Geneva · Kane County · IL
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Sterling Manor.
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About the community
A self-contained 1990s PUD on Geneva's west side.
Sterling Manor is a west-side Geneva neighborhood built out under a single Planned Unit Development entitlement. The City of Geneva approved the Sterling Manor PUD by Special Use under Ordinance 91-30 in 1991 and amended it in 2013, and at least one plat, Sterling Manor Townhomes Unit 2, was recorded with Kane County on July 23, 1996. It sits in a compact pocket west of Randall Road and north of Kaneville Road, with the Union Pacific West railroad corridor forming the northern edge. Everything inside is residential and the only ways in are off Kaneville Road and Lewis Road, so there is no cut-through traffic. The neighborhood is mixed by design rather than by accident: the PUD contemplated more than one housing product, and the 2013 amendment allowed a remaining area to be developed as single-family attached dwellings or condominiums.
At a glance
A recorded, entitled subdivision
Approved as a Planned Unit Development under City of Geneva Ordinance 91-30 and amended in 2013, with the Unit 2 townhome plat recorded in Kane County in July 1996.
Sterling Manor Park, 4.9 acres
A Geneva Park District park at Lewis Road and Caldwell Lane with a playground, tennis courts, a basketball court, a baseball diamond, a picnic area and a trail.
Detached and attached under one name
Detached homes fill the interior and southern streets, while the townhome and condominium product sits at the north end near the rail corridor.
Dues depend on the home
Attached homes carry a monthly assessment covering exterior maintenance, lawn care and snow removal. Detached homes generally carry none.
Geneva District 304
Heartland Elementary serves the neighborhood per the district's published boundary map, and Geneva High School is the district's single high school.
Half a mile to Randall Road
Kaneville Road runs straight from the subdivision's edge to the Randall Road corridor, with Delnor Hospital about six tenths of a mile northeast.
No through traffic
Streets loop and end in courts, access is limited to Kaneville and Lewis, and the railroad seals the north side. There is no commercial frontage inside the neighborhood.
What’s close
Sterling Manor sits in Geneva's southwest quadrant, west of Randall Road and north of Kaneville Road, about two miles from downtown Geneva and the Metra station.
- Park
- Sterling Manor Park at 658 Lewis Road, 4.9 acres owned by the Geneva Park District, with tennis and basketball courts, a ball diamond, a playground, a picnic area and a trail. Peck Farm Park, 384 acres with a butterfly house and prairie trails, is under a mile southwest.
- Schools
- Geneva CUSD 304. Heartland Elementary at 3300 Heartland Drive per the district boundary map. There is no address-based middle school assignment in Geneva: the two middle schools share a campus and the district assigns students by balanced enrollment when they enter second grade. Geneva High School serves the whole district.
- Highway
- Randall Road is the everyday north-south corridor, reached via Kaneville Road. Route 38 is the main east-west route into downtown Geneva, and Route 31 runs along the Fox River on the east side of town.
- Train
- The Geneva station on Metra's Union Pacific West line is about two miles east at 328 Crescent Place, a Zone 4 station with roughly 1,256 parking spaces running to Ogilvie in Chicago.
- Shopping
- The Randall Road corridor covers everyday needs, with Geneva Commons about a mile north and historic downtown Geneva's Third Street shops and restaurants about two miles east.
- Hospital
- Northwestern Medicine Delnor Hospital at 300 Randall Road, with a 24-hour emergency department, is roughly six tenths of a mile northeast.
What it’s actually like to live here
Sterling Manor is a neighborhood you have to mean to enter. The street pattern loops and dead-ends into courts, the only approaches are off Kaneville Road and Lewis Road, and the railroad seals the north side, so there is no cut-through and no commercial frontage anywhere inside it. What that produces, thirty years on, is a genuinely quiet interior with mature trees, connected sidewalks, and a 4.9-acre park district park with tennis courts, a ball diamond, a basketball court and a playground sitting in the middle of the neighborhood instead of a mile away. For a family whose weeknight radius is measured in blocks, that combination is hard to beat in Geneva at this price band.
The practical draw is position. This is one of the closest residential pockets to the Randall Road corridor without actually living on it. Delnor Hospital is minutes away, the Randall Road grocery, gas and restaurant strip is a short drive down Kaneville, and Geneva Commons is just north. Heartland Elementary is a short trip north and the Geneva Middle School campus is a comparable distance south. Downtown Geneva, the Fox River and the Metra station are all about two miles east, close enough to be a regular part of life without putting Third Street's weekend crowds and event traffic on your doorstep.
The honest tradeoffs are three. First, the railroad. The Union Pacific West corridor forms the northern boundary, it carries both commuter and freight traffic, and Union Pacific completed a third mainline track through this segment of Geneva in 2024. Homes at the north end, particularly the townhomes around Caldwell Lane and Old Mill Court, will hear it, so visit at different times of day and weight north-end and south-end homes differently. Second, the two-product structure. Sterling Manor covers detached homes with no monthly dues and attached homes that carry an assessment, which is a feature if you want maintenance-free living inside a top-rated district and a surprise if you assumed the whole neighborhood was one thing. Read the dues line on every listing. Third, the age. These are 1990s homes, so roofs, HVAC, windows and kitchens are on their second cycle or should be. Inspect accordingly, and on the attached side, read the reserve study before you read the marketing.
The questions buyers actually ask
Sterling Manor FAQ
The questions I get most from buyers shopping Sterling Manor. If yours isn't here, text 224-385-8779, same-day reply.
- What does the HOA actually cover?
- Dues here depend entirely on which home you buy, and that is the fact buyers most often get wrong. The attached homes, the townhome and condominium product concentrated at the north end around Caldwell Lane and Old Mill Court, carry a monthly assessment that typically covers exterior maintenance, lawn care and snow removal. The detached single-family homes on the interior and southern streets generally carry no monthly dues at all. Two homes a block apart can therefore have very different carrying costs. If you are buying attached, request the recorded declaration, the current budget, the reserve study and the Illinois Section 22.1 disclosure before you rely on any published figure.
- What are property taxes like?
- Roughly $7,000 – $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.
- Is Sterling Manor an actual subdivision or just an MLS label?
- It is an actual subdivision. The City of Geneva approved the Sterling Manor Planned Unit Development by Special Use under Ordinance 91-30 and amended it in 2013. At least one plat, Sterling Manor Townhomes Unit 2, was recorded with the Kane County Recorder on July 23, 1996. The Geneva Park District also owns and maintains a 4.9-acre park named Sterling Manor Park inside the neighborhood.
- Where exactly is it, and how do I get in?
- Southwest Geneva, west of Randall Road and north of Kaneville Road, with the Union Pacific West railroad corridor forming the northern edge. Access is off Kaneville Road and Lewis Road. Core streets are Sterling Avenue, Caldwell Lane, Cedar Avenue, Conant Court, Heritage Court, Lewis Road, Old Mill Court, Patten Avenue, Spruce Court and Wood Avenue. Note that Lewis Road also continues south of Kaneville Road, and that southern segment is a different pocket.
- Does every home here pay an HOA fee?
- No, and this trips people up. The attached homes, the townhome and condominium product concentrated at the north end, carry a monthly assessment that typically covers exterior maintenance, lawn care and snow removal. The detached single-family homes generally carry no monthly dues. Confirm at the individual property level, because two homes a block apart can have very different carrying costs. If you are buying attached, request the declaration, current budget, reserve study and Illinois Section 22.1 disclosure.
- What schools would my kids attend?
- Geneva Community Unit School District 304. The elementary school is Heartland Elementary at 3300 Heartland Drive, based on the district's published attendance boundary map, which runs the Heartland line along Kaneville Road with Sterling Manor inside it. The district notes those lines are general rather than exact, so confirm your specific address with the Transportation Department. High school is Geneva High School. For middle school there is no address-based assignment: Geneva Middle School North and South share one campus and the district uses a balanced enrollment design that assigns roughly half of each elementary school's students to each building, communicated when a student enters second grade, with siblings following the oldest sibling.
- How bad is the train noise?
- It depends heavily on where in the neighborhood you are. The Union Pacific West corridor runs along the northern property line, and Union Pacific completed a third mainline track through this part of Geneva in 2024. The corridor carries Metra commuter trains and freight. Homes on Caldwell Lane and Old Mill Court back closest to it, while homes on the southern streets like Spruce Court, Conant Court and Patten Avenue sit meaningfully farther away. If noise matters to you, walk both ends of the neighborhood at rush hour and again in the evening before you decide.
- What do homes cost here, and how is the market right now?
- Sterling Manor prices as mid-market Geneva, with a wider than usual internal spread because the neighborhood contains both attached and detached homes. The attached homes are one of the more attainable ways into Geneva District 304, and the larger detached homes trade well above them. Rather than quote a number that goes stale, check the live Market snapshot on this page, which pulls current activity directly from the MLS. On carrying costs, expect an effective property tax rate in the range of roughly 2.2 to 2.6 percent of market value for a Geneva parcel in District 304, driven mostly by the school levy.
- Who is the real estate agent for Sterling Manor?
- Joe Keegan is the local licensed Illinois real estate broker who covers Sterling Manor 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 Sterling Manor 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 Sterling Manor
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
Sterling Manor, 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 sale price · last 90 days
$390,000
Sold in the last year
7
This representation is based in whole or in part on data supplied by Midwest Real Estate Data, LLC for the period August 16, 2025 through August 16, 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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