Batavia · Kane County · IL
Homes for sale in
Tanglewood Hills.
- Active listings
- 0
- Median list
- $1.22M
- Avg time on market
- 4 days
- Sold · last year
- 11
Active listings
0 homes on the market
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About the community
One of Batavia's premier conservation-designed custom-home communities.
Tanglewood Hills is an upscale single-family community on the southwest side of Batavia, west of Randall Road, built out in phases from the early 2000s through the early 2020s with a final phase of Toll Brothers semi-custom homes. It is a clubhouse community of custom and semi-custom houses set among rolling terrain, mature oaks, a stream, and a wildflower meadow, with roughly 40 percent of the land preserved as open space. The signature is its conservation design: dozens of restored prairie, wetland, and oak-savanna common areas are woven behind the homes and professionally stewarded, which gives backyards privacy and a naturalistic setting unusual for a subdivision at this price point.
At a glance
Custom and semi-custom homes
Individually styled detached homes, many over 4,000 square feet, with three-car garages and finished basements common.
Conservation open space
About 40 percent of the community is preserved, with dozens of restored native prairie, wetland, and savanna areas.
Swim and tennis club
A resident swim and tennis club anchors the community's social life. Confirm the current amenity roster with the HOA.
Walking paths
Trails thread through the restored habitat areas and common open space behind the homes.
Batavia District 101
Grace McWayne Elementary sits within the community, feeding Sam Rotolo Middle School and Batavia High School.
Rolling, wooded setting
Mature oaks, a stream, and generous roughly half-acre lots on rolling terrain.
Minutes from Randall Road
The Randall Road corridor with grocery and big-box shopping is about five minutes away, yet tucked off the arterial.
I-88 and the Fox River towns
Quick access to I-88 for commuting, with downtown Batavia and Geneva along the Fox River close by.
What’s close
Tanglewood Hills sits on the southwest side of Batavia, west of Randall Road and south of Main Street, minutes from the retail corridor yet screened from it by open space.
- Amenities on-site
- The resident swim and tennis club, roughly 61 acres of restored native common areas, walking paths, and Hawk's Bluff neighborhood park.
- Shopping
- The Randall Road corridor about five minutes away, plus the walkable historic downtowns of Batavia and Geneva along the Fox River.
- Hospital
- Northwestern Medicine Delnor Hospital in nearby Geneva, the closest full-service hospital.
- Highway
- I-88 (the Reagan Memorial Tollway) a short drive south for commuting toward Naperville, Oak Brook, and Chicago.
- Schools
- Batavia Public School District 101: Grace McWayne Elementary in the community, then Sam Rotolo Middle and Batavia High School. Confirm by address.
- Train
- No Metra station in Batavia. Nearby options are BNSF service at the Aurora Transportation Center and Union Pacific West service at Geneva.
What it’s actually like to live here
Tanglewood Hills reads as one of Batavia's premier move-up neighborhoods, the kind of place families settle into for the long haul. The homes are large and individually styled, the lots are generous, and the layout deliberately pushes open space and restored prairie behind the houses, so backyards tend to feel private and green rather than fence-to-fence. Residents describe a friendly, kid-heavy social fabric anchored by the neighborhood swim and tennis club and by Grace McWayne Elementary sitting essentially inside the community.
Location is a genuine strength. You are minutes from Randall Road's everyday shopping yet tucked far enough off the arterial that the neighborhood feels quiet, and the walkable Fox River downtowns of Batavia and Geneva, with restaurants, festivals, and a riverwalk, are close. I-88 gives commuters a fast path toward the East-West corporate corridor, and Delnor Hospital in Geneva is a short drive.
The honest tradeoffs come with the territory. This is a car-oriented, suburban-edge location without a Metra station in town, so rail commuters drive to Aurora or Geneva first. Kane County property taxes are high and, at this price tier, a serious line item that buyers should underwrite carefully. And the prairie-style common areas, while beautiful, look wilder and more seasonal than manicured turf, which is a feature to some buyers and an adjustment for others.
The questions buyers actually ask
Tanglewood Hills FAQ
The questions I get most from buyers shopping Tanglewood Hills. If yours isn't here, text 224-385-8779, same-day reply.
- What does the HOA actually cover?
- A mandatory homeowners association maintains the community's extensive restored common areas, roughly 61 acres across dozens of native prairie, wetland, and savanna spaces with walking paths, along with the resident swim and tennis club and common landscaping. Confirm the current assessment and exactly what it covers with the association or listing agent, since the amount is not published and can change year to year.
- What are property taxes like?
- Roughly $14,000 – $26,000 per year, depending on home size and value. Kane County assessor records are the source of truth. Happy to pull a specific bill on any home you're considering.
- When was Tanglewood Hills built?
- Multiple custom builders, including Toll Brothers (final phase) built the community between 2000 and 2020. Multiple custom builders, including Toll Brothers (final phase) stopped new construction in 2020, so every sale today is a resale.
- 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.
- What kind of homes are in Tanglewood Hills?
- Larger custom and semi-custom single-family homes, many over 4,000 square feet, on roughly half-acre lots, built by several high-end builders including Toll Brothers in the final phase. Expect three-car garages, finished basements, and upscale interior finishes.
- When was Tanglewood Hills built?
- It was developed in phases beginning in the early 2000s, with Toll Brothers constructing the last phase starting around 2015 and build-out completing in the early 2020s.
- What schools serve Tanglewood Hills?
- Batavia Public School District 101: Grace McWayne Elementary, located right in the community, then Sam Rotolo Middle School and Batavia High School. Batavia is its own K-12 unit district, so do not assume Geneva or St. Charles assignment. Confirm the current attendance boundary for a specific address with District 101.
- Is there an HOA, and what does it do?
- Yes. The HOA maintains the community's roughly 61 acres of restored native common areas and walking paths, professionally stewarded with prescribed burns and native planting, along with the resident swim and tennis club. Confirm the current dues amount and inclusions with the HOA or your agent.
- What makes this neighborhood different from other Batavia subdivisions?
- Its conservation design. About 40 percent of the community is open space, with dozens of restored prairie, wetland, and savanna areas woven behind the homes, an award-winning ecological restoration that gives backyards privacy and a naturalistic setting.
- What do homes cost here, and how is the market?
- Tanglewood Hills sits at the upper end of the Batavia market. For current pricing and inventory, see the live Market snapshot on this page, which pulls active listings and recent activity directly from the MLS.
- Who is the real estate agent for Tanglewood Hills?
- Joe Keegan is the local licensed Illinois real estate broker who covers Tanglewood Hills 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 Tanglewood Hills 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 Tanglewood Hills
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
Tanglewood Hills, 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
$1,223,750
Typical sale price · last 90 days
$900,000
Avg time on market
4 days
Sold in the last year
11
This representation is based in whole or in part on data supplied by Midwest Real Estate Data, LLC for the period July 31, 2025 through July 31, 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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