Carpentersville · Kane County · IL
Homes for sale in
Kimball Farms.
- Active listings
- 2
- Median list
- $305K
- Avg time on market
- 14 days
- Sold · last year
- 18
Active listings
2 homes on the market
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About the community
A settled, family-oriented master-plan on the west side of Carpentersville.
Kimball Farms is a master-planned community on the west side of Carpentersville in the Fox River Valley of Kane County, blending detached single-family homes with attached townhomes. Built out from roughly 1997 into the mid-2000s, it reads as a mature neighborhood with curving streets, established landscaping, more than 30 acres of natural areas, two community parks, and an elementary school located within the community. Homes are served by Community Unit School District 300, and the Randall Road corridor and I-90 are both a short drive away.
At a glance
30+ acres of natural areas
More than 30 acres of open space and natural areas run through the community, per the master association.
Two community parks
Two neighborhood parks sit inside the subdivision, with additional recreation through the Dundee Township Park District nearby.
School within the community
An elementary school is located inside the subdivision. Confirm the assigned school by address with District 300.
Single-family homes and townhomes
A mix of detached houses and attached townhomes, so the community fits first-time buyers, downsizers, and move-up families alike.
District 300 schools
Served by Community Unit School District 300, with assignments set by address-level attendance boundary.
I-90 and Randall Road
Minutes from the Randall Road retail corridor and Interstate 90 for regional commuting.
Hospital nearby
Advocate Sherman Hospital in Elgin is a short drive southwest for full-service care.
What’s close
Kimball Farms sits on the west side of Carpentersville, framed by the Fox River corridor to the east and the Randall Road commercial spine to the west.
- Amenities on-site
- More than 30 acres of natural areas and two community parks, with an elementary school inside the subdivision.
- Schools
- Community Unit School District 300. There is an elementary school within the community; confirm the assigned elementary, middle, and high school by address.
- Shopping
- The Randall Road corridor to the west offers extensive big-box, grocery, and dining options, with the Route 31 redevelopment corridor closer in.
- Hospital
- Advocate Sherman Hospital in Elgin is the nearest full-service hospital, a short drive southwest.
- Train
- The nearest Metra service is the Milwaukee District West line via the Big Timber Road and Elgin stations, a short drive south.
- Highway
- Interstate 90 runs just south of Carpentersville, with Route 25 and Route 31 along the Fox River and Randall Road as the main commercial artery.
What it’s actually like to live here
Kimball Farms appeals to buyers who want a settled, low-drama place to live rather than a brand-new subdivision. Because it was built out over roughly a decade starting in the late 1990s, the streets have mature landscaping, established parks, and open-space buffers that newer edge-of-town developments are still waiting to grow into. The mix of townhomes and single-family homes means the community works for a wide range of buyers, from first-time owners and downsizers on the attached side to families who want a larger detached home, a yard, and an elementary school essentially in the neighborhood.
Location is a genuine strength. You are minutes from the Randall Road retail corridor for everyday needs, close to I-90 for regional commuting, and within reach of Metra service in Elgin for a rail option into the city. Advocate Sherman Hospital and the broader Elgin employment and services base are a short drive away. For a household that wants suburban convenience without paying inner-ring prices, the trade of a slightly longer drive to Chicago for more house and more green space is the central appeal.
The honest tradeoffs are worth naming. Property taxes in Carpentersville and Kane County run high, as they do across most of Illinois, so buyers should budget for the tax line, not just the mortgage. School assignment is by attendance boundary and can shift, so families should verify the specific assigned schools for an address and form their own view of the District 300 schools that serve it. And because the community blends attached and detached homes, the ownership experience and monthly dues differ meaningfully between the two, so it is worth confirming which side of the community a given home sits on.
The questions buyers actually ask
Kimball Farms FAQ
The questions I get most from buyers shopping Kimball Farms. If yours isn't here, text 224-385-8779, same-day reply.
- What does the HOA actually cover?
- Kimball Farms is overseen by the Kimball Farms Master Association (managed by Rage Management), and dues differ by home type. Attached townhomes carry a monthly assessment (commonly in the mid-$100s to low-$200s) that typically funds common-area landscaping, snow removal, and exterior upkeep, while many detached single-family homes carry little or no monthly dues beyond master-association obligations. Confirm the current assessment and exactly what it covers for the specific home and sub-association.
- What are property taxes like?
- Roughly $6,500 – $12,000 per year, depending on home size and value. Kane County assessor records are the source of truth. Happy to pull a specific bill on any home you're considering.
- What's the typical closing timeline?
- 30 to 60 days from accepted offer to keys. Cash deals can close in two weeks. Conventional financing is usually closer to 60.
- What kind of homes are in Kimball Farms?
- A mix of detached single-family homes and attached townhomes, built from the late 1990s into the mid-2000s. Sizes range widely, from smaller attached homes around 1,000 sq ft to larger detached homes well above 4,000 sq ft, commonly 2 to 5 bedrooms depending on the type.
- Is there an HOA, and what are the dues?
- Yes. A master association (Kimball Farms Master Association, managed by Rage Management) oversees the community, and the attached-home sub-associations charge a monthly assessment. Many detached single-family homes carry little or no monthly dues beyond master obligations. Always confirm the exact dues and what they cover on the specific home.
- What school district serves Kimball Farms?
- Community Unit School District 300. There is an elementary school within the subdivision, but attendance is assigned by address, so verify the exact assigned elementary, middle, and high school for a specific home using the district boundary tool before you buy.
- How is the commute and access to highways and transit?
- Interstate 90 runs just south of Carpentersville for regional driving, Route 25 and Route 31 handle north-south travel along the Fox River, and Randall Road is the main commercial artery. For rail, the nearest Metra service is the Milwaukee District West line via the Big Timber Road and Elgin stations, a short drive south.
- What is nearby for shopping and healthcare?
- The Randall Road corridor offers extensive big-box, grocery, and restaurant options a short drive away, and Carpentersville has an active Route 31 redevelopment corridor. Advocate Sherman Hospital in Elgin is the nearest full-service hospital.
- What do homes cost and how is the market right now?
- Pricing spans from the more attainable attached homes up to larger detached homes, and it moves with the wider northwest-suburban market. Rather than rely on a fixed figure, check the live Market snapshot on this page for the current median price, active listings, and how quickly homes are selling.
- Who is the real estate agent for Kimball Farms?
- Joe Keegan is the local licensed Illinois real estate broker who covers Kimball Farms in Carpentersville, 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 Kimball Farms 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 Kimball Farms
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
- Carpentersville specialist
- Honest local market take
- Brokerocity
Market snapshot
Kimball Farms, 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
$304,900
Typical sale price · last 90 days
$518,250
Homes for sale right now
2
Avg time on market
14 days
Sold in the last year
18
This representation is based in whole or in part on data supplied by Midwest Real Estate Data, LLC for the period August 2, 2025 through August 2, 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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