O'Neil Property Group
Live Batavia listings updated daily from the MLS — plus what local buyers should know before making a move.
Batavia is building again — more actively than at any point in the last decade. Pulte’s Ashton Ridge is transforming the former Siemens factory site a mile from downtown into 73 single-family homes (from $499,990) and roughly 90 townhomes (from $399,990), with H.C. Storm Elementary, Batavia High, and the downtown river blocks all in walking distance. West of Randall Road, Pulte’s Winding Creek — about 163 ranch and two-story homes started in 2023 — is selling its final residences. And just across the city line with Batavia 101 schools, Pulte’s Harvest Point and Lennar’s Abbey Meadows add hundreds more homes to the pipeline.
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 Pulte’s Meadows and life-tested plan series: ranches from about 1,500 square feet to two-stories over 3,400, with 2–5 bedrooms, flex rooms, and fiber internet standard. Base prices are the starting point — lot premiums and design-studio options typically add 10–20%, and quick move-in homes price the options in. Ashton Ridge carries a dormant backup SSA (a $0 levy unless the HOA stops maintaining common areas) — standard for new Batavia subdivisions.
Ashton Ridge is the story here: infill new construction walkable to a real downtown is rare anywhere in the Fox Valley, and it’s why the community draws buyers who’d otherwise shop Geneva. Winding Creek suits buyers who want Randall Road convenience and ranch plans. Harvest Point and Abbey Meadows carry Aurora addresses with Batavia 101 schools — verify the assignment per address, and expect the address nuance to show up in pricing.
Builder sales offices represent the builder — bring your own representation, at no cost to you. We negotiate incentives (rate buydowns, closing costs, design credits), review the purchase agreement’s escalation and completion clauses, and walk the home at pre-drywall and final with an independent inspector. Never skip the independent inspection on new construction.
New construction timelines run 6–10 months for to-be-built homes; quick move-ins compress that to 30–60 days. Property taxes on new homes reset to the improved value after the first full assessment year — budget for the real number, not the vacant-lot bill the listing may show. We model the true post-assessment payment on every new build.
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.