Cary · McHenry County · IL
Homes for sale in
West Lake.
- Active listings
- 2
- Median list
- $334K
- Avg time on market
- 10 days
- Sold · last year
- 12
Active listings
2 homes on the market
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About the community
Cary's newer low-maintenance townhome community.
West Lake is a townhome community on the west side of Cary, built in the 2000s and 2010s by Pulte with a newer section added by D.R. Horton. The homes are two-story attached townhomes, most with a two-car garage, set along sidewalks and pond-side paths with HOA-maintained grounds. It reads as a move-up or right-size option: a low-maintenance home in a well-regarded school area, minutes from the Cary Metra station, Route 14, and downtown Cary, without the price or upkeep of a large detached house.
At a glance
Two-story townhomes
Attached homes, most with a two-car garage, generally two to three bedrooms.
Low-maintenance HOA
The association handles exterior building maintenance, lawn care, and snow removal.
Pulte and D.R. Horton built
A Pulte community with a newer section added by D.R. Horton from 2018.
Pond-side paths
Sidewalks, walking paths, and water views within the community.
Cary Metra minutes away
The Union Pacific Northwest line at the Cary station runs to Ogilvie in downtown Chicago.
Cary-Grove schools
Served by Cary CCSD 26 for the younger grades and Cary-Grove High School in District 155. Confirm by address.
Route 14 and Route 31
Quick connections toward Crystal Lake, Algonquin, and Barrington.
What’s close
West Lake sits on the west side of Cary near Route 14, keeping the Metra, downtown Cary, and everyday shopping a short drive away.
- Amenities on-site
- Sidewalks, walking paths, open space, and a pond-side setting.
- Shopping
- Downtown Cary and the Route 14 retail corridor nearby, with larger shopping in Crystal Lake and Algonquin.
- Hospital
- Advocate Good Shepherd Hospital in Barrington, reachable via Route 14.
- Highway
- U.S. Route 14 (Northwest Highway) and Route 31 for connections across the northwest suburbs.
- Train
- Metra Union Pacific Northwest line from the Cary station to Ogilvie Transportation Center in downtown Chicago.
- Schools
- Cary CCSD 26 for elementary and middle and Cary-Grove High School in District 155; confirm by address.
What it’s actually like to live here
West Lake is built for buyers who want a newer home without the upkeep of a large detached property. The townhome format, paired with an HOA that handles lawn care, snow removal, and exterior maintenance, appeals to first-time buyers, busy professionals, and people right-sizing out of a bigger house. Sidewalks, walking paths, and a pond-side setting give the community a tidy, walkable feel.
The commuter story is a real draw. With the Cary Metra station minutes away on the Union Pacific Northwest line and Routes 14 and 31 close at hand, a household can reach downtown Chicago by train or the wider northwest-suburban job market by car without living on top of the highway. Families are drawn by the reputation of Cary CCSD 26 and Cary-Grove High School in District 155, and by access to Cary Park District programs and the nearby Fox River corridor.
The honest tradeoffs: this is attached-home living, so expect shared walls, HOA rules, and monthly dues rather than a private lot. McHenry County property taxes are on the higher side for Illinois, which buyers should budget for alongside the HOA fee. Amenities are neighborhood-scale rather than a clubhouse-and-pool setup, and because the community mixes Pulte and later D.R. Horton phases, finishes and floor plans can vary from one section to the next.
Market trends
Why this market moves the way it does
West Lake trades as attainable, low-maintenance inventory in a strong Cary school area, and demand comes from first-time and right-sizing buyers who value the lock-and-leave format and the commute. Floor plan, section, and condition drive value more than headline price across a fairly consistent product type.
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.
- Low-maintenance format
- Exterior, lawn, and snow care handled by the HOA is a durable draw for busy and downsizing buyers.
- Commuter access
- Proximity to the Cary Metra station and Route 14 supports demand from Chicago-bound commuters.
- School reputation
- Cary CCSD 26 and Cary-Grove High School are a repeatable draw for families buying the townhome as a starter.
- Section and finishes
- Because Pulte and later D.R. Horton phases differ, updated units in desirable sections sell faster and hold value better.
Real talk
Who shouldn’t buy here
Here is the honest version before you tour.
This is attached, HOA-governed living. Budget the monthly assessment on top of the mortgage and taxes, read the association budget and reserves, and confirm the rules on rentals and pets if they matter to you. Shared walls and community rules are part of the deal.
McHenry County taxes run on the higher side for Illinois, so pull the actual tax history for the specific unit rather than estimating. Combined with the HOA fee, the monthly carrying cost is driven as much by taxes and dues as by price.
The community blends Pulte and later D.R. Horton phases, so floor plans and finishes vary from section to section. Tour the specific home, check which builder and phase it came from, and get it inspected rather than assuming the community is uniform.
One piece of advice
“West Lake is an easy pick if you want a newer, low-maintenance townhome in a well-regarded Cary school area with a quick Metra commute, and the mix of Pulte and D.R. Horton phases means there is real choice in floor plans. Just budget the HOA and the McHenry County taxes together, confirm the assigned schools by address, and buy the specific unit on its condition and section. Do that and it is a smart, low-drama buy.”
The questions buyers actually ask
West Lake FAQ
The questions I get most from buyers shopping West Lake. If yours isn't here, text 224-385-8779, same-day reply.
- How much is the HOA?
- townhomes and condos are $215 per month.
- What does the HOA actually cover?
- As an attached-home community, West Lake carries a monthly HOA (reported roughly $176 to $256 depending on section and floor plan) that typically covers exterior building maintenance, lawn care, and snow removal, the core appeal of the low-maintenance townhome format. Confirm the current dues and full inclusions with the managing agent before closing.
- What are property taxes like?
- Roughly $7,000 – $12,000 per year, depending on home size and value. McHenry County assessor records are the source of truth. Happy to pull a specific bill on any home you're considering.
- When was West Lake built?
- Pulte Homes (newer section by D.R. Horton) built the community between 2005 and 2022. Pulte Homes (newer section by D.R. Horton) stopped new construction in 2022, so every sale today is a resale.
- 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.
- Is West Lake single-family or townhomes?
- West Lake is a townhome community of two-story attached homes, most with a two-car garage. It is not a detached single-family subdivision. If you are set on a detached home in Cary, ask about neighboring subdivisions.
- Who built West Lake and how new are the homes?
- The community is attributed mainly to Pulte Homes, with a newer section added by D.R. Horton beginning in 2018. It is a 21st-century community, with much of the inventory built from the 2000s into the early 2020s. Confirm the builder and phase of a specific home in the listing details.
- Is there an HOA, and what does it cover?
- Yes. Dues are reported in roughly the $176 to $256 a month range depending on section and floor plan, and typically cover exterior building maintenance, lawn care, and snow removal. Confirm the current amount and full inclusions with the HOA before you buy.
- What do homes cost and how is the market?
- Pricing sits in an attainable, mid-tier bracket for Cary, but it moves with the market. For current prices, inventory, and how fast homes are selling, see the live Market snapshot on this page rather than a fixed number.
- What schools serve West Lake?
- Elementary and middle students are served by Cary CCSD 26, and high schoolers attend Cary-Grove Community High School in District 155. School boundaries can split a subdivision, so confirm the exact assigned schools for a specific address with the districts.
- How is the commute to Chicago?
- The Metra Union Pacific Northwest line stops at the Cary station minutes away, running to Ogilvie Transportation Center in downtown Chicago. By car, Route 14 and Route 31 connect to the wider northwest-suburban network. Check current schedules for your commute.
- Who is the real estate agent for West Lake?
- Joe Keegan is the local licensed Illinois real estate broker who covers West Lake in Cary, 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 West Lake 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 West Lake
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
- Cary specialist
- Honest local market take
- Brokerocity
Market snapshot
West Lake, 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
$334,450
Typical sale price · last 90 days
$340,750
Homes for sale right now
2
Avg time on market
10 days
Sold in the last year
12
This representation is based in whole or in part on data supplied by Midwest Real Estate Data, LLC for the period August 5, 2025 through August 5, 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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