Get Lake, Lincoln Park and Downtown City Views: 2500 N. Lakeview in Lincoln Park
This 2-bedroom at 2500 N. Lakeview in East Lincoln Park came on the market in September 2021.
Built in 1974, 2500 N. Lakeview has 155 units and attached valet parking.
It has a door staff, an outdoor pool and an exercise room.
This unit is a rare southeast corner unit with wrap around floor to ceiling windows with “forever” unobstructed views of the Lake, Lincoln Park and the downtown skyline.
It has diagonal oak hardwood floors throughout and ceiling height doors.
The unit has a “Chef’s kitchen” with Demeter Millwork, white and ceruse walnut custom cabinetry with pocket doors, a Miele steam/convection oven, Miele induction cooktop, integrated Subzero, Bosch dishwasher and a Miele coffee system.
There’s an Ann Sacks limestone accent wall.
It has the features buyers look for today, including washer/dryer in the unit and valet garage parking for $180 a month.
The unit has wall unit cooling.
This building is one of the few along Lincoln Park that has balconies and this home has an east facing one with Lake views.
At $730,000, is that a deal for the views from the 31st floor?
Joshua Lipton and Christine Tepper at Compass have the listing. See the pictures here.
Unit #3102B: 2 bedroom, 2 baths, 1338 square feet
- Sold in February 1988 for $222,500
- Sold in November 1992 for $284,000
- Sold in November 2012 for $389,000
- Currently listed at $730,000
- Assessments of $1187 a month (includes doorman, exercise room, pool, exterior maintenance, lawn care, scavenger, snow removal)
- Taxes of $8964
- No central air – wall unit cooling
- Washer/dryer in the unit
- Valet parking at $180 a month
- Bedroom #1: 17×13
- Bedroom #2: 12×11
- Living/dining: 22×14
- Kitchen: 10×9
I love the views from this building. Pretty rare to get both the Lake and downtown like this.
Also, you don’t get the pollution from being directly on Lake Shore Drive like some other buildings. You have the buffer of Lincoln Park.
Seems like a deal compared to new buildings like 2550 n Lakeview.
You can see the 02 floor plan for unit 302
“It has the features buyers look for today, including washer/dryer in the unit”
It says hook up. Dont see a lot of options wrt location.
“The unit has wall unit cooling.”
Doesnt look like that fancy Motel 6 Variety with special controls…
Lack of W/D is going to be a problem @ $750k for anything other than an intown or corp housing
This seems to be a $350psf building–or ~$475k. Yes, the finishes are nice, and perhaps worth it, but do you really want to have $250k of upgrades on an $500k condo?
“but do you really want to have $250k of upgrades”
and it looks like the bathrooms could use an upgrade. while they’re perfectly fine, they don’t match the level of finish of the kitchen.
“looks like the bathrooms could use an upgrade”
While they do appear to be nicer than average for the building, they certainly aren’t up to the level of the other upgrades.
LOL Ann Sacks tiles. They are nice – I’ve bought from them before in MM but never once considered name dropping them in my listing.
“They are nice – I’ve bought from them before in MM but never once considered name dropping them in my listing.”
Why not? That’s a bad realtor if they don’t list it. They are almost always “name dropped” in the listings because they are considered “luxury.” It would be like like saying it’s a Subzero or an RH chandelier. That is a selling point in most listings.
Ann Sacks tiles are used by professional designers. People know the brand and associate it with quality.
“Yes, the finishes are nice, and perhaps worth it, but do you really want to have $250k of upgrades on an $500k condo?”
Why not?
Eventually, most of the units will turn over and have to be upgraded. They aren’t making this location any more and there’s no more land to build new anywhere around it.
Prices in 2550 N Lakeview are double for the same view and square footage.
“Doesnt look like that fancy Motel 6 Variety with special controls.”
We don’t know. It’s hidden in that fancy box. The wall units don’t last forever. They have to be replaced. So I’m assuming, yes, they have the newer models or you’ll be buying one soon enough.
“It says hook up. Dont see a lot of options wrt location.”
Hook up is important. In the buildings where they simply “allow it” it means much higher costs to put it in. I’ve always gotten quotes of anywhere from $5,000 to $10,000.
“Hook up is important. In the buildings where they simply “allow it” it means much higher costs to put it in.”
You claimed there was a W/D, I was just correcting you
“I’ve always gotten quotes of anywhere from $5,000 to $10,000.”
Sure Jan
I love the kitchen. What do people think about a smaller steam oven as the only oven? I am putting in a slightly larger Thermador steam Oven as my only oven.
“We don’t know. It’s hidden in that fancy box. The wall units don’t last forever. They have to be replaced. So I’m assuming, yes, they have the newer models or you’ll be buying one soon enough.”
Does it go before or after Ann Sacks tile in order of importance. Feel free to consult JoeZ
“What do people think about a smaller steam oven as the only oven?”
Given that there isn’t even a downdraft vent for the cooktop, the kitchen isn’t intended for any actual cooking, anyway, so it wouldn’t matter here.
I wouldn’t like it, but could see living with it in a 2d home type place.
These are the kind of expansive views I want if I’m going to pay a lot of money to live in a high rise. It’s expensive, but you’re paying for those views, as well as a great location and a smaller building with decent amenities.
“Does it go before or after Ann Sacks tile in order of importance. Feel free to consult JoeZ”
Why are you so obsessed with the one who shall not be named JohnnyU?
You bring him up often. Why?
Did he ban you from his site 15 years ago and you’re still bitter all these years later?
Honestly. I don’t get it.
He’s likely sipping a pina colada on the beach in Florida by now, right?
“I love the kitchen.”
Me too. Different and unique. Very contemporary.
I love the use of the wood.
Only wish this unit had a 3rd bedroom. Not sure two is enough for us. We might have to get used to the idea when we eventually buy a condo, however (renting now).
“I’ve always gotten quotes of anywhere from $5,000 to $10,000.”
“Sure Jan”
We’ve discussed it many times on this site JohnnyU.
But it’s not surprising that someone who lives in a single family home in Indiana would have no idea what it costs to put in in-unit washer/dryer in an older building that never had it in the first place.
It’s pretty expensive, depending on the building and location. I always thought those listings which said, “you can put in washer/dryer” should have just installed it as most buyers won’t want to spend the money to put it in.
And it IS a selling point, as JohnnyU has pointed out.
At least this unit says it has the hook-up already. That is huge.
“Only wish this unit had a 3rd bedroom. Not sure two is enough for us. We might have to get used to the idea when we eventually buy a condo, however (renting now).”
Do you have a requirement for views Dan #2?
You’re living in the ultimate view high rise right now. It’s going to be hard to downgrade to your common 30 story high rise after the Hancock.
Or are you finding that there are cons to living in the super high rise and prefer something shorter?
Just curious.
Dan #2: Any advice for Jenny who is thinking about selling her condo but is scared to buy again because she’s worried she’s buying at the top and that prices are going to drop again soon?
I told her to consider selling and renting for a while. Sounds like that’s what you’re already doing.
Anyone else see this $300,000 house in Morgan Park that has to have the longest driveway in all of Chicago?
https://www.redfin.com/IL/Chicago/10800-S-Longwood-Dr-60643/home/13070243
You’re right, Sabrina. Hard to improve on the view we have now except by moving higher in the building we’re in (we’re only on 50). Some residents actually think the views are better from lower floors of the Hancock, maybe because everything is closer).
Not thinking of moving right away, nor of buying a condo. Not till we’re true empty nesters in hopefully four or five years. Second son goes to college next year.
But if we do buy a condo, it would very likely be in a building like 2500. Something with lake views and balconies. Or in a vintage building up in Lakeview, again looking at high rises with lake views. As long as there’s a nice lake view, I don’t care how high up I am.
Why 3 BR instead of two? We’ve tried two and three just works better for us. We like to be able be in different parts of our home so we have privacy and space. We know a couple who lives in a 2BR in River North with a floor plan that’s basically: Bedroom/bedroom/combined kitchen/LR/DR. It just seems too much like one big room.
Maybe we’d consider a split 2 BR.
I have a 2/2 with a fantastic view. The view will be what sells this place. It is going to be incredibly difficult to give up this view and I’m still not sure if I will actually move.
I’ve been trying to find something where the primary windows face the backyard with a privacy fence. I don’t want to see cars drive by or hear car doors closing. I’d prefer not to see my neighbors’ houses at all. If I’m going to give up an amazing view, at least I don’t want to look out of my new house’s windows and see ugliness.
Prices still seem relatively high for single family homes. I’m looking at the nearby suburbs or outskirts of the city. Has anyone here give up city life? Everything I could possibly want to do is super convenient right now and the prospect of giving that up fills me with dread. On the other hand, I will no longer have to deal with people who think it’s totally cool to clog the downtown area with their cars in the middle of the night and honk non-stop.
“Everything I could possibly want to do is super convenient right now and the prospect of giving that up fills me with dread.”
What are, say, the top three things that you would be giving up if you were to no longer live in the city?
@anonny – I think it all boils down to freedom for me and it’s perhaps more of a psychological barrier. I feel like I have freedom of movement right now.
1. Easy access to multiple restaurants/bars (either being in within walking distance or a short drive)
2. Quick access to the top hospitals in the city (I’m not sick, but saw a friend get awful treatment at one of the “good” suburban hospitals and how difficult it was to get moved to a better hospital once you’ve been admitted to a different hospital)
3. Being within the service area of almost anything and people who are happy to take jobs in my neighborhood. One of my friends who lives on the far north side essentially doesn’t have a postal carrier because no one wants that route. My current area is considered a “retirement route,” so we only get the most experienced people who want to work here.
“I’m looking at the nearby suburbs or outskirts of the city. Has anyone here give up city life? Everything I could possibly want to do is super convenient right now and the prospect of giving that up fills me with dread.”
Why not consider Hyde Park/Kenwood?
It has the hospital and easy access to restaurants, movie theaters etc. And it’s much quieter than being downtown.
Also, I really would warn you about moving to the inner suburbs if you don’t want to see people and you want quiet. I know someone who just fled from Oak Park because they got tired of hearing their neighbors talking in the bungalow next door. Many of those houses are on city-size lots. You are gazing into their windows. You see everything going on in the backyards. You hear their televisions and music like any Chicago neighborhood with the standard 25 foot lot size.
They just couldn’t take it anymore.
They moved to Barrington to a house on a big lot where they couldn’t even see the neighbors house.
The downside is, they can no longer walk to the downtown movie theater/restaurants like Oak Park. And no subway access. They had to buy a second car for Barrington (only had one in Oak Park) because they were just too isolated with one, otherwise.
But it’s beautiful. And restful.
But don’t buy in Park Ridge, Oak Park, Berwyn, Evanston if you are trying to get away from people being in your business.
Look at Barrington, St Charles, Geneva, Lake Forest, Riverside etc.
Parts of the North Shore also feature houses very close together like in the city. We raised our kids in Highland Park and the brick wall of the house next door isn’t quite reach out and touch close, but it’s pretty near. This is in the Ravinia neighborhood, which was laid out in the 1920s and features small lots.
What are these “movie theaters” of which you speak?
“Why not consider Hyde Park/Kenwood?”
Why do you ask Jenny this *every* time?
She lived there and knows people who live there now, and doesn’t want to live there. So, considered and rejected.
“And it IS a selling point, as JohnnyU has pointed out.”
I didn’t point that out, I pointed out that you were wrong about it having a W/D.
Not sure where you’d fit one in. Bathrooms look pretty tight, maybe in the Master closet
“Not sure where you’d fit one in.”
Entry closet, no? Three doors, backs up to a bathroom?
Or, looking at the plan for 302, there’s a “utility” closet in the hall, b/t the baths, that looks like it could be big enough for at least an apartment size.
The issue is the running of the dryer vent–can you tie that to the bath exhausts? The lack of kitchen venting makes me suspect that the laundry hookup may be only for a combo washer.
Looking through past sales I see diverse w/d units and locations. One is in the master bathroom, master closet, and even kitchen. Kitchen one was a clothes processor, bath an older style laundry unit, and another, a new Bosch stacked set. All are useable without a vent.
I do not trust a listing if it does not show a picture of the actual washer and dryer.
Parking has gone up $20/month in the past three years.
The issue is the running of the dryer vent–can you tie that to the bath exhausts?
Had this configuration in a prior condo and needed to fix it — WAY too much moisture in the bath (mold concerns). If I recall correctly, it is against code.
“Parking has gone up $20/month in the past three years.”
That’s cheap. Because they have to maintain it and it’s 50 years old. The parking sounds like a deal.
“I didn’t point that out, I pointed out that you were wrong about it having a W/D.”
You DID point it out. You said you wouldn’t pay $750,000 for a condo without a washer/dryer in it.
“She lived there and knows people who live there now”
I don’t remember her saying she lived there. Sorry, but it fits all her needs which is why I keep bringing it up. If you want city amenities you have to be IN the city. Otherwise, some close in suburbs are pretty good too but they have all the city problems that she hates.
Hyde Park/Kenwood does not.
She could move to Edgebrook or one of the Chicago neighborhoods with larger lots to avoid seeing her neighbors or she heads to the further out suburbs with larger wooded lots where you wouldn’t see anyone but you don’t have city amenities.
Her dream house doesn’t exist.
Also, she shouldn’t be as concerned about hospitals unless she was moving really far in the outer suburbs.
Northwestern, for instance, has partnered with several suburban hospitals like Central DuPage. They’re all in the same medical group now.
Rush also has suburban partners and facilities.
“What are these “movie theaters” of which you speak?”
You haven’t gone back since the pandemic anonny?
You should try it. I go but avoid the peak weekend times as much as possible. Not as many people during the week. It’s so great to see movies on the big screen again. I really want to see the new James Bond film but I feel like it’s going to be a little too crowded for me, at least in the first week or two. They’ve already sold a lot of tickets.
“Parts of the North Shore also feature houses very close together like in the city. We raised our kids in Highland Park and the brick wall of the house next door isn’t quite reach out and touch close, but it’s pretty near. This is in the Ravinia neighborhood, which was laid out in the 1920s and features small lots.”
Yes, thanks for pointing this out Dan #2. Lots of the “older” suburbs have small lots.
If you want real privacy, you need to go to “horse country” suburbs like Barrington or St Charles. There’s these wooded areas in Barrington where all you see is the driveway going into the woods but have no idea what house is back there. Lol.
“The parking sounds like a deal.”
Yes. We parked in this building for about two years (mid 2008- late 10), while living nextdoor at 2600, and I feel like it was around $250 (as non-building residents).
“All are useable without a vent.”
I forget about condensing dryers. Probably because my (admittedly!!) limited experience with them is that they take things from wet to vaguely damp over the course of half a day, and then you still end up having to hang things for the last 10% of dryness.
Anyone used one over a longer period? Do they work well enough to properly dry eg a load of towels, if well maintained?
“ Entry closet, no? Three doors, backs up to a bathroom?
Or, looking at the plan for 302, there’s a “utility” closet in the hall, b/t the baths, that looks like it could be big enough for at least an apartment size”
Re 302, was figuring that’s where the electrical panels located and it doesn’t go all the way back. But that would be the easiest as it’s between 2 wet walls.