Sugar Grove · Kane County · IL
Homes for sale in
Windsor West.
- Active listings
- 0
- Median list
- $500K
- Avg time on market
- 21 days
- Sold · last year
- 6
Active listings
0 homes on the market
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About the community
A settled mid-2000s neighborhood backing to prairie and open space.
Windsor West sits on the north side of Sugar Grove, north of US Route 30 and west of Illinois Route 47, in the area Kaneland District 302 describes as north of Prairie Street and south of I-88. It was built by Wiseman-Hughes Enterprises and was largely complete by 2006, combining detached single-family homes with a cluster of attached townhome-style residences along the southern edge. The layout was planned so that a large share of homes back to community green space or restored prairie rather than to each other, and a park sits near the center of the neighborhood.
At a glance
Named in the Kaneland boundary
District 302 lists Windsor West by name in the John Shields Elementary attendance area.
Prairie and green space
A large share of homes back to community open space or restored prairie rather than to neighbors.
Two housing products
Detached single-family homes plus attached townhome-style residences on the southern edge.
Two-tier assessment
Townhomes pay a real monthly fee; detached homes pay only a small master assessment.
Wiseman-Hughes built
A Naperville builder that put up more than 25,000 Chicago-area homes between 1960 and 2008.
Bliss Woods and trails
The 235-acre Bliss Woods Forest Preserve and the paved Virgil Gilman Trail are close by.
Waubonsee campus in town
Waubonsee Community College's main campus is on Route 47 in Sugar Grove.
I-88 access
The tollway runs along the north edge of the village, reached via Route 56 or the Route 47 interchange.
What’s close
Windsor West sits north of downtown Sugar Grove, north of US Route 30 and west of Illinois Route 47, with I-88 along the northern edge of the village.
- Schools
- Kaneland District 302: John Shields Elementary and Harter Middle School, both in Sugar Grove, then Kaneland High School in Maple Park.
- Highway
- I-88, the Reagan Memorial Tollway, via Illinois Route 56 or the Route 47 interchange.
- Train
- No Metra station in Sugar Grove. The Elburn station, the western terminus of the UP-West line, is roughly eight miles north.
- Shopping
- A Jewel-Osco on Route 47 in the village for everyday needs, with big-box retail east in Aurora or northeast along Randall Road.
- Hospital
- Rush Copley Medical Center in Aurora, with a Rush walk-in clinic located in Sugar Grove itself.
- Parks and preserves
- An interior neighborhood park, the Sugar Grove Park District system, and the 235-acre Bliss Woods Forest Preserve.
What it’s actually like to live here
Windsor West is what a well-executed mid-2000s subdivision looks like after twenty years of settling in. The trees the builder planted have filled out, the prairie edges have matured into something that actually looks like prairie rather than a seeded detention basin, and the layout's core idea has aged well: a large share of homes back to open ground instead of to a neighbor's deck. The interior park and the path network mean kids can move around the neighborhood without crossing an arterial. Both John Shields Elementary and Harter Middle School are inside Sugar Grove, and Kaneland names Windsor West by name in its elementary boundary description, so there is no ambiguity about where the youngest kids go.
The tradeoffs are worth being straight about. There is no Metra station in Sugar Grove, so Chicago commuters drive roughly eight miles north to Elburn, the western terminus of the UP-West line, or east to Aurora for the BNSF. That is a workable routine and thousands of people in the far west suburbs do it, but it is a two-leg commute rather than a walk to the platform. In-town retail is thin: the Jewel-Osco on Route 47 covers groceries and the pharmacy, Rush has a walk-in clinic in the village and Rush Copley in Aurora is the full-service hospital, but anything past everyday errands means driving east. Aurora Municipal Airport sits in the village on Route 30, so light aircraft are part of the ambient soundtrack, welcome if you fly and worth a listen on a showing if you do not. And the houses are hitting the age where original roofs, furnaces and water heaters come due, which is normal for the vintage and belongs in the inspection conversation.
The bigger variable is what happens next. The Grove, a 760-acre master-planned development at the I-88 and Route 47 interchange, is under construction and will eventually bring roughly 1,400 homes, a town center with retail and dining, a business park and a data center to the north end of town. That means new amenities within a short drive, more than five miles of new trails tied into the regional system, land donated for a new village hall, and a TIF structure projected to send well over $30 million to Kaneland schools across the next two decades. It also means construction traffic, more cars on Route 47, and a village that will not feel as small in ten years as it does today. Some residents have organized against it. Both things are true at once, and a buyer looking at Windsor West should know they are buying an established, finished, quiet neighborhood next to a place that is about to change.
The questions buyers actually ask
Windsor West FAQ
The questions I get most from buyers shopping Windsor West. If yours isn't here, text 224-385-8779, same-day reply.
- What does the HOA actually cover?
- The assessment structure is two-tier and the difference is significant. Attached townhome owners pay a real monthly assessment covering landscaping and lawn care, exterior maintenance, common area insurance and snow removal. Detached single-family owners pay only a small master-association assessment for common areas and green space, which amounts to a modest annual figure rather than a monthly bill of consequence. Dues change and no official association site was located, so confirm the current assessment, budget and rules in writing during attorney review.
- What are property taxes like?
- Roughly $8,500 – $12,500 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 Windsor West built?
- Wiseman-Hughes Enterprises built the community between 2002 and 2006. Wiseman-Hughes Enterprises stopped new construction in 2006, so every sale today is a resale.
- 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 Windsor West?
- Kaneland Community Unit School District 302. The district's own boundary documentation lists Windsor West by name inside the attendance area for Kaneland John Shields Elementary at 85 S. Main Street in Sugar Grove, which serves grades K through 5. For grades 6 through 8 every student in the district attends Kaneland Harter Middle School on Esker Drive in Sugar Grove, and for grades 9 through 12 every student attends Kaneland High School in Maple Park, so middle and high school are not boundary questions at all. Boundaries can change, so confirm current assignment with the district before you write an offer.
- Is there an HOA, and is it different for townhomes and single-family homes?
- Yes, and the difference is significant. The attached townhomes carry a real monthly assessment covering lawn care, snow removal, exterior maintenance and common insurance, which is the point of buying one: you trade a monthly fee for not owning a snowblower. The detached single-family homes carry only a small master-association assessment for common areas and green space, a modest annual figure rather than a monthly bill of consequence. Because dues change and directory sites go stale, ask for the current assessment, the budget, the reserve study and the rules in writing during attorney review.
- What do homes in Windsor West cost?
- Rather than quote a number that would be stale by the time you read it, check the market snapshot on this page. It pulls live from the MLS and shows current pricing, inventory and pace for Windsor West specifically. Broadly the subdivision offers two tiers: the attached townhomes are the more attainable way into the Kaneland district, and the detached homes sit in solid move-up territory for Sugar Grove. Inventory here is thin in a typical year, so if nothing is showing as active it is worth setting up an alert.
- How do people commute to Chicago from here?
- By car plus train, in most cases. There is no Metra station in Sugar Grove. The usual routine is to drive roughly eight miles north to the Elburn station, the western end of Metra's Union Pacific West line, and ride to Ogilvie Transportation Center. The Aurora Transportation Center on the BNSF line into Union Station is the alternative, roughly ten to twelve miles east. For drivers, I-88 is minutes away via Route 56 or the Route 47 interchange, which is the main reason Sugar Grove works well for people whose jobs are in the Fox Valley, Naperville or the I-88 corridor rather than the Loop.
- What are property taxes like?
- Kane County assesses at one third of market value and levies per $100 of assessed value. Summing the districts that apply to a Sugar Grove parcel in Kaneland, the composite rate for the most recent extension comes to roughly 8.5 per $100 of assessed value, which works out to an approximate effective rate somewhere in the range of 2.5 to 2.9 percent of market value depending on which exemptions apply. Kaneland District 302 alone accounts for about two thirds of that. Sugar Grove also has a number of Special Service Areas on the books, nearly all of which extended at zero in the most recent listing, but confirm per parcel with the Kane County Clerk and the township assessor.
- There is a large development going in nearby. How does that affect Windsor West?
- That is The Grove, a 760-acre master-planned community under construction at the I-88 and Route 47 interchange. At full build it is planned for roughly 1,400 homes plus a town center with retail and dining, a village park with pickleball, a splash pad and a fishing dock, more than 200 acres of open space, over five miles of trails connected to regional systems, land donated for a new village hall, and a business park including a data center under contract. Its TIF district is projected to send more than $31 million to Kaneland schools over 23 years. For Windsor West owners the upside is new amenities and a broader tax base; the downside is construction activity and more traffic on Route 47. Some residents have publicly opposed the project. Nothing is being built inside Windsor West itself, but the town around it will shift over the next decade.
- Who is the real estate agent for Windsor West?
- Joe Keegan is the local licensed Illinois real estate broker who covers Windsor West in Sugar Grove, 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 Windsor West 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 Windsor West
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
- Sugar Grove specialist
- Honest local market take
- Brokerocity
Market snapshot
Windsor West, 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
$500,000
Typical sale price · last 90 days
$312,000
Avg time on market
21 days
Sold in the last year
6
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 Windsor West
Where Windsor West homes go to school
Homes in Windsor West 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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