and five bedroom detached houses, so there is a wide choice of footprints.
Multiple sub-associations
Detached and attached sections have different associations and dues; confirm which applies to a specific home.
Elgin School District U-46
Served by U-46; recorded assignments have included Liberty Elementary, Kenyon Woods Middle, and South Elgin High. Confirm by address.
Metra MD-W at Bartlett
The Milwaukee District West line stops at the Bartlett station with commuter parking, running to Union Station.
Bartlett Park District
Villa Olivia, Barracuda Bay aquatics, Apple Orchard golf, and the Bartlett Community Center are all close.
Route 59 and I-90
Route 59 runs just west of the community, with I-90 reachable to the north for O'Hare and the city.
What’s close
Amber Grove sits on Bartlett's north side near Route 59 and Lake Street, with strong arterial and commuter-rail access.
- Highway
- Route 59 runs immediately west and Lake Street (US 20) along the northern edge; I-90 (Jane Addams Tollway) is reachable to the north via Route 59.
- Train
- Metra Milwaukee District West line at the Bartlett station (120 E. Railroad Ave), with large commuter parking, into downtown Chicago.
- Shopping
- Everyday retail and grocery spread across Bartlett, Streamwood, Hanover Park, and South Elgin.
- Parks
- The Bartlett Park District operates Villa Olivia, Barracuda Bay Aquatic Center, Apple Orchard Golf Course, and the Bartlett Community Center.
- Hospital
- Advocate Sherman Hospital in Elgin is the closest major medical center.
- Schools
- Elgin Area School District U-46; confirm the exact elementary, middle, and high school assignment by address.
What it’s actually like to live here
Amber Grove suits buyers who want a settled mid-1990s neighborhood rather than a brand-new subdivision. The draw is practical: a range of Pulte floor plans from smaller attached homes up to four and five bedroom houses, mature landscaping, sidewalks and street lighting, and a quiet residential feel a short drive from Route 59 shopping and the train. Families are drawn by the mix of housing sizes and the access to Bartlett Park District recreation.
There are honest tradeoffs worth naming. This is a 1990s community, so many homes will show their era, and updated kitchens, baths, roofs, and mechanicals vary house to house. It is also a mixed community of detached and attached homes with more than one association, which means HOA obligations and covered services differ significantly between sections and need to be checked for the specific home.
The layout is car-oriented in the way most 1990s subdivisions are, so daily errands generally mean a short drive rather than a walk, even though the Metra station and arterials are close. For buyers who want established Bartlett with quick highway and train access and a choice of home sizes, Amber Grove is a sensible, value-oriented option.
Market trends
Why this market moves the way it does
Amber Grove is a mixed detached-and-attached community, so the market really has two tracks: larger single-family Pulte homes and the smaller townhome and condominium product. Within each, condition and updates drive value, and the association a home falls under shapes both the monthly cost and the buyer pool.
What holds value
The fundamentals matter more than the cosmetics here. Buyers want floor plan, lot, and basement, in that order. Cosmetics are the tiebreaker.
- Detached vs. attached
- Single-family houses and the townhome or condominium sections trade to different buyers and price bands.
- Updates since the 1990s
- Refreshed kitchens, baths, roofs, and mechanicals separate the strong resales from the dated ones.
- Home size and plan
- Pulte offered a broad model lineup here, so square footage and layout vary and buyers pay for the right fit.
- Association and dues
- Which sub-association a home sits in, and what its dues cover, affects carrying cost and marketability.
- Commuter access
- Proximity to the Bartlett Metra station and Route 59 supports steady demand.
Real talk
Who shouldn’t buy here
Here is the honest version before you tour.
Do not assume one set of HOA rules or dues. Amber Grove spans multiple associations, and a detached home and an attached home a few streets apart can have very different obligations. Get the specific association's budget, dues, reserves, and any special-assessment history in writing before you write an offer.
This is suburban Cook County, where effective property tax rates run high relative to the national norm. Because Bartlett straddles three counties, confirm the county and the actual tax history for the specific parcel rather than assuming.
These are homes built in the 1990s, so budget for the possibility of modernization. Condition varies a lot house to house, and the photos can flatter an original interior. Tour it in person and get it inspected.
One piece of advice
“Amber Grove gives you established Bartlett with a real range of home sizes and quick access to Route 59 and the Metra, which is why it stays in demand. The two things to nail down are the association and the taxes: figure out exactly which sub-association your home is in and what its dues cover, and pull the real tax history for the parcel. Get those right and pick the home on its own condition, and it is a solid, value-oriented buy.”
The questions buyers actually ask
Amber Grove FAQ
The questions I get most from buyers shopping Amber Grove. If yours isn't here, text 224-385-8779, same-day reply.
- What does the HOA actually cover?
- Amber Grove is not a single HOA. Different sections fall under separate associations (for example a Knolls of Amber Grove homeowners association and a Park Square of Amber Grove condominium association), and dues and covered services differ widely between detached and attached homes. Confirm the exact association, current dues, and what they include for the specific address.
- What are property taxes like?
- Roughly $8,000 – $14,000 per year, depending on home size and value. Cook County assessor records are the source of truth. Happy to pull a specific bill on any home you're considering.
- When was Amber Grove built?
- Pulte Homes built the community between 1991 and 1999.
- What's the typical closing timeline?
- 30 to 45 days from accepted offer to keys. Cash deals can close in two weeks. Conventional financing is usually closer to 45.
- What kind of homes are in Amber Grove?
- Mostly single-family detached homes built by Pulte in the 1990s, plus separate attached townhome and condominium sections. Sizes range from smaller two-bedroom attached homes to four and five bedroom houses.
- When was Amber Grove built?
- It is a 1990s community. Most homes date to the 1993 to 1996 range, with the broader development window generally cited as 1991 to 1999.
- Is there an HOA and what does it cover?
- Yes, but not a single one. There are separate associations for different sections, for example a Knolls of Amber Grove homeowners association and a Park Square of Amber Grove condominium association, and dues and covered services differ widely by section. Confirm the exact association, current dues, and inclusions for the specific address.
- What schools serve Amber Grove?
- Elgin Area School District U-46. Recorded assignments for the neighborhood have included Liberty Elementary, Kenyon Woods Middle School in South Elgin, and South Elgin High School, but the area sits near boundary lines, so verify the exact schools for a given address with the U-46 School Locator.
- Which county is Amber Grove in?
- The MLS records for Amber Grove homes list Cook County (Hanover Township). Bartlett as a village straddles Cook, DuPage, and Kane, so if county matters to you, confirm it for the specific parcel with the county assessor.
- What do homes cost and how is the market here?
- Prices and pace move with conditions and differ between the detached and attached sections, so rather than quote a figure that goes stale, see the live Market snapshot on this page for current pricing, inventory, and days on market in Amber Grove.
- Who is the real estate agent for Amber Grove?
- Joe Keegan is the local licensed Illinois real estate broker who covers Amber Grove in Bartlett, IL through Subdiview, a neighborhood-first home search for the Chicago suburbs and collar counties. Joe prices and negotiates from the live MRED sold comps for Amber Grove specifically, not national averages, and can help you buy or sell here. Reach Joe at 224-385-8779 or joe@joekeeganhomes.com.
Your local agent
Joe knows Amber Grove
Most agents will list anything. I focus on the places I actually know, and the things that move value here don't show up in the MLS write-up: which streets and buildings hold demand, what the HOA or assessments really cover, how the comps read once you account for condition and location, and where buyers consistently want to be.
When you're ready to tour or list, you want someone who has read the last 50 closed comps in this specific market, not a national average, and can tell you what they actually mean for your price. That's how I work. Text or call any time, and I'll give you a real take, not a brochure.
- Licensed Illinois broker
- Comp-driven pricing
- Bartlett specialist
- Honest local market take
- Brokerocity
Market snapshot
Amber Grove, by the numbers
Live MRED data, refreshed daily. The numbers below tell you what this market is doing today, not what Zillow's algorithm thinks it might be doing six weeks from now.
Typical list price
$515,000
Typical sale price · last 90 days
$455,000
Homes for sale right now
1
Avg time on market
4 days
Sold in the last year
20
This representation is based in whole or in part on data supplied by Midwest Real Estate Data, LLC for the period August 9, 2025 through August 9, 2026. Midwest Real Estate Data, LLC does not guarantee nor is it in any way responsible for its accuracy. Data maintained by Midwest Real Estate Data LLC may not reflect all real estate activity in the market.
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