Improvements installed in Hampshire, Kane County

Oakstead Neighborhood A

Forty-eight single-family homesites on Oxford Road and Carter Circle, with the streets and the sewers already in the ground and not one home built yet

Oakstead is a master-planned subdivision on the east edge of Hampshire, laid out in lettered neighborhoods behind Big Timber Road at Ridgecrest Drive. Neighborhood A is the first piece of it to come out of the ground. Forty-eight homesites sit on two streets, Oxford Road and Carter Circle, across about 38 acres of lots and open space. The road loop is cut, the detention basins are shaped, the gravity sewer is connected and every one of the 48 sanitary services is installed. What is not there is a single house.

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Nothing has been released. There is no price, no floor plan, no model, no sales office, and no homebuilder has been named for this neighborhood at all. Crown Community Development is the developer of record, and Crown is a land developer rather than a homebuilder: the normal sequence is that it finishes the improvements, the village accepts them, and a homebuilder buys the finished homesites afterward. That last step has not happened.

So this page puts the public record in one place: the measured lot sizes, what is built underground, what the tax bill computes to, where the school picture stands, and what nobody knows yet. For the wider market, the rest of Hampshire is worth a look too.

Area: Hampshire, Kane County
Builder: Crown Community Development

Oakstead Neighborhood A fast facts

What the public record establishes, and what has not been released. Where a line says not yet released, that is the state of the record.

Where: South of Big Timber Road at Ridgecrest Drive, on the east edge of Hampshire, Kane County
Streets: Oxford Road and Carter Circle
Homesites: 48 single-family homesites, lot numbers running contiguously, plus seven outlots for basins and open space
Lot size, measured per parcel: Median about 9,930 square feet, roughly a quarter acre; range about 9,100 to about 16,300 square feet
Site size: About 38 acres gross for the neighborhood
Developer of record: Crown Community Development, a land developer, named as petitioner of record on every parcel
Homebuilder: None named. No homebuilder has been announced for Oakstead. Get notified if that changes.
Status: Final plat recorded autumn 2025; improvements installed and in acceptance as of November 2026; zero vertical construction
Sanitary: All gravity sewer into existing village sewer, reported 100 percent complete, 48 services installed
Water and sewer provider: Village of Hampshire, municipal
Addresses: 22 of the 48 homesites carry an assigned street address so far
School district: Community Unit School District 300. The specific school assignment is not settled and should be confirmed with the district. Get notified
Property tax rate: Combined 6.924376 percent for the 2025 rate year, of which District 300 is 4.468571
Special service area: Hampshire SSA 21 touches part of the neighborhood and extends at zero. A dormant backup. No TIF on any parcel
Flood: Every homesite and outlot is mapped outside the special flood hazard area, checked parcel by parcel
Pricing, plans and model: Not yet released. Get notified
HOA dues: Not yet set

Details on this page are compiled from public records and are subject to change without notice. Pricing, plans, homebuilder and timing have not been released.

Subdiview is not affiliated with, endorsed by, or sponsored by Crown Community Development. Community names are trademarks of their respective owners and are used here for identification only.

Oakstead has not released anything yet

No homebuilder, no prices, no plans, no model. You can Get notified the moment any of that changes, and the list hears before the page is updated.

What is actually built, and what that means for you

This is the part of a new neighborhood nobody puts on a sign, and it is the part that decides whether you close in a year or in four. Neighborhood A is not a plan on paper. The final plat recorded in autumn 2025, and by autumn 2026 the Oxford Road and Carter Circle loop existed as a finished road prism with the detention basins shaped. As of November 2026 the village engineer describes Neighborhood A as improvements installed, with the acceptance paperwork being worked through. That is the whole story: the developer has finished the public improvements and is handing them over.

Underneath it, the sanitary picture is unusually clean. Neighborhood A is served entirely by gravity sewer connecting to existing village sanitary sewer, and the quantity schedule the village released credit against shows that work 100 percent complete, including 48 individual sanitary services, exactly one per homesite. That number confirms the lot count independently and tells you no homesite is waiting on a pipe.

There is an Oakstead lift station, and inspections on it are ongoing, but it belongs to the later neighborhoods whose engineering is still under review, and it is not in Neighborhood A's work at all. A pump station sitting between a plat and a building permit can hold a neighborhood for a season or more. Here that question is answered, and in your favor.

Addressing has started but is not finished: 22 of the 48 homesites carry an assigned street address and the rest do not yet. An address is what lets you run a school boundary lookup, a title search and an insurance quote on a specific homesite rather than on a subdivision. If the lot you want is one of the 26 without one, expect to wait.

What is missing is the vertical half. No home has been started. Every one of the 48 homesites is still owned by the developer; not a single lot has conveyed. That is Crown's normal model and it is not a stall. Final plats for five further Oakstead neighborhoods were approved in August 2026 and another in November 2026, so the master plan is moving forward in phases even while Neighborhood A waits on a homebuilder.

The lots themselves

Lot size is the fact most often fudged, usually by dividing a site's gross acreage by the number of homes, which produces a number nobody owns. These were measured parcel by parcel from the recorded geometry instead.

The median homesite in Neighborhood A is about 9,930 square feet, which is roughly a quarter acre. They run from about 9,100 square feet at the smallest to about 16,300 at the largest, with the bigger ones on the curves and the circle. In frontage terms that is a conventional grid of roughly 65 feet by 140 feet, the shape most detached subdivisions in this corridor have been platted at for thirty years. Nothing here is a narrow lot, and nothing here is an estate lot.

For scale inside the same master plan: the Oakstead duplex neighborhood approved later in 2026 is platted at roughly half this area per unit lot. Neighborhood A is the detached, larger-lot end of Oakstead.

Seven outlots carry the rest of the 38 acres, and two of them are large: the detention and open-space tracts already visible as shaped basins from the air. So a meaningful share of the neighborhood is never going to be built on, and a homeowners association will eventually own and maintain it. Dues have not been set and the governing documents are not published.

What it will cost to own here, with the math shown

Property tax here is the biggest surprise for buyers moving in from elsewhere, and the usual way it gets misrepresented is with a village-wide median, which reflects older stock at older assessments and badly understates what a brand new home pays. Here is the arithmetic instead.

For the 2025 rate year, the combined rate on these parcels is 6.924376 percent. Applied to Illinois' one-third assessment level with the standard general homestead exemption, a newly built home at about $450,000 computes to roughly $9,970 a year, and one at about $550,000 to roughly $12,280. That is an effective rate of about 2.22 to 2.23 percent of market value. Those are computed estimates, not quotes, and they will move with the levy and with whatever the assessor puts on a finished house. Treat them as the right order of magnitude and get a written estimate on a specific home before you sign anything.

School District 300 is 4.468571 of that 6.924376, about 64.5 percent of the bill on its own. The fire district, Elgin Community College, the village, the township and its road district, the park district, the library, the county and the forest preserve make up the rest. In Hampshire you are mostly buying schools, whether or not you have children in them.

Two things people conflate here, and it is worth getting right because a buyer who gets it backward either overpays for fear or walks into a cost they did not expect. There is no tax increment financing district on any Oakstead parcel. A TIF would not add a line to your tax bill at all; what it does is freeze the assessment baseline that the other taxing bodies draw from, which is a municipal finance question rather than a homeowner one. There is a special service area, Hampshire SSA 21, and it does touch part of Neighborhood A: 27 of the 62 parcels sit in the tax code that includes it. It extends at a rate of zero.

That zero is the point. This is a dormant backup special service area, the standard Illinois stormwater arrangement: the village keeps a mechanism in reserve so that if the homeowners association ever defaults on maintaining the basins and common areas, the cost can be levied on the benefited lots rather than the whole village. In the ordinary course it levies nothing for the life of the neighborhood. It is not a bond and it is not a TIF. A homesite inside the SSA and one outside it pay the same total rate today. Ask for the SSA ordinance and the association's declaration in writing anyway, because the time to read them is before you sign.

Schools, honestly

The district is Community Unit School District 300. The county roll still labels it Dundee School District 300, which is historical, and you will also see it written as CUSD 300. Hampshire has no school district of its own, so anything you read describing a Hampshire district is loose language.

The specific elementary, middle and high school assignment for Oxford Road and Carter Circle is not settled, and anyone who tells you otherwise is guessing. Two reasons. District 300 redrew its Hampshire and Jacobs attendance boundaries in late 2025, citing the number of residential developments in progress across its territory. And it has publicly flagged capacity pressure at Hampshire elementary and middle, with new buildings or expansions pushed into its master facility planning. A 48-home neighborhood with six more platted behind it is the kind of thing that moves lines.

One concrete fact does sit on the ground: District 300 owns a school site inside Oakstead itself, on Ridgecrest Drive, immediately northwest of Neighborhood A, and a building stands on it. Which school operates there is not established in the records reviewed for this page, so it is not named here. There is also a second, still-vacant school parcel inside the master plan.

The practical advice is short. Do not buy into a specific school on the strength of a page, this one included. When your homesite has an address, run it through the district's own boundary lookup and ask the district in writing what the assignment is for the year you will enroll.

Hampshire, the I-90 corridor, and what it is like out here

Hampshire sits at the far northwest corner of Kane County, where the subdivisions thin out and the corn starts. It is a small village with a genuine old downtown on State Street, a park district, its own library and its own fire district, and it has spent the past twenty years absorbing growth pushed west along the tollway. Oakstead is on the east edge of it, which matters more than it sounds.

Being on the east side puts this site nearer Pingree Grove and Gilberts than the old village core, and closer to the Jane Addams Memorial Tollway and the Randall Road retail corridor than a Hampshire address might suggest. These are straight-line figures rather than measured drive times: the I-90 interchange at Route 47 in Huntley is about 3.8 miles off, Hampshire's own village centre about 3.7 miles, and the Metra Big Timber Road station in Elgin, the western terminus of the Milwaukee District West line, about 7.5 miles. O'Hare is about 31 miles and the Loop about 46. Road distance always runs longer, so if a commute decides it, drive it yourself at the hour you would actually be driving it.

Big Timber Road, which is Route 72, is the frontage for this whole side of the village: east toward Gilberts and Elgin, west into Hampshire proper. Ridgecrest Drive is the spine Oakstead's neighborhoods hang off. Day to day that means a few minutes to a tollway ramp and to full-scale shopping, with farmland still behind the subdivision. Some buyers want exactly that trade and some find it isolating, so drive the surrounding mile first.

Be clear-eyed about the other side of being first. The first built neighborhood of a master plan means years of construction next door, not months: six further Oakstead neighborhoods are platted or in engineering review, and there will be haul routes, mud and construction traffic on Ridgecrest for a long stretch. There is no clubhouse and no pool here, and no amenity program has been published for Oakstead as a whole, so what you are buying is a conventional single-family subdivision with detention ponds and open space. The upside is lot selection, the one advantage that cannot be bought back later.

What is still unknown, and what would settle it

A page about a community this early is only worth reading if it is straight about its own gaps. Here is what is genuinely not established, and in each case what would resolve it.

The homebuilder is the big one. None has been named for Oakstead, and until one is there is no price, no product line, no plan name and no square footage. That resolves in one step, when lots convey from the developer to a homebuilder. A land sale of that kind is public record.

Price and HOA dues follow the homebuilder, normally as a set, and normally within weeks of a model opening. No price has been released and none is estimated here, because an estimate built on nothing is a guess wearing a decimal point.

School assignment is unsettled, as described above, and the district's own boundary lookup against a real address is the only thing that settles it.

The total build-out count across all of Oakstead's neighborhoods is not established. Neighborhood A is 48 homesites and the duplex neighborhood approved in late 2026 is about 50 units; the full plan has not been published as one number.

Timing beyond acceptance is unknown. Acceptance is normally the gate that has to close before building permits flow. When it completes, and when a builder closes on lots, are two separate events with no published date.

What is settled, and often is not at this stage, is that these are 48 detached single-family homesites platted for individual ownership, each with its own sanitary service, in an incorporated village with municipal water and sewer, mapped outside the special flood hazard area, with a recorded plat and finished public improvements. That is a lot more than most pre-construction neighborhoods can show.

Buying new construction with Joe Keegan of Brokerocity

I'm Joe Keegan, a licensed Illinois real estate broker with Brokerocity, and I work this corner of Kane and McHenry County. Hampshire is my home market, which means I can represent you at Oakstead myself rather than hand you off to anybody.

Here is the part most new-construction buyers learn too late. The person at the builder's sales desk is paid by the builder and represents the builder, not you. You are entitled to your own broker instead, and on new construction the builder has generally already budgeted for one whether you bring one or not. The one real catch is timing: you usually have to be registered as represented at your very first visit to the model or the sales trailer, because after that the builder may decline to recognize your broker at all. At Oakstead nobody has had a first visit yet, which makes right now the easiest possible time to get this in place.

On a pre-construction purchase in Illinois there are a handful of things I push on every time. I read the purchase agreement and every addendum before you sign, which is where the real terms live: the completion-date language and what happens if it slips, price escalation and material substitution, what the earnest money is at risk for and when it goes hard, arbitration and warranty provisions, and whether the implied warranty of habitability has been waived, which Illinois allows a builder to do only with a specific written disclaimer that plenty of buyers sign without noticing. I press on incentives, design-center credits and closing-cost contributions rather than accepting the first sheet. I keep a written record of what was promised verbally, because a sales office changes staff over a two-year build. I attend the pre-drywall and final walkthroughs, push the punch list, and make sure an independent inspection happens at both stages with anything found fixed before the warranty period runs out.

One more thing worth doing early here. Lot selection is the only real advantage a first buyer gets, and it is gone within weeks of a release. These homesites range from about 9,100 to about 16,300 square feet, so the gap between an interior lot and one backing open space is real, and it shows up again when you sell. Knowing which homesites are which, before a price list exists, is most of the work.

If you want to talk it through before anything is released, call or text me at (224) 385-8779. If you would rather just be kept informed, the interest list below is the lower-effort option and I will not chase you.

Joe Keegan is a licensed real estate broker in Illinois. Joining the interest list does not create a brokerage relationship or any agency agreement.

Where Neighborhood A sits in the wider Oakstead plan

Neighborhood	What it is	Status, November 2026
Oakstead Neighborhood A	48 detached single-family homesites on Oxford Road and Carter Circle, about 38 acres	Plat recorded autumn 2025; improvements installed and in acceptance; no homebuilder named
Oakstead Neighborhood G	About 50 attached duplex units, roughly half the lot size per unit	Final plat approved November 2026
Oakstead Neighborhoods K, S, H, I and J	Further residential phases of the master plan	Final plats approved August 2026; engineering under review for the remaining groups
Oakstead Neighborhoods B through F	Platted phases of the same master plan	Engineering and plats approved; not yet under construction
Prairie Ridge, Hampshire	Crown Community Development's other Hampshire master plan, with homes being built	Home construction ongoing

The short version: Neighborhood A is the phase that is finished underground and waiting on vertical. If you need a house this year, Prairie Ridge in the same village is where homes are going up. If you can wait and want first pick of a detached lot, Neighborhood A is the one to watch.

Oakstead questions

What is Oakstead Neighborhood A?

Oakstead is a master-planned subdivision on the east edge of Hampshire in Kane County, laid out in lettered neighborhoods. Neighborhood A is the first one built: 48 single-family homesites on two streets, Oxford Road and Carter Circle, south of Big Timber Road at Ridgecrest Drive, across about 38 acres of homesites and open space. The final plat was recorded in autumn 2025, the streets and utilities are installed, and the village engineer lists the neighborhood as improvements installed and working through acceptance. There is no vertical construction at all. No homebuilder, price, floor plan, model or sales office has been released.

Who is building Oakstead?

Crown Community Development is the developer of record and the petitioner of record on every parcel. Crown is a land developer rather than a homebuilder: it entitles the ground, builds the streets, sewers and basins, and then conveys finished homesites to a homebuilder. No homebuilder has been named for Oakstead by the village or by Crown, and that is the single most important open fact about this neighborhood. Subdiview is not affiliated with Crown Community Development.

How much will homes at Oakstead cost?

No price has been released, because no homebuilder has been named to set one. Nothing on this page is a quote or a forecast. What can be said with confidence is the carrying cost of the land itself: at the 2025 combined rate for these parcels, a newly built home assessed around $450,000 computes to roughly $9,970 a year in property tax with the standard general homestead exemption, and one around $550,000 to roughly $12,280. Join the interest list and you will hear when actual prices exist.

When will homes be for sale at Oakstead?

No sales date has been announced and none can be, because the homebuilder step has not happened. The sequence on the record is clear though: preliminary plat adopted in 2021, final plat for Neighborhood A recorded in autumn 2025, mass grading through 2025, the road loop and detention basins in place by autumn 2026, and the village engineer describing the improvements as installed and in acceptance as of November 2026. Final plats for five more Oakstead neighborhoods were approved in August 2026 and another in November 2026, so the master plan is actively advancing in phases.

What are the lots like?

They were measured per parcel rather than divided out of a gross acreage. The median homesite is about 9,930 square feet, roughly a quarter acre, and they range from about 9,100 to about 16,300 square feet. That is a conventional single-family grid, on the order of 65 feet of frontage by 140 feet deep, with the wider lots on the curves and the cul-de-sac bulb. Lot numbers run contiguously with none missing, and there are seven outlots carrying the detention basins and open space. For comparison, Oakstead's duplex neighborhood is platted at roughly half that lot size per unit.

What schools would Oakstead be in?

The district is Community Unit School District 300, which the county roll still labels Dundee School District 300. Hampshire has no district of its own. The specific assigned elementary, middle and high school for Oxford Road and Carter Circle is not settled and should be confirmed with the district directly once an address exists. District 300 redrew its Hampshire and Jacobs attendance boundaries in late 2025 and has publicly flagged capacity pressure at Hampshire elementary and middle, citing the volume of residential development in progress. A District 300 school site sits inside Oakstead itself on Ridgecrest Drive.

Is Oakstead in a flood zone?

The homesites are mapped outside the special flood hazard area. That was checked parcel by parcel rather than by eyeballing a map: the mapped floodplain polygon in this area follows the drainageway east and south of the site and intersects none of the 48 homesites and none of the outlots. The honest way to put it is that the mapped floodplain comes close without touching the neighborhood, which is a better answer than claiming there is no water risk anywhere. Stormwater is handled in the subdivision's own detention basins, which sit on two large outlots.

Is there a special service area or a TIF on these lots?

There is no TIF on any Oakstead parcel. There is a special service area, Hampshire SSA 21, and it touches part of Neighborhood A: 27 of the 62 parcels sit in the tax code that includes it. It extends at a rate of zero. That is a dormant backup special service area, the standard Illinois arrangement where a village keeps a mechanism in reserve to maintain stormwater and common areas if a homeowners association ever defaults, and it normally levies nothing for the life of the neighborhood. It is a different instrument from tax increment financing, which does not add a line to a homebuyer's bill but freezes the assessment baseline for the other taxing bodies. A homesite inside the SSA and one outside it pay the same total rate today.

What about sewer, and is there a lift station involved?

Neighborhood A is all gravity sewer tying into existing village sanitary sewer, and the quantity schedule the village released credit against shows it 100 percent complete, including 48 individual sanitary services, one per homesite. There is an Oakstead lift station, and inspections on it are ongoing, but it serves other Oakstead neighborhoods whose engineering is still under review, not this one. So the usual pre-construction worry about a neighborhood waiting on a pump station simply does not apply here. Water and sanitary service are both municipal, from the Village of Hampshire.

Should I use my own broker when buying new construction?

Yes, and the timing matters more than most buyers expect. The person at a builder's sales desk is paid by the builder and represents the builder. You are entitled to your own broker, and on new construction the builder has usually budgeted for one whether you bring one or not. The catch is that you generally need to be registered as represented at your very first visit to the model or the sales trailer, because afterward the builder may decline to recognize your broker at all. Nobody has had a first visit to Oakstead yet, which makes this the easiest possible moment to get it right.

How do I get updates on Oakstead?

Join the interest list on this page. When a homebuilder is named, when prices and plans exist, and when the first homesites are released, the people on the list hear first.

Get on the Oakstead interest list

The homebuilder, the first prices, the plans and the first released homesites all land at some point. The list hears first, and I will tell you what I think of the numbers when they show up rather than just forwarding them.

Joe Keegan is a licensed real estate broker in Illinois. Joining the interest list does not create a brokerage relationship or any agency agreement.

Subdiview is not affiliated with, endorsed by, or sponsored by Crown Community Development. Community names are trademarks of their respective owners and are used here for identification only.