What Batavia development should you know about before you buy?
The biggest Batavia development questions for 2026 sit along the Fox River: the future of the city-owned dam and Depot Pond, a proposed downtown TIF district, and a new plan for the South River Street corridor. Farther out, a farm on the city’s north side was annexed for up to 160 residential units, and the city raised its property tax rate and utility rates for 2026. None should stop you from buying, but each can change what you pay, what you see, or how you get downtown.
By Kealan O’Neil | October 21, 2026
If you’re starting to look at homes in Batavia, IL, most of what you’ll read covers the Riverwalk, the quarry beach, and the commute. Those parts won’t change much.
The parts that will change are in City Council packets, not listing photos. Here are six Batavia development items to know before you write an offer.
1. Batavia development on the river: the dam and Depot Pond
The first Batavia development question is an old structure. The dam in downtown Batavia is owned by the city, not the state. The Batavia Fox River Corridor Master Plan, prepared by the city and the Batavia Park District, describes it as about 365 feet long with a drop of roughly 11.5 feet.
That dam holds back the roughly 6-foot impoundment that keeps Depot Pond, next to the Riverwalk, supplied with river water. The master plan’s Q&A says earlier engineering studies found that losing the dam drained the pond, which is why the city prefers “Concept B.”
Under Concept B, the old dam would be lowered into a series of rock weirs across the river, a berm would run from the Riverwalk to Duck Island, and a new low weir would keep Depot Pond at its current surface level. The Fox River Corridor Master Plan puts that option at $13.5 million.
So where does it stand? In an August 2026 Daily Herald report, Batavia’s city administrator said the city still aims to remove its dam eventually, while a federal Army Corps of Engineers study of the Fox River dams is paused. Geneva’s city website says the Army Corps final report is expected in late 2026 or early 2027.
What it means for you: if a condo or house faces the river or Depot Pond, the water you see today is not guaranteed for the next 20 years. Treat any future change as a real unknown, not a selling point either way.
The master plan also notes that the riverfront project area sits in a FEMA Zone AE flood hazard area. For any river-adjacent address, check the FEMA flood map yourself and price flood insurance before you’re under contract. Our post on insurance contingencies walks through how to build that check into your timeline.
2. Proposed TIF #7 on the downtown riverfront
On October 19, 2026, the City of Batavia published a legal notice creating an “interested parties” registry for a proposed TIF #7 district. The notice describes the area as bounded by Wilson Street and First Street on the north, South River Street and the Fox River on the east, Union Avenue on the south, and Water Street and both sides of South Batavia Avenue on the west.
This is the second try for this Batavia development tool. In March 2026, city staff recommended Ordinance 2026-011 to pause the TIF #7 process and cancel a scheduled public hearing for more review, and the new notice suggests the process is moving again.
The first project expected in TIF #7 is the reuse of the former Pamarco factory at 190 South Water Street as headquarters for QT9, a software company. A January 2026 city memo lists a $12 million project cost, a $1,867,500 TIF incentive, and a district that would not expire until 2050.
Does a TIF raise your property taxes?
Not directly. Under the Illinois TIF law, 65 ILCS 5/11-74.4-8, taxes on the value a property had when the district was created keep going to the usual taxing bodies, and taxes on growth above that base go into a special fund for redevelopment costs.
The same section says property in a TIF still pays the same uniform tax rate as everyone else. What changes is where part of the money goes, not the rate you pay.
If you’re buying inside the proposed boundary, expect nearby construction, possible new businesses, and public notices you can sign up for at City Hall.
3. The South River Street corridor plan
South River Street, which is also Illinois Route 25, runs from downtown toward the south edge of Batavia. In January 2026, the city adopted the South River Street Corridor Plan as part of its Comprehensive Plan through Ordinance 2026-001.
The plan splits the corridor into four sub-areas: East South River Street, Fox River Trail, West South River Street, and the Southern Gateway. Some concepts show apartment or townhome buildings or a mix of uses where there is commercial or industrial space today, while others keep the industrial park in place.
A plan is a guide, not a construction schedule. City staff noted that Southern Gateway redevelopment would need the owners’ participation and that sewer capacity would be reviewed project by project.
One Batavia development project in the corridor is already moving. In June 2026, the city approved a $1 million TIF agreement for a 72-unit apartment building at 400 South River Street, a former quarry site. The city’s memo puts the total cost above $28 million.
What it means for you: homes along and just west of South River Street may see construction and traffic changes in the next few years. Skim the corridor plan before you buy there, because it shows what the city wants on nearby parcels.
4. Thompson Farm annexation on the north side
In early 2026, Batavia annexed the Thompson Farm property near Wenmoth Road and Fabyan Parkway. The January 27, 2026 Committee of the Whole minutes describe an agreement capped at 160 residential units, with denser housing on full city utilities in one part of the site and large-lot homes elsewhere.
According to those minutes, the large-lot homes would sit on lots of roughly 20,000 square feet and use city electric and water with private septic systems. A traffic study would be required when the site develops, and Fabyan Parkway stays under county control.
Timing and exact layout for this Batavia development are not set. If you’re looking near Wenmoth Road or Fabyan Parkway, expect a future construction phase nearby.
As our guide to future development in Yorkville puts it, a vacant field next to a listing is rarely permanent.
5. Route 31 and Wilson Street changes downtown
Route 31 is a state highway, so the Illinois Department of Transportation has the final say on lanes, parking, and crossings. The same January 2026 Committee of the Whole minutes say IDOT strongly favors adding a westbound right-turn lane at Wilson Street, which would mean removing some on-street parking.
Local reporting in February 2026 added that the city wants rapid flashing beacons at Millview Drive and McKee Street. None of this is final until IDOT signs off.
What it means for you: near downtown, the Wilson Street and Route 31 corner may work differently in a few years. If on-street parking matters to you, ask the city where the plans stand.
6. New 2026 tax and utility rates
Batavia development also shows up on your monthly bill. The city’s 2026 budget announcement raised the city property tax rate from $0.76 to $0.86 per $100 of equalized assessed value, with another 10-cent increase planned for 2027.
The city estimated that change at about $125 a year for the owner of a $400,000 home. That’s only the city’s slice; your total bill depends on every taxing body on it.
The same budget raised electric rates 3%, the first increase since 2015, and water rates 3%, plus a $3.75 monthly residential capital fee. Sewer rates went up 8%.
The current sewer schedule in the Batavia city code lists a $14.63 monthly fixed charge for the smallest meter size (0.75 inch or less), $6.48 per 100 cubic feet of water used, and a separate $3.75 residential sewer capital fee. Ask the seller for 12 months of city utility bills so you can see the real numbers for that house.
If you think a Batavia assessment is too high after you buy, our guide to property tax appeals in Kendall and Kane counties covers the process.
What the best real estate agents in Batavia, IL check before you make an offer
When people search for the best real estate agents in Batavia, IL, they’re usually looking for someone who knows more than the listing sheet. Here’s the Batavia development checklist we work through on each address:
- Find the address on the city’s planning maps. Check whether it sits inside the proposed TIF #7 boundary, the South River Street corridor, or near an annexed parcel.
- Check river exposure. For river or Depot Pond addresses, pull the FEMA flood map and read the dam options in the corridor master plan.
- Read the latest council packets. Committee of the Whole and City Council agendas show what is moving and when public hearings are set.
- Register for notices if you’re close to a project. TIF #7 has an interested parties registry at City Hall, 100 N. Island Ave.
- Ask for 12 months of utility bills. Batavia runs its own electric, water, and sewer service, so the city bill tells you a lot about the home.
- Budget the tax bill on current rates. Use the latest bill and the city’s 2026 rate, not an old listing estimate.
Batavia development questions buyers ask
Will Batavia remove the Fox River dam?
Does a TIF district raise property taxes in Illinois?
Where is the proposed Batavia TIF #7?
How can I follow Batavia development projects before I buy?
How do I choose the top real estate brokerage in Batavia, IL when the area is changing?
Start your Batavia search with what’s planned, not only what’s listed
Most Batavia development moves slowly. The dam, TIF #7, the River Street plan, and Thompson Farm all take years, which gives you time to read the documents and pick a home with your eyes open.
If you’d like help sorting out what’s planned near a specific Batavia address, or you’re just starting to compare towns, we’re happy to talk it through with no pressure. Our Batavia home search page is a good place to start. Call or text Kealan at 630-425-8815.
About Kealan O’Neil
Kealan O’Neil is the Designated Managing Broker and founder of O’Neil Property Group, an independent real estate brokerage based in Yorkville, Illinois. He and his team help buyers and sellers in Yorkville, Oswego, Montgomery, and the surrounding Kendall and Kane County communities, and he owns and manages a local rental portfolio, so he approaches every decision as both a broker and an investor. Call or text Kealan at 630-425-8815.
This post is general information about real estate in the Fox Valley, not legal, tax, or financial advice. Real estate laws, tax rules, and municipal ordinances change, and how they apply depends on your specific situation. Talk with a licensed attorney, CPA, or lender before making decisions about a purchase, sale, or tax matter. O’Neil Property Group is a licensed Illinois real estate brokerage.