O'Neil Property Group
Live Batavia listings updated daily from the MLS — plus what local buyers should know before making a move.
Under $400K in Batavia buys real choice: Lennar’s Prairie Commons townhomes from 2019–2023 resell in the $350s–$390s, Pulte’s new Ashton Ridge townhomes start at $399,990 a mile from downtown, Deerpath Crossing townhomes trade around $300K–$365K, and the Batavia Highlands neighborhood east of the river lists 1950s–70s ranches from roughly $295K. That mix — near-new attached homes versus older detached homes — is the core decision at this budget, and each side has real advantages. Either way you get the Riverwalk, the trail, the quarry beach, and electric rates below the state average.
Looking for help narrowing down your search? Call or text Kealan at 630-381-4995 for a personalized list of homes that match your budget and priorities.
Active listings pulled directly from the MLS.
Expect two very different products: attached homes of 1,400 to 2,400 square feet built since 2019 with 2-car garages and HOA-covered lawn and snow, or detached ranches and split-levels of 970 to 1,800 square feet from the postwar decades, mostly east of the river, with no association at all. Newer attached stock wins on finishes and mechanicals; older detached wins on yard and independence.
Prairie Commons (off Kirk Road at Wind Energy Pass) is the steadiest supplier at this price — Lennar built roughly 150 townhomes there through 2023 and resales average around $376K. Ashton Ridge Towns puts brand-new construction within walking distance of downtown. In Batavia Highlands, note that addresses are served by Geneva CUSD 304 rather than Batavia 101 — a fact worth confirming per address either way.
Conventional financing with as little as 5% down is routine here, and FHA works for most of the attached stock. On new construction, ask about builder rate buydowns and closing-cost incentives — we negotiate these directly with Pulte’s sales teams at no cost to you. On resale townhomes, review the HOA’s reserves and any upcoming special assessments before your inspection window closes.
This is Batavia’s most competitive price band — entry buyers, downsizers, and investors all shop it. Homes averaged about 20 days on market in mid-2026 with sellers getting essentially full list price, and the best-priced listings went pending in under 10 days. Pre-approval in hand before you tour is the baseline.
Whether you are just starting your search or ready to schedule a showing, Kealan O’Neil is here to help you every step of the way.