O'Neil Property Group
Live Batavia listings updated daily from the MLS — plus what local buyers should know before making a move.
The $500K–$750K band is Batavia’s move-up heartland. This is Fox Trail’s 2,100–4,600 square foot two-stories off Hart Road, Prairie Trails’ pond-lot homes west of Raddant, Winding Creek’s 2023–2026 Pulte builds reselling with upgrades, and Ashton Ridge’s new single-family plans optioned out. Most of Batavia’s four-bedroom, three-car-garage inventory lives here, and it’s the band where buyers coming from Geneva and St. Charles budgets notice they’re getting a bigger house on the same river.
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 2,100 to 4,600 square feet, four or five bedrooms, and lots from a quarter acre up. The 1990s–2000s stock (Fox Trail, Prairie Trails) delivers space and mature trees, usually with no HOA; the 2023–2026 stock (Winding Creek, Ashton Ridge) delivers new mechanicals, open plans, and fiber internet with a modest monthly fee. Finished basements and three-car garages are common asks — and commonly found — in this band.
Fox Trail (three connected plats: core, North, and South) is the east side’s signature move-up neighborhood — recent sales ran $565K–$775K, including a June 2026 close at $671,500. Prairie Trails posts similar numbers with waterfront lots at the top. On the west side, Winding Creek resales have traded from the mid-$500s to the $800s depending on plan and options.
Move-up buyers usually have a home to sell — sequencing matters more than anything at this band. We regularly structure sale-contingent offers that win, or line up bridge options so you can buy first. On newer resales, pull the builder’s options list; on 1990s homes, price the kitchen and primary-bath updates into your offer rather than discovering them after.
Inventory in this band improves in summer but the best homes still move inside three weeks. Taxes are the line item to watch: larger homes here carry annual bills in the $12K–$14K range at Batavia’s 2.63% effective rate. No SSA surprises in the established neighborhoods — Fox Trail and Prairie Trails have no HOA at all.
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.