O'Neil Property Group
Live Batavia listings updated daily from the MLS — plus what local buyers should know before making a move.
Single-family homes are the backbone of the Batavia market — roughly 80 active listings in mid-2026 spanning $291K to $1.175M, with the median near $500K and about $227 per square foot. The range is the point: 19th-century originals near downtown, postwar ranches east of the river, 1990s two-stories in Braeburn and Fox Trail, luxury customs in Tanglewood Hills, and brand-new Pulte builds at Ashton Ridge and Winding Creek. Whatever the budget, there’s a detached path into the Tri-Cities here.
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 the widest condition spread in the market: century homes with updated kitchens and knob-and-tube surprises, 1990s stock due for its second kitchen, and new construction with warranties. Lot sizes run from downtown’s compact grid to Tanglewood’s half-acres. Most of the 1990s neighborhoods — Fox Trail, Prairie Trails, Braeburn — have no HOA, which still surprises buyers coming from newer towns.
Match the neighborhood to the budget: Batavia Highlands ranches from the high $200s (Geneva 304 schools — verify per address), Braeburn in the $430s–$570s, Fox Trail $565–$775K, Prairie Trails to $825K, Tanglewood Hills $850K–$1.3M+, and new builds from $499,990. In-town blocks west of the river trade on walkability and character rather than square footage.
On homes older than 1990, we scope the big four before you write: roof, HVAC, electrical service, and any river-proximity flood mapping. On 1990s homes, price kitchens and baths honestly against the comps. And on any Batavia purchase, pull the actual tax bill — at a 2.63% effective rate the differences between neighborhoods are real money.
Detached homes here averaged about 20 days on market in mid-2026 with full-price outcomes the norm. The sub-$400K detached segment is the scarcest — when a solid one lists, it draws the entire entry market’s attention inside a weekend. Set alerts and tour fast at that end.
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.