O'Neil Property Group
Braeburn is a 210-home neighborhood off Western Avenue on Batavia’s west side, built in the 1990s next to Braeburn Park and the 44-acre Braeburn Marsh forest preserve — mid-range family homes trading $430K–$570K with no HOA.
Braeburn sits off Western Avenue south of Fabyan Parkway on Batavia’s west side — 210 single-family homes built in the first half of the 1990s, in the sweet spot between the city’s postwar stock and its luxury tier. The homes run roughly 1,600 to 3,400 square feet with three to four bedrooms, on the generously platted lots that make the 1990s subdivisions age well.
The neighborhood’s defining feature is what borders it: Braeburn Park and the Kane County Forest Preserve District’s 44.5-acre Braeburn Marsh, a wetland preserve with a boardwalk, playground, and basketball court where sandhill cranes nest in season. Streets backing the preserve look at protected land that cannot become a subdivision behind you — the kind of adjacency that holds value independent of the housing market.
Braeburn carries no homeowners association, and recent sales ran $430,000–$570,000 — squarely mid-market for Batavia and reliably competitive when priced right. H.C. Storm Elementary serves the area, downtown and the Riverwalk run five minutes east, and the Randall Road corridor is equally close west. Average tax bills run near $9,400.
Pricing reflects Braeburn sales and active listings as of mid-2026.
The neighborhood’s volume segment — 1,600–2,200 square feet, three bedrooms, the occasional first-floor primary. Batavia’s most dependable mid-market detached entry west of the river.
See listings →The larger plans toward 3,400 square feet and the renovated homes — updated kitchens and mechanicals push the top of the neighborhood’s range, especially on preserve-adjacent streets.
See listings →Recent averages near $9,400 — consistent with Batavia’s effective rate on this band. No HOA and no SSA; we pull the actual bill on every property.
See listings →A dedicated Braeburn listing feed is being configured. In the meantime, every active Batavia listing — including Braeburn — is searchable below, updated in real time from the MLS. Or call or text Kealan at 630-381-4995 for a current list of Braeburn homes.
44.5 acres of protected wetland with a boardwalk loop — sandhill cranes nest here in season. Preserve-backed streets carry a durable premium because the view is permanent.
Playground and basketball court at the neighborhood’s edge — publicly maintained, which is how a no-HOA neighborhood keeps its amenities.
Five minutes east to downtown and the Riverwalk; five minutes west to the Randall corridor’s retail. Few Batavia neighborhoods split the difference this evenly.
The city has run dedicated drainage improvement projects around Braeburn Marsh — we review what was done street by street when evaluating specific homes.
School names, grades, and locations are listed as facts only. Attendance boundaries can change — verify the current assignment for any specific address directly with the district.
Serves Braeburn and the near-west neighborhoods. Confirm the current attendance boundary with BPS 101 for any specific address.
The district’s middle school, about five minutes east.
The district’s comprehensive high school, about five minutes northeast.
Western Avenue puts downtown, the Riverwalk, and Hall Quarry Beach five minutes east; the farmers’ market Saturday loop is genuinely walkable-by-bike. Randall Road errands run five minutes west.
Fabyan Parkway is the east-west spine — west to Randall, east across the river to Kirk Road and Fermilab. I-88 sits about ten minutes south via Randall or Route 31.
Geneva’s Metra station (UP-West) is about eight minutes north; the Aurora Transportation Center about 13 south. Driving, plan 50–70 minutes to the Loop via I-88.
We work Braeburn and the rest of Batavia every week. Get real answers about pricing, taxes, and what’s coming to market.