O'Neil Property Group
Live Batavia listings updated daily from the MLS — plus what local buyers should know before making a move.
With Batavia’s median sale price running near $500K in 2026, this search covers roughly the lower half of the market — and it’s where the trade-offs get interesting. Under $500K you’re choosing between 1990s single-family homes in neighborhoods like Braeburn, older in-town stock walkable to the Riverwalk, near-new townhomes with money left over, or a new Ashton Ridge townhome fully optioned. The common thread: every one of these homes comes with the Tri-City fundamentals — the river, the trail, downtown, and municipal electric rates about 4% below the Illinois 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 1,600 to 2,700 square feet in the detached stock — three- and four-bedroom homes from the 1950s through 1990s, with Braeburn’s 1990s builds ($430K–$570K range, the lower half qualifying) the classic profile. In-town Victorians and postwar homes trade here too, condition depending. On the attached side, this budget buys the top of the market: new Ashton Ridge townhome quick move-ins run $450K–$490K.
Braeburn, off Western Avenue next to the 44-acre Braeburn Marsh forest preserve, is the neighborhood I show first at this budget — 210 single-family homes, no HOA, and a boardwalk through the wetland at the end of the street. The east side’s Fox Trail South occasionally dips under $500K, and the in-town blocks between Route 31 and the river produce charming older homes that trade on location.
At this price band you’re likely competing with move-up buyers carrying strong pre-approvals, so match them: fully underwritten pre-approval, inspection windows tight but not waived, and a pricing conversation grounded in comps rather than list price. On older in-town homes, budget for the mechanicals — we flag the furnace, roof, and service-panel age on every showing.
Half of Batavia trades below this line, which means selection is real but so is competition — sellers here averaged 100–101% of list through spring 2026. Homes near the river merit a FEMA flood-map check, which we run as a matter of course. And verify the tax bill on any specific property; Batavia’s effective rate runs about 2.63%.
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.