Do Listing Pictures Matter? A 3-Bedroom Penthouse at 200 W. Grand in River North
This 3-bedroom penthouse at 200 W. Grand in River North has been on the market since May 2012.
It has been reduced 16% in that time. The recent listing says it has been “drastically reduced.”
It is now owned by a relocation company (we haven’t seen much of that in the past 5 years.)
It has 11 foot ceilings and 3 balconies.
The unit has north, east and west views.
There are cherry floors throughout and the kitchen has upgraded appliances like SubZero and Meile.
The original listing had pictures with furniture still in place.
You can see those pictures here.
But the current listing has different pictures and the unit is now empty.
Do listing pictures matter? Or is it all price?
And if they matter, would this penthouse sell quicker if it were staged and listed with new photos?
Pamela Sullivan at Coldwell Banker has the listing. See the current listing pictures here.
Unit #2602: 3 bedrooms, 2 baths, 2200 square feet
- Sold in June 2007 for $1.265 million
- Originally listed in May 2012 for $1.035 million
- Reduced
- Now relo owned
- Currently listed at $875,000 (includes 2 parking spaces)
- Assessments of $1468 a month (includes doorman, cable)
- Taxes of $6992
- Central Air
- Washer/Dryer in the unit
- Bedroom #1: 19×12
- Bedroom #2: 13×13
- Bedroom #3: 12×8
I don’t think staging would be worth it unless you could get a 3 month package for maybe $2000 but the bigger problem is that these look like amateur photos to me. This listing would do a lot better if it had professional photos and a floor plan attached. I just don’t get it. This is a $900K listing. I see this all the time. I think sellers focus too much on WHO the realtor is and not nearly enough on WHAT they are going to DO for them.
wow, the eastern view photo shows how far west in RN this building is, it’s even further west than the blue window bldg. I guess you have the amenity of being near Binny’s.
This still seems awfully expensive at about $400 a square foot. I actually prefer seeing units without furniture. The new listing could use some photos of the view and balconies though.
Funny you should mention this. We often ask how come the photos stink and blame the realtor. Umberger addressed it in the Trib over the weekend. It seems like the source downplaying the lack of effort on the seller’s agent and putting more weight on the suddenly high tech tablets and monitors:
http://www.chicagotribune.com/classified/realestate/sc-cons-0726-umberger-realty-photos-20120726,0,7409933.column
“Brian Balduf …said the quality of real estate photographs didn’t used to matter much…in the past, just marketed homes to other agents (by generally only placing photos on their multiple listing service). They weren’t marketing to consumers. Then the Internet came along, and (the photo quality) still didn’t matter a lot.
Until the iPads and tablet displays became really popular recently…as soon as you started presenting them full screen on iPads or people were able to look at them on 50-inch, flat-panel television screens, consumers started realizing, gee, these photos are bad.”
Maybe the relo company took these pics and that is the problem. I happened to like this neighborhood. Great restaurants within walking distance. Away from the tourists. Near all major bus and train lines. Quick on/off the highway.
Hmm – looks like this is still owned by the Developer – GRAND WELLS DEV LLC. Maybe they had rented it in the past and now are looking to unload. This developer does own a lot of units in buildings they build and rent them out. They did the same thing at 550 N. St. Clair.
“Until the iPads and tablet displays became really popular recently…as soon as you started presenting them full screen on iPads or people were able to look at them on 50-inch, flat-panel television screens, consumers started realizing, gee, these photos are bad.”
Bad photos look plenty bad on a laptop or monitor. I think it’s more having easily accessible photos from MLS, such as on Redfin etc. I’d rather look at listings on my laptop than ipad. It’s easier to enter criteria, navigate around a map.
“Bad photos look plenty bad on a laptop or monitor.”
And, as to the “looks bad on a 50″ screen” thought, if the realtor uploads a 75k version of the pix, it’ll look like crap at that size even if they were taken by a team of professionals, with movie-quality lighting, using this image sensor: http://gizmodo.com/5834699/this-is-the-largest-camera-sensor-in-the-world
So, that can still totally be on the realtor. I think Balduf was pulling punches bc he didn’t want to insult his customer base.
I’ve never understood both the poor quality of the photos and the tiny size of photos available on most real estate listing sites — whether the agents’ brand sites or the ones pulling MLS like ZipRealty and Redfin. How does one get a good feel for what will likely be their largest purchase ever from some 300x200pixel thumbnails. Hell, when shopping for a used car on Cars.com, there are often 20-30 large images of the vehicle available. Why can’t an agent who is listing/marketing a home take the time to get it properly photographed? Shouldn’t that be a very basic function of their earning their thousands in commissions on the sale?
“And, as to the “looks bad on a 50? screen” thought, if the realtor uploads a 75k version of the pix, it’ll look like crap at that size even if they were taken by a team of professionals, with movie-quality lighting, using this image sensor”
And who really looks at listings on their tv (and this is coming from someone who has a pc attached to his tv).
“I think Balduf was pulling punches bc he didn’t want to insult his customer base.”
Agreed, and/or selling his services as being cutting edge.
For the same price/space you can buy in Streeterville overlooking the lake n the 50+ floor… look out below this shouldn’t sell for more then 600/650K unless someone really wants to live close to the highway on/off ramp.
Interesting comment BB.
Being that close to the Ohio/Ontario ramp does offer a person far more freedom (in a car) to overall Chicagoland than being stuck in Streeterville which due to its location is hyper cut-off and ghettoized (meaning enclave).
“How does one get a good feel for what will likely be their largest purchase ever from some 300x200pixel thumbnails. Hell, when shopping for a used car on Cars.com, there are often 20-30 large images of the vehicle available.”
That’s an interesting point. The MLS basically only allows a 512 x 400 pixel image, which isn’t too bad but could be a lot better.
This place is 4-5 blocks away from the on/off ramp. We’re only two blocks away and the only real problem comes from the noisy motorcycles.
Love the neighborhood.
I’m not sure empty vs. with furniture makes a huge difference to me in terms of photos. I think what turns me off to listings is no photos or photos that show nothing (like photos of corners of rooms or of a toliet). I can get a sense (if not a good one) of the rooms from these photos. If I were looking for a 3/2 in this location around this price, I’d go see this based on the photos. I wouldn’t have much interest in a place without photos at all.
“So, that can still totally be on the realtor. I think Balduf was pulling punches bc he didn’t want to insult his customer base.”
Thank you tfo, that’s what I was trying to say but couldn’t think how to word it properly.
“I’ve never understood both the poor quality of the photos and the tiny size of photos available on most real estate listing sites”
the gatekeepers who use the MLS (realtors for the most part) are made up of a broad spectrum of end users who’s skillset with technology range from “embraces and adapts quickly” to still believes computers can “magically do everything they see on TV” so they don’t understand the real world limitations. Think the Aunt who got a digital camera and emailed full size pictures back in the dial up days.
“The MLS basically only allows a 512 x 400 pixel image, which isn’t too bad but could be a lot better.”
This is only a guess but I suspect the backend MLS server farms are not scaled as well as say Facebook so liimiting the size is a necessary evil.
So it’s the MLS that limits agents to small photos on their listings? Well, if that’s not the classic example of why monopolies are bad… The MLS should be doing everything they can to help their member agents and ultimately the clients those agents represent. Sticking with size requirements that seem to be out of the past century are no way to accomplish that. With all the cloud platforms, etc. available these days, it’s not even a matter of having huge amounts of money to invest. Start small to get a modern platform up and running and let Amazon Web Services (or the like) scale as needed.
“wow, the eastern view photo shows how far west in RN this building is, it’s even further west than the blue window bldg. I guess you have the amenity of being near Binny’s.”
This is pretty much smack dab right in the middle of RN… you do know that the west end of river north is indeed, the river? Michigan ave to the east is the eastern border…
And being near binnys is a great amenity! I can’t even begin to fathom how much I’ve spent there over the last 3 years
And I love living near the feeder, i can be on the interstate in mere seconds, and its handy to get to a ton of places I like to go like fulton market, bucktown, wicker, south loop, and even the burbs… as opposed to when I lived on IPR&LSD or in SW Lakeview where it would take me nearly 30 minutes sometimes to get to I-94 (damn you ashland&armitage intersection and your traffic!)
“as opposed to when I lived on IPR&LSD or in SW Lakeview where it would take me nearly 30 minutes sometimes to get to I-94 (damn you ashland&armitage intersection and your traffic!)”
Damn you Cubs traffic! I’m on LSD and Addison right now and while I love the lake view from my condo, I cannot wait to move to the West Loop next year. Quick and easy access to 90/94 and far less traffic. I’ll be able to walk home in the amount of time I spend trying to exit onto Belmont whenever there’s an evening Cubs game during the week.
“damn you ashland&armitage intersection and your traffic”
Soon to be worse:
http://www.wickerparkbucktown.info/content-shopping/marianos-fresh-market-to-open-in-bucktown
The western portion of River North (say, west of Franklin) is actually very different than the rest. Very few tourists. Its nice to get all the benefits of the neighborhood with very little of the stupidity.
You’ve got the new west-River North over by Erie Cafe, west of Orleans. You’ve got the real-River North, east of LaSalle (by 55 E. Erie etc.). The River North between LaSalle and Orleans is a no-man’s land-River North.
I agree that the area in River North along LaSalle and Orleans is a no man’s land. It feels like being in the burbs, with wide streets – especially LaSalle, too many parking lots, and eyesores like the Rock N’ Roll McDonald’s, Hard Rock Cafe, Howard Johnson’s, Moody Bible Institute and that horrible building that Gino’s East used to be in with the Disney-like exterior decor. I’d rather be west of Orleans and closer to the river.
Why can’t an agent who is listing/marketing a home take the time to get it properly photographed? Shouldn’t that be a very basic function of their earning their thousands in commissions on the sale?
Basic – function – realtor = enough said! Over the years many of them I have encountered lack common sense and have very poor sales and communication skills. I guess they are also poor visual photographers as well.
“”Damn you Cubs traffic! I’m on LSD and Addison right now and while I love the lake view from my condo, I cannot wait to move to the West Loop next year”
GMT you my friend are going to be very very happy in the West Loop. I used to really enjoy living in Wrigley when I was in my 20’s but that waned over time. Then it was Bucktown in the 30’s and now I love all things West Loop in my early 40’s.
“Hmm – looks like this is still owned by the Developer – GRAND WELLS DEV LLC. Maybe they had rented it in the past and now are looking to unload.”
No- this is NOT owned by the developer. It clearly sold in June 2007.
It’s also relo owned (as in “relocation”). For those who don’t know what that is- that happens when a company is hiring a new executive. A part of the offer package is that if the property in XYZ city doesn’t sell, then a relo company will take the property off their hands so that it allows them to move to the new city unencumbered.
We haven’t seen many relos in the last 5 years because with so many people out of work, why do you need to go to another city to hire someone?
“GMT you my friend are going to be very very happy in the West Loop. I used to really enjoy living in Wrigley when I was in my 20?s but that waned over time. Then it was Bucktown in the 30?s and now I love all things West Loop in my early 40?s.”
After awhile the you’ll miss seeing the hot chicks, and the lifestyle in the bubble. West Loop may be GZ, but it’s not in the bubble. The bubble is a super-GZ within the GZ, probably from North/Clybourn to Irving and Damen, to the lakefront, maybe now Lincoln Sq. included.
I’d find a new agent if mine didn’t put up 16 quality pictures of my unit when trying to sell it. So no pictures of the bowl of fruit sitting on the kitchen counter. Anything else is pure laziness.
The “big blue building” is five blocks off Michigan Avenue. helmethofer must stick to a pretty small territory if he thinks five blocks is far in the city.
So helmet lives in the bubble. Always had my suspicions. . .
Lumping the Moody Bible Institute with tourist-trap restaurants into the “eyesore” category was a real low-blow. I am not a member of the Moody church and disagree with some of their doctrines, but would never regard that beautiful campus as a detriment to the surrounding neighborhood.
As for the West Loop being superior to Wrigleyville – you do understand, future resident, that the area (esp. “restaurant row”) will be rather congested during Bulls and Blackhawks seasons, right?
“The River North between LaSalle and Orleans is a no-man’s land-River North.”
lol yes the entire gallery & furniture mart district, hundreds of condos, apartments, offices, amazing restaurants, and mass transit options is clearly a no-mans land….
I will agree with you that the schaumburgian douchebag clubs and the tourist places like R&R MCD’s, Rainforest cafe, portillos, sports authority, etc totally suck, but really the tourists are way worse on state street and michigan ave. IMO
“Lumping the Moody Bible Institute with tourist-trap restaurants into the “eyesore” category was a real low-blow. I am not a member of the Moody church and disagree with some of their doctrines, but would never regard that beautiful campus as a detriment to the surrounding neighborhood.”
That comment came from our resident Highland Parker. Where was Joe Zekas to chastise that kind of anti-Christian bigotry? I let it slide, glad someone else caught it. The Moody students are helping out Chik-fil-A against the bigots and 3rd rate politicians like Rahm and Moreno. The restaurant is reportedly packed with good people standing up.
“lol yes the entire gallery district”
that northern area of about 2 blocks-by-2 blocks of RN is an exception, agreed, but far from Grand Ave, and it’s also separated by a no-mans land (i.e. Hooters, LaSalle Street, etc.) from real RN.
well i suggest you come on over again helmet, because within the last year or so a crapload of new businesses have opened along lasalle, orleans, Franklin and wells south of Chicago Ave all the way to the mart. Yes there is still some vacant storefrontage, but nowhere near as much as 3-4 years ago. Heck even a wal mart express opened up at chicago and franklin, i’m sure you’ll love that! 🙂
I haven’t heard anyone propose Christians can’t get married.
“[Moody]”
So, Hof, you think Culbertson is attractive?
http://www.chicagoarchitecture.info/Building/3859/Moody-Bible-Institute-William-Culbertson-Hall.php
Or the Morningside Apartments? Or the parking structure?
What part of the physical plant (the church itself is not included) do you categorize as attractive, architecturally?
“I haven’t heard anyone propose Christians can’t get married.”
“Same-sex marriage cannot legally be performed in Israel.” Rahm needs to shut his hypocritical pie-hole. Wake up…
“Heck even a wal mart express opened up at chicago and franklin”
That’s my point, it’s barely considered real River North. That’s more like south-Cabrini. The blue windows building is closer in walking distance to Sportsmart/Sports Authority “shopping” and “Hooters” than it is Michigan Avenue.
The WMT express is doing terribly, btw, I actually was paid some good money to do a focus group on “why aren’t more people shopping there”
I told them, stock the best priced good craft beers and i’ll be your best customer… lol
Helmet:
Just trying (once again) to understand your twisted logic. Because Rahm happens to be Jewish, is he somehow supposed to control what Israel does????!!! Or is the idea that on top of trying to handle all of Chicago’s problems, he’s supposed to be lobbying Israel to change their laws before he can raise concerns about something happening in a city that he happens to be Mayor of?
helmethofer (August 1, 2012, 10:49 am)
“Same-sex marriage cannot legally be performed in Israel.” Rahm needs to shut his hypocritical pie-hole. Wake up…
“The WMT express is doing terribly, btw, I actually was paid some good money to do a focus group on “why aren’t more people shopping there” ”
Sonies, I took the North Avenue bus out to the Walmart on Cicero to get some stuff for the crib, but came back empty-handed.
I thought the merchandise was crappy and depressing and surprisingly it was not cheap.
Target has much cuter things at better prices.
Heck, the Dollar Tree has much cuter things and everything’s only $1.
I’m fascinated by that chain, btw.
Got everything in my kitchen there.
“Just trying (once again) to understand your twisted logic. Because Rahm happens to be Jewish, is he somehow supposed to control what Israel does????!!! Or is the idea that on top of trying to handle all of Chicago’s problems, he’s supposed to be lobbying Israel to change their laws before he can raise concerns about something happening in a city that he happens to be Mayor of?”
You’re utterly clueless and twisted. Why is it that intelligent people are able to analyze the Daleys and Madigans so easily, yet are unable to analyze Rahm I. Emanuel at all? Probably because the press refuses to dig in, and do their job.
Rahm is “mayor” of Chicago because Bruce Wasserstein set him up as a made-man, and Rahm is using the mayoral office as a stepping-stone for national office. He doesn’t care about “Chicago” one iota. Rahm is a spoiled brat who grew up in a New Trier suburb, attended Sarah Lawrence college (whereever that is), his Israeli Irgun-member dad never once lived in Chicago, Rahm has spend most of his adult life in WashDC, and his only private sector employment was with a NYC-based, zionist connected firm, Wasserstein, that set Rahm up in kosher-nostra, for bigger and better things than dealing with nobodies like JAH. Rahm’s brothers don’t live in Chicago either. The whole point of kosher nostra is to push failure, liberalism, immorality, change, and destruction on Traditional America, while hypocritically supporting supremacism and far right-wing and timeless unchanging apartheid values for Israel. Nothing Rahm Emanuel has ever done, in his entire life, contradicts what I just said, and you could never under any circumstances prove it untrue.
Why does Rahm care to stick his nose into the gay agenda here? A: pushing immorality and liberalism and societal breakdown. Why did Rahm volunteer for the IDF instead of the US Military? Right wing supremacism and the opposite of what he wants here. He’s a hypocrite as are all the two-faced ones just like him, like Mayor Bloomberg who is also a zio-supremacist right-wingnut over there, but a two-faced liberal hypocrite here in this country. Rahm is also a big supporter of sanctuary-city policies for us, and supports deportations of blacks in Israel. Who could respect this non-Chicagoan, anti-American, known as Rahm Israel Emanuel. People voted for him, who knows why.
PS He’s going to make McCarthy the fall guy, scapegoat, you wait and see, it won’t be the african-american community itself, nor failed liberals’ policies, nor Rahm’s failed leadership…..McCarthy will be scapegoated. (How about the kosher Penn State Univ. president since 1995, who was part of the sandusky cover-up? Graham B. Spanier, just parachuted and landed a Federal Gvt. security job!! kosher-nostra at its finest. Who trusts any of them? Good people don’t.
Helmet is kinda like the racist version of westloop……. long diatribes…………
Does anyone else think he might be in the closet?
Helmet – You obviously have not been in the West Loop in a while. I’m not sure what your taste is in the ladies but stop by Nelcotte, Publican, Girl and the Goat, West End or a few other establishments and you will see many attractive young women. Lifestyle in Wrigley vs. West Loop. Hmm let’s read between the lines on this one… it’s awfully close to Boys town. Perhaps that is just an odd coincidence to your comment.
As for the comment someone made about traffic and congestion on game nights at the United Center you are partially right. The good news is that the traffic is mainly on Randolph and Madison pre-game. Then on Washington and Madison post-game. Unlike Wrigley it is mostly pass thru on the way back to 94 or LSD. While the occupants in said cars can get a bit rowdy after an important late season win it is not the norm.
Congestion in the area establishments both pre and post games is limited to specific sports bars and a few places that offer shuttles to the UC. Been living here for years and can tell you from first hand experience that i can usually tell when there is an event at the UC due to westbound traffic pre game but it is almost never overwhelming at the local establishments. Definitely nothing like the Addison and Clark area. Oh and way less drunks peeing or throwing up on my lawn!
helmet,
we all collectively decided to ignore your rants. In an insane asylum, no one wastes time debating the patients’ views of reality. Or, maybe this is yet another conspiracy!
jah: “Or, maybe this is yet another conspiracy!”
Missed you at the kosher-nostra affiliates breakfast nosh this morning.
I get why helmet hates the jewish so much, its their fault he’s gay…
LOL!