O'Neil Property Group
The Windmill City — about 26,000 people on the Fox River in Kane County, with a downtown built around a 12-acre riverwalk, a swimming quarry, Fermilab on its eastern edge, and the oldest city charter in the county.
Batavia is the town I show buyers who want the Fox River Tri-Cities lifestyle with a little more housing for the money. It sits on both banks of the river between Geneva and North Aurora, about 40 miles west of the Loop, and it has something neither neighbor can claim: its own municipal electric utility, a swimming quarry, and a 6,800-acre national laboratory inside the city limits.
Downtown is the anchor. The 12-acre Batavia Riverwalk—built over six years largely by resident volunteers—wraps around the Peg Bond Center and Depot Pond, with kayak rentals in summer and ice skating in winter. A block away, the Batavia Boardwalk Shops incubate ten rotating small businesses each season, Water Street Studios houses 26 working artist studios and three galleries, and the Saturday farmers’ market runs mid-May through mid-October on River Street. The restored windmills displayed along the river aren’t decoration for its own sake—seven manufacturers built windmills here between 1863 and 1951, which is how Batavia earned the Windmill City name.
The housing stock covers more range than most buyers expect. East and west of downtown you’ll find 19th-century originals and postwar ranches; the 1990s added subdivisions like Braeburn, Fox Trail, and Prairie Trails; Tanglewood Hills built out the luxury west side through 2020; and builders are active again—Pulte is selling townhomes from $399,990 and single-family homes from about $500K at Ashton Ridge, the redevelopment of the former Siemens factory site a mile from downtown, while Winding Creek off Randall Road sells its final homes. Lennar’s Prairie Commons townhomes, built 2019–2023, are now the east side’s steadiest resale entry point.
Batavia incorporated in 1833, making it the oldest city in Kane County, and the historic fabric survived: the limestone buildings downtown came from the same quarries that now hold the city’s swimming beach. Fermilab—the Department of Energy’s particle physics laboratory—has occupied the city’s eastern edge since 1967, complete with a resident bison herd and public trails.
Route 31 runs up the west bank and Route 25 the east, with Kirk Road and Randall Road carrying the north-south retail and commuter load and Fabyan Parkway crossing east-west. I-88 is about 10 minutes south via Orchard Road, Route 31, or Farnsworth. There’s no Metra station in town: most commuters drive 6 minutes to the Geneva station on the Union Pacific West line (about an hour to Ogilvie, with a $2/day parking deck that fills early) or 12 minutes to the Aurora Transportation Center on the BNSF for express service to Union Station. Pace Route 802 and the Batavia On Demand service connect both stations without a car. O’Hare runs about 50 minutes, Naperville about 20.
What we’re seeing on the ground across Batavia neighborhoods as of summer 2026.
Batavia’s median sale price has run roughly $475K–$520K through spring and summer 2026, around $224 per square foot. Townhomes and condos trade from the low $300s to the low $500s, and the luxury and riverfront tier reaches $725K to $1.2M. Compare Geneva and St. Charles next door.
Homes averaged about 20 days on market in June 2026—and during the spring push, well-priced listings went pending in under 10. Sellers have been getting essentially full list price, with sale-to-list ratios running 100–101% since February.
Pulte’s Ashton Ridge has townhomes from $399,990 and single-family plans from $499,990 a mile from downtown, while Winding Creek off Randall Road sells its final homes. Lennar’s Abbey Meadows townhomes are coming to the Raddant/Butterfield corridor from the low $400s.
Supply has been the story all year: city inventory ran near one month of supply through spring 2026, down double digits from a year earlier. Selection improves in summer, but buyers who wait on a specific neighborhood here can wait a while—and sellers still hold the leverage.
The steadiest pipeline is buyers who started their search in Geneva or St. Charles and found more house for the money one town south, plus relocations from DuPage County drawn by the river towns and the I-88 and Fermilab employment corridors.
Batavia’s effective property tax rate runs about 2.63%, with a median annual bill near $8,800. A partial offset: the city runs its own electric utility, with residential rates about 4% below the Illinois average. Most newer subdivisions carry only dormant “backup” SSAs—verify the full bill on any specific Kane County property.
Every subdivision in Batavia has its own feel. Scroll through the ones our buyers ask about most.
Batavia’s flagship luxury community on the far west side—custom and semi-custom homes of roughly 3,300 to 6,700 sq ft with a residents’ clubhouse, pool, and tennis, and Grace McWayne Elementary inside the neighborhood. Recent sales $850K–$1.3M+.
Explore Tanglewood Hills →Pulte’s redevelopment of the former Siemens factory site at McKee Street and Van Nortwick Avenue—73 single-family homes plus townhomes about a mile from downtown. Towns from $399,990, singles from $499,990, selling now.
Explore Ashton Ridge →Southeast-side favorite off Hart Road: two-story singles of roughly 2,100 to 4,600 sq ft built 1990–2007 across Fox Trail, Fox Trail North, and Fox Trail South, with ponds, parks, tennis courts—and no HOA. Recent sales $565K–$775K.
Explore Fox Trail →Pulte’s ranch and two-story community off McKee Street west of Randall Road—about 163 homes, 1,683 to 3,473 sq ft, built 2023–2026. Base pricing started near $494K and the final homes are selling now, with resales already trading in the $500s–$800s.
Explore Winding Creek →Lennar’s townhome community east of Kirk Road: two- and three-story plans of 1,472 to 2,381 sq ft with 2-car garages and HOA-covered lawn and snow. Resales trade in the $355K–$420K range—the east side’s steadiest entry point.
Explore Prairie Commons →210 single-family homes off Western Avenue on the west side, next to Braeburn Park and the 44-acre Braeburn Marsh forest preserve with its boardwalk. 1990s builds of roughly 1,600 to 3,400 sq ft trading $430K–$570K, with no HOA.
Explore Braeburn →Every active listing in Batavia, pulled directly from the MLS. Use the filters to narrow by price, beds, or property type.
Batavia Public School District 101 is a preschool-through-12 unit district of roughly 4,600 students serving most of the city plus small portions of Aurora, North Aurora, and Geneva—one high school, one middle school, and six elementary schools.
The district’s single comprehensive high school, serving about 1,800 students with academic, athletic, arts, and career-technical programs.
The district’s middle school, serving about 1,100 students citywide before they move on to Batavia High School.
Located inside the Tanglewood Hills subdivision on the far west side; also serves Winding Creek and nearby streets.
Serves near-west neighborhoods including the Braeburn area, and is within walking distance of the new Ashton Ridge community.
East-side school near the river, serving the Fox Trail corridor and surrounding neighborhoods.
Serves east-side neighborhoods including the Prairie Commons townhome community off Kirk Road.
Serves the city’s south side, including the Prairie Trails subdivisions west of Raddant Road.
Elementary school and home of the district’s Early Childhood Center for its youngest learners.
Note: District boundaries cross municipal lines—a few Batavia addresses, including the Batavia Highlands area east of the river, fall in neighboring Geneva CUSD 304. Private options in town include Holy Cross Catholic School (PK–8) and Immanuel Lutheran School (preschool–8). Buyers should verify the school assignment for any specific address. Our team can help clarify. Visit BPS 101 →
The 12-acre riverside park at Houston Street and Island Avenue was built over six years largely by resident volunteers—something Batavians will tell you about, and fairly. Kayak and paddleboat rentals in summer, ice skating on Depot Pond in winter, and restored windmills along the water.
The 45-mile trail runs along both banks of the river through town, connecting Batavia to Geneva, St. Charles, and the wider network—the Illinois Prairie Path, Prairie Trail, and Virgil Gilman Trail. Fabyan Forest Preserve, with its Dutch windmill and Japanese garden, is one ride north.
Batavia’s swimming beach is a former limestone quarry on Water Street—sandy bottom, zero-depth entry, diving tower, drop slide, and sand volleyball, run by the park district from late May through early August. There isn’t another one like it in the Fox Valley.
The Department of Energy’s particle physics laboratory occupies 6,800 acres on Batavia’s east side. The grounds are open to the public dawn to dusk (photo ID for adults)—walking and biking trails, prairie restoration, the hands-on Lederman Science Center, and a resident bison herd that welcomes calves every spring.
The Batavia Boardwalk Shops—a small-business incubator at Wilson and River—bring ten rotating micro-shops downtown each season. Water Street Studios adds galleries, classes, and Second Friday art receptions, with restaurants, coffee, and Sturdy Shelter Brewing filling out the river blocks.
The farmers’ market runs Saturday mornings mid-May through mid-October on River Street, with a Wednesday evening market at Peace Plaza in summer and an indoor winter market. Windmill City Festival takes over the Riverwalk each July—carnival, live music, and a fine art fest.
Most of my Batavia buyers looked at Geneva or St. Charles first and realized the third Tri-City buys more house on the same river. The pitch: a real downtown with the Riverwalk and quarry beach, the Randall Road retail corridor at the town’s edge, and Fermilab plus the I-88 tech corridor for employment—without the price premium the towns one exit north carry.
Housing drives the math: the typical Batavia sale has been running near $500K in 2026, generally below comparable Geneva and St. Charles listings. One quirk that helps monthly budgets—Batavia runs its own municipal electric utility, with residential rates about 4% below the Illinois average. Groceries and daily expenses track the rest of the western suburbs.
The effective rate is about 2.63% with a median annual bill near $8,800—a bit above the Kane County average, in line with the Tri-Cities. Unlike some area towns, Batavia’s newer subdivisions mostly carry dormant “backup” SSAs that levy nothing unless an HOA stops maintaining its common areas. We still verify the full bill on every property before you offer.
Day-to-day life is already built out: Target, groceries, and big-box retail on Randall Road, healthcare at Northwestern Medicine Delnor in Geneva minutes away, and a downtown that earns repeat visits. Plan your commute honestly—the Geneva Metra deck fills by about 7 a.m., so many riders buy quarterly permits or use Pace Route 802. For river-adjacent blocks, we check FEMA flood maps as a matter of course.
Our office is at 201 E Veterans Parkway in Yorkville, and we work the Fox River corridor from Oswego through the Tri-Cities every week. We know which Batavia streets back to the marsh versus future development, which subdivisions have HOAs versus backup SSAs, and what the parking situation at the Geneva station actually looks like at 7 a.m.
We track pricing, inventory, and new construction across every Batavia subdivision—Tanglewood Hills to Prairie Commons. That detail turns into sharper pricing for sellers and smarter offers for buyers. National brokerages covering 50 zip codes can’t match it.
We work directly with builders at Ashton Ridge, Winding Creek, and across the Fox Valley. Our team guides you through the builder process and negotiates incentives on your behalf, at no additional cost to you.
Professional photography, strategic pricing, targeted marketing, contract negotiation, and closing coordination. With Batavia homes drawing full-price offers in under three weeks, those first 48 hours online matter more than ever. We make sure you’re ready for them.
Batavia’s rental demand is steady, driven by Fermilab, the I-88 corridor, and tight for-sale inventory. We provide rental demand analysis, cash flow projections, and access to on-market and off-market opportunities across Kane County.
Our Google reviews tell the story: responsive communication, local expertise, and results. We earn referrals by delivering a level of service that national platforms and discount brokerages can’t match.
Real results from real clients. Here’s what buyers and sellers say about working with our team.
The process of selling our home with Ryan was as seamless as one could hope for! He was so professional and supportive throughout the entire process.
Working with O’Neil Property Group was hands-down one of the best decisions I’ve made as a first-time investor. Kealan and his team guided me through every step.
Kealan was great to work with and made selling our house easy. We would definitely call O’Neil Property Group again!
Wow what a great experience. Kealan and his team sold my house very quickly and had multiple offers.
Loved working with Kealan to buy our home in Yorkville. Very knowledgeable and got us our dream home in a tough market. Highly recommend.
Kealan executed a perfect home sale and home purchase strategy to meet our expectations. We reached sales price, purchase price, and timing goals.
Whether you’re buying, selling, or just exploring, our Fox Valley team is ready to help you make the right move.