Crib Chatter

This 2-bedroom condo on the 46th floor of the Water Tower Condominiums at 180 E. Pearson in Streeterville came on the market in July 2018.

Built in 1975, Water Tower Condominiums has 260 units and leased parking. It’s most famous for being the building that Oprah Winfrey lived in for years.

It’s a full service building with 24-hour doorman and room service available from the Ritz Carlton Hotel which is in the base of the building.

The listing for this unit says it is in “original condition.”

It has lake views from some of its windows.

The 1775 square foot unit has a partially opened to the living/dining room all-white kitchen (is that the original oven?).

It has a master suite with a master bathroom and walk-in-closet. Be sure to check out the bathroom pictures.

There’s an actual laundry room with a side-by-side washer/dryer.

This unit has assessments of just $1009 a month. I found an older listing which had them at $1497 a month.

Water Tower Condos has apparently cut its monthly assessments.

Yes, you read that right. It CUT them.

From Dennis Rodkin at Crain’s:

For a three-bedroom, 2,750-square-foot unit, monthly assessments have been $2,550 a month, Rosenblum said, and will drop to $1,750 a month when the 32.6 percent reduction takes effect Jan. 1. That’s a savings of $9,600 a year.

“This is big,” Rosenblum said. “Where else do you see monthly costs going down?”

Crain’s could not reach Debbie Lipoff, the condo association’s board president, to request comment. Board members won’t talk to the media about the reduction in assessments, said both Rosenblum and  Bruce Johnson-Reid, a Jameson Sotheby’s International Realty agent representing a unit on the 65th floor that has been on the market since April at $2.1 million. But both agents said the reduction came because board members looked at the association’s hefty reserve fund—$28 million, according to Rosenblum—and no imminent need for costly repairs or updates to the 40-story residential portion of the 70-story multi-use tower.

The building has a marble-clad exterior so it’s not surprising that the board might be conservative about having a large reserve fund.

But many of the new construction buildings don’t have high assessments so it’s been hard to compete in this market.

Right now, the monthly fees are $2,537 on the three-bedroom condo Johnson-Reid is representing, which has an asking price of $2.1 million. The cut will reduce that to around $1,710.

A condo of about the same size and price at Renelle on the River, a new tower on Wabash Avenue near the Chicago River, comes with monthly fees of $1,568, or $12,000 a year less. Approximately the same unit for sale at 340 on the Park, on Randolph Street near Millennium Park, has monthly fees of $1,065, or about $17,600 less per year than a comparable Water Tower unit.

This unit was originally listed in July 2018 for $800,000.

It has been reduced to $699,000.

There’s no prior sales listed in the public record except a Trustees Deed in 1999 for $725,000.

With lower assessments and the high floor, is this a deal?

Stephanie Cutter at Coldwell Banker has the listing. See the pictures and floor plan here.

Unit #4603: 2 bedrooms, 2 baths, 1775 square feet

• No prior sales listed back to 1987
• Originally listed in July 2018 for $800,000
• Reduced several times
• Currently listed at $699,000
• Assessments of $1009 a month (includes doorman, cable, Internet, exterior maintenance, scavenger, snow removal)
• Taxes of $14,426
• Parking is available for lease at $350-$510 a month
• Central Air
• Washer/dryer in the unit
• Bedroom #1: 16×13
• Bedroom #2: 15×11
• Living room: 20×15
• Dining room: 13×11
• Kitchen: 14×10
• Laundry room: 9×5
• Walk-in-closet: 10×7
• Foyer: 9×8

This 4-bedroom row house at 55 W. Schiller in the Gold Coast came on the market in June 2017.

Built in 1868, the listing says it is an Adler-designed property.

It’s on a 18.5 x 106 lot.

The listing also says it was completely renovated in 2017 with a top floor addition.

It has oak herringbone pattern floors, crown molding and four fireplaces, including two which are marble.

The kitchen has custom cabinets and a Prunella marble workstation by Waterworks. It has luxury stainless steel appliances including a double wide refrigerator.

3 of the four bedrooms are on the third floor with the master bedroom on the fourth floor.

The master suite overlooks a planted terrace and has a walk-in-closet and a spa bath with marble floors and a glass and steam shower.

There’s a family room and the fifth bedroom/library on the lower level, which is the same as the garage. According to the prior listing it has antique cement tiles that were salvaged from European villas.

The backyard is limestone paved and landscaped.

The row house has a rare attached front 1-car garage and a small driveway which has exterior snow melt and room for a second car.

It has multiple-zoned HVAC.

Originally listed in June 2017 for $4.2 million, it has been reduced $1.205 million to $2.995 million.

Is this now finally priced to sell?

Mario Greco at Berkshire Hathaway Homeservices now has the listing. See the pictures and the floor plan here.

55 W. Schiller: 5 bedrooms, 4.5 baths, 4,000 square feet

• Sold in 1989 (no price listed)
• Sold in November 2007 for $959,000
• Possibly also sold in December 2013 for $970,000 (Zillow and Redfin both say it sold in 2013 but the CCRD doesn’t show this sale)
• Originally listed in June 2017 for $4.2 million
• Reduced several times
• Currently listed for $2.995 million
• Taxes are now $21,748 (they were $20,759 in January 2019)
• Central Air
• 1-car front attached garage
• 4 fireplaces (including 2 marble)
• Bedroom #1: 17×16 (third floor)
• Bedroom #2: 15×14 (second floor)
• Bedroom #3: 14×12 (second floor)
• Bedroom #4: 15×9 (second floor)
• Bedroom #5 (called a library in the prior listing): 13×10 (lower level)
• Family room: 16×15 (lower level)
• Walk-in-closet: 13×8 (third floor)

This 2-bedroom in 717 W. Briar in East Lakeview came on the market in September 2019.

The building was constructed in 1891 but it was renovated into condos in 2002. It has 7 units and deeded enclosed parking.

This unit has “loft-like” features including exposed brick and ductwork throughout.

The living room is elevated from the kitchen area which has white cabinets, stainless steel appliances and a breakfast bar.

There’s a master suite with an en suite bath with a double vanity, separate shower and soaking tub.

The second bedroom also has a window.

The unit has a balcony that overlooks the back yard.

It has the features that buyers look for including central air, washer/dryer in the unit and enclosed deeded parking included.

Originally listed at $449,000, it has been reduced $20,000 to $429,000.

Can this condo compete with the new luxury apartments going up around the Lakeview?

Daniel Close at Redfin has the listing. See the pictures here.

Unit #1W: 2 bedrooms, 2 baths, no square feet listed (but in 2015 it had 1200 square feet)

• Sold in December 2002 for $355,000
• Sold in November 2005 for $430,000
• Sold in May 2015 for $399,000
• Originally listed for $449,000
• Reduced
• Currently listed at $429,000 (parking included)
• Assessments of $216 a month (includes snow removal)
• Taxes of $7157
• Central Air
• Washer/dryer in the unit
• Gas fireplace
• Balcony
• Bedroom #1: 15×18
• Bedroom #2: 10×12
• Living room: 11×15
• Kitchen: 12×16

This new construction 3-bedroom duplex at 2025 W. Crystal in Wicker Park came on the market in June 2019.

If it looks familiar that’s because we chattered about it in August 2019.

See our chatter here.

Remember, this is a new 3-unit boutique building with parking.

The design of this building is a bit different from the new construction we’ve seen post- Great Recession.

This unit is Unit #2 and has 23-foot floor to ceiling windows with huge folding glass doors that the listing says creates an indoor/outdoor atmosphere “unfound in Chicago.”

The floors are 3 1/4? oak.

The kitchen has modern light wood looking cabinets, quartz counter tops, a glass backsplash and a large island.

There are built-out closets in every room.

Two of the bedrooms are on the main floor with the third on the second floor.

The master bedroom has an attached bathroom with a dual vanity and Grohe fixtures.

It has central air, washer/dryer in the unit and one car parking.

When we last chattered about it, it was listed at $695,000. The unit has now been reduced by $45,000 to $650,000.

It also has added some buyer incentives. The listing says: “Seller incentive to buyer – 2019 taxes and assessments paid.”

Will this price cut and incentives be enough to get a sale?

Danielle Dowell at BerkshireHathaway KoenigRubloff still has the listing. See the pictures here.

Unit #2: 3 bedrooms, 3 baths, no square footage given, duplex up

• New construction
• Originally listed in June 2019
• Was listed in August 2019 at $695,000 (includes 1-car parking)
• Currently listed at $650,000 (includes 1-car parking)
• Assessments of $250 a month (includes exterior maintenance and scavenger)
• Taxes are “new”
• Bedroom #1: 12×16 (main floor)
• Bedroom #2: 11×12 (main floor)
• Bedroom #3: 11×12 (second floor)
• Kitchen: 15×9 (main floor)
• Living room: 30×18 (main floor)
• Deck: 11×8 (main floor)

This 3-bedroom duplex loft in the Blue Moon Lofts at 215 N. Aberdeen in Fulton Market came on the market in May 2019.

The Blue Moon Lofts were built in 1902 and converted into loft condos in 2001 when there was only Oprah in the neighborhood.

It has 73 units and a parking garage.

This duplex has 18 foot ceilings and a wall of exposed brick as well as exposed duct work.

It has a balcony.

There are hardwood floors throughout with two bedrooms on the main floor and a lofted third bedroom.

The master suite has a bath with a double sink and body sprays and is, I think, on the second floor.

There’s a 9×17 walk-in-closet on the second floor as well as a skylight.

The kitchen has white cabinets, LG stainless steel appliances, granite counter tops, a tile backsplash and an island.

This loft has the features buyers look for including central air, washer/dryer in the unit and garage parking is available for $35,000 extra.

It came on in May 2019 at $829,900 and has been reduced to $699,999 (plus the $35,000 for parking).

This building is one of the few that is actually IN Fulton Market and not just near it. Most of Fulton Market is commercial buildings or hotels with few apartment or condo buildings.

With Fulton Market continuing to be one of the hottest neighborhoods, why isn’t this selling?

Cindi Sodolski at Compass has the listing. See the pictures here.

Unit #311A: 3 bedrooms, 2.5 baths, 1900 square feet, duplex up

• Sold in January 2001 for $349,000 (included the parking)
• Sold in May 2001 for $385,000
• Sold in June 2003 for $330,000
• Sold in August 2006 for $410,000
• Sold in November 2013 for $460,000
• Originally listed in May 2019 for $829,900
• Reduced several times
• Currently listed at $699,999 (plus $35,000 for parking)
• Assessments of $818 a month (includes cable, scavengers, snow removal)
• Taxes of $12,293
• Central Air
• Washer/dryer in the unit
• Bedroom #1: 11×13 (second floor)
• Bedroom #2: 11×11 (main floor)
• Bedroom #3: 10×17 (main floor)
• Walk-in-closet: 9×17 (second floor)
• Living room/dining room: 19×20
• Kitchen: 12×9

This 3-bedroom vintage condo in Commonwealth Towers at 2920 N. Commonwealth in East Lakeview came on the market in February 2019.

Built in 1929, it has just 24 units and rental parking which I’m not sure if it’s attached to the building or not.

The listing says this is the preferred tier in the building which has south, east and west views.

At 3,000 square feet, it has some of its vintage features intact including crown moldings, arched doorways and a barrel vaulted gallery.

It also has the large room sizes of vintage units along with a formal dining room.

The unit also has a family room and a den, which the listing says could be used as a fourth bedroom.

The master bedroom has a renovated bath with a double vanity.

The kitchen has white cabinets and stone counter tops.

The unit has the features buyers look for including central air (but it also lists space pak), a “complete laundry station” and parking is available to rent for $235 a month.

Originally listed at $775,000 in February 2019 it has been reduced to $635,000.

That’s $395,000 below the 2004 sales price of $1,030,000.

Is this truly one of the best deals in the city?

Brad Lippitz at Compass has the listing. See the pictures here.

Unit #5A: 3 bedrooms, 3 baths, 3000 square feet

• Sold in July 1989 for $312,000
• Sold in February 1992 for $340,000
• Sold in April 1994 for $351,000
• Sold in May 1996 for $450,000
• Sold in August 1998 for $543,000
• Sold in December 2004 for $1,030,000
• Originally listed in February 2019 for $775,000
• Reduced
• Currently listed at $635,000
• Assessments of $1595 a month (includes heat, cable, Internet, exterior maintenance, lawn care, scavenger, snow removal)
• Taxes of $15,602
• Central Air (space pak?)
• Washer/dryer in the unit
• Parking is $235 a month (not sure it’s attached or not)
• Fireplace
• Bedroom #1: 18×13
• Bedroom #2: 19×12
• Bedroom #3: 11×10
• Den: 19×11
• Gallery: 9×18
• Living room: 28×16
• Dining room: 20×15
• Kitchen: 22×13
• Family room: 16×20

This 4-bedroom single family home at 1652 N. Cleveland in Old Town came on the market in May 2019.

If it looks familiar, that’s because we chattered about it in June 2019.

Back in June, many of you talked about the crime in this part of the neighborhood and that there isn’t a 2-car garage but that it’s a 1-car. The current listing now does say it’s a 1-car.

See our chatter here.

Also, there’s no more mention in the listing of the Treasure Island in the neighborhood (as it closed down in 2018).

If you recall, it was built in 1876, the listing simply says the lot size is less than .25 an acre. It’s unclear if it’s a smaller than average Chicago lot.

Located across from St. Michael’s Church, it has hardwood floors on the first level which includes the kitchen, the living room and the family room.

The laundry can also be found on the first floor.

The kitchen has white cabinets and counter tops along with stainless steel appliances and an island.

There’s a 25×8 deck off the family room but no back yard, per say.

The house has the preferred layout of 3 bedrooms on the second floor including the master bedroom which has skylights.

There’s also two bathrooms on the second level and one has a double vanity.

The lower level includes a recreation room and a fourth room which, the listing says, could be a fourth bedroom.

There’s also space for storage.

It has other features buyers look for including central air and a rare attached 1-car garage (the attached part is rare.)

The listing says its in the Lincoln elementary school district.

Listed for $985,000 in June 2019, it was lowered to $875,000 in July 2019 and has been at that price ever since.

Will it take a price under $800,000 to get this sold?

Anik Zampini at d’aprile properties still has the listing. See the pictures and floor plan here.

1652 N. Cleveland: 4 bedroom, 2.5 baths, 2297 square feet

• Sold in August 1994 for $380,000
• Was listed in June 2019 for $985,000
• Reduced in July 2019 to $875,000
• Currently still listed at $875,000
• Taxes are now $16,556 (they were $14,328 in June 2019)
• Central Air
• 1-car attached garage
• Deck: 25×8
• Bedroom #1: 14×12 (second floor)
• Bedroom #2: 14×10 (second floor)
• Bedroom #3: 10×10 (second floor)
• Bedroom #4: 16×10 (lower level)
• Living room: 14×13 (main floor)
• Family room: 19×14 (main floor)

This 3-bedroom in Renelle on the River at 403 N. Wabash in River North first came on the market in January 2018.

Renelle on the River is a new construction building with 50 units and garage parking.

Developed by Belgravia, the building has 24-hour door staff and an outdoor terrace with indoor/outdoor kitchens, a yoga room, bike storage, a dog run and an exercise room.

The building is a mid-rise, with 17 floors, that is located between Trump Tower, one of the tallest buildings in the city, and 405 N. Wabash, which is also over 40 stories tall.

This unit is one of the preferred east facing units with views of the Wrigley Building and the River from every window and its 5×14 terrace.

It has a gallery and floor to ceiling windows.

The kitchen has contemporary Snaidero cabinets with Subzero and Wolf appliances along with a large kitchen island with a wine refrigerator.

The unit has central air, washer/dryer in the unit and one garage parking space is included.

It is not one of the duplexed units. All 2517 square feet is on the same floor.

The building is finished so buyers can move right in.

Does move-in-ability give it an edge in a crowded million dollar+ condo market?

Elizabeth Brooks at Belgravia Realty Group has the listing. See the pictures here (sorry, no floor plan with the listing although you might be able to find one on the building’s website).

Unit #7B: 3 bedrooms, 3.5 baths, 2517 square feet

• New construction
• Originally listed in January 2018 for $2,241,900
• Raised
• Currently listed at $2,327,900
• Assessments of $1628 a month (includes gas, doorman, exercise room, exterior maintenance, scavenger, snow removal)
• Taxes are “new”
• 1 garage parking space included
• Central Air
• Washer/dryer in the unit
• Bedroom #1: 16×13
• Bedroom #2: 12×11
• Bedroom #3: 12×10
• Living room: 17×13
• Dining room: 15×10
• Family room: 15×13
• Gallery: 4×23
• Foyer: 9×7
• Terrace: 5×14

This 2-bedroom townhouse at 205 W. Eugenie in the heart of Old Town came on the market in October 2019.

Built in 1978 on the corner of Wells and Eugenie, there are 11 units and parking.

The main floor has the living and dining rooms along with the kitchen.

The kitchen has wood cabinets, stainless steel appliances and granite counter tops.

There is a spiral staircase that takes you to the second floor, which has the two bedrooms.

The spiral staircase continues to the third floor which the listing says is a family room, den or third bedroom.

There are two outdoor spaces, a deck on the second floor and one on the third.

It has central air and 1 car parking.

Originally listed in October 2019 at $555,000, it has been reduced $30,000 to $525,000.

This complex is right in the middle of the Old Town action, near shops and restaurants.

And it has a rare parking space.

Is this a now a deal at $525,000?

Daniel Merrion at Coldwell Banker has the listing. See the pictures here.

Unit #I: 2 bedrooms, 1 full bath, 2 half baths, 1800 square feet, townhouse

• Sold in June 1998 for $263,000
• Sold in May 2002 for $410,000
• Sold in April 2010 for $460,000
• Originally listed in October 2019 for $555,000
• Reduced
• Currently listed at $525,000
• Assessments of $354 a month (includes exterior maintenance, scavenger, snow removal)
• Taxes of $8849
• Central Air
• Parking spot included
• Bedroom #1: 15×11 (second floor)
• Bedroom #2: 15×11 (second floor)
• Living room: 21×17 (main floor)
• Kitchen: 11×11 (main floor)
• Den: 12×12 (third floor)

This 2-bedroom penthouse in 3300 N. Lake Shore Drive in Lakeview just came on the market.

In an old listing, I have that this building was built in 1920 but the current listing says 1926. Either way, it appears it was built before the Great Depression.

It has 84 units but no parking garage.

This unit is a 17th floor penthouse with lake and harbor views.

It has unique vintage features including walnut hardwood floors throughout with a mahogany and maple wood border in the living room.

There’s a wood paneled living room with a decorative marble fireplace.

Like many vintage units, it has a formal dining room and a foyer.

The listing says there is a private elevator to the foyer.

The unit has an upgraded kitchen with white cabinets, stone counter tops and luxury appliances such as a 6-burner Thermador range/oven, a Bosch dishwasher and a double door cabinet-matching refrigerator.

There’s a breakfast nook off the kitchen.

But the feature which really sells the unit is the private 210 square foot east facing terrace with lake views.

This unit has an in-unit washer/dryer but no central air. There are window air units.

There’s also no parking with the building/unit, although it’s available for rent or to buy in the neighborhood.

Listed at $429,000, which is $11,000 under the 2000 selling price of $440,000, is this a deal?

Keith Estrada at Jameson Sotheby’s has the listing. See the pictures here.

Unit #17C: 2 bedrooms, 2 baths, 1600 square feet

• Sold in May 2000 for $440,000
• Sold in March 2007 for $610,000
• Lis pendens foreclosure filed in July 2009
• Lis pendens foreclosure filed in November 2018
• Currently listed for $429,000
• Assessments of $1276 a month (includes heat, exterior maintenance, lawn care, scavenger, snow removal, Internet)
• Taxes of $8,839
• No central air- window units only
• Washer/dryer in the unit
• No parking
• Decorative fireplace
• Bedroom #1: 11×20
• Bedroom #2: 7×12
• Living room: 15×18
• Dining room: 12×18
• Kitchen: 8×21
• Foyer: 5×15
• Terrace: 7×30