Elburn · Kane County · IL
Homes for sale in
Blackberry Creek.
- Active listings
- 5
- Median list
- $490K
- Avg time on market
- 24 days
- Sold · last year
- 38
Active listings
5 homes on the market
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About the community
A master-planned Elburn neighborhood built around parks, ponds, and trails.
Blackberry Creek is a large master-planned community on the east side of Elburn in Kane County, laid out along Keslinger Road and Anderson Road around a network of village parks, ponds, and walking trails. Built in phases from the mid-2000s into the 2020s by builders including Shodeen, Taylor Morrison, Kennedy, Patrick, and most recently Lennar, it is overwhelmingly single-family homes with a smaller pocket of townhomes. The Kaneland Blackberry Creek elementary school sits inside the neighborhood, and the Elburn Metra station, the western terminus of the Union Pacific West line, is right at its edge.
At a glance
Parks, ponds, and trails
Multiple village-owned parks, ponds, and miles of walking and biking paths throughout the community.
Elementary school on-site
Kaneland Blackberry Creek Elementary is inside the neighborhood on Anderson Road. Confirm assignment by address.
Mostly single-family
Predominantly detached homes built 2003 to 2025, plus a smaller townhome pocket.
Elburn Metra at the edge
The Union Pacific West terminus is adjacent, so riders board at the start of the line.
Special Service Area tax
Most open space is village-owned and maintained through an SSA line item on each tax bill, separate from HOA dues.
Route 47 and I-88
Route 47 and Route 38 run through town, with I-88 a short drive south toward the Fox Valley.
Newer construction available
A final Lennar section has been building out with new single-family homes.
What’s close
Blackberry Creek sits on the east side of Elburn along Keslinger and Anderson Roads, next to the Elburn Metra and a short drive from I-88.
- Schools
- Kaneland Community Unit School District 302, with Blackberry Creek Elementary on-site, Harter Middle in Sugar Grove, and Kaneland High in Maple Park. Confirm by address.
- Train
- The Elburn station, western terminus of Metra's Union Pacific West line, borders the neighborhood and runs to Ogilvie in Chicago.
- Highway
- Route 47 and Route 38 through Elburn, with Interstate 88 a short drive south.
- Shopping
- Grocery, dining, and big-box retail cluster east along the Randall Road corridor in Geneva and St. Charles.
- Hospital
- Northwestern Medicine Delnor Hospital on Randall Road in Geneva, a short drive east.
- Parks
- Village-owned parks, playgrounds, ball fields, and a newer central park with pickleball courts inside the community.
What it’s actually like to live here
Blackberry Creek is built for families who want newer construction, space, and a genuine small-town setting without giving up a rail line into the city. The everyday features are the draw: an elementary school inside the subdivision, ponds and open green space within walking distance, miles of trails, and parks with playgrounds and pickleball. Downtown Elburn and its community events give the area a tight-knit feel.
The honest tradeoff is distance. Elburn sits at the far western edge of the metro and is the last stop on the Union Pacific West line, so you board at the start of the route and are more likely to get a seat, but the ride to downtown Chicago is long. Major shopping, dining, and the hospital cluster along Randall Road in Geneva and St. Charles, so most big errands are a 15 to 25 minute drive rather than around the corner.
Buyers should budget clearly for the tax picture. Kane County property taxes are already meaningful, and Blackberry Creek homeowners also pay a Special Service Area tax as a separate line on the bill, which funds the village's upkeep of the parks, ponds, and trails inside the neighborhood. In exchange, buyers get more square footage and newer homes per dollar than closer-in suburbs, well-regarded Kaneland schools, and an amenity-rich, quiet setting.
The questions buyers actually ask
Blackberry Creek FAQ
The questions I get most from buyers shopping Blackberry Creek. If yours isn't here, text 224-385-8779, same-day reply.
- What are property taxes like?
- Roughly $8,000 – $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 schools serve Blackberry Creek?
- The community is in Kaneland Community Unit School District 302. The on-site elementary is Kaneland Blackberry Creek Elementary, with Harter Middle School in Sugar Grove and Kaneland High School in Maple Park. Assignments can change with boundary updates, so verify by your exact address with the district.
- Does Blackberry Creek have a pool or clubhouse?
- Not that the village and HOA materials confirm. The community is built around parks, ponds, trails, playgrounds, and pickleball courts rather than a swimming pool or clubhouse, so confirm any specific amenity with the HOA before relying on it.
- How much are the HOA dues, and what is the SSA tax?
- HOA dues are modest for single-family homes and higher for townhomes, and they fund only the HOA-owned common areas. Separately, most of the open land is owned by the Village of Elburn and maintained through a Special Service Area tax that appears as its own line on your property tax bill. Confirm both figures for a specific home.
- How old are the homes and how big?
- Most were built from about 2003 into the 2020s, generally three to five bedrooms, with a final new-construction section added most recently. Floor plans run from smaller townhomes up to large two-story single-family homes.
- What is the Metra commute like?
- The Elburn station sits at the edge of the neighborhood as the western terminus of the Union Pacific West line. You board at the first stop, which helps with seating, but the ride to Ogilvie in downtown Chicago is long, so it suits hybrid or occasional commuters best.
- What are property taxes like?
- Kane County taxes are relatively high, and Blackberry Creek adds a Special Service Area line on top. Expect a rough range of about $8,000 to $12,000 or more a year depending on the home, and confirm the exact bill per parcel with the Kane County Treasurer.
- Who is the real estate agent for Blackberry Creek?
- Joe Keegan is the local licensed Illinois real estate broker who covers Blackberry Creek in Elburn, 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 Blackberry Creek 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 Blackberry Creek
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
- Elburn specialist
- Honest local market take
- Brokerocity
Market snapshot
Blackberry Creek, 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
$489,800
Typical sale price · last 90 days
$532,500
Homes for sale right now
5
Avg time on market
24 days
Sold in the last year
38
This representation is based in whole or in part on data supplied by Midwest Real Estate Data, LLC for the period September 12, 2025 through September 12, 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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Schools serving Blackberry Creek
Where Blackberry Creek homes go to school
Homes in Blackberry Creek are most often zoned to Kaneland HS. Open a school to see its area, the district, and every home for sale that feeds it.
School assignment is derived from the school the MRED listing agent entered and is not a guarantee. Always verify current attendance boundaries with the district before writing an offer.
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