Trying to Sell a 2-Bedroom Duplex Loft 6 Months Later: 203 S. Sangamon in the West Loop

This 2-bedroom duplex loft in the Beacon Lofts at 203 S. Sangamon in the West Loop recently came on the market.

It has authentic loft features including exposed ductwork and bricks and extra tall ceilings.

One bedroom is on the main floor (looks like it doesn’t have a window) and the master bedroom is on the second floor overlooking the living room.

It has diagonal hardwood floors.

The kitchen has maple cabinets, granite counter tops and black appliances.

There’s central air, washer/dryer in the unit and garage parking included.

It last sold just 6 months ago, in April 2013, when the market was much hotter.

The loft has come on the market $13,500 more than the last sale.

Will it be able to sell quickly in this fall market?

And for what price?

Elizabeth LaTour at Dream Town has the listing. See the pictures here.

Unit #306: 2 bedrooms, 2 baths, 1667 square feet
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  • Sold in September 1999 for $291,500
  • Sold in April 2001 for $387,000
  • Sold in March 2006 for $355,500
  • Sold in March 2007 for $415,000
  • Sold in April 2013 for $436,500
  • Currently listed for $450,000
  • Assessments of $434 a month (includes cable)
  • Taxes of $5956
  • Central Air
  • Washer/Dryer in the unit
  • Garage parking included
  • Bedroom #1: 13×13 (second floor)
  • Bedroom #2: 13×12 (main floor)

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Get a Custom Streeterville 2/2 for $449,000 on the Mag Mile: 535 N. Michigan

This 2-bedroom at 535 N. Michigan in Streeterville just came on the market.

The building was constructed in 1962 and consists of mostly smaller 1-bedroom units.

But this is a true 2/2 that has been completely renovated with custom built-ins in every room. The listing says it has 9 custom closets.

It has dark hardwood floors throughout.

The kitchen is all custom with granite counter tops, a double dishwasher and a Liebherr refrigerator.

The unit has central air, but no in-unit washer/dryer. There is parking in the building (I believe it’s rental.)

This is a full service building with a top floor indoor pool and exercise room with city views.

The unit faces North and has city views.

Are built-ins a positive when selling a unit?

Vicky Keene at @Properties has the listing. See the pictures here.

Unit #2514: 2 bedrooms, 2 baths, no square footage listed
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  • Sold in August 1992 for $125,000
  • Sold in June 1995 for $146,000
  • Sold in December 1998 for $229,000
  • Sold in July 2008 for $380,000
  • Currently listed at $449,000
  • Assessments of $893 a month (includes cable, pool, doorman)
  • Taxes of $5159
  • Central Air
  • No washer/dryer in the unit
  • Parking in the building (rental?)
  • Bedroom #1: 24×11
  • Bedroom #2: 14×14

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This 5-Bedroom Vintage Tudor Just Reduced $200K: 1336 W. Catalpa in Lakewood Balmoral

This 5-bedroom Tudor at 1336 W. Catalpa in the Lakewood Balmoral neighborhood of Andersonville came on the market in July 2013.

It was built in 1905 on an oversized 50×123 corner lot.

It has many of its vintage features including beamed ceilings and pocket doors.

The kitchen has luxury finishes including Viking, Subzero and Gaggenau.

3 of the 5 bedrooms are on the second floor with the other two on the third floor.

There is also a “nanny suite” which includes a kitchenette on the third floor.

The house has a great room on the main level and a family room on the lower level.

It has central air and a 2-car garage.

Originally listed for $1.695 million, it has reduced $200,000.

Will this new price get it done?

Pamela Ball at Baird & Warner has the listing. See the pictures here.

1336 W. Catalpa: 5 bedrooms, 4.5 baths, 5200 square feet, 2 car garage
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  • Sold in September 1995 for $825,000
  • Originally listed in July 2013 for $1.695 million
  • Reduced
  • Currently listed at $1.495 million
  • Taxes of $17836
  • Central Air
  • Bedroom #1: 15×12 (second floor)
  • Bedroom #2: 15×12 (second floor)
  • Bedroom #3: 12×10 (second floor)
  • Bedroom #4: 20×14 (third floor)
  • Bedroom #5: 14×12 (third floor)
  • Great room: 22×15 (main floor)
  • Family room: 21×13 (lower level)

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Full Floor Streeterville Penthouse Sells for Just $460,000: 247 E. Chestnut

We’ve chattered about this full floor 4-bedroom penthouse at 247 E. Chestnut several times over the last few years.

See our November 2012 chatter here.

It was  bank owned.

The listing price has been all over the place from as high as almost a million dollars to as low as $500,000.

It finally sold with a price of just $460,000.

Some of you may also recognize it from 2010 publicity about an auction of the property (as it was owned by an Emmy award winning soap opera writer.) See that story here.

If you recall, at 4700 square feet, it was a full-floor unit with 360 degree views of the Lake and city.

The kitchen was described in the old listing as a “chef’s kitchen” with pear wood cabinetry, stainless steel appliances and granite counter tops.

It had central air and washer dryer in the unit.

Parking was rental in the building.

Yes, the assessments truly were $4152 a month.

Did someone get a deal?

William Murray at Century21 had the listing. You can still see the pictures here in this Youtube video (warning – music!)

Unit #2500: 4 bedrooms, 5 baths, 4700 square feet, full floor penthouse
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  • Sold in August 1986 (but I couldn’t determine the price)
  • Was listed in March 2011 as a “short sale” for $500,000
  • Withdrawn
  • Lis pendens foreclosure filed in July 2011
  • Bank owned in November 2011
  • Originally listed in June 2012 for $949,900
  • Reduced within days
  • Was listed in June 2012 at $899,900
  • Reduced
  • Was listed in November 2012 at $799,900
  • Sold in October 2013 for $460,000
  • Assessments were $4152 a month (they were $4035 a month in March 2011) (includes heat, air conditioning, gas, doorman, cable)
  • Taxes now $17913 (they were  $16,636 in June 2012 and $13,032 in 2011)
  • Central Air
  • 6×9 laundry room
  • Rental Parking available
  • Bedroom #1: 16×21
  • Bedroom #2: 16×22
  • Bedroom #3: 12×20
  • Bedroom #4: 12×17
  • Media room: 12×24

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Is $600,000+ the New Price for a Luxury Lakeview 2/2? 1022 W. Diversey

We first chattered about this new construction 3-flat at 1022 W. Diversey in Lakeview in January 2012 just as the new construction boom was starting to take off.

See our August 2012 chatter about the building here.

The three units sold within 6 months for the following prices:
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  1. Unit #1: $732,500
  2. Unit #2: $435,000
  3. Unit #3: $528,000

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Unit #3, a 2-bedroom with a private rooftop deck, has come back on the market just 17 months later.

This unit had upgrades finishes including wainscoting, built-ins, and a box beamed ceiling.

The kitchen has Viking appliances and granite counter tops. The master bathroom has heated floors.

There is central air, washer/dryer in the unit and 1-car garage parking.

The unit has come on the market $121,000 over the 2012 price- at $649,000.

It used to be that the 3-bedroom duplex downs all sold in the $600,000s.

Is $600,000 now the new price for a luxury 2/2 in Lakeview?

Timothy Salm at Jameson Sotheby’s has the listing. See the pictures here.

Unit #3: 2 bedrooms, 2 baths, no square footage listed
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  • Sold in March 2012 for $528,000
  • Currently listed at $649,000
  • Assessments of $197 a month
  • Taxes are $2937 (but shouldn’t they be “new”???)
  • Central Air
  • Washer/Dryer in the unit
  • 1-car garage parking included
  • Private roof deck
  • Bedroom #1: 14×12 (main level)
  • Bedroom #2: 12×10 (main level)

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Where’s the Hot Market? Another Reduction at 3236 N. Seminary in Lakeview

We’ve chattered about this 2-bedroom at 3236 N. Seminary in Lakeview twice in the last six months.

See our June 2013 chatter here.

It came on the market in April when it was hot, hot, hot.

The top-floor unit was originally listed for 18.7% higher than the 2010 purchase price, at $469,000.

Why not?

Condos were selling for a premium again.

If you recall, at 1200 square feet, this unit has cathedral ceilings in the living room and master bedroom and a deck off the back (but no roof top deck.)

The kitchen has maple cabinets, stainless steel appliances and granite counter tops.

It has the other features that buyers look for including central air, washer/dryer in the unit and garage parking is included.

After several reductions, it’s now listed just $4,000 above the 2010 price.

What happened to the  “hot” market for 2/2 condos?

Jenny Ames at Coldwell Banker still has the listing. See the pictures here.

Unit #3: 2 bedrooms, 2 baths, 1200 square feet
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  • Sold in December 2000 for $369,000
  • Sold in April 2006 for $437,500
  • Sold in July 2010 for $395,000
  • Originally listed at the beginning of April 2013 at $469,000
  • Reduced
  • Was listed in late April 2013 at $449,000
  • Reduced
  • Was listed in June 2013 at $429,000
  • Reduced
  • Currently listed at $399,000
  • Assessments of $130 a month
  • Taxes of $6956
  • Central Air
  • Washer/Dryer in the unit
  • Garage parking included
  • Bedroom #1: 16×12
  • Bedroom #2: 10×11

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3-Bedroom With Vintage Glamour in Old Town: 1814 N. Lincoln Park West

This vintage 3-bedroom at 1814 N. Lincoln Park West in Old Town just came on the market.

It’s been a few years since we chattered about this building.

You can see interior pictures of Unit #4 from June 2008 here.

The building was built in 1890 and has retained its vintage charm.

This first floor unit has the original pocket doors, high ceilings, moldings and ceiling medallions.

It has 2 fireplaces.

The kitchen has white cabinets and stainless steel appliances.

The unit also has all the features buyers look for including central air, washer/dryer in the unit, parking and a private patio.

At $750,000, is this a good townhouse alternative for those who want to be in historic Old Town?

Emily Sachs Wong at Koenig & Strey Real Living has the listing. See the pictures here.

Unit #1: 3 bedrooms, 3 baths, no square footage listed
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  • Sold in February 1999 for $445,000
  • Sold in September 2004 for $632,500
  • Currently listed at $750,000
  • Assessments of $325 a month
  • Taxes of $11,261
  • Central Air
  • Washer/Dryer in the unit
  • Parking
  • 2 fireplaces
  • Bedroom #1: 17×12
  • Bedroom #2: 15×13
  • Bedroom #3: 14×9
  • Great room: 10×10

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We Love Vintage Duplex Downs in East Lincoln Park Under $450,000: 2733 N. Hampden Court

This 4-bedroom duplex down at 2733 N. Hampden Court in East Lincoln Park recently came on the market.

Usually when we’ve chattered about duplex downs, they are newer construction.

This building was built in 1911.

This unit has many of its original vintage features including wood floors, moldings, pocket doors and 9 1/2 foot ceilings on the main floor.

3 of the 4 bedrooms are on the main floor with the fourth and a family room in the lower level.

The kitchen has white cabinets and luxury appliances including a Wolf range and refrigerator.

It has central air, washer/dryer in the unit and 1-car parking is included.

This unit is listed $40,000 more than its 2010 purchase price at just $450,000.

Given the low inventory, will it get the premium?

Steve McEwen at @Properties has the listing. See the pictures here.

Unit #1B: 4 bedrooms, 2 baths, no square footage, duplex down
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  • Sold in March 1995 for $175,000
  • Sold in June 2003 for $421,000
  • Sold in May 2006 for $470,000
  • Sold in April 2010 for $410,000
  • Currently listed at $450,000
  • Assessments of $239 a month
  • Taxes of $4872
  • Central Air
  • Washer/dryer in the unit
  • Parking included

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Will a Rooftop Deck Ever Get Built? 1111 N. Winchester in Ukrainian Village

We’ve chattered about this 2-bedroom at 1111 N. Winchester in Ukrainian Village in West Town several times over the last few years.

It first went on the market in August 2011.

In the old listing, it said the unit had roof rights and provided architect sketches of what the deck would look like should you choose to build it.

See our 2012 chatter here.

The unit finally sold in February 2013.

But it’s come back on the market and the issue of the roof top deck is back as well.

The listing again says “includes roof rights” and this time, while there are no sketches of the deck, there is a picture depicting the roof and the view you’d have.

If you recall, this was a 2007 conversion.

The unit has a new kitchen with dark cabinets, granite counter tops and stainless steel appliances.

It has 3 exposures.

The unit has central air and parking but I’m not sure about the washer/dryer in the unit. In the last listing, there was a private laundry room/storage area in the basement with the unit’s own washer/dryer. In this listing, it appears to include the washer/dryer.

The unit is just minutes away from the shops and restaurants on hopping Division Street.

It sold in February 2013 for $264,000.

The unit came back on the market in August for $289,900 but has been reduced to $274,900.

The property already has a large back deck.

Will the rooftop deck EVER get built?

If not- why advertise it?

Are buyers looking in this price range really concerned about having one if it’s not already there?

Debbie Maue at Jameson Sotheby’s has the listing. See the pictures here.

Unit #3R: 2 bedrooms, 1 bath, no square footage listed
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  • Sold in November 2007 for $288,000
  • Originally listed in August 2011 for $295,000
  • Withdrawn in November 2011
  • Was listed in March 2012 at $287,000
  • Reduced
  • Was listed in August 2012 at $279,999
  • Sold in February 2013 for $264,000
  • Re-listed in August 2013 for $289,900
  • Reduced
  • Currently listed at $274,900
  • Assessments now $170 a month (they were $150 a month in 2012)
  • Taxes of $2630
  • Central Air
  • Private laundry room in the basement? Or in the unit?
  • Outdoor parking included
  • Bedroom #1: now 11×8 (it was 13×7 in the old listing)
  • Bedroom #2: now 10×8 (it was 12×7 in the old listing)

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River North is Back to 2006 Prices: A 3-Bedroom in 600 N. Kingsbury

This 3-bedroom duplex up at 600 N. Kingsbury in River North just came on the market.

The listing calls it a “penthouse” because it’s on the top floor of that lower part of the building in the picture.

The unit overlooks the park and has river views.

There is an office/den on the second level which has 2 stories worth of windows.

2 of the 3 bedrooms are on the main floor with the third on the second floor.

The kitchen has stainless steel, granite and white cabinets.

There is central air, washer/dryer in the unit and 2 car parking is available for $25,000 each.

Including the 2-car parking (which the other sales, except the 2002 purchase, did include), this unit is priced at the 2006 purchase price.

Is it a positive for the housing market that the bubble has reflated in the River North neighborhood?

Bryan Eugenio at @Properties has the listing. See the pictures here.

Unit #509: 3 bedrooms, 2.5 baths, duplex up, 2000 square feet
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  • Sold in October 2002 for $666,000 (included 1 parking space)
  • Sold in October 2006 for $647,500 (included 2 parking spaces)
  • Sold in September 2010 for $525,000 (included 2 parking spaces)
  • Currently listed for $600,000 (2 parking spaces are $25,000 each)
  • Assessments of $975 a month (includes doorman, cable, gas, pool, heat and air conditioning)
  • Taxes of $8478
  • Central Air
  • Washer/Dryer in the unit
  • Bedroom #1: 13×11 (main floor)
  • Bedroom #2: 13×10 (main floor)
  • Bedroom #3: 11×10 (second floor)
  • Den: 16×9 (second floor)

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