St. Charles, Geneva, Batavia? (Chicago, Aurora: real estate, foreclosures, budget)

[wburbs]

Hello! I just started a new job in DeKalb, my husband works in Elmhurst. We are in the process of selling our townhouse in Chicago and looking for a house in the far Western suburbs. At this point, we've been treating St. Charles and Geneva as interchangable--we like both of them, and we're just looking for the right house. But, with our budget (250-320) we could get a much nicer place in Batavia than St. Charles or Geneva. We're just less certain about Batavia--is it going to become more like Geneva or more like North Aurora? We don't have any kids yet, but we'd like to know that schools and property values will hold for the future. Any thoughts? We're hoping to find an older home in an established neighborhood, not a subdivision.

[Steve-o]

Batavia isnt nearly as desireable as STC or Geneva, hence the lower prices. Schools arent as good, and there are parts of town that I would avoid, same goes for North Aurora. IMO Batavia wont ever be like Geneva, even though there are parts of town that have potential. Theres nothing really wrong with Batavia, but compared to STC and Geneva its just not as nice nor does it have the appeal. But from what you described, there are place in Batavia that have just what youre looking for-- many older homes in established neighborhoods.

[wburbs]

Thanks. Any specifics on which parts of Batavia you would avoid? What's better, closer to the river? Near Randall Rd?

[Steve-o]

Originally Posted by wburbs

Thanks. Any specifics on which parts of Batavia you would avoid? What's better, closer to the river? Near Randall Rd?

Definitely near Randall Rd. It might be pricier over there, but its worth it. There are parts near downtown that are old and rundown, but hardly dangerous. There are many nice old homes in the area, that can be re-habbed if youre into that sort of thing. I havent been through Batavia in awhile, but last time I was there I remember seeing many nice homes mixed in with not-so-nice homes. The areas near Randall Rd are newer, naturally, and quite nice, especially the closer you get towards Geneva. The high school is over there, and I dont hear anything bad about it, nor really anything good. The homes along Rt. 25 (kinda near Funway) are older and most seem to not be kept up well at all.

[chet everett]

I am going to give you the same advice that I have been telling anyone shopping for a town home in your situation -- be very sure that you are going to be happy with the place for at least 5 years.

If odds are strong that you will want/need to relocate or get a bigger place sooner than that you could find yourself simply wishing that you were renting.

I like Batavia, but with the uncertainty that goes with Fermi on the east side, the price pressure that will come from economic conditions, including foreclosures, and the general level of risk of decline I'd hate to see your investment lost.

I'd be giving the same advice if you were considering a town home in either St. Charles or Geneva, though honestly as Geneva does have a Metra station (even if a train commute won't work for you or hubby...) that ought to make Geneva a bit more resilient to employment shifts in the Fox Valley.

[sgresident]

As a resident of Sugar grove, I would encourage you to at least check it out! we have homes in the price range that you have mentioned. Our home values are very stable. We don't have the shopping etc that they have in the tri-cities, but accessibility to the tollway and traffic flow in general, is not nearly as congested. It all depends on what you are looking for in a community. take a drive around and check it out.

[wburbs]

Thanks, everyone. I guess buying a house is always a little bit of a gamble. We'll have to give it some more thought. I'd appreciate anymore thoughts people have on St. Charles v. Geneva v. Batavia. I have some friends who live in Sugar Grove and they love it there, but I've spent enough time there to know that its not for us. Thanks again!

[nanannie]

In this market there are deals to be made, if you can swing it, I would advice Geneva/St Charles for the investment/school side of things. I would look at 350-400 and low ball, they can only say no. A fixer upper done over time would also be a sure bet for an investment. It just couldnt hurt to look for deals. The market will swing the other way (someday) I would feel better investing in those areas over the others. IMHO. Good luck to you.

[OakBrookMom]

I think that the fact that Batavia has it's own school system and doesn't feed into the very large Aurora school district will help avoid some of the problems faced by North Aurora in that respect making it more like Geneva. It does have a long way to go before it becomes a Geneva and it may never develop to that extent which some people may like because it will stay a quiet, quaint little town. The west side of town along 31 has more substantial older homes but very few in your price range. Most of the homes in your price range are on the east side of the river which is more industrial as you go towards Kirk. Plus there are blocks of weekend cottages on smaller lots - they used to be weekend cottages for Chicago people and later turned into housing for the workers of the industrial factories - according to my husband's Swedish aunt who has lived in Batavia for most of her 80 years and remembers when both Geneva and Batavia were very Swedish (she'd laugh if she ever heard anyone refer to Batavia as dangerous). Geneva too has its area of cottages but they were on bigger lots and St. Charles has its area along the river where Al Capone's had his speak easy. But those areas were not right in the heart of town like Batavia's were. So that is why it will be harder to turn the east side quickly since you'd have to buy two cottages to get a buildable lot and this type of redevelopment is what needs to happen to really turn Batavia into a Geneva or St. Charles. Geneva's downtown is already built up unlike Batavia's making the area's old and charming homes even more desirable. In your price range you will more than likely be looking at Geneva or Batavia with Batavia providing you the most home, updates and land for your money. Athough there are a few homes in Geneva in your price range that have come down in price and are ripe for the picking. I agree with the other forum members that you might want to take a shot at a few of the St. Charles homes just to see if someone would come down to your price - just be prepared for a "no" and don't fall in love with the place because honestly most people know what they have out there and many cannot afford to take a loss because they would have to come to closing with money which they might not have. The key to the older homes is to buy a cosmetic fix, find someone who has done a few of the major mechanicals in the last 10 years (roof, a/c, furnace, windows) and don't underestimate what remodelling will cost.
In many of these areas the subdivisions built in the 70's are finding it hard to compete with new construction west of Randall so you will find on occasion a 4BR 2.1Ba home with the full basement and 2car garage on a nice lot in those area. I think it would be worth your time to see a few of those homes because that 4th bedroom would really help when those other homes are now 10-15 years old, not new or newer, and they only have 3 bedrooms - then you'll be on a better playing field than the sellers today are plus you paid less for a bigger home. Again, just make sure the mechanical updates are there because 30 year old homes need new furnaces, a/c and roofs for resale.
If the old and charming isn't what you want and the 70's home don't suit you and you don't want a cookie cutter new 3BR home which you definitely can get, the last bit of advice I would give you then is to buy a land (at least 1/2 acre) with a home listed for lot value if you can do the work yourself because if it is the path of development you will eventually be able to build your dream home or add onto the existing home. Look into areas off of Randall in St Charles or by the country club, also check out the areas in Batavia off of 25 or in the south area by Hart Rd or just about anywhere in Geneva. Just below an acre would be my goal, anything more and the home probably will need too much work or be way too small. Good Luck!

[Laura O]

I've lived here since 1993, moved from Hoffman Estates. What attracted me was the cute downtown area full of local independant retail and restaurants, the Illinois Prairie path all along the river, the great community, and the real estate investment potential.

This town is thriving. We have excellent schools, have grown tremendously, and have committment to continue to build up the downtown area to meet the community needs of more retail, restaurants, and downtown living which will line up with the towns around us.

The negative perception is all about the "old Batavia" and understandable.

The "new Batavia" is around the corner.

Last, we live in a great area on the East side of town approx 1 mile from the downtown area. Our home has appreciated tremendously over the past 8 years, the Batavia home we first owned did the same.

Good luck in your search!