O'Neil Property Group
Live Batavia listings updated daily from the MLS — plus what local buyers should know before making a move.
Batavia’s luxury market centers on Tanglewood Hills, the five-phase community on the far west side where custom and semi-custom homes of 3,300 to 6,700 square feet sit on lots near a half acre — 2025–2026 sales there ran from $850K to $1.33M. Beyond Tanglewood, the tier includes Fox River frontage on both banks, Prairie Trails’ largest waterfront homes, and scattered estate properties on the city’s rural west edge. Active luxury listings in mid-2026 spanned $725K to $1.175M — a meaningful discount to comparable homes one town north in Geneva or St. Charles.
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 four to six bedrooms, three-plus-car garages, finished lower levels, and either acreage, water, or community amenities as the differentiator. Tanglewood Hills adds a residents’ clubhouse, pool, and tennis complex with Grace McWayne Elementary inside the neighborhood; riverfront properties trade on the water itself; and the custom stock west of Randall delivers privacy and land.
Tanglewood Hills is the volume leader — enough turnover each year to establish real comps, which matters in a segment where overpricing costs months. Distinguish it from the adjacent, unrelated “Tanglewood” and “Tanglewood Estates” areas when you read the comps; the three are frequently conflated on the portals. Riverfront listings are rarer — a handful a year — and the best ones sell off-market or in the first week.
Jumbo financing thresholds matter here: structuring the down payment to stay conforming can save real money, and we coordinate with lenders who portfolio Fox Valley luxury. Appraisal risk is the other lever — in a thin segment, your agent’s comp package often decides whether the deal holds together at price.
Luxury inventory in Batavia is thin enough that serious buyers should be set up on instant alerts and open to off-market conversations — we know which Tanglewood Hills and riverfront owners are a phone call from listing. Days on market run longer than the city average, which is normal for the segment, and taxes on these homes commonly run $15K–$19K.
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.