Batavia · Kane County · IL
Homes for sale in
Braeburn.
- Active listings
- 0
- Median list
- $415K
- Avg time on market
- 33 days
- Sold · last year
- 4
Active listings
0 homes on the market
No homes match these filters.
Beat the rest of the buyers
Be the first to know when a new Braeburn home hits the market
Save the search and you will get a text and an email the moment a new listing matches. Most Braeburn homes go under contract in the first week, the buyers who win are the ones who saw it first.
About the community
Northwest Batavia, with 44 acres of protected marsh as the back fence.
Braeburn is an early-1990s detached single-family subdivision in northwest Batavia, sitting between Randall Road on the west and North Batavia Avenue and the Fox River on the east, just south of Fabyan Parkway. It was platted in numbered units and built out in one tight push, so the streetscape has the coherence that comes from a single builder working a defined set of plans, softened now by three decades of tree growth. Interior streets include Haines, Taubert, Kennedy, Aldrin, Thorsen, Holbrook, Lundberg, Paddock, and Hazelwood, running to roughly two hundred homes on curving, sidewalk-lined blocks. The headline feature is what sits on its doorstep: Braeburn Park and Preserve, fifty acres jointly owned by the Batavia Park District, the Geneva Park District, and the Kane County Forest Preserve District, of which 44.5 acres is protected marsh and wetland with a raised boardwalk running out over it. There is no homeowners association and no dues, and county parcel records show no special service area levy on these lots.
At a glance
Detached single-family, early 1990s
Roughly two hundred homes built 1991 to 1993, generally 1,600 to 2,300 sqft, three and four bedrooms on about a quarter acre.
No HOA dues
No association, no architectural review board, and county records show no special service area levy on these parcels.
50-acre park and preserve
Braeburn Park and Preserve next door: 5.5 acres of developed park and 44.5 acres of protected marsh with a raised boardwalk.
Batavia District 101
H.C. Storm Elementary, Rotolo Middle, and Batavia High School, with the elementary and high school both under a mile. Confirm by address.
Playground and courts next door
The developed side of the preserve has a playground, a basketball court, a pick-up baseball field, a picnic shelter, and a paved path.
A mile off Randall Road
Randall Road roughly a mile west for retail, groceries, and the hospital run, IL-31 about a mile east.
Northwestern Medicine Delnor
The nearest full-service hospital, on Randall Road in Geneva, roughly two miles north.
Geneva Metra, about two miles
Batavia has no station. The Geneva stop on the Union Pacific West line is roughly two miles north with about 1,250 parking spaces.
Downtown riverfront close
The Batavia Riverwalk, farmers market, and Peg Bond Center are roughly a mile and a half southeast.
What’s close
Braeburn sits in northwest Batavia, wrapping the north and east edges of Braeburn Park and Preserve, between Randall Road and the Fox River just south of Fabyan Parkway.
- Park
- Braeburn Park and Preserve, fifty acres with a raised boardwalk over the marsh, a playground, a basketball court, and a paved path, open 6am to 8pm.
- Schools
- Batavia District 101: H.C. Storm Elementary roughly seven tenths of a mile out, then Rotolo Middle and Batavia High School, the high school under a mile.
- Shopping
- The Randall Road corridor about a mile west for everyday retail and groceries, with Geneva Commons roughly two and a half miles north.
- Hospital
- Northwestern Medicine Delnor Hospital on Randall Road in Geneva, roughly two miles north.
- Highway
- Randall Road about a mile west, IL-31 about a mile east, Fabyan Parkway just north, and I-88 roughly five to seven miles south through Aurora.
- Train
- No station in Batavia. The Geneva station on the Union Pacific West line is about two miles north, with Aurora on the BNSF roughly seven miles south and Pace on-demand service connecting to Geneva.
What it’s actually like to live here
Braeburn is the kind of neighborhood people move into and then stay in for fifteen years. It was built in one push in the early 1990s, so the houses share a vocabulary, and thirty years of tree growth has done the rest. Sidewalks run throughout, the streets curve rather than grid, and there is enough foot traffic between the houses and the park to keep it feeling lived-in rather than merely quiet. The single biggest thing the neighborhood has going for it is what sits on its doorstep: fifty acres of park and preserve, most of it protected marsh, with a raised boardwalk running out over the wetland. Forty-four of those acres will never be built on, and for a mid-priced subdivision, having that as a permanent back fence is unusual.
Day to day the pull runs in two directions. Randall Road is a mile west and handles the practical errands, the grocery run, the big-box trip, the drive to Delnor. Downtown Batavia is a mile and a half the other way and handles the pleasant ones: the Riverwalk, the Saturday farmers market on River Street, concerts at the Peg Bond Center, Windmill City Festival in July. Families here are in Batavia District 101 the whole way through, with H.C. Storm Elementary and Batavia High School both under a mile out and one shared middle school in between, which means kids stay with the same cohort from kindergarten to graduation. That continuity is a real part of why Batavia holds families.
The honest tradeoffs are worth stating plainly. The homes are thirty-plus years old, and unless a seller has already done the work, a buyer should assume roofs, furnaces, air conditioners, water heaters, windows, and kitchens are candidates for replacement rather than assuming they are not. Lots are modest, roughly a quarter acre, with houses reasonably close together, so this is not the place for someone who wants acreage. There is no association, which most buyers count as a win on the dues line, but it also means no shared clubhouse or pool and nobody enforcing appearance standards. There is no Metra station in Batavia, so a downtown commuter is driving to Geneva and parking every weekday. And because the neighborhood sits alongside a marsh, drainage deserves attention: review the flood map, the survey, and the basement carefully on any specific home.
Market trends
Why this market moves the way it does
Braeburn functions as mid-market Batavia: reachable for a first move-up buyer or a family relocating for District 101, priced below the town's newer west-side and custom-lot subdivisions and above its older, smaller in-town stock. Because every house went up inside a three-year window on similar plans, condition drives the spread far more than square footage does.
What holds value
The fundamentals matter more than the cosmetics here. Buyers want floor plan, lot, and basement, in that order. Cosmetics are the tiebreaker.
- The preserve next door
- Forty-four acres of protected marsh that cannot be developed, with a boardwalk and a playground at the edge of the neighborhood, is a permanent amenity no dues are paying for.
- Batavia District 101 continuity
- One elementary, one middle school, one high school, with two of the three under a mile, keeps families in place and supports steady demand.
- No dues and no SSA
- No association assessment and no special service area levy on these parcels keeps the monthly carrying cost to the mortgage and the tax bill.
- Condition over square footage
- Two homes on the same plan trade very differently depending on whether the roof, mechanicals, windows, kitchen, and baths have been updated.
- Lot position
- Homes backing to the preserve or to open space hold interest better than interior lots on a street of similar houses.
Real talk
Who shouldn’t buy here
Here is the honest version before you tour.
Everything in these houses is on the same replacement clock. Roof, furnace, air conditioner, water heater, windows, and often the kitchen and baths are all thirty-plus years old, so assume they are due unless the seller can show you dates and receipts. A good inspector who knows early-1990s Fox Valley tract construction is worth the money here, and the deferred items should be priced into your offer rather than discovered afterward.
Drainage is the site-specific question. The neighborhood adjoins a marsh, and the City has an active drainage improvement program in the broader watershed. That is not a reason to walk away, but it is a reason to read the flood map for the specific parcel, look hard at grading and sump performance, and ask directly about any history of water in the basement.
The commute is a car commute. Batavia has no Metra station, so a downtown Chicago rider drives about two miles to Geneva on the Union Pacific West line and parks, every weekday, or uses Pace's reservation-based on-demand service. Randall Road handles everything else, but it is an arterial and it gets busy. Drive the actual commute before you commit.
One piece of advice
“Braeburn is a straightforward, well-located Batavia neighborhood whose best feature costs the homeowners nothing: fifty acres of park and protected marsh right at the edge of it, plus District 101 the whole way through with two of the three schools under a mile. No dues, no SSA. Just buy the house on its own condition, because at thirty-plus years old the spread between an updated home and an original one here is the whole ballgame.”
The questions buyers actually ask
Braeburn FAQ
The questions I get most from buyers shopping Braeburn. If yours isn't here, text 224-385-8779, same-day reply.
- What's the typical closing timeline?
- 30 to 60 days from accepted offer to keys. Cash deals can close in two weeks. Conventional financing is usually closer to 60.
- Does Braeburn have a homeowners association or dues?
- No. Braeburn has no homeowners association and recent listings report no assessment. Kane County parcel records for the neighborhood also show no special service area levy and no TIF district, and the land is zoned straight single-family residential rather than as a planned development, which is consistent with there being no association-owned common property. Streets, sidewalks, and street lights are maintained by the City of Batavia, and the park next door is public land. Confirm on the specific property before you write an offer.
- What schools serve Braeburn?
- Batavia Public School District 101. Point-in-polygon checks against the City of Batavia's published District 101 boundary layer on ten separate Braeburn streets all returned H.C. Storm Elementary for grades K through 5, then Sam Rotolo Middle School and Batavia High School, both of which serve the entire district. One caution: this corner of town borders Geneva District 304, and a handful of nearby streets fall on the Geneva side, so verify the assignment for the exact address with District 101. Boundaries can also be redrawn by the school board.
- Is Braeburn Park and Preserve part of the subdivision?
- No, and that is a good thing. It is public land, jointly owned by the Batavia Park District, the Geneva Park District, and the Kane County Forest Preserve District. It runs about fifty acres, of which 5.5 are developed park and 44.5 are protected marsh and wetland with a raised boardwalk through it. Amenities include a playground, a basketball court, a pick-up baseball field, a small shelter and picnic area, a paved path, and a parking lot. It is open 6am to 8pm and leashed dogs are welcome, but there are no restrooms or drinking fountains on site. Because it is publicly owned, Braeburn homeowners get the benefit without paying association dues for it.
- What do homes in Braeburn cost and how is the market?
- Rather than quote a number that goes stale, check the live Market snapshot on this page. It pulls straight from the MLS and shows current list prices, recent sold activity, and how quickly homes are moving in Braeburn specifically. In general terms, Braeburn sits in the middle of the Batavia market, more attainable than the town's newer custom-lot subdivisions and typically stronger than its older in-town housing stock, with condition moving price more than square footage does.
- Is there a Metra station in Batavia, and how do people commute?
- Batavia does not have a Metra station. The old depot is now a museum. The closest option is the Geneva station on the Union Pacific West line, about two miles north, which is ADA accessible and has roughly 1,250 parking spaces across ten lots. Aurora's BNSF station is about seven miles south and Elburn on the Union Pacific West is about seven miles west. Pace also runs a weekday reservation-based on-demand service in Batavia with scheduled stops at the Geneva Metra station.
- The homes were built in the early 1990s. What should I be looking at?
- Assume that anything with a normal service life of twenty-five to thirty-five years is due or has already been replaced once: roof, furnace, air conditioner, water heater, windows, and often the kitchen and baths. Ask the seller for dates and receipts on each. Because the neighborhood adjoins a marsh, also pay attention to grading, sump performance, and any history of water in the basement, and review the flood map for the specific parcel.
- Who is the real estate agent for Braeburn?
- Joe Keegan is the local licensed Illinois real estate broker who covers Braeburn in Batavia, IL through Subdiview, a neighborhood-first home search for the Chicago suburbs and collar counties. Joe prices and negotiates from the live MRED sold comps for Braeburn specifically, not national averages, and can help you buy or sell here. Reach Joe at 224-385-8779 or joe@joekeeganhomes.com.
Your local agent
Joe knows Braeburn
Most agents will list anything. I focus on the places I actually know, and the things that move value here don't show up in the MLS write-up: which streets and buildings hold demand, what the HOA or assessments really cover, how the comps read once you account for condition and location, and where buyers consistently want to be.
When you're ready to tour or list, you want someone who has read the last 50 closed comps in this specific market, not a national average, and can tell you what they actually mean for your price. That's how I work. Text or call any time, and I'll give you a real take, not a brochure.
- Licensed Illinois broker
- Comp-driven pricing
- Batavia specialist
- Honest local market take
- Brokerocity
Market snapshot
Braeburn, by the numbers
Live MRED data, refreshed daily. The numbers below tell you what this market is doing today, not what Zillow's algorithm thinks it might be doing six weeks from now.
Typical list price
$415,000
Typical sale price · last 90 days
$500,000
Avg time on market
33 days
Sold in the last year
4
This representation is based in whole or in part on data supplied by Midwest Real Estate Data, LLC for the period August 16, 2025 through August 16, 2026. Midwest Real Estate Data, LLC does not guarantee nor is it in any way responsible for its accuracy. Data maintained by Midwest Real Estate Data LLC may not reflect all real estate activity in the market.
Thinking of selling?
What's your home actually worth?
Not a Zestimate. A real CMA from someone who's sold this neighborhood, knows the floor plan premiums, and can tell you which upgrades the buyer pool here actually pays for.
- Pricing range with comp-by-comp logic
- Pre-list improvements that pay back, and the ones that don't
- No obligation, no spam, no auto-dialer
Schools serving Braeburn
Where Braeburn homes go to school
Homes in Braeburn are most often zoned to Batavia HS. Open a school to see its area, the district, and every home for sale that feeds it.
School assignment is derived from the school the MRED listing agent entered and is not a guarantee. Always verify current attendance boundaries with the district before writing an offer.
Other communities