Crib Chatter

This 3-bedroom in the Brownstone at 1440 N. State Parkway in the Gold Coast came on the market in October 2023.

The Brownstone was built in 1974 and has 75 units. It has attached garage parking which is rental.

The building has 24/7 door staff, on-site maintenance staff, an exercise room, party room and a roof deck with a pool and grilling area.

Believe it or not, I don’t think we’ve ever chattered about this building before.

The unit has floor-to-ceiling windows and Juliette balconies.

It has hardwood and marble floors and a formal dining room.

The third bedroom is currently being used as a library with built-in bookcases.

The kitchen has off-white cabinets (?) and orange counter tops (not sure what they are made out of) along with stainless steel appliances.

The primary bedroom has an en suite bathroom.

The unit has the features buyers look for including central air, washer/dryer in the unit and garage parking is rental for $220 a month.

This building is near the shops and restaurants of Old Town and Rush Street. It’s also a quick stroll to Lincoln Park.

This unit sold last year, in August 2023, for the first time since 1985, for $440,000.

It was then relisted just 3 months later at $595,000.

It doesn’t appear from the prior, or current listing pictures, that any renovations were done to the unit.

The unit was removed from the market at the end of May and relisted in June 2024 for the same price of $595,000.

Will this seller get the premium if they continue to be patient?

Michael Mandera at Jameson Sotheby’s has the listing. See the pictures and floor plan here.

Unit #7D: 3 bedrooms, 2.5 baths, 2200 square feet

• Sold in 1985 (no price)
• Sold in August 2023 for $440,000
• Listed in October 2023 for $595,000
• Removed in May 2024
• Re-listed in June 2024 for $595,000
• Assessments of $2133 a month (includes heat, a/c, doorman, cable, exercise room, Internet)
• Taxes of $12,468
• Central Air
• Washer/dryer in the unit
• Garage parking is available for $220 a month
• Bedroom #1: 18×19
• Bedroom #2: 13×15
• Bedroom #3 (currently the library): 14×15
• Living room: 22×18
• Dining room: 11×12
• Kitchen: 11×12

The April sales data is out from the Illinois Association of Realtors.

Inventory remains near record lows in Chicago. But sales appear to have bottomed for this cycle as they jumped 5.5% year-over-year in April.

The city of Chicago saw a 5.5 percent year-over-year home sales increase in April 2024 with 2,189 sales, up from 2,074 in April 2023. The median price of a home in the city of Chicago in April 2024 was $370,000, up 8.8 percent from April 2023 when it was $340,000.

Here are the sales statistics for April since 2007:

• 2007: 2419 sales
• 2008: 1886 sales
• 2009: 1407 sales
• 2010: 1984 sales
• 2011: 1466 sales
• 2012: 1816 sales
• 2013: 2392 sales
• 2014: 2256 sales
• 2015:  2435 sales
• 2016: 2706 sales
• 2017: 2647 sales
• 2018: 2700 sales
• 2019: 2595 sales
• 2020: 2057 sales
• 2021: 3360 sales
• 2022: 3249 sales
• 2023: 2074 sales
• 2024: 2189 sales

Here are the median prices:

• 2007: $289,800
• 2008: $300,000
• 2009: $218,000
• 2010: $225,000
• 2011: $169,000
• 2012: $182,000
• 2013: $223,500
• 2014: $250,000
• 2015: $271,325
• 2016: $286,000
• 2017: $297,500
• 2018: $307,500
• 2019: $310,000
• 2020: $338,000
• 2021: $373,750
• 2022: $370,000
• 2023: $340,000
• 2024: $370,000

“In April, closed sales and median sales price increased, which are signs of an active spring season and consistent with historical trends this time of year,” Erika Villegas, president of the Chicago Association of REALTORS® and broker and owner of RE/MAX In the Village said. “Sellers considering listing may want to make plans to act quickly in a pinched inventory market and buyers should talk to their REALTORS® about multiple offer scenarios in a competitive Chicago market.”

It still remains difficult to buy a single family home versus a condo. Sales of single family homes fell 1.6% to 726 while condo sales were up 9.5% to 1463.

Median price of single family homes soared 14.3% to $340,000 whereas condo median price was up just 1.3% to $385,000. But, remember, median price is about the mix.

“It is pleasing to see the increase in home sales from a year ago, but interest rates and the limited numbers of homes available for sale are still a major concern for consumers right now,” says Matt Silver, Illinois REALTORS® 2024 President and partner and senior broker for Corcoran Urban Real Estate in Chicago. “We are trying to work with elected officials at every level to provide incentives and take other steps to increase the number of affordable, available homes in Illinois.”

Statewide, inventory was at the second lowest in the last 16 years, which is when the data was first collected. 16,403 homes were available in April 2024, down 5.3% from 17,322 last year.

For comparison, statewide inventory was 56,094 homes in April 2019.

However, April 2024 was up from March 2024 when it was 15,988. March 2024 was the lowest level for statewide inventory since 2008.

In Chicago, inventory continued to decline. It fell 9.4% to 4,495 homes from 4,964 homes last year. There doesn’t appear to be a bottom yet in falling inventory.

• April 2021: 8,502
• April 2022: 6,681
• April 2023: 4,964
• April 2024: 4,495

Days on the market fell 18.4% year-over-year to 31 days from 38 days. However, last year it was the complete opposite. Days on the market jumped 18.1% to 38 days from 32 days in 2022.

Days on the market has hovered around 30 days throughout this cycle so I don’t consider April’s data to be out of the norm.

Average 30 year fixed mortgage rate rose to 6.99% in April from 6.82% in March. It’s also higher than last year when it was 6.34%.

After 2 years of mortgage rates over 6%, Chicago buyers have seemed to have adjusted.

Inventory in the GreenZone, which are among the most in-demand neighborhoods in Chicago, remains near record lows.

As of May 31, 2024:

• Lincoln Park: 201 properties
• Lakeview: 234 properties
• Bucktown: 72 properties
• Andersonville: 34 properties
• West Loop: 178 properties (includes east of the expressway per Redfin)
• River North: 371 properties

There are currently no new condo buildings under construction downtown. New buildings were always a source of more inventory but for the next several years, there isn’t going to be any.

Will Chicago home prices keep rising due to lack of inventory?

Illinois home sales rose in April despite lagging inventory [Illinois Association of Realtors, Press Release, by Bill Kozar, May 22, 2024]

This 2-bedroom in Plaza 32 at 3232 N. Halsted in East Lakeview came on the market in May 2024.

Built in 2000, Plaza 32 has 130 units and underground attached parking. Apparently, when it was first built in 2000, it was so popular there was a waiting list to buy a unit.

It’s one of the few East Lakeview buildings that has a doorman. It also has onsite management, a dog run, and a rare half acre on-site park with mature trees and landscaping on the back side of the building.

This unit is one of the units in the back of the building that overlooks that private park.

It has a proper foyer and an open concept for the living room, dining room and kitchen.

There is a sliding door that leads to a large, private terrace overlooking the courtyard with room for a table for six and a grill.

The listing calls this much outdoor space a “true luxury.”

The primary bedroom is “massive” with a sitting area, a walk-in-closet and an en suite bathroom with a dual vanity and separate tub and shower.

There is a second “good size” guest bedroom and a second full bathroom.

It has the features that buyers look for including central air, washer/dryer in the unit and a large tandem parking spot for 2-cars in the attached garage.

It also has one storage unit.

This building is in the heart of the shops and restaurants of Lakeview. There are numerous bus lines and the Belmont Red line stop is nearby.

Listed at $625,000, at 1629 square feet, is this the price you’ll pay for a larger 2-bedroom in Lakeview in 2024?

Brad Lippitz and Brittany Shapiro at Compass have the listing. See the pictures here (sorry, no floor plan).

Unit #D309: 2 bedrooms, 2 baths, 1629 square feet

• Sold in July 2001 for $375,000
• Sold in May 2003 for $380,000 (per Zillow)
• Sold in July 2008 for $456,000 (per Zillow)
• Listed at $625,000
• Assessments of $1084 a month (includes heat, gas, doorman, cable, exterior maintenance, lawn care, scavenger, snow removal and Internet)
• Taxes of $11,576
• Central Air
• Washer/dryer in the unit
• 2-car tandem garage parking space included
• Bedroom #1: 15×19
• Bedroom #2: 12×12
• Foyer: 5×12
• Living room: 16×20
• Dining room: 12×16
• Kitchen: 9×10

This 4-bedroom vintage greystone at 456 W. Berry in East Lakeview came on the market in May 2024.

Built in 1906, the house is on a bigger than standard lot measuring 35×178. It has a side drive that leads to a 2-car brick garage.

The listing says the side drive can support guest parking.

The house also has a unique front entrance foyer that then leads into the main house.

While it is over 100 years old on the outside, the listing says the house’s brick and limestone facade was restored and tuck-pointed in 2023.

Additionally “the original terra cotta tiled roof was removed and reinstalled once re-sheathing and a new copper flashing was completed in 2016.”

The interiors were also “rebuilt” in 2016 so the home has modern amenities.

But the home still has some vintage features including crown moldings and a hand carved limestone fireplace in the living room.

The house has state of the art technology. A Savant smart home solution controls security, motorized shades, audio/visual, heat/air and Luton lighting technology.

There is custom cabinetry in almost every room.

It has a separate dining room.

The kitchen has white cabinets, Cararra marble counter tops, an island with a mahogany wood slab counter top, and luxury appliances including a Wolf 6-burner with a griddle, a double oven, Subzero refrigerator, two Fisher & Paykel dishwasher drawers and a full-size Miele dishwasher.

There are 3 Vino Temp 155-bottle dual temperature wine fridges in the lower level.

The kitchen is open to the family room.

The second floor has the primary suite, an office and a library.

The primary suite has features rare in many vintage homes including a dressing room and an en suite bathroom with Calcutta gold marble finishes.

There’s a terrace off the primary suite.

The third floor has the three other bedrooms.

It has Waterworks plumbing fittings and Toto toilets.

The lower level has a catering kitchen, a full bath, a workroom, storage, laundry and an exercise room.

The house has air conditioning and skylights.

The backyard is surrounded by an 8 foot brick wall and is professionally landscaped with a trickling fountain, speakers, full drip irrigation and a sprinkler system.

This house is near the shops and restaurants of East Lakeview, the Mariano’s and Lincoln Park. There are also several bus lines nearby.

Listed at $3.475 million, will vintage lovers swoop in to pick up this house?

Wade Marshall at Engel & Voelkers Chicago has the listing. See the pictures and floor plan here.

456 W. Barry: 4 bedrooms, 4.5 baths, 5409 square feet, single family home

• Sold in June 1996 for $900,000
• Sold in June 2004 for $600,000
• Sold in November 2005 for $1.85 million
• Currently listed at $3.475 million
• Taxes of $43,782
• Central Air
• 2-car garage parking
• Oversized lot measuring 35×178
• Skylights
• 2 fireplaces
• Bedroom #1: 21×15 (second floor)
• Bedroom #2: 19×13 (third floor)
• Bedroom #3: 11×14 (third floor)
• Bedroom #4: 22×15 (third floor)
• Dining room: 20×13 (main floor)
• Kitchen: 11×19 (main floor)
• Family room: 11×19 (main floor)
• Living room: 13×28 (main floor)
• Foyer: 8×15 (main floor)
• Office: 9×15 (second floor)
• Library: 21×17 (second floor)
• Walk-in-Closet: 14×13 (second floor)
• Second kitchen: 11×13 (lower level)
• Workroom: 9×13 (lower level)
• Storage: 21×9 (lower level)
• Exercise room: 24×12 (lower level)
• Laundry room: 7×16 (lower level)
• Terrace: 14×10 (second floor)

This 6-bedroom vintage greystone at 538 W. Deming Place in Lincoln Park came on the market in January 2024.

Built in 1889, it is on an oversized Chicago lot measuring 27×190. It has a heated 2.5 car garage and both a true front, and back, yard.

If it looks familiar, that is because we chattered about it in 2016 when the family that had lived in it for several decades was selling it.

Back in 2016, JohnnyU said “This place is about $3-400M away from being a truly elite property” and Jenny said “This is exactly the type of home I would want if I was wealthy.”

See our chatter here.

While the facade of the house is 1889, with some of its original features including stained glass windows, the interior is “all-new” as of 2019.

The house has its 12 foot vintage ceilings, crown molding and custom millwork.

It has 3 fireplaces including in the family room, living room and primary bedroom.

There is a built-in hutch in the dining room.

But the floors are white oak wide plank hardwoods and it has a curved center wood staircase that is to the period which appears to have replaced a modern white staircase per the 2016 listing pictures.

We debated the era of the staircase in the prior chatter (1980s?).

It now has a 4-stop elevator.

The main floor has the living room, dining room, kitchen and breakfast room, as well as the family room which overlooks the backyard.

The kitchen is open to the family room  and has white cabinets, a big island with seating for three, and luxury appliances including Wolf, Bosch and Subzero.

It also has a Butler’s pantry and a walk-in food pantry along with a breakfast room.

The family room has a glass Nana Wall that opens up to the backyard.

Three of the bedrooms, including primary, are on the second floor, with 2 more on the third floor and the sixth bedroom in the lower level.

The primary suite has features you normally don’t see in a historic home including a dressing room, spa bath with dual vanity, steam shower and radiant heated floors.

The primary also has a private 23×8 terrace.

The top floor has a blue lacquered office which opens to a private roof deck.

The lower level has a full bathroom, second laundry, a second “catering” kitchen, a recreation room and a home theater.

The house has central air.

The baths are “modern” with custom tile by Ann Sacks and Artistic Tile.

The backyard has been designed by Botanical Concepts.

The listing says the house has all “new” mechanicals in 2019, including a backup generator.

This house is in a prime East Lincoln Park location near the shops and restaurants on Clark Street including coffee shops like Starbucks and Colectivo. It’s also near several bus lines and Lincoln Park.

Listed in January 2024 at $3.975 million, it remains listed at that price.

Buyers love “new”.

Will the sellers get their price?

Jennifer Ames at Engel & Volkers Chicago has the listing. See the pictures and floor plan here.

538 W. Deming Place: 6 bedrooms, 6 baths, 6,000 square foot, single family home

• Sold in August 1992 for $907,500
• Sold in May 2016 for $2 million
• Listed in January 2024 for $3.975 million
• Currently still listed at $3.975 million
• Taxes of $25,913
• Central Air
• 2.5 heated car garage
• Oversized lot of 27×190
• 4-stop elevator
• Skylights
• 3 fireplaces
• Bedroom #1: 18×16 (second floor)
• Bedroom #2: 18×13 (second floor)
• Bedroom #3: 17×9 (second floor)
• Bedroom #4: 14×11 (second floor)
• Bedroom #5: 16×10 (third floor)
• Bedroom #6: 15×12 (lower level)
• Dining room: 16×15 (main floor)
• Kitchen: 15×14 (main floor)
• Breakfast room: 10×8 (main floor)
• Family room: 22×16 (main floor)
• Pantry: 9×7 (main floor)
• Living room: 16×13 (main floor)
• Walk-in-closet: 18×11 (second floor)
• Laundry room: 13×6 (third floor)
• Office: 16×13 (third floor)
• Recreation room: 18×13 (lower level)
• Home theater: 16×13 (lower level)
• Second kitchen: 9×8 (lower level)
• Laundry hook-up (lower leve)
• Terrace: 23 x 8 (second floor)
• Roof top deck: 16×14 (third floor)

This 2-bedroom corner loft in the TRU Lofts at 2525 N. Sheffield in Lincoln Park came on the market in May 2024.

I’m not sure when the TRU Lofts were built but it was converted into 28 lofts in 2007. It’s an elevator building with outdoor parking.

The building has a bike room but no other amenities.

Yes, the building is right next to the El tracks but this particular unit is the furthest away on the southwest corner.

The loft has 12 foot concrete ceilings and exposed brick walls.

The kitchen is open to the living and dining room. It has white cabinets, a tile backsplash, stainless steel appliances, stone countertops and a peninsula with seating for 4.

The primary suite has an en suite bathroom and a walk-in-closet. It has 2 windows.

The second bedroom has a French door and a window, but the walls don’t go all the way to the ceiling and there doesn’t appear to be a closet.

There is extra storage in the lofted space in the unit.

The loft has a balcony as well as a unique sun room space.

It also has the features that buyers look for including central air, side-by-side washer/dryer in the unit and one exterior parking space included.

This building is near DePaul University, Jonquil Park, the Fullerton subway stop, bus lines and the restaurants and shops of Lincoln Park.

Listed at $550,000, it last sold at the start of the pandemic, in June 2020 for $475,000.

With inventory so low in Lincoln Park, will it get its price?

Samuel Kahn at Luxury Living Real Estate has the listing. See the pictures and floor plan here.

Unit #2A: 2 bedrooms, 2 baths, no square footage listed

• Sold in May 2007 for $412,500
• Sold in September 2015 for $415,000
• Sold in June 2020 for $475,000
• Listed in May 2024 for $550,000
• Assessments of $336 a month (includes exterior maintenance, scavenger, snow removal, Internet)
• Taxes of $8840
• Central Air
• Washer/dryer in the unit
• Exterior parking space included
• Fireplace
• Bedroom #1: 10×16
• Bedroom #2: 9×10
• Living/dining room: 25×19
• Kitchen: 8×8
• Sun room: 7×5
• Balcony: 7×5
• Laundry: 4×5

The painting of brick, both interior and exterior, has always been controversial on the Internet.

There are those who say you should NEVER do it. Others think it’s fine as long as you’re aware of the added maintenance involved.

Homeowners have been painting brick in the Georgetown neighborhood in Washington DC for years. I was recently there and was taken by how pristine the homes looked. These pictures are all of homes in Georgetown.

There was no bleeding or flaking of the paint to be seen. And the whites were crisp.

White brick homes are “in” right now.

We have chattered, in the past, about lofts that have had painted brick interior walls.

It was even the title of this post: Should You Paint Your Brick? A 3-Bedroom Loft at 154 W. Hubbard in River North.

You can see that chatter here.

Would you buy a house with painted brick on the outside?

What about if it was painted interior brick like the loft at 154 W. Hubbard?

This 1-bedroom in Tribune Tower Residences at 435 N. Michigan in Streeterville came on the market in May 2024.

Tribune Tower was built in 1925 and was converted into condos in 2021. It has 162 units and attached garage parking.

It’s a full amenity building with 24/7 door staff and 55,000 square feet of amenity space including an all-season pool, a private park, and the infamous Crown Terrace in the crown of the building.

This unit is a large 1-bedroom.

The listing calls it a “haven of sophistication.”

The unit has a formal foyer, Phillip Jeffries wallpaper and automated Hunter Douglas window treatments.

It has a “chef’s inspired” kitchen with Bovelli custom cabinetry, oversized island with quartzite countertops and luxury appliances by Subzero, Miele and Wolf.

There are RH light fixtures.

The listing says the owner spared “no expense” with custom closets.

The bedroom is en suite and the bathroom has a soaking tub, separate shower, double vanity and marble inlay.

The unit has the features buyers look for including central air, washer/dryer in the unit and one parking space is available for $55,000.

Tribune Tower is at the south end of Michigan Avenue, near the shops and restaurants of Michigan Avenue, Streeterville, River North and the Riverwalk. There are multiple bus lines in front of the building.

Listed at $1.060 million, including the parking space, that is $185,000 above the 2023 sales price of $875,000. I’m not sure if that 2023 price included the parking.

Will this seller get the premium just one year later?

Carrie McCormick at @properties Christies has the listing. See the pictures and floor plan here.

Unit #1009: 1 bedroom, 1.5 baths, no square footage listed

• Sold in May 2023 for $875,000
• Currently listed at $1.05 million 
• Assessments of $926 a month (includes heat, doorman, cable, exercise room, pool, exterior maintenance, lawn care, scavenger, snow removal, Internet)
• Taxes are not listed
• Central Air
• Washer/dryer in the unit
• One car parking is $55,000 extra
• Bedroom: 14×12
• Living room: 23×17
• Kitchen: 12×10
• Walk-in-closet: 7×6

This 3-bedroom townhouse at 820 N. Dearborn in the Gold Coast came on the market in May 2024.

I can’t find a date for when this complex was built but the first sale is listed as 1988. It has 4 units and a shared garage.

This unit is the Dearborn facing corner unit directly over the garage door.

There are hardwood floors throughout.

The main level has the living room, dining room and kitchen which is open to the room.

It has a newly tile fireplace, designer lighting and crown molding.

The kitchen is a “chef’s delight” with “freshly” painted white cabinets, quartzite countertops and backsplash, a built-in Subzero refrigerator, a breakfast bar and a pantry.

There’s also a half bath on the main floor.

The second floor has two bedrooms and one full bath along with a walk-in-closet.

The third floor is the primary suite with an en suite bathroom with a large walk-in-shower, a double vanity, marble floors and marble countertops.

The primary suite has new patio doors which lead to an east facing balcony which has new outside flooring. This is the only outdoor space.

There are 2 skylights.

This townhouse has the features buyers look for including central air, a laundry room in the lower level, and 2.5 car parking plus a parking pad.

Realtor notes on this property from several years ago states that the parking spots are tandem in the garage.

The listing says this townhouse is in a “prime” Gold Coast location. It’s near the big River North Whole Foods, Washington Park, Newberry Library, the shops and restaurants of the Gold Coast, the Mag Mile and River North.

The listing says it’s in the Ogden school district.

Listed at $850,000, is this a good 3-bedroom condo alternative in this neighborhood?

John Lyons at Baird & Warner has the listing. See the pictures and floor plan here.

Unit #A: 3 bedrooms, 2.5 baths, no square footage listed, townhouse

• Sold in August 1988 for $270,000
• Sold in January 1994 for $240,000
• Sold in February 2017 for $600,000
• Currently listed at $850,000
• Assessments of $210 a month (includes scavenger)
• Taxes of $9667
• Central Air
• 2.5 car garage parking plus parking pad
• Fireplace
• Bedroom #1: 17×17 (third floor)
• Bedroom #2: 17×14 (second floor)
• Bedroom #3: 13×11 (second floor)
• Living room: 25×11 (main floor)
• Dining room: 12×9 (main floor)
• Kitchen: 11×8 (main floor)
• Walk-in-closet: 7×5 (second floor)
• Laundry: 12×11 (lower level)
• Balcony: 15×5 (third floor)

This 3-bedroom full floor unit in a Victorian Brownstone at 2733 N. Hampden in East Lincoln Park came on the market in May 2024.

Built in 1911, it has 4 units and outdoor parking behind the building.

There’s also storage in the basement and it would seem washer/dryer there as well.

This unit has many of its original features including the original hardwood floors, casings, picture moldings, pocket doors, built-in bookcases and soaring ceilings.

There are also exposed brick walls in several rooms.

It has 2 wood burning fireplaces with one in the living room and one in the family room.

The listing says there are 21 Marvin windows.

The kitchen has green cabinets and what looks like some stainless steel appliances. It also has a breakfast nook and overlooks the family room.

There’s a separate dining room.

The listing says there is 2.5 “updated” bathrooms. One of the bathrooms has a claw foot bathtub.

It has four rooms that have closets, but is only listed as a three bedroom. The other room could be used as an office.

It has a rear porch.

The unit has features that buyers look for including central air and 2 outdoor parking spaces. It does not have a washer/dryer in the unit but the listing says a “W/D can be installed with a separate tankless water heater.”

There’s a storage room in the basement.

This building is near Lincoln Park, the shops and restaurants on Diversey, Clark and Broadway, near multiple bus lines and the listing says its in the Alcott school district.

It appears that there has only been one owner of this condo over the last 31 years.

Listed at $799,000, is this a deal for the location and 2-car parking?

William Becker and Amy Rapp at Compass has the listing. See the pictures and floor plan here.

Unit #2FR: 3 bedrooms, 2.5 baths, 1800 square feet, full floor

• Sold in February 1993 for $155,000
• Currently listed at $799,000
• Assessments of $483 a month (includes exterior maintenance, scavenger)
• Taxes of $12,803
• Central Air
• No washer/dryer in the unit but listing says it can be added
• 2-car outdoor parking included
• 2 wood burning fireplaces (living room and family room)
• Pocket doors
• Bedroom #1: 14×14
• Bedroom #2: 12×12
• Bedroom #3: 16×10
• Living room: 13×15
• Kitchen: 7×12
• Breakfast nook: 9×12
• Dining room: 18×12
• Pantry: 4×4
• Family room: 18×12
• Office/4th bedroom: 9×15
• Deck: 8×10