Tanglewood Hills sits west of Randall Road, on the west side of Batavia. It is one of the largest subdivisions in town, and the homes run big. The average home is about 4,350 square feet, on a lot of about a third of an acre. There is a clubhouse, a pool, and courts, and Grace McWayne Elementary is inside the neighborhood. If you are looking at homes for sale in Tanglewood Hills Batavia IL, here is how the neighborhood breaks down.
Two Sections, Two Eras
The first section went up in the early 2000s. Toll Brothers added a second section starting in 2015. The older section has mature trees and twenty years of updates inside the homes. The Toll Brothers section has newer floor plans and newer systems. Both sections use the same clubhouse and the same schools. When you compare two listings here, check the section first. It explains a lot of the price gap.
The Clubhouse, Pool, and Courts
The clubhouse is where the neighborhood gathers. Outside there is an outdoor pool and a separate kiddie pool with a zero entry. The courts cover tennis, pickleball, and basketball, and they are lit for evening play. There are play areas for kids and walking trails through the neighborhood. More than 40 percent of Tanglewood Hills is open space, with woods and small parks worked into the street layout. That is part of what the HOA dues pay for.
A School Inside the Neighborhood
Grace McWayne Elementary is at 3501 Hapner Way, inside Tanglewood Hills. Kids walk or bike to school. Middle school students attend Sam Rotolo Middle School, and high school students attend Batavia High School. Everything is Batavia School District 101. Very few Batavia subdivisions have a school inside the neighborhood. Homes on the streets near Hapner Way get noticed fast when they list.
What Homes Cost Here
Prices start around $485,000 and run up to about $1.35 million. Where a home lands in that range depends on the section, the lot, and the updates. Lots that back up to open space ask more. So do the Toll Brothers homes with the newer plans. This is the top of the Batavia market, and homes priced right do not sit long.
Frequently Asked Questions
Which schools serve Tanglewood Hills?
Grace McWayne Elementary, inside the neighborhood. Then Sam Rotolo Middle School and Batavia High School. All three are in Batavia School District 101.
What do the HOA dues cover?
The clubhouse, the pools, the tennis, pickleball, and basketball courts, and the trails. Dues change over time, so I confirm the current amount on any home you are serious about.
Which section should I look at, the original or Toll Brothers?
It depends on what you value. The original section gives you mature trees and updated older homes. The Toll Brothers section gives you newer construction. Tell me your budget and I will sort the current listings by section.
Selling in Tanglewood Hills? Section and Lot Matter
Two homes with the same square footage can sell for different money here. The section, the lot, and the updates decide it. If you want to know what your home is worth, I can value it against recent sales in your section of the neighborhood. No pressure and no obligation. Still comparing areas? Browse all Batavia homes for sale, or see what new construction offers at Ashton Ridge and Winding Creek.
Want new Tanglewood Hills listings in your inbox the day they hit the market? Let me know and I will send them as they come up.
Miguel Castillo — 630-793-4643 — miguel@sellmeanewhouse.com
