"Subject to reduction, but not increase." That phrase sits in the redevelopment agreement draft attached to the incentive ordinance for D.R. Horton's Lakepointe townhomes, which Lombard's Village Board passed on September 17, 2026, and it explains more about the town's attached-home market than any median on a portal. The clause cuts the developer's public subsidy as the average price of the new homes rises. To agree on that, the Village first had to estimate what the homes would sell for. Its estimate is higher than what a typical detached house in Lombard sells for.
For anyone comparing a Lombard townhome with a house, that changes the comparison. In this town, the word "attached" now covers two products with very different prices.
Two numbers filed under the same word
Start with the market data. In Midwest Real Estate Data's Lombard Local Market Update for September 2026, with data current as of October 14, 2026, the median attached single-family sale was $199,000 for the month and $265,000 over the trailing 12 months. Detached homes had a median of $435,000 in September and $425,000 over the trailing 12 months.
Now the Village's estimate. The June 26, 2026 term sheet for Lakepointe at Yorktown lists an estimated average sale price of $557,360 per unit across 157 townhomes. That is roughly 2.1 times the trailing-year attached median and about $132,000 above the trailing-year detached median.
| Lombard benchmark | Figure | Period |
|---|---|---|
| Attached median, MRED | $265,000 | 12 months through September 2026 |
| Attached median, MRED | $199,000 | September 2026 |
| Detached median, MRED | $425,000 | 12 months through September 2026 |
| Detached median, MRED | $435,000 | September 2026 |
| Lakepointe estimated average sale price | $557,360 | Village term sheet, June 26, 2026 |
MRED reports every attached sale in Lombard under a single "Attached Single-Family" heading, with no breakdown by building type or age, so one median covers the whole category. MRED's report also warns that one month's numbers can look extreme because the sample is small, which is why the 12-month figures are the steadier comparison.
Why this site needed a subsidy at all
Lakepointe sits at 600–670 E. Butterfield Road, on 26.8 acres that were the Northern Baptist Theological Seminary campus from the 1960s until 2017. In 2020 the current owner got approval for a Golf Social driving range, a Moretti's restaurant, a gas station and a 400-unit multifamily building. Only the parcel set aside for a Village water tower moved forward, and the rest of the property went back on the market. Village staff noted that the site had been vacant for nearly ten years and generated no revenue for the Village.
The site is hard to build on. A stormwater pond covers the south end, a delineated wetland covers the east side, and the townhomes are clustered in the middle to avoid both. The June 23, 2026 staff memo lists the costs D.R. Horton identified as unusual for a townhome site:
- Demolition and site preparation: $801,600
- Deep structural foundations for eight buildings that need concrete columns: $825,000
- Public right-of-way, street and utilities: $1,856,827
- Pond, park and wetland improvements: $664,071, $435,718 and $116,687
- Park and open-space land conveyed for public use: $1,505,984
Those costs add up to more than the incentive. Staff put the total project cost at $75,484,734. D.R. Horton asked for $4,500,000 from the Butterfield-Yorktown TIF District, which is 5.96% of that total. The Board passed the ordinance on first reading September 3 and on second reading September 17, 2026, as The Lombardian reported.
The clause that ties the subsidy to the sticker
The terms below come from the agreement draft dated September 15, 2026, which was attached to the ordinance the Board passed in the Village's Legistar file. The draft doesn't hand over $4.5 million up front. Most of it is reimbursed pay-as-you-go from the extra property taxes the project generates, and only if those funds are available. The payment for the park land works separately: it is deferred until the park improvements are finished and the land is conveyed. The pay-as-you-go portion is the part that responds to price.
Once D.R. Horton has sold every unit to its first buyer, the Village calculates the average sale price, including all options and upgrades. Resales don't count. The draft then adjusts the pay-as-you-go portion as follows:
| Average sale price to first buyers | Share of pay-as-you-go incentive kept |
|---|---|
| $580,000 or less | 100% |
| Above $580,000, up to $600,000 | 80% |
| Above $600,000, up to $620,000 | 60% |
| Above $620,000, up to $640,000 | 40% |
| Above $640,000, up to $660,000 | 20% |
| Above $660,000 | 0% |
The staff memo calls this structure a clawback. The incentive is there to cover a gap between what the site costs to build on and what the homes can sell for. If buyers pay well above the estimate, the gap was smaller than projected, and the public share shrinks to match. In practice, the Village estimated an average of $557,360 for this product, and under the draft, an average above $580,000 with upgrades included would cost the developer part of its subsidy.
That is the most specific price signal Lombard has for new townhomes, and it is far above anything in the town's attached-home statistics.
What the premium is paying for
Most of the gap between $265,000 and $557,360 is the product itself. Lakepointe has two models: 107 rear-load Seaboard townhomes and 50 front-load Buckingham townhomes. The Seaboard is three and a half stories, with a mean height of 33 feet 9 inches. Every unit has a two-car garage plus room for two cars in the driveway.
The rest is the land around the homes. The plan sets aside about 12 acres of open space:
- A 1.42-acre park with a playground, pavilion, overlook patio and seating.
- A 6.36-acre pond area with new landscaping and an asphalt trail.
- A 4.22-acre wetland that stays as naturalized prairie, with a new 6-foot asphalt trail of roughly 1,355 feet.
The gross density is 5.8 units per acre, well under the 12.4 allowed in the R3 district. Maxant Drive, now a private drive, will be improved and dedicated as a public street, and it will connect to Convention Way on the Target property, giving a route between Butterfield Road and 22nd Street. The Village's traffic consultant, KLOA, found enough capacity on surrounding roads for 157 townhomes, and staff noted that this plan generates far less traffic than the 2020 Golf Social plan would have.
Some of that open space comes with a recurring cost. Under the term sheet, the homeowners' association covers the annual pond maintenance payment, estimated at $8,280, or $52.74 per unit per year. The payment rises each year by 5% or CPI, whichever is lower. It's a small line item, but it belongs on the comparison sheet next to any resale condo's assessments.
Where the new tier is already showing up
Lakepointe isn't the first of these. D.R. Horton's Summit at Yorktown, on the former Convenience Center property north of Yorktown Center, is a 90-townhome first phase that the Village's development tracker described as nearly complete in October 2026. This fall, the builder's community page listed one available home: 378 Summit Circle, a three-story, 2-bedroom, 2.5-bath townhome with 1,661 square feet and a two-car garage, at $469,990, reduced from $480,140. The same tracker lists entitlements for a 59-townhome second phase on 3.59 acres, with completion estimated for 2027/28.
So the townhomes going up around Yorktown are priced from the high $400,000s toward the mid-$500,000s, while Lombard's attached resales overall are trending the other way. In September 2026, attached homes averaged 54 days on market, up from 40 a year earlier. Sellers received 96.3% of original list price, down from 97.9%, and month-end inventory rose to 45 from 40. Over the same stretch, detached homes sold in an average of 32 days, at 98.5% of original list.
For a buyer, the practical point is that the town's attached median isn't a useful yardstick for new construction near Yorktown, and new construction isn't a useful yardstick for an older attached resale. The townhome you're touring belongs in one of two separate markets. They differ in price, speed and negotiating room, and the median blends them.
A few questions buyers ask about Lakepointe
Is $557,360 the price of a Lakepointe townhome? No. It's the average sale price the Village estimated in its June 26, 2026 term sheet. It is not a list price for any model or unit.
Does the clawback cap what buyers can pay? No. It only reduces the developer's pay-as-you-go reimbursement if the average first-sale price, including upgrades, goes above $580,000. It doesn't limit any individual price and doesn't apply to resales.
When would homes be ready? The June staff timeline projected construction starting in fall 2026, first occupancy in fall 2027 and completion in April 2030. The agreement draft attached to the ordinance allows until December 31, 2033 to finish.
This post is general information about public records and market data, not legal, tax or financial advice. If an HOA budget, an assessment or a tax question affects your decision, please confirm it with the right professional.
If you're deciding between a new townhome near Yorktown, an older attached resale or a detached house somewhere else in Lombard, Team Baker can set each one against the sales that actually match it, so you know which market you're buying in before you write an offer. Contact Us to start that comparison.
