Crib Chatter

This 1-bedroom in the Hemingway House at 1850 N. Clark in East Lincoln Park came on the market in September 2024.

Built in 1969, Hemingway House has 280 units and attached leased parking. It has the amenities of many buildings built in the late 60s and early 70s including a party room, sundeck, exercise room, bike room, and an outdoor pool.

The building has door staff and on-site manager/engineer.

In another unit on the market, Unit 2108, it lists the following about the building:

“Hemingway House has gone through a 15 million restoration in the last six years, New facade, newly designed oversized windows, New Risers completed in 2018, and New A/C Chiller in 2018.”

This unit is 800 square feet and is on the penthouse floor.

It has panoramic views of Lake Michigan, Lincoln Park, the zoo and the city.

It has hardwood floors and “Pottery Barn” finishes.

The kitchen has wood cabinets and white and black appliances, including a dishwasher.

The listing says the unit has a “ton of closets.”

The bedroom has custom closet doors.

The design of the building is unique in that several tiers of units are on the “corner” with views up, or down, Clark Street.

This unit has some of the features buyers look for including air conditioning and leased parking is available. There is no washer/dryer in the unit but there is coin laundry in the building.

This building is directly across from Lincoln Park Zoo and near shops and restaurants on Clark, Wells and in Old Town and Lincoln Park. The building is on several bus routes and others are nearby.

Listed in September 2024 at $320,000, it has been reduced $10,000 to $310,000.

Is this unit a steal for those who love Lake and Park views?

Edward Motto at Coldwell Banker has the listing. See the pictures and floor plan here.

You can also see it in person at the Open House this weekend, on Saturday, Jan 18 and Sunday, Jan 19 from 1 to 3 PM.

Unit #3002: 1 bedroom, 1 bath, 800 square feet

• Sold in November 1980 for $28,000 (per Redfin)
• Sold in January 1987 for $75,000 (per Redfin)
• Sold in March 1990 for $103,000 (per Redfin)
• Sold in April 1997 for $125,000
• Sold in May 2000 for $187,000
• Sold in September 2003 for $227,000
• Originally listed in September 2024 for $320,000
• Reduced
• Currently listed at $310,000
• Assessments of $871 a month (includes heat, a/c, doorman, cable, pool, exterior maintenance, scavenger, snow removal)
• Taxes of $5063
• Central Air
• No washer/dryer in the unit. Coin laundry in the building.
• Leased parking is available
• Bedroom: 15×11
• Living room: 16×15
• Dining room: 10×7
• Kitchen: 9×8

This 4-bedroom penthouse loft at 1000 W. Washington in the West Loop came on the market in September 2024.

1000 W. Washington used to be called the Epicenter Lofts but no one is calling it that anymore when I search the listings so they might have gotten rid of that name. In old posts about this building, I have that it was built in 1910 but this listing says 1882.

It has 179 lofts and an attached parking garage. It’s one of the few buildings in the West Loop with door staff and also has a bike room, on-site manager/engineer, a sundeck and a party room.

This duplex penthouse loft is two combined units that has “historic charm and modern amenities.”

It has exposed brick and timber beams along with a custom, floating steel staircase.

The loft has 8″ oak wide plank floors in a White Wash finish and 18 foot ceilings.

There are also custom steel and glass internal windows throughout this unit.

The main floor has the living room, dining room, kitchen and two of the four bedrooms.

It doesn’t appear that any of the bedrooms has windows. They have internal windows, however, that open into the rest of the unit and let in natural light.

The first floor has an open floor plan.

There’s a balcony off the living room.

The kitchen is a “chef’s dream” with white Shaker-style cabinets, stainless steel appliances, a wine cooler, and a massive 15 foot island with quartz countertops that seats 8.

The second floor has two bedrooms, including the primary bedroom, and a family or sitting room.

The primary suite is a “luxurious retreat” with a walk-in-closet and an ensuite bath.

The 4 bathrooms have stone and quartz finishes with Britze fixtures.

There are motorized window shades throughout.

But one of the big selling features of this loft is the 900 square foot private rooftop terrace. It has a built-in L-shaped couch, a Dekton stone top gas fireplace and bar.

The listing calls it an “outdoor oasis.”

This loft has the features buyers look for including central air, washer/dryer in the unit and two parking spaces are included.

This building is centrally located near the Randolph Street restaurant scene and near Fulton Market. There are buses and the Morgan El stop is nearby. Whole Foods, Target and other supermarkets are just a few blocks away.

Originally listed in September 2024 at $1.6 million, it has been reduced $450,000 to $1.55 million.

This is below the 2018 sales price of $1.62 million.

Does this loft have it all for those looking for a 4-bedroom in the West Loop?

Barbara O’Connor and Hilary O’Connor at Dream Town have the listing. See the pictures and floor plan here.

Unit #538-539: 4 bedrooms, 4 baths, 3300 square feet, duplex loft, penthouse

• Sold in October 2018 for $1.62 million
• Originally listed in September 2024 for $1.6 million
• Reduced
• Currently listed at $1.55 million
• Assessments of $1621 a month (includes doorman, exterior maintenance, scavenger, snow removal, Internet, bike room, on-site manager/engineer, sundeck, party room)
• Taxes of $19,589
• Central Air
• Washer/dryer in the unit
• 2-car parking included
• Bedroom #1: 16×13 (second floor)
• Bedroom #2: 13×11 (main floor)
• Bedroom #3: 12×11 (main floor)
• Bedroom #4: 12×11 (second floor)
• Living/dining room: 34×14 (main floor)
• Kitchen: 21×10 (main floor)
• Family room: 16×11 (second floor)
• Balcony: 9×5 (main floor)
• Terrace: 33×32 (third floor)

This 3-bedroom in 65 E. Goethe in the Gold Coast came on the market originally in May 2023 but it has been on and off the market during that time.

It more recently came back on the market in October 2024.

65 E. Goethe was designed by Lucien LaGrange and built in 2001. Yes, it’s already 24 years old. It was inspired by French architecture and has just 17 units and an attached parking garage.

The building has door staff, an on-site manager and a sundeck.

The listing for this unit calls it the “pinnacle of sophistication and elegance.”

It has large windows with tree top views and 3 balconies.

The listing says it has “timeless” finishes.

It has hardwood floors throughout.

The kitchen has modern gray cabinets with luxury appliances and an island with seating for 6. It does not appear to be open to the living/dining room.

The main living area appears to have a unique modern wood paneled ceiling.

There is a den, an office and a unique feature of a theater room.

The unit has a primary suite.

It has the features buyers look for including central air, washer/dryer in the unit and 2 heated garage spaces.

This building is near Oak Street Beach, the 3 Arts Cafe at RH and all the other shops and restaurants of the Gold Coast including on Division and State.

Originally listed in May 2023 for $5 million, it has been reduced several times and is now listed at $3.495 million.

Is this a deal for a unit in this prestigious building?

Julie Harron at Jameson Sotheby’s has the listing. See the pictures and floor plan here (although the floor plan doesn’t appear to be loading correctly).

Unit #3W: 3 bedrooms, 3.5 baths, 4390 square feet

• I couldn’t find an original sales price
• Originally listed in May 2023 for $5 million
• Reduced several times
• Withdrawn and Re-listed in October 2024
• Currently listed at $3.495 million
• Assessments of $7673 (includes heat, gas, door staff, exterior maintenance, lawn care, scavenger, snow removal)
• Taxes of $66,984
• Central Air
• Washer/dryer in the unit
• 2 heated parking spaces
• Fireplace
• Bedroom #1: 20×14
• Bedroom #2: 15×13
• Bedroom #3: 14×13
• Livingdining room combo: 39×22
• Kitchen: 25×11
• Office: 13×10
• Den: 21×14
• Laundry: 14×8
• Theater: 19×9
• 3 balconies

This 2-bedroom in Bucktown Commons at 2045 W. Concord Place in Bucktown came on the market in January 2025.

Built in 2002, Bucktown Commons has 30 units and attached heated parking. It’s an elevator building but it doesn’t have any amenities.

The listing says this corner unit is the largest tier in the building at 1432 square feet.

It has North and East exposures through floor-to-ceiling windows with some skyline views.

The listing says it was “recently upgraded.”

It has an open concept living/dining room and kitchen with a 15 foot balcony.

The unit has a chef’s kitchen with white cabinets, quartz countertops with a marble backsplash, stainless steel appliances, beverage fridge and an oversized waterfall island that seats 3.

The unit has “newer” wood laminate floors in the main living space and carpet in the bedrooms.

It has a split floor plan on the bedrooms, both which have windows.

The primary suite has a walk-in-closet and an en suite bathroom with a dual vanity and a walk-in-shower.

The second bathroom has a bathtub.

The listing says it has a “newer” furnace and air conditioning.

The unit has the features buyers look for including central air, washer/dryer in the unit and a heated garage space is included.

It also comes with a storage cage.

In 2014, the sales pictures showed a fireplace in the living room but it’s no longer there.

The listing calls it the “best of urban living.”

Bucktown Commons is in the heart of Bucktown/Wicker Park near many shops and restaurants on Milwaukee, Damen and North Avenues including Mindy’s Bakery, Big Star, and the new Barnes & Noble. It’s less than 4 blocks from the Damen blue line stop and is near several bus lines.

Listed at $529,000, that’s $104,000 above the 2014 sales price.

Is this priced to sell quickly?

Sam Shaffer and Ann Brown at Chicago Properties Firm have the listing. See the pictures and floor plan here.

Or see it at the Open House this Saturday, Jan 11, 2025 from 11:00 AM to 12:30 PM.

Unit #505: 2 bedrooms, 2 baths, 1432 square feet

• Sold in July 2002 for $338,000
• Sold in March 2004 for $386,000
• Sold in July 2005 for $415,000
• Sold in May 2014 for $425,000
• Currently listed at $529,000 (includes heated garage parking space)
• Assessments of $512 a month (includes parking, cable, exterior maintenance, scavenger, snow removal, Internet)
• Taxes of $10,939
• Central Air
• Washer/dryer in the unit
• Bedroom #1: 15×12
• Bedroom #2: 10×12
• Foyer: 5×10
• Living/dining room: 18×20
• Kitchen: 16×11
• Walk-in-closet: 8×5
• Balcony: 5×18

This 3-bedroom in 345 W. Fullerton Parkway in Lincoln Park came on the market in January 2025.

Built in 1972, these two buildings were designed by well-known Chicago modernist architect Harry Weese. Apparently his mother and sister lived in the west tower when it was apartments.

The building was converted into 216 condos in 1990. There is rental parking in the building. The building has 24-hour door staff, onsite management and engineering, a fitness room, and a sundeck with grills.

The listing says this unit on the 21st floor is a “stunning new gut renovation.”

It says there is new plumbing, new electrical and designer lighting.

A corner unit, it has floor-to-ceiling windows that have unobstructed views of Lincoln Park, North Pond and Lake Michigan.

The listing says the finishes have been to the “highest standards.”

It has new wide plank natural wood floors throughout.

There’s a “chef’s kitchen” which is open to the living/dining room which has 2-tone custom cabinetry with off-white flat panel uppers with wood grained base cabinets, under cabinet LED lighting, Bosch appliances including a paneled dishwasher and French door refrigerator.

It has quartz countertops and a long breakfast bar which seats 3.

The kitchen has gold hardware and fixtures.

This unit previously sold in August 2024 as an estate sale. It was a 2-bedroom unit but is now a 3-bedroom. It appears that they closed off the 10×9 dining room space and are calling it a bedroom or a “large” home office.

The primary bedroom has a walk-in-closet and a separate closet, an en suite bathroom with a walk-in-shower with body sprays and a rainhead shower head along with a quartz vanity.

The second bathroom has a tub.

The second bedroom has built-in closet organizers.

This unit has some of the features buyers look for including central air, rental parking in the building but there’s no washer/dryer in the unit. There is just coin laundry in the building.

This building is near Lincoln Park, the shops and restaurants on Clark Street, the Lincoln Park Zoo and Conservatory as well as the Lake Front trail.

It sold as an estate sale in August 2024 for $325,000 and has been relisted after the renovation at $599,900.

Buyers love “new.”

Will this renovation, the views, and the third bedroom close the deal?

Eamonn Stafford at @properties Christie’s has the listing. See the pictures here. You can see the original floor plan in the prior listing.

Unit #2108: 3 bedrooms, 2 baths, no square footage listed

• Sold in December 1993 for $145,500
• Sold in August 2024 as an estate sale for $325,000
• Currently listed as a “gut renovation” at $599,900
• Assessments of $1144 a month (includes heat, a/c, doorman, cable, exercise room, lawn care, scavenger, snow removal, Internet)
• Taxes of $5914
• Central Air
• No washer/dryer in the unit. Coin laundry in the building
• Rental parking in the building is available
• Bedroom #1: 12×16
• Bedroom #2: 10×15
• Bedroom #3: 10×9
• Living/dining combo: 24×13
• Kitchen: 9×14
• Foyer: 4×13

This 2-bedroom loft in River North Commons at 520 W. Huron in River North came on the market in January 2025.

Built in 1912, River North Commons has 197 units and attached garage parking. It was converted into lofts in 2000.

It has 24-hour doorstaff, on-site management, a bike room and an exercise room.

This unit has authentic loft features including timber ceilings, exposed brick and exposed ductwork.

But it also has some unique custom millwork in some of the rooms, including the living room.

There are hardwood floors in the main living area.

It has a fireplace in the living room.

The kitchen is open to the living room and has white and gray (?) or black (?) cabinets, granite countertops, a white subway tile backsplash, Whirlpool and GE stainless steel appliances and a breakfast bar with seating for 5 people.

There’s no dining room.

The primary bedroom is en suite and has a walk-in-closet as well as a window. The listing says both bedrooms have been enclosed with full walls.

The second bedroom does not have a window but has glass block near the ceiling.

This loft has the features that buyers look for including central air, washer/dryer in the unit (a stackable LG which is new in 2023) and one deeded parking space included in the price.

It also has a private balcony that faces north with city views.

River North Commons is near the shops and restaurants of west River North, near Ward Park and the riverwalk along the Chicago River. It is near several bus lines.

This unit last sold 20 years ago and has only had two owners since the original loft conversion in 2000.

Listed at $535,000, are brick and timber lofts still popular in 2025?

Carrie McCormick at @properties Christie’s has the listing. See the pictures and floor plan here.

Unit #608: 2 bedrooms, 2 baths, no square footage listed, loft

• Sold in April 2000 for $258,500
• Sold in April 2005 for $374,500
• Originally listed in January 2025 at $535,000 (includes one deeded parking space)
• Assessments of $833 a month (includes doorman, cable, exercise room, exterior maintenance, lawn care, scavenger, snow removal)
• Taxes of $9418
• Central Air
• Washer/dryer in the unit
• Gas fireplace
• Bedroom #1: 11×15
• Bedroom #2: 10×11
• Living room: 16×19
• Kitchen: 11×10
• Balcony: 14×5

This vintage 3-bedroom row house at 554 W. Fullerton Parkway in Lincoln Park came on the market in January 2025.

If it looks familiar, that’s because we last chattered about it in 2023 and wondered if the 7% mortgage rates would impact the sale.

See our 2023 chatter here.

If you remember, it was built in 1886.  It’s on a 20 x 101 sized lot and has a parking pad behind the row house with one parking space. It’s not gated.

This row house still has many vintage features including the original mahogany front door and staircase, 12 foot high ceilings, extensive crown molding, ceiling medallions and 3 original stone fireplaces.

There are also ebony hardwood floors throughout and a wet bar and dumb waiter.

The first floor is the kitchen, dining room, utility/laundry room and half bath. It has two separate entrances, both north and south.

The kitchen has white cabinets, what looks like stone counter tops, stainless steel appliances and an island with seating for one. It also leads to a back brick patio which is fenced in.

The second floor has the living room and family room, along with built-in bookcases, and the wet bar.

The third floor houses the three bedrooms. Two of those, including the primary, are en suite.

The row house has a front garden, in addition to the back bricked patio.

It has central air.

This property is in the heart of Lincoln Park, near the shops and restaurants of Lincoln Park, the lake front, beach and Lincoln Park Zoo and is on the famed Fullerton Parkway, with its historic homes.

It’s also near several bus lines.

Originally listed in July 2023 for $1,615,000, it was reduced before being withdrawn from the market in November 2023.

It has now come back listed at $1,397,500.

What is keeping this property from selling?

Is it the layout or the size? Or something else?

Maria Liancourt at Berkshire Hathaway HomeServices has the listing again. See the pictures and floor plan here.

554 W. Fullerton Parkway: 3 bedrooms, 2.5 baths, no square footage listed, row house

• Sold in April 1992 for $350,000
• Sold in November 2005 for $899,000
• Originally listed in February 2011 for $1.25 million
• Sold in December 2012 for $1.015 million 
• Originally listed in July 2023 for $1,615,000
• Reduced
• Withdrawn in November 2023
• Re-listed in January 2025 for $1,397,500
• Taxes are now $17,143 (they were $16,339 in September 2023 and $11,991 in April 2011)
• Central Air
• One car parking onsite at the rear of the property
• 3 original fireplaces
• Bedroom #1: 14×12 (third floor)
• Bedroom #2: 14×12 (third floor)
• Bedroom #3: 8×7 (third floor)
• Living room: 18×12 (second floor)
• Family room: 14×12 (second floor)
• Wet Bar: 5×4 (second floor)
• Kitchen: 17×12 (main floor)
• Dining room: 15×12 (main floor)
• Utility/laundry room: 3×8 (main floor)
• Foyer: 6×8 (second floor)

The Illinois Association of Realtors is out with the November 2024 sales update for the state, suburbs and city of Chicago.

Sales remain near housing bust lows thanks to low inventory.

From the IAR:

The city of Chicago saw a 3.7 percent year-over-year home sales increase in November 2024 with 1,481 sales, up from 1,428 in November 2023. The median price of a home in the city of Chicago in November 2024 was $365,000, an increase of 13.0 percent from November 2023 when the median price was $323,000.

Here is the November sales data for the last 17 years (thanks to G for some of the data):

• 2007: 1859 sales and median price of $290,000
• 2008: 1093 sales and median price of $222,500 (16% short/REO sales)
• 2009: 1905 sales and median price of $215,000 (29% short/REO sales)
• 2010: 1144 sales and median price of $182,500 (39% short/REO sales)
• 2011: 1429 sales and median price of $157,000 (43% short/REO sales)
• 2012: 1750 sales and median price of $180,000
• 2013: 1844 sales and median price of $200,000
• 2014: 1638 sales and median price of $230,000
• 2015: 1661 sales and median price of $233,500
• 2016: 1937 sales and median price of $260,000
• 2017: 1959 sales and median price of $256,000
• 2018: 1852 sales and median price of $261.745
• 2019: 1671 sales and median price of $270,000
• 2020: 2018 sales and median price of $295,000
• 2021: 2396 sales and median price of $327,000
• 2022: 1558 sales and median price of $307,250
• 2023: 1428 sales and median price of $323,000
• 2024: 1481 sales and median price of $365,000

“In November, closed sales increased slightly, while inventory continued to decrease and median sales price increased,” Erika Villegas, president of the Chicago Association of REALTORS® and broker and owner of RE/MAX In the Village said. “Lower interest rates over the last few months expanded buyers’ purchasing power, so anyone looking to list their home should take a critical look to ensure it’s ready for sale.”

Statewide inventory rose 2.3% to 20,863 properties from 20,401 properties in 2023.

Here’s what the last few years have looked like in November:

• 2021: 27,692
• 2022: 24,279
• 2023: 20,401
• 2024:20,863

In Chicago, the inventory decline hasn’t yet abated. Inventory plunged another 12.3% to 4,557 properties from 5,198 properties last year.

• 2021: 7,837
• 2022: 6,978
• 2023:5,198
• 2024: 4,557

Market time in Chicago fell a day to 32 days from 33 last year.

Average 30-year fixed mortgage rates rose in November from October 2024 to an average of 6.81% from 6.43%. This November was still well under the average rate last year in November which was 7.44%.

Housing analysts are bullish about single family home price appreciation in Illinois to start 2025.

“Our three-month forecast expects statewide closed sales activity through February to be on par with levels seen through February 2024, while house price growth is expected to remain strong with prices of single-family homes anticipated to increase by nearly 10 percent through February 2025 compared to the previous year,” said Geoff Smith, Executive Director, Institute for Housing Studies at DePaul University in Chicago.

“Looking at broader market conditions, despite tight inventories, continued high mortgage interest rates, and general affordability concerns, consumer housing sentiment is improving. Fannie Mae’s most recent national housing survey shows increasingly positive perceptions of the housing market largely driven by a growing share of consumers who believe mortgage interest rates will decline over the next year.”

In Chicago, condo median price was up 15.9% to $400,000 in November while single family home median price rose 12.6% to $339,951. That averaged out to $365,000 for the month, the highest for November since I began this blog in 2007.

Just a reminder that median prices reflect the mix.

Will Chicago’s housing market remain tight in 2025?

November Illinois home sales, median prices and available homes all go up for second straight month [Illinois Association of Realtors, Press Release, December 19, 2024]

This 2-bedroom corner loft in the Capitol Hill Lofts at 625 W. Jackson in West Loop Gate came on the market in December 2024.

Built in 1918, it used to house several small manufacturing companies including a hat maker, a printer,  and Uneeda Vacuum Company. It was converted into 90 loft condos in 2000.

It has gated outdoor parking, an exercise room and a storage room. There’s no door staff.

This unit is a corner with a split floor plan. It has authentic loft features including large industrial windows, including in both bedrooms, exposed brick and duct work, and wood plank ceilings.

There are hardwood floors in the living/dining room and kitchen, which is open concept, and carpet in the bedrooms.

The kitchen has wood cabinets, stainless steel appliances and granite counter tops. There is no island.

The primary suite has a walk-in-closet with custom shelving and a “recently updated” en-suite bathroom with dual vanities, a marble shower and linen closet.

The second bathroom has a soaking tub and linen closet.

This loft has the features buyers look for including central air, washer/dryer in the unit and a gated outdoor parking space is included.

It has a balcony off the living/dining room.

Capitol Hill Lofts has a 7-Eleven in the building (not the White Hen as depicted in my photo. RIP White Hen) and is near shops and restaurants of West Loop, including Greektown, and West Loop Gate, including Union Station and the Willis Tower food hall.

It is next to the H Mart and steps from Lou Mitchell’s.

This building is near multiple bus lines, including the Union Station Transit Center, and the Blue line el.

Listed at $435,000, is this a better a deal than renting?

Andrea Catarivas at Keller Williams ONEChicago has the listing. See the pictures and floor plan here.

Unit #308: 2 bedrooms, 2 baths, 1261 square feet, loft

• Sold in November 2000 for $224,500
• Sold in March 2003 for $255,000
• Currently listed at $435,000 (includes one outdoor gated parking space)
• Assessments of $691 a month (includes cable, exercise room, exterior maintenance, lawn care, scavenger, snow removal)
• Taxes of $7906
• Central Air
• Washer/dryer in the unit
• Gated outdoor parking included
• Bedroom #1: 10×19
• Bedroom #2: 18×10
• Living/dining room: 19×18
• Kitchen: 19×7
• Laundry: 5×4
• Balcony: 11×5

It’s December in Chicago. This is a slow month for real estate in Chicago.

Many homeowners are waiting to sell in the spring market which now begins in early January. They are enjoying the holidays with family and friends and don’t want their home life disrupted by home buyers.

But there is slow, and there is SLOW.

Inventory in Chicago, which is always light in December, has gotten even lighter.

Here are some numbers from Redfin as of Dec 8, 2024 in popular neighborhoods. These are properties currently listed for sale (not under contract or pending sales).

• Lincoln Park: 120 properties
• Lakeview: 218
• West Town: 222
• Bucktown: 47
• River North: 262
• Streeterville: 272
• West Loop: 129
• Loop: 277
• Gold Coast: 159
• Hyde Park: 82
• Andersonville: 15
• North Center: 45
• Lincoln Square: 49

A reminder that developers usually do not list all of the available condos in a large buildings on the MLS, so these numbers do not reflect ALL that is available. For instance, the Tribune Tower is not sold out but all of the available units are not on the MLS. They are not reflected in the Streeterville numbers.

But with no new condo towers currently under construction downtown, even the new construction inventory is limited to just a few high rises.

Will inventory drop further before the spring selling season starts?

And what does this mean for Chicago pricing in 2025?