O'Neil Property Group
Batavia Highlands is the city’s ranch capital — a postwar neighborhood off Route 25 in northeast Batavia where 1950s–70s single-levels and split-levels trade from the high $200s. One defining fact: the neighborhood is served by Geneva CUSD 304 schools.
Batavia Highlands occupies the city’s northeast corner — Douglas Road, Thoria Road, and Davis Road off the Route 25 corridor, east of the Fox River at the Geneva border. The housing is postwar to its bones: ranches and split-levels built predominantly 1956–1975 (the plat records run 1952–1999), from efficient 972-square-foot singles to 2,734-square-foot expanded homes, on the mature-tree lots that only seventy years can grow.
This is Batavia’s most attainable detached neighborhood: recent sales ran $295,000–$385,000 with a median near $315K — high-$200s listings still appear — and there’s no HOA anywhere in it. That price point draws first-time buyers and downsizers into the same open houses, and solid ranches here routinely take multiple offers inside a week.
The fact that defines the neighborhood on paper: despite the Batavia address and city services, Batavia Highlands is served by Geneva Community Unit School District 304 — Western Avenue Elementary, Geneva Middle School, and Geneva Community High School — a boundary that has shifted between specific Geneva schools over the decades. State it plainly and verify it per address with the district; it’s a fact that cuts differently for different buyers, and it’s better known before the offer than after.
Pricing reflects Batavia Highlands sales and active listings as of mid-2026.
The 972–1,400 square foot singles — Batavia’s lowest-priced detached homes. Estate-sale condition is common; sweat equity still works here, and investors compete accordingly.
See listings →The split-levels and expanded ranches toward 2,700 square feet, plus anything renovated — the neighborhood’s recent top sale closed at $385,000 on Douglas Road.
See listings →Recent averages near $6,300 — the lowest bills of any Batavia neighborhood we cover, riding on the entry-level assessed values. We pull actual bills per property.
See listings →A dedicated Batavia Highlands listing feed is being configured. In the meantime, every active Batavia listing — including Batavia Highlands — is searchable below, updated in real time from the MLS. Or call or text Kealan at 630-381-4995 for a current list of Batavia Highlands homes.
The oldest streets in this guide series — canopy, established gardens, and lot lines that predate the subdivision era’s uniformity.
The river road runs north to Geneva’s downtown and Metra station in minutes and south to Batavia’s Wilson Street bridge — two downtowns inside a ten-minute radius.
Postwar platting means no association — fences, sheds, and paint colors answer to city code alone.
High-$200s detached listings still exist here — the last neighborhood in Batavia where that sentence is true, which is why it moves fast.
School names, grades, and locations are listed as facts only. Attendance boundaries can change — verify the current assignment for any specific address directly with the district.
The current elementary assignment for the neighborhood per district records — assignments here have changed over the decades, so confirm with CUSD 304 for any specific address.
Serves the neighborhood from Geneva; district bus service covers the area.
The district’s high school in Geneva — about ten minutes north via Route 25.
Downtown Batavia’s river blocks run five minutes south on Route 25; the Riverwalk and Wilson Street shops just across the bridge. Fabyan Forest Preserve — windmill, Japanese garden, trail access — sits practically next door.
Route 25 and Kirk Road bracket the neighborhood north-south; Fabyan Parkway crosses to Randall Road’s retail in ten minutes. Fermilab’s campus is about eight minutes southeast.
Geneva’s Metra station (UP-West) is about six minutes — the shortest station drive of any neighborhood in this guide series. Driving, I-88 via Kirk Road puts the Loop 50–70 minutes out.
We work Batavia Highlands and the rest of Batavia every week. Get real answers about pricing, taxes, and what’s coming to market.