O'Neil Property Group
Tanglewood Hills is Batavia’s flagship luxury community — a five-phase master plan on the far west side where custom and semi-custom homes share a residents’ clubhouse, pool, and tennis complex, with Grace McWayne Elementary inside the neighborhood.
Tanglewood Hills occupies the far southwest corner of Batavia, west of Randall Road around Main Street and Deerpath Road — a five-phase master plan built out from roughly 2000 to 2020. The early phases were delivered by custom and semi-custom builders, and Toll Brothers completed the final phase in the late 2010s, which gives the community an unusual mix: one-of-a-kind customs alongside late-model production luxury, all under one association and one design standard.
The plan reserves about 40% of the land as open space, and it shows — the neighborhood wraps around a stream corridor, wetlands, prairie, and oak savanna, with walking trails threading between them and Hawk’s Bluff Park adding a fishing deck, playground, and tennis wall. The association’s amenity campus is the west side’s best: a residents’ clubhouse, outdoor pool with zero-entry kiddie pool, lighted tennis and basketball courts, and a tot lot.
The homes run roughly 3,300 to 6,750 square feet with four to five bedrooms, on lots averaging near a half acre. Sales in 2025–2026 ran from about $850,000 to $1.33 million, with 2025 closings reaching higher for the largest customs. One navigational note: the separate “Tanglewood” and “Tanglewood Estates” areas nearby are different communities — portal data frequently mixes the three, which is exactly the kind of thing we untangle before you write an offer.
Pricing reflects Tanglewood Hills sales and active listings as of mid-2026.
The community’s core stock — four- and five-bedroom homes of roughly 3,300 to 4,500 square feet from the 2000s phases and the Toll Brothers finale, typically with three-car garages, finished lower levels, and premium lot backdrops.
See listings →The one-of-a-kind builds from the early phases — 5,000 to 6,700+ square feet on the community’s best parcels, several backing to the stream corridor or savanna. Thin supply; most trade quickly and some off-market.
See listings →At Batavia’s effective rates, Tanglewood Hills homes commonly carry five-figure tax bills. We pull the actual bill and any exemptions on every property — no surprises at attorney review.
See listings →A dedicated Tanglewood Hills listing feed is being configured. In the meantime, every active Batavia listing — including Tanglewood Hills — is searchable below, updated in real time from the MLS. Or call or text Kealan at 630-381-4995 for a current list of Tanglewood Hills homes.
The residents’ association operates a clubhouse with an outdoor pool and zero-entry kiddie pool, lighted tennis and basketball courts, and a tot lot — the most complete private amenity set on Batavia’s west side.
The master plan preserved stream, wetland, prairie, and oak savanna ecosystems with trails between them — the neighborhood lives greener than its lot lines suggest.
Grace McWayne Elementary (BPS 101) sits within Tanglewood Hills — many streets walk to its door. Confirm current attendance boundaries with the district.
The Randall corridor’s Target, groceries, and dining sit just east of the community, with I-88 about ten minutes south and the Geneva Metra station about ten minutes north.
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.
Located inside Tanglewood Hills — many streets are within walking distance. Confirm the current attendance boundary with BPS 101 for any specific address.
The district’s single middle school, serving all of Batavia PSD 101 before students advance to Batavia High School.
The district’s comprehensive high school, about ten minutes east toward the river.
Randall Road retail is the community’s front door — Target, groceries, and dining within five minutes. Downtown Batavia, the Riverwalk, and Hall Quarry Beach run about ten minutes east via Main Street.
Randall Road connects north to Geneva and St. Charles and south to I-88 in about ten minutes. Fabyan Parkway crosses east to Kirk Road for Fermilab and the east-side employment corridor.
Drivers take I-88 east, roughly 50–70 minutes to the Loop depending on traffic. Train commuters use the Geneva Metra station (Union Pacific West, about 10 minutes) or the Aurora Transportation Center (BNSF expresses, about 15 minutes).
We work Tanglewood Hills and the rest of Batavia every week. Get real answers about pricing, taxes, and what’s coming to market.