O'Neil Property Group
Live Batavia listings updated daily from the MLS — plus what local buyers should know before making a move.
Condos are Batavia’s lowest-maintenance entry point — and some of the best-located housing in town, with associations near downtown putting the Riverwalk, the farmers’ market, and the Wilson Street bridge within a short walk. Attached-home listings (condos and townhomes together) ran $305K to $524K in mid-2026, with true condos concentrated at the lower half of that range. For downsizers staying in town and first-time buyers who want the Tri-City address without the yard work, this is the search.
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 one- to three-bedroom units, roughly 900 to 1,800 square feet, in low-rise buildings and attached clusters from the 1970s through the 2000s. Association fees cover exterior, lawn, and snow, and often water; parking ranges from surface lots to attached garages. Elevator buildings are scarce, so ask early if single-level living without stairs is the requirement.
The most walkable stock sits near the downtown core and along the Route 25 corridor east of the river — some units come with genuine river views. Kirk Road associations trade convenience to Fermilab and the I-88 commute. Downtown-adjacent units move fastest; the location does the selling.
Condo financing has its own gates: your lender must confirm the association is warrantable (owner-occupancy ratio, reserves, litigation, single-entity ownership). We request the association’s budget, reserve study, and meeting minutes during attorney review — special assessments hide in the minutes. FHA works only in FHA-approved associations, which are the minority, so plan financing before you fall for a unit.
Batavia’s condo supply is small — a couple dozen active attached listings is a normal month, and only part of that is true condos. When a well-priced downtown unit lists, it draws the same first-weekend crowd as a starter house. Investors: confirm the association’s rental cap before you offer.
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.