Batavia · Kane County · IL
Homes for sale in
Harvell Farms.
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About the community
West Batavia's grown-in family subdivision.
Harvell Farms occupies the west side of Batavia between the Main Street corridor and Fabyan Parkway, on streets including Averill Drive, Buttermilk Lane, Challenge Road, Fagan Road, Green Pheasant Lane, Halladay Drive, Harvell Drive, McClurg Drive, Payne Avenue, Roberts Court, Sara Court, and Snow Court. The City of Batavia recorded the plats in six numbered units between 1987 and 1998, and homes filled in behind them from roughly 1989 into the mid-2000s. The result is a neighborhood with variety rather than repetition: Colonials next to Cape Cods next to the occasional Contemporary, most of them four bedrooms and most between roughly 2,350 and 3,700 finished square feet, on conventional low-density lots. There is no homeowners association collecting dues, and the City's Special Service Area map shows no SSA levy on these streets.
At a glance
Four-bedroom family houses
Roughly 2,350 to 3,700 finished sqft in Colonial, Traditional, Cape Cod, Georgian, and Contemporary elevations.
No HOA and no SSA
No association dues on recent listings, and no Special Service Area levy on the City's SSA map for these streets.
Batavia District 101
Alice Gustafson Elementary, then Rotolo Middle and Batavia High School. Confirm the assignment for a specific address.
School close by
Alice Gustafson Elementary is a little over half a mile away and Batavia High School is under a mile east on Main.
Parks and the Fox River Trail
Millview Park at the south edge, Hawk's Bluff Park west, and Les Arends Forest Preserve with Fox River Trail access.
Platted 1987 to 1998
Six recorded units covering roughly 102 acres, built out from about 1989 into the mid-2000s.
Windmill-city street names
Challenge, Snow, Halladay, and Payne echo the companies and people behind Batavia's windmill-manufacturing era.
Randall Road a mile west
Grocery and big-box shopping about a mile and a half west, with downtown Batavia and the riverfront a similar distance east.
No station in Batavia
Commuters drive to Geneva on the UP-W line or the Aurora terminal on the BNSF.
What’s close
Harvell Farms sits on Batavia's west side between the Main Street corridor and Fabyan Parkway, with Randall Road to the west and the Fox River and downtown to the east.
- Schools
- Batavia Public School District 101: Alice Gustafson Elementary on Carlisle Road, Sam Rotolo Middle School of Batavia, and Batavia High School on Main Street. Confirm by address with the district.
- Shopping
- The Randall Road corridor about a mile and a half west with grocery and big-box anchors, plus downtown Batavia and the riverfront shops and restaurants to the east.
- Hospital
- Northwestern Medicine Delnor Hospital at 300 Randall Road in Geneva, a few miles north.
- Highway
- Randall Road and Illinois Route 31 are the main arteries, with I-88 roughly five to six miles south via Orchard Road or Farnsworth Avenue.
- Train
- Batavia has no Metra station. The Geneva station on the Union Pacific West line is about four miles north, and the Aurora terminal on the BNSF is about five to six miles south.
- Parks
- Millview Park and Hawk's Bluff Park in the Batavia Park District, plus Les Arends Forest Preserve on the Fox River with Fox River Trail access.
What it’s actually like to live here
Harvell Farms is what a well-aged subdivision looks like once the trees have caught up. Six plats went into the ground between 1987 and 1998 and homes filled in behind them through the mid-2000s, which means the streetscape has real variety instead of a repeating elevation package. The lots are conventional suburban lots at Batavia's low-density single-family zoning, big enough for a genuine backyard without being estate lots. Streets curve and dead-end into cul-de-sacs, so through traffic is minimal and kids on bikes are a normal sight. Millview Park sits at the south edge with an accessible playground and a basketball court, Hawk's Bluff Park is about half a mile west with roughly 24 acres of trails, and Les Arends Forest Preserve puts you on the Fox River Trail without a long drive.
The practical draw is position. Alice Gustafson Elementary is a little over half a mile away and Batavia High School is under a mile east on Main, which is unusual for a subdivision this size. Randall Road's grocery and big-box shopping is a mile and a half west, downtown Batavia's riverfront is a similar distance east, and Delnor Hospital is a few miles up Randall in Geneva. Fermilab and the Kirk Road and Randall Road employment corridors are all close. There is no HOA and no Special Service Area levy, so what you pay for the house is what you pay, which is genuinely uncommon in Kane County subdivisions of this vintage where an SSA line item on the tax bill is routine.
The honest tradeoffs are worth naming. These houses are twenty to thirty-five years old, which is the age where original roofs, furnaces, water heaters, windows, and kitchens come due, so budget for it and inspect hard. No HOA cuts both ways: nobody collects dues, and nobody enforces standards either, so exterior upkeep and parking habits vary house to house and you should walk the block before you write. There is no Metra station in Batavia, so a daily downtown commuter drives four to six miles to Geneva or Aurora and parks, every day, in every kind of weather. Kane County property taxes are high in absolute terms and Batavia sits toward the upper-middle of the county range. And since the neighborhood is fully built out, inventory is entirely resale, so if you want the house on the cul-de-sac you wait for it.
Market trends
Why this market moves the way it does
Harvell Farms trades on school proximity, lot quality, and how much of the house has been updated. It is one of the larger west-side Batavia subdivisions, fully built out, with no association fee and no SSA levy attached, so buyers comparing it to newer Randall-corridor construction are weighing mature trees and a walkable elementary school against dated finishes and first-generation mechanicals.
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.
- Walk to Alice Gustafson
- An elementary school just over half a mile away and the high school under a mile east is a durable demand driver for families.
- No HOA, no SSA
- No association dues and no Special Service Area line on the tax bill lowers carrying cost against comparable Kane County subdivisions.
- Updating and mechanicals
- The build spans nearly two decades, so kitchens, baths, roofs, and HVAC separate the houses that sell quickly from the ones that linger.
- Lot position
- Cul-de-sac lots and homes backing to open space rather than to another rooftop carry a premium over interior lots.
- Mature landscaping
- Thirty-year-old parkway trees and grown-in yards are something new construction on Randall cannot offer at any price.
- Basement finish
- Full basements are standard for the era, and a finished lower level meaningfully expands usable space in these plans.
Real talk
Who shouldn’t buy here
Here is the honest version before you tour.
Age is the real variable. The housing stock is twenty to thirty-five years old, which is exactly the window where original roofs, HVAC systems, water heaters, windows, and kitchens reach the end of their service life. Ask what has been replaced and when, and get the receipts. A house here that has had none of that work is a different purchase from one next door that has had all of it, even at a similar asking price.
There is no association, which means no dues and also no enforcement. Exterior maintenance, boat and trailer parking, and landscaping standards vary house to house. Walk the block at different times of day before you commit, and read the recorded plat and your title commitment during attorney review, because a subdivision can carry recorded restrictions even with nobody collecting money to enforce them.
Kane County property tax rates run well above the national average, and Batavia sits at the upper-middle of the county range. On a house this size that is a serious annual number. Ask for the most recent tax bill on any specific home rather than working from a rate estimate, and check whether the exemptions on the seller's bill will carry over to you.
One piece of advice
“Harvell Farms is one of the better-positioned family subdivisions on Batavia's west side: a walk to the elementary school, a mile to the high school, mature trees, no dues, and no SSA on the bill. The whole question is condition. Get the dates on the roof and the mechanicals, walk the block before you write, and pull the actual tax bill. Answer those three and you know what you are buying.”
The questions buyers actually ask
Harvell Farms FAQ
The questions I get most from buyers shopping Harvell Farms. 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 Harvell Farms have a homeowners association?
- There is no evidence of a mandatory homeowners association collecting dues. Recent listings in the community show no HOA assessment and no included services, and the City of Batavia's Special Service Area map shows no SSA levy covering any street in the subdivision, so there is no municipal assessment for common-area maintenance either. That said, a recorded subdivision can still carry covenants and restrictions even with no association collecting money, so review the recorded plat and your title commitment during attorney review.
- Which schools serve Harvell Farms?
- Batavia Public School District 101. The streets in this subdivision fall inside the Alice Gustafson Elementary attendance area, at 905 Carlisle Road, serving early childhood through fifth grade. From there students attend Sam Rotolo Middle School of Batavia for grades 6 through 8 and Batavia High School on Main Street for grades 9 through 12. District 101 operates only one middle school and one high school, so those two are the same for every Batavia address. Boundaries can change, so confirm your specific address with the district.
- When was Harvell Farms built and how big are the homes?
- The City of Batavia recorded the subdivision in six numbered plat units between 1987 and 1998, and homes went up from about 1989 into the mid-2000s. Most are detached two-story houses in the range of roughly 2,350 to 3,700 finished square feet, with four bedrooms typical. Listing agents describe the styles as Colonial, Traditional, Cape Cod, Georgian, and Contemporary. The plats cover roughly 102 acres in Batavia's low-density single-family zoning.
- Are the street names connected to Batavia's windmill history?
- Several of them echo it. The Batavia Historical Society documents that seven companies made windmills in Batavia between 1863 and 1951, including The Challenge Company and Snow Manufacturing Company, and it credits Daniel Halladay with the self-governing windmill design that brought the industry to town. Christopher Payne also appears on the Society's list of notable Batavians. No source states that the developer chose the names for those reasons, so treat the connection as an echo of local history rather than a documented naming decision.
- How do I get to work from here?
- By car, Randall Road is about a mile and a half west and I-88 is roughly five to six miles south with interchanges at Orchard Road and Farnsworth Avenue. Fermilab is a few miles east. For the train, Batavia has no Metra station of its own, so commuters drive to the Geneva station on the Union Pacific West line, about four miles north into Ogilvie Transportation Center, or to the Aurora Transportation Center on the BNSF line, about five to six miles south into Union Station.
- What do homes cost in Harvell Farms and how is the market?
- Rather than freeze a number into a sentence that goes stale, check the Market snapshot on this page. It pulls current listings, recent sales, and market timing straight from the MLS. In general terms, Harvell Farms sits in the upper-middle tier of Batavia's detached single-family market: larger move-up houses that typically price below newer construction along the Randall Road corridor on a per-square-foot basis.
- Who is the real estate agent for Harvell Farms?
- Joe Keegan is the local licensed Illinois real estate broker who covers Harvell Farms 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 Harvell Farms 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 Harvell Farms
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
Harvell Farms, 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 sale price · last 90 days
$733,000
Sold in the last year
7
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.
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