Geneva · Kane County · IL
Homes for sale in
Mill Creek.
- Active listings
- 7
- Median list
- $740K
- Avg time on market
- 44 days
- Sold · last year
- 60
Active listings
7 homes on the market
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About the community
A large, amenity-rich master-planned community on the west side of Geneva.
Mill Creek is a Shodeen master-planned community on the west side of Geneva, planned in the early 1990s as one of the largest developments ever proposed within Kane County and built out from roughly 1995 to today. Developer and third-party materials describe a community of about 2,100 acres with more than 2,000 homes, roughly 900 acres of open space, preserved wetlands, an extensive trail network, multiple parks, an on-site public golf course, and a Village Center. One load-bearing detail for buyers: most of Mill Creek is in unincorporated Kane County rather than the City of Geneva, so the county and township handle services and a private district handles water and sewer, even though homes carry a Geneva address.
At a glance
About 900 acres of open space
Preserved wetlands, greenways, and multiple neighborhood parks throughout the community.
Roughly 17 miles of trails
A walking and biking trail network threading the neighborhoods and open space.
Mill Creek Golf Club
An 18-hole daily-fee public course designed by Roy Case, open to the public rather than a private members-only club.
Shodeen single-family homes
Predominantly detached homes across a very large catalog of plans, roughly 1,500 to 7,000-plus sq ft, with new construction still selling.
Geneva District 304
Most of the community feeds Geneva CUSD 304, including Mill Creek or Fabyan Elementary and Geneva High School. Confirm by address.
Village Center
A mixed-use center within the community with retail, office, and residential.
Unincorporated Kane County
Most homes are in unincorporated Kane County with a Geneva address, so county and township provide services.
What’s close
Mill Creek sits west of the Randall Road corridor and south of Keslinger Road in Geneva, roughly 40 miles west of downtown Chicago.
- Amenities on-site
- The public golf club, neighborhood parks, about 17 miles of trails, and roughly 900 acres of open space, plus the Village Center.
- Shopping
- The Randall Road corridor and Geneva Commons, plus historic downtown Geneva's Third Street shops and dining along the Fox River.
- Highway
- The Randall Road corridor is the main north-south spine, with Illinois Route 38 running east-west through Geneva.
- Schools
- Geneva Community Unit School District 304, with some edge addresses possibly in Batavia District 101. Confirm by address.
- Train
- The Geneva station on the Union Pacific West line to Ogilvie in downtown Chicago, a short drive east in downtown Geneva.
- Hospital
- Northwestern Medicine Delnor Hospital on the Randall Road corridor in Geneva.
What it’s actually like to live here
Mill Creek is built around open space and the outdoors. With roughly 900 acres of green space, preserved wetlands, a network of neighborhood parks, and about 17 miles of trails, it reads as a green, low-density, family-oriented place where walking, biking, and youth sports are part of daily life. The on-site public golf club, the Village Center, and the Geneva 304 schools give it a self-contained, amenity-rich feel that appeals to move-up buyers who want newer construction and space without giving up a suburban town setting. Homes range from approachable early-2000s Shodeen plans to large, later-phase custom houses, so the community spans a real range of budgets.
The tradeoffs are worth stating honestly. Mill Creek is not in downtown Geneva; most of it is unincorporated Kane County, which means services like roads, policing, and zoning come from the county and township rather than the city, and water and sewer run through a private reclamation district rather than a municipal utility. That can mean different service responsiveness and separate utility billing than an in-town Geneva address. The Metra station and historic downtown are a drive away, not a walk, so this is a car-oriented location tied to the Randall Road corridor.
Kane County's property-tax burden is high, which materially affects monthly carrying costs at these price points, so buyers should underwrite the tax line carefully per address. For the right buyer, though, the value proposition is coherent: a large, established, amenity-heavy master-planned community with strong Geneva-area schools, abundant open space and trails, a golf course, and newer housing stock, generally at prices that undercut comparable in-town Geneva or DuPage County alternatives. Buyers who prioritize space, greenery, and schools over walkability and in-town charm tend to be the natural fit.
The questions buyers actually ask
Mill Creek FAQ
The questions I get most from buyers shopping Mill Creek. If yours isn't here, text 224-385-8779, same-day reply.
- How much is the HOA?
- Single-family homes are $135 per month.
- What does the HOA actually cover?
- Mill Creek is governed by a master homeowners association that maintains common areas and runs an architectural review process, and some neighborhoods have their own sub-association on top of it. Listing data reports dues in the range of roughly $100 to $170 per month, though the amount varies by neighborhood. Confirm the current assessment, billing frequency, and exactly what it covers with the association or the seller's disclosure, since a given home may fall under both the master association and a sub-association.
- What are property taxes like?
- Roughly $12,000 – $16,000 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.
- When was Mill Creek built?
- Shodeen Homes (master developer and primary builder) built the community between 1995 and 2026.
- 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 Mill Creek in the City of Geneva?
- Not for most homes. Mill Creek is largely in unincorporated Kane County with a Geneva mailing address. The City of Geneva does not provide municipal services to it; the county and township do, and water and sewer are handled by a private reclamation district. Confirm the exact jurisdiction for a specific parcel.
- What school district serves Mill Creek?
- Most of the community is in Geneva Community Unit School District 304, including Mill Creek or Fabyan Elementary, Geneva Middle School North or South, and Geneva Community High School. Assignment is boundary-based, and some edge addresses may fall in Batavia District 101, so confirm the exact schools by street address before relying on it.
- Who builds the homes and how old are they?
- Shodeen Homes is the master developer and primary builder. Homes date from roughly 1995 to today, and Shodeen continues to build newer sections, so buyers can find both established resales and new construction in the same community.
- What does the HOA cost and cover?
- Reported dues run roughly $100 to $170 per month depending on the neighborhood, covering common-area upkeep and architectural review, and some neighborhoods have their own sub-association on top of the master association. Confirm the current amount and inclusions with the seller's disclosure and the association, since it varies within the community.
- Is the golf course private to residents?
- No. Mill Creek Golf Club is a public, daily-fee 18-hole course with a golf academy, open to anyone, that happens to sit within the community. It is an amenity you live next to, not a gated members-only club.
- How high are the property taxes?
- Plan on a Kane County tax load. Geneva's effective rate has run around 2.4 percent of value, so a home in the $650,000 range can carry a ballpark bill in the range of $12,000 to $16,000 a year, with the exact figure driven by the parcel's taxing districts and exemptions. Pull the actual most-recent bill from the Kane County Treasurer for a specific home.
- Who is the real estate agent for Mill Creek?
- Joe Keegan is the local licensed Illinois real estate broker who covers Mill Creek in Geneva, 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 Mill 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 Mill 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
- Geneva specialist
- Honest local market take
- Brokerocity
Market snapshot
Mill 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
$739,900
Typical sale price · last 90 days
$630,000
Homes for sale right now
7
Avg time on market
44 days
Sold in the last year
60
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.
Thinking of selling?
What's your home actually worth?
Not a Zestimate. A real CMA from someone who's sold this neighborhood, knows the floor plan premiums, and can tell you which upgrades the buyer pool here actually pays for.
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Schools serving Mill Creek
Where Mill Creek homes go to school
Homes in Mill Creek are most often zoned to Geneva 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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