Photo: “Lake in the Hills – Woods Creek Lake” by Locallllll, Wikimedia Commons, CC BY-SA 4.0.
The Northwest Suburbs have several 55+ communities, and they’re more different than people expect. Sun City Huntley has 5,481 homes, Edgewater by Del Webb in Elgin has 1,040, and Carillon at Cambridge Lakes in Pingree Grove has 943, with a mix of single-family homes and attached ranch townhomes.
I’m Dana Gallagher, a Broker with Berkshire Hathaway HomeServices Starck Real Estate. I’m a Seniors Real Estate Specialist (SRES®), which means I’ve trained specifically to help people 50 and older with later-in-life moves. Downsizing is usually two moves in one: selling the home you’ve loved for years and choosing what comes next. Here’s how I help with both.
The Main 55+ Communities Near Huntley, Elgin and Pingree Grove
Sun City Huntley (Huntley)
Sun City Huntley by Del Webb has 5,481 homes across 41 neighborhoods, making it the biggest option in the area. Its community association runs the clubhouses and amenities. I’ve written a lot about it: Del Webb Huntley HOA costs, rules and taxes, my insider’s guide to buying in Sun City, and my video Don’t Move to Del Webb Sun City Without Watching This.
Edgewater by Del Webb (Elgin)
Edgewater is a gated 55+ community of 1,040 single-family homes on about 440 acres on Elgin’s west side, off Bowes Road near Randall Road. It opened in 2005, and homes were built from 2005 to 2015, so today it’s resale only. The center of the community is the Creekside Lodge, a 23,000-square-foot clubhouse with a fitness center, indoor and outdoor pools, and a ballroom. 55places lists HOA dues of about $176 to $293 a month. Thinking about Elgin in general? Read my guide to moving to Elgin.
Carillon at Cambridge Lakes (Pingree Grove)
Carillon is a gated 55+ neighborhood of 943 homes inside the larger Cambridge Lakes community in Pingree Grove, built from 2007 to 2019. It’s one of the few nearby options with attached ranch townhomes and duplexes as well as single-family homes, and for some of those attached homes the association handles lawn care, snow removal and exterior maintenance. The clubhouse has indoor and outdoor pools and a fitness center, and there’s a 3-hole golf course. 55places lists HOA dues of about $149 to $369 a month.
Questions I Help Every Downsizer Answer
- Single-family or attached? Attached homes can mean less exterior upkeep. Single-family homes give you more space and privacy.
- What does the HOA actually cover? Snow, lawn, exterior maintenance and amenities vary a lot between communities, and even between home types in the same community.
- How many stairs? Many 55+ homes are ranch plans, but basements and lot grades vary, so look closely.
- What will taxes be? Every 55+ community is in a different taxing area, so I pull the tax history for each home.
- What’s the timing? Buy first, sell first, or line them up together. We’ll plan it around your comfort level.
Property Tax Help for Homeowners 65 and Older
In McHenry County, several exemptions can lower a senior homeowner’s bill:
- Senior Citizens Homestead Exemption: reduces equalized assessed value by up to $8,000 for homeowners 65 or older.
- Low-Income Senior Citizens Assessment Freeze: freezes the assessed value at a base year for homeowners 65 or older with household income of $75,000 or less. The application is due July 1 each year.
- Senior Citizens Real Estate Tax Deferral: a state loan program of up to $7,500 a year toward property taxes for qualified seniors.
Rules differ in Kane and Cook counties, so always check with the county where your home is located, and I’ll make sure the exemptions on a home you buy carry over correctly.
Selling the Family Home First
Step one of any downsize is knowing your starting number. Get a free home value report for your current home — prepared personally, no obligation.
For many downsizers, the hardest part is the house you already own. I help with pricing, sorting what to keep, connecting you with movers and estate sale companies, and timing the sale so you’re not rushed. My SRES guide explains how I work with seniors and their families.
Start with a free home value report so you know what you’re working with. There’s no pressure to list.
Frequently Asked Questions
What 55+ communities are in the Northwest Suburbs of Chicago?
Sun City Huntley in Huntley, Edgewater by Del Webb in Elgin, and Carillon at Cambridge Lakes in Pingree Grove are three of the main ones. Each has its own clubhouse, HOA and rules.
Is Del Webb the only 55+ option near Huntley?
No. Besides Del Webb’s Sun City Huntley and Edgewater, Carillon at Cambridge Lakes in Pingree Grove is a gated 55+ neighborhood built by Cambridge Homes and D.R. Horton.
Are there 55+ townhomes in the Northwest Suburbs?
Yes. Carillon at Cambridge Lakes offers attached ranch townhomes and duplexes along with single-family homes.
What are HOA fees in Edgewater Elgin?
55places lists Edgewater HOA dues at about $176 to $293 a month. Confirm current dues with the association before you buy.
What property tax breaks do seniors get in McHenry County?
Homeowners 65 or older can get a Senior Homestead Exemption of up to $8,000 off equalized assessed value, and those with household income of $75,000 or less may qualify for the Senior Assessment Freeze.
What is an SRES agent?
An SRES® (Seniors Real Estate Specialist) is an agent trained to help people 50 and older buy, sell and plan later-in-life moves.
Let’s Plan Your Next Move Together
Whether you’re ready this year or just starting to think about it, I’m happy to talk it through. Call or text me at 224-858-0022 or contact me here.
Dana Gallagher, Broker (SRES®, CBR, CSR, ABR®, SRS®, Certified Luxury Home agent, BHHS Luxury Collection Specialist) | Berkshire Hathaway HomeServices Starck Real Estate | ★★★★★ 5.0 on Google (40 reviews)
Last updated October 2026. Community details come from public sources and change often.