Luxury Awaits in The Churchill: A 2-Bedroom Duplex for $675,000: 1255 N. State Parkway in the Gold Coast
This 2-bedroom duplex up in The Churchill at 1255 N. State Parkway in the Gold Coast came on the market in June 2025.
The Churchill was built in 1924 and has 64 units. It has 24-hour door staff and full-time maintenance team Monday through Friday from 9 to 5.
There’s a bike room but no parking. It also has a rooftop sundeck with grills.
This duplex has hard wood flooring and radiant floor heating in all bathrooms.
The first floor has the living room, an eat-in kitchen with room for a small table, and a family room.
There are french doors that lead into the kitchen which has white cabinets and appliances.
There are double doors from the living room that lead out to a 450 square foot private terrace with new screening and porcelain tile flooring. The terrace also has electricity and water.
There’s a full bathroom on the first floor as well.
The two bedrooms are on the second floor with two full en suite bathrooms.
The primary bedroom’s bath has a double vanity, tub and walk-in-shower.
The unit has some of the features buyers look for including washer/dryer and central air. It doesn’t have any parking although its available for rent in the neighborhood.
The listing says there are storage units in the basement of the building.
This building is near the shops and restaurants of the Gold Coast, Division and Rush Streets. It’s near bus lines and the Red Line at Clark.
The Churchill’s HOA includes “everything” including electricity.
Listed at $699,000 in June 2025, it went under contract in June but then came back on the market.
It’s been reduced $24,000 to $675,000. The listing says the “sellers are motivated as they are moving closer to family.”
Should you ever reveal in the listing that “sellers are motivated”?
Dave Blum at Baird & Warner has the listing. See the pictures and floor plan here.
Unit #2E3E: 2 bedrooms, 3 baths, 1493 square feet, duplex up
- Sold in August 1997 for $209,000
- Sold in August 2005 for $510,000
- Sold in April 2010 for $295,000 (bank owned)
- Sold in January 2018 for $499,000
- Originally listed in June 2025 for $699,000
- Under contract in June 2025
- Re-listed for $699,000
- Reduced
- Currently listed at $675,000
- Assessments of $2200 a month (includes heat, a/c, electricity, gas, doorman, cable, exterior maintenance, scavenger, snow removal)
- Taxes of $7,740
- Central Air
- Washer/dryer in the unit (on the second floor)
- No parking
- Bedroom #1: 21×10 (second floor)
- Bedroom #2: 14×11 (second floor)
- Kitchen: 16×8 (main floor)
- Living room: 21×13 (main floor)
- Family room: 15×11 (main floor)
- Laundry: 3×3 (second floor)
- Deck: 15×30 (main floor)
J Joseph and Mary!
2200 HOA for 1500 sq. ft?
same level of HOA for this simplex
https://www.redfin.com/IL/Chicago/1255-N-State-Pkwy-60610/unit-2B/home/14124875
1255 N State Pkwy Unit 2AC
took at loss from 787 to 660
January 2018 for $499,000 + CPI = $649k.
Bet they’d take that in a nanosecond with a quick closing date.
I mostly like it, but it *needs* new range, d/w, prob micro, laundry stack with mid-set controls.
Don’t love the laundry in the 2d bed. Stairs are in the only place they can be, but it kinda sucks.
Is there actually a window at the top of the stairs that looks into primary BR?
Walk in closet is offensively poorly laid out–does the unit include a small child to get into that back left area?
Wouldn’t enjoy paying for everyone else to run their a/c at 62 all summer while they are at the lake. Or for someone’s mini datacenter.
Totally off-topic question that I’m hoping someone can answer.
If I see a place like this https://www.redfin.com/IL/Chicago/3457-N-Racine-Ave-60657/unit-1/home/13381374
that has a slightly different (IMO better) layout than a standard post Y2K construction condo, is there a way to find out who the builder is? I don’t necessarily want to buy this particular condo, but I’d like to find other buildings with this same layout.
“a slightly different (IMO better) layout than a standard post Y2K construction condo”
A major reason for that is that it was built pre-Y2K in 1995 (first sale = Sep-95). Deeds came from a land trust.
Looking at the owner before the land trust, it was Jasper Construction Co (then of Schiller Park). The condo ass’n corp was formed with intial officers who were tied to Jasper. It may be related to Jasper Builders now in Park Ridge.
Looking at other properties that passed thru the same land trust:
1511 Oakdale
3122-24 Seminary
3918 Southport
924 Wolfram
[More possibilities if you search for Jasper Const in the clerk records–some look like SFH tho]
Thank you. Super helpful.
Madeline
do note that some of the examples have the infamous cut face block on the sides of the building.
so anything you might want these guys to do just remember that they too used cut face block before
“Or for someone’s mini datacenter.”
Mini datacenter? Lol. Don’t you mean crypto mining?
The HOA has always included electricity in this building. I’m not sure why. Obviously, no separate meters on the units. Was this a hotel in its first life?
“2200 HOA for 1500 sq. ft?”
HOAs can be determined by square footage but also, you may pay more on a higher floor or for a preferred view. I never understood that as don’t you ALL have to maintain the exterior? Who cares if someone has a preferred view? It should be based on square footage, and that’s it.
Yes, these HOAs are “high” but, remember, it has just 64 units and 24/7 door staff. Also has a M-F maintenance staff. This is extremely expensive. You are paying salaries, health insurance, pension.
“I never understood that as don’t you ALL have to maintain the exterior?”
Did you mean elevator?
Everything happening on the higher floors take a little bit more time than on the lower floors, so that’s a partial justification.
The primary justification is simply that the higher floors are (typically) more expensive, so the HOA:ppsf is basically the same.
“The primary justification is simply that the higher floors are (typically) more expensive, so the HOA:ppsf is basically the same.”
In some buildings one side of the building, which has the preferred views, actually pays more than the other even if on the same floor and same square footage. The world of HOAs is a strange one.
“The primary justification is simply that the higher floors are (typically) more expensive, so the HOA:ppsf is basically the same.”
HOA’s are based upon ownership share in the building– which is allocated by the Developer. A developer can choose to allocate shares in any (reasonable) way they choose, but most seem to base it upon the original relative sales price expected for each unit. So if higher floor or better view units will sell for more $/sq. ft, then they are allocated a higher ownership share than similar units on lower flr or worse view.
To the extent the assessments are going to maintain a building to preserve/enhance long term value, this allocation makes sense. Also, the relative shares would apply in the rare instance of a bulk sale of units or the much rarer casualty event (building burning down).
But– in cases where much of the assessment is paying for Utilities, common amenities, cable, etc., then that allocation makes less sense.
This just closed for 585,500
Thanks for posting the update David. Seems like they might have gotten a deal.