We Buy Houses in Batavia, IL – Honest Cash Offers, on Your Timeline

Name: Family Property Buyers
Address: 200 W River Dr, St. Charles, IL, 60174, US
Telephone: 331-422-3828
Price range: No fees or commissions

Wondering what your Batavia house would bring from a direct buyer? Talk it over with Brad before you decide anything.

Get My Cash Offer or call/text 331-422-3828

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How I can help with a Batavia house

My name is Brad Esposito, and Family Property Buyers is the company my family runs out of St. Charles. In Batavia, I buy houses straight from the owner, without putting them on the market. I come out once, look at everything, and then give you a written offer within 24 hours of our first visit or meeting.

Plenty of Batavia houses will do well with a good agent. If yours looks like one of them, I'd rather tell you that today than buy it at a discount you didn't need to accept.

Kane or DuPage? Check which side your Batavia parcel is on

Batavia is mostly thought of as a Kane County town, and Kane's Batavia Township has its own assessor. But Winfield Township, in DuPage County, says it includes a small section of Batavia too. For a parcel on that side, the assessment and tax questions go to DuPage offices rather than Kane's.

On the Kane side, the Batavia Township assessor works out of 201 Houston St., Suite 300. That's where to start if the assessed value on your bill doesn't look right. I look up the county for every Batavia address before I put an offer together.

Owning a home in Batavia's historic district

Batavia has its own Historic Preservation Commission, and it meets at City Hall, 100 N. Island Ave. Its agendas show the kind of work it handles: Certificates of Appropriateness for exterior changes to historic-district buildings. The February 9, 2026 agenda, for example, had a facade-change request on South Batavia Avenue, a discussion of an approval matrix for those certificates, and an update on exterior condition assessments for historic-district properties.

If your house is in the district and needs exterior work, ask the city's planning staff whether a certificate applies before you get bids. When I'm pricing a district house, that review is part of my timeline.

Light brick suburban house with large lawn and patio furniture under blue sky — Stock photo for illustration (Pexels)

Batavia schools, if you list

Batavia Public School District 101 runs Batavia High School, Rotolo Middle School and the elementary schools. Families shopping in Batavia tend to ask about the district first.

Batavia situations I'm often asked about

The house you grew up in is now part of an estate. The estate's attorney confirms who can sign, and I work with them.
A historic-district house with exterior work you'd rather not manage.
A DuPage-side parcel where the paperwork runs through different county offices.
A landlord who's ready to stop. Send me the lease terms and I'll tell you how they affect a sale.
Paying for a parent's care. See selling a home to pay for senior care.
Payments falling behind. A HUD-approved housing counselor can walk you through options first, at no cost to you.

Questions from Batavia owners

My Batavia address is on the DuPage County side. Can you still buy it?

Yes. The county mostly changes which offices handle the assessment and the tax bill, and I confirm the county before I make an offer.

Does Batavia charge a city transfer stamp?

No. ATG's municipal table lists no City of Batavia transfer tax. State and county transfer taxes still apply, and your title company handles them.

Who handles my assessment on the Kane side?

Start with the Batavia Township assessor at 201 Houston St., Suite 300. If you still disagree after talking with them, Kane County's Board of Review process comes next, and an attorney or tax professional can advise you.

Can I sell an inherited house in Batavia?

Yes, once someone has the legal authority to sign. If the house goes through probate, the court appoints a personal representative, and the case is filed in the county where the owner last lived. Kane County probate is heard at the Kane County Courthouse, 100 S. Third St., Geneva. Your attorney confirms who can sign.

I'm behind on my mortgage in Batavia. Where do I start?

Start with a HUD-approved housing counselor. Counselors give advice on defaults and foreclosures, often at little or no cost. The Consumer Financial Protection Bureau's online tool finds HUD-approved agencies by ZIP code, and its phone line is 855-411-2372. Talk with a counselor before you sign anything with anyone, including me.