Both Lake and City Views in a Renovated 3-Bedroom: 2754 N. Hampden in Lincoln Park
This top floor 3-bedroom in Hampden Tower at 2754 N. Hampden in Lincoln Park came on the market in January 2020.
Built in 1973, Hampden Tower has 132 units and a parking garage. It’s a full service building with doormen, a pool and an exercise room.
The listing says this unit was “gut renovated in 2013.”
It’s also a rare condo unit that has both lake and city (or sunset) views.
The living/dining room has east lake views from a wall of windows.
The kitchen is a custom Orchard Hill kitchen with dark cabinets, Bosch stainless steel appliances, quartz counter tops, a U Line wine fridge and a large island with a waterfall edge.
The master suite is 500 square feet and has rare east and west views along with a remote start white onyx fireplace, which the listing says is only one of two fireplaces in the building.
The master suite also has a spa-like bathroom with marble and glass finishes and a huge 10×9 walk-in-closet.
The other two bedrooms have west views.
There are Shade Store custom blackout draperies throughout.
According to the listing, it’s the only unit in the building with a 3 zone central A/C and heat system.
One parking spot is including with a second available for $25,000.
It’s available furnished, if you’re interested in just moving right in.
However, if you’ve adopted a dog during the COVID pandemic as thousands have done, you’re out of luck as this is a no dog building.
This building is on the border of Lincoln Park and Lakeview with access to shops, restaurants and grocery stores.
Originally listed in January 2020 for $749,000, it has been reduced to $650,000.
At 2000 square feet, is this a deal for the location?
Steven Acoba at Keller Williams has the listing. See the pictures and floor plan here.
Unit #2105: 3 bedrooms, 2.5 baths, 2000 square feet
- Sold in February 2013 for $287,500 (included 2 car parking)
- Sold in October 2013 for $579,000 (included 2 car parking)
- Originally listed in January 2020 for $749,000
- Reduced
- Currently listed at $650,000 (includes 1 car parking and second space for $25,000)
- Assessments of $1138 a month (includes doorman, cable, Internet, exercise room, pool, exterior maintenance, lawn care, scavenger, and snow removal)
- Taxes of $13,664
- Central Air
- Onyx fireplace
- Washer/dryer in the unit
- Bedroom #1: 27×11
- Bedroom #2: 12×14
- Bedroom #3: 14×12
- Living room: 14×12
- Dining room: 12×12
- Kitchen: 14×14
- Walk-in-closet: 10×9
- Laundry room: 5×4
Not a bad condo but the HOA is a killer for many at this price point. The monthly nut is getting awfully close to a $1MM townhome
Does 7mo on the market and a 15% haircut = sizzle?
Pretty looking place but the HOA is too much and the rest of the building is kinda…gross.
Is it ever a good idea to buy the nicest unit in big building like this, when the typical units are $300k 2/2s and $200k 1/1s? And the ‘nice’ isn’t unique or close to it?
No dogs says it all.
Not a fan of this neighborhood. In the COVID era, I’d be concerned about having multiple neighbors shedding multiple viruses in the elevator etc.
“Not a bad condo but the HOA is a killer for many at this price point. The monthly nut is getting awfully close to a $1MM townhome”
Yep, as is increasingly common in Chicago, taxes + HOA is more than P&I if somebody is putting down 20%. “Only” $4.5k/month for this place AFTER putting down $130k…Renting continues to look like a better option in many situations IMO.
Well, maybe the unit was “gut renovated.” Hope the building was, too.
It’s probably been 20 years or more, but my wife and I once got curious and went to an open house in this building. Probably in the late 1990s. Very unimpressive lobby, and the elevators were slow as molasses.
Maybe things have changed, but it definitely seemed like a second-tier building then, and now it’s 20 years older. If it hasn’t been updated, anyone buying here might be facing some sort of major special assessment. If not, be prepared to live in a second-class kind of building. Which could explain why prices here are typically low for the neighborhood.
Oh yeah, the building also has absolutely no curb appeal, and the lake views are partial.
I’d rather pay more and live a block east in a high rise on Lakeview. Assuming money isn’t a huge issue.
For $650,000,you could get a great unit at 2650 Lakeview, a much nicer building.
Since its a 70s building I’d assume the big maintenance HOA increases are over with (windows). However having doormen usually ensures that your HOA yearly increase will surpass the rate of inflation since most big condo management firms are unionized and unions wage increases historically crush the inflation rate.
Doormen are too expensive in 2020 imo, technology has replaced the majority of their useful functions. Save them for the retirement communities that have trouble keeping up with technology.
“I’d rather pay more and live a block east in a high rise on Lakeview. ”
To that point, this is a pretty comparable size:
https://www.redfin.com/IL/Chicago/2650-N-Lakeview-Ave-60614/unit-2901-03/home/172406438
It *obviously* needs an update similar to what this one had done, and otherwise has a lot of similar issues, but it seems to me that the building is a solid step or two above the Hampden building.
Thanks, Anon,
Having lived in 2626 for about 7 years (another building that’s better than the Hampden one) you’re absolutely right. 2650 is the class of this area.
30yr mortgage rates fall below 3% for the first time ever:
https://www.wsj.com/articles/30-year-mortgage-rate-reaches-lowest-level-ever-2-98-11594908357
“30yr mortgage rates fall below 3% for the first time ever:”
Is everyone refinancing?
“It *obviously* needs an update similar to what this one had done, and otherwise has a lot of similar issues, but it seems to me that the building is a solid step or two above the Hampden building.”
Can you put a washer/dryer in?
“Doormen are too expensive in 2020 imo, technology has replaced the majority of their useful functions. Save them for the retirement communities that have trouble keeping up with technology.”
Yes, they are expensive. But also invaluable.
“No dogs says it all.”
2650 Lakeview that someone said they’d rather live in doesn’t allow dogs either. AND no smoking.
Lol.
“AND no smoking”
This is a feature to literally the majority of the country.
2650 doesn’t allow cats either.
Can’t figure that out. Why would a building ban cats? That would be a non-starter for me.