Huntley · Kane County · IL
Homes for sale in
Stillwell Grove.
- Active listings
- 5
- Median list
- $520K
- Avg time on market
- 185 days
- Sold · last year
- 0
Active listings
5 homes on the market
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About the community
Huntley's newest small-scale new construction, built for one-level living.
Stillwell Grove is a 41 lot single-family subdivision at the southeast corner of Powers Road and Samantha Lane on Huntley's south side, developed by Billitteri Enterprises and built by United Construction Services. The Village of Huntley approved the preliminary plat and PUD in November 2024 and the final plat in February 2025, with homes delivering through 2025 and 2026. Three of the four floor plans are single-level ranches, every home gets a full basement and an oversized covered front porch, and the monthly assessment covers lawn care and snow removal. Despite the ranch-heavy plan mix, the builder states plainly that the neighborhood is not age-restricted.
At a glance
New construction, 2025 to 2026
A 41 lot infill subdivision still actively selling and building.
Not age-restricted
The builder states the neighborhood is open to buyers of any age, unlike nearby Del Webb Sun City.
Three ranch plans plus one two-story
The Conifer, Cypress, and Cedar ranches and the two-story Aspen, roughly 1,340 to 2,030 sqft.
Lawn care and snow removal included
The monthly assessment covers grounds maintenance, so no mower and no shovel.
Full basement on every home
Unfinished full basements plus attached two-car garages come standard.
Route 47 and I-90 side of town
South Huntley siting puts the Jane Addams Tollway interchange a short run down Route 47.
Hospital in the village
Northwestern Medicine Huntley Hospital on Haligus Road, with a full emergency department.
Huntley District 158
Huntley Community School District 158, with Huntley High School as the district's only high school.
Open prairie behind part of the plat
A share of the lots back to open space with no homes behind.
What’s close
Stillwell Grove sits on Huntley's south side at Powers Road and Samantha Lane, just east of the Route 47 corridor and on the interstate side of the village.
- Highway
- Route 47 runs north and south past the neighborhood to the I-90 Jane Addams Tollway interchange minutes south.
- Train
- Huntley has no Metra station. The nearest platforms are Crystal Lake and Pingree Road on the UP Northwest line and Elgin Big Timber on the Milwaukee District West line.
- Shopping
- The Route 47 retail corridor with a Walmart Supercenter, Aldi, and Jewel-Osco, plus downtown Huntley's Town Square a short drive north.
- Hospital
- Northwestern Medicine Huntley Hospital at 10400 Haligus Road, in the village.
- Schools
- Huntley Community School District 158. Builder listings name Mackeben Elementary and Heineman Middle School, with Huntley High School serving the whole district. Confirm by address.
- Parks
- The Huntley Park District operates roughly 330 acres including 13 parks, an aquatic center, the REC Center, and a golf course.
What it’s actually like to live here
Stillwell Grove was drawn for a buyer the rest of Huntley's new construction market keeps skipping. The village has been dominated for two decades by large production plans on one side and Del Webb's age-restricted Sun City on the other, which leaves a real gap in the middle: people who want a brand-new home, everything on one floor, and no yard work, but who are not 55 and do not want an age covenant on their deed. Three of the four plans here are ranches, every home gets a full basement and a two-car garage, and the monthly assessment takes the mower and the snow shovel off the table. Downsizers leaving a two-story, professionals who would rather not spend Saturday on the lawn, and single-floor buyers with a mobility consideration all fit, and none of them is excluded by age.
The location is the quiet argument in its favor. Sitting on the south edge just off Route 47, the neighborhood is on the interstate side of town, so the I-90 ramp is a short run rather than a trip back through downtown. Groceries and everyday retail on the Route 47 corridor are minutes away, and Northwestern Medicine Huntley Hospital is in the village, which is not something most subdivisions this far northwest can say. Downtown Huntley's Town Square, restaurants, and seasonal farmers market are close enough for a weeknight dinner without being close enough to hear.
The tradeoffs are real and worth naming. There is no commuter train in Huntley, and the village formally backed out of the planned Chicago to Rockford rail stop in October 2025, so this is a drive-everywhere address. There are no community amenities: 41 homes will not support a clubhouse or a pool, and the assessment buys grounds maintenance rather than recreation. The homes are compact, so this is not a move-up product for a growing family, and price per square foot runs high against resale Huntley because you are buying new and buying the maintenance package. The neighborhood is also still under construction, which means trucks and open lots for a while, and the association stays under builder control until turnover.
Market trends
Why this market moves the way it does
Stillwell Grove is a small, builder-controlled new construction neighborhood, so the builder's price sheet sets the market rather than resale comps. With only 41 lots and no meaningful resale history yet, availability is thin by design and pricing moves with the plan, the lot, and the builder's incentive of the moment.
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.
- New construction with no resale history
- The community has not yet turned over enough homes to establish a resale pattern, so appraisals lean on nearby Huntley new construction.
- One-level living without an age covenant
- Ranch plans plus maintenance-included dues, open to any age, is a genuinely underserved niche in this market.
- Plan and square footage
- The spread from the smallest ranch to the two-story is wide enough that price per square foot varies meaningfully between plans.
- Lot position
- Lots backing to the open prairie space with no homes behind carry an advantage over interior lots.
- Scale cuts both ways
- 41 homes means less traffic and more privacy, but also a thin comp set and a small owner base to spread future association costs across.
Real talk
Who shouldn’t buy here
Here is the honest version before you tour.
The taxes on new construction will not look like the taxes on the listing. These homes are being assessed for the first time, so early bills can reflect a partial year or a land-only assessment and then rise materially once the home is fully assessed. Any first-year figure you see is close to meaningless for budgeting. Ask the builder what the fully assessed estimate looks like and verify with the Kane County Assessment Office.
There is no train, and there is not one coming. Huntley withdrew from the planned Chicago to Rockford passenger rail stop in 2025, so the nearest Metra platforms stay a drive away in Crystal Lake and Elgin. What you get instead is position: this is the south end of the village, minutes from the I-90 interchange. If you drive to work, that is a genuine advantage. If you need a daily train, plan on a park and ride routine.
This is a maintenance-included association, not an amenity association. The dues buy lawn care and snow removal, and that is the whole list. There is no clubhouse, no pool, and no gate, and at 41 homes there never will be. The association is also still declarant-controlled, so get the recorded declaration and the current budget rather than relying on the dues figure in a listing.
One piece of advice
“Stillwell Grove fills a real gap in Huntley: a brand-new ranch with the lawn and snow handled, on the I-90 side of town, with no age restriction on the deed. That combination is hard to find here. Just go in clear-eyed on the two things buyers underestimate, which are the fully assessed tax bill on new construction and the fact that there is no train and no amenity package. Confirm the school assignment for your specific address with District 158 and get the declaration before you sign.”
The questions buyers actually ask
Stillwell Grove FAQ
The questions I get most from buyers shopping Stillwell Grove. If yours isn't here, text 224-385-8779, same-day reply.
- How much is the HOA?
- Single-family homes are $175 per month.
- What does the HOA actually cover?
- Builder listings disclose a monthly assessment covering lawn care and snow removal. Ownership is fee simple with a homeowners association, so you own the lot and the association handles exterior grounds. Water, sewer, trash, and insurance are not included. The association is still under builder control, so ask for the current budget and the recorded declaration before you write an offer.
- What are property taxes like?
- Roughly $9,000 – $14,000 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 Stillwell Grove built?
- United Construction Services (Billitteri Enterprises) built the community between 2025 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 Stillwell Grove a 55+ or age-restricted community?
- No. The builder's own listing materials state that the neighborhood is not age-restricted, and it is open to buyers of any age. The confusion is understandable, because the homes are mostly ranches, lawn care and snow removal are included, and the subdivision sits next to the Huntley Springs retirement resort. Those are separate properties. Stillwell Grove is also entirely distinct from Del Webb's Sun City Huntley, which is a genuinely age-restricted community on the other side of the village.
- Who is the builder?
- United Construction Services, a division of Billitteri Enterprises, led by Joe Billitteri and John Curtis. Billitteri Enterprises is also the land developer, so the same local team handled entitlement and construction. Their prior Huntley work includes the downtown Coral Street redevelopment. Practically, that means a smaller, more hands-on operation than a national production builder, with fewer plans to choose from.
- What are the floor plans and how big are the homes?
- Four plans. The Conifer is a two-bedroom ranch at roughly 1,340 square feet, the Cypress a two-bedroom ranch at roughly 1,580, the Cedar a three-bedroom ranch at roughly 1,850, and the Aspen a two-story with three bedrooms plus a den at roughly 2,030. Every home includes a full unfinished basement, an attached two-car garage, and an oversized covered front porch.
- What does the HOA cost and what does it cover?
- Builder listings disclose a monthly assessment covering lawn care and snow removal. Ownership is fee simple with a homeowners association, so you own your lot outright and the association maintains the exterior grounds. It does not appear to include water, sewer, trash, insurance, or exterior building maintenance. Because the association is still under builder control, ask for the current budget and the recorded declaration, and confirm the fee has not changed.
- What schools would my kids attend?
- Stillwell Grove is in Huntley Community School District 158, and Huntley High School is the district's only high school, so that part is certain. Builder listings name Mackeben Elementary and Heineman Middle School, but Mackeben is a K-2 building, which means a separate grades 3-5 school also serves these households. District 158's own boundary map carries a disclaimer that it should not be used to determine attendance, so run the address through the district's locator tool and confirm with the Registration Office before you count on any specific building.
- Is there a train, and how bad is the commute?
- There is no Metra station in Huntley, and there is not one coming. The village formally withdrew from the planned Chicago to Rockford passenger rail stop in October 2025. The nearest existing platforms are Crystal Lake and Pingree Road on the UP Northwest line and Elgin Big Timber on the Milwaukee District West line, all a drive away. What this address does have is position, sitting on the south side just off Route 47 with the I-90 interchange minutes away.
- Who is the real estate agent for Stillwell Grove?
- Joe Keegan is the local licensed Illinois real estate broker who covers Stillwell Grove in Huntley, 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 Stillwell Grove 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 Stillwell Grove
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
- Huntley specialist
- Honest local market take
- Brokerocity
Market snapshot
Stillwell Grove, 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
$520,000
Homes for sale right now
5
Avg time on market
185 days
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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Schools serving Stillwell Grove
Where Stillwell Grove homes go to school
Homes in Stillwell Grove are most often zoned to Huntley 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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