Crib Chatter

This 6-bedroom single family loft-like home at 2436 W. Bloomingdale in Logan Square came on the market in June 2016.

It is a former mechanic’s garage and is built on a double lot measuring 48×125.

To long time readers, this house would look familiar because we chattered about it several times in 2008.

See our May 2008 chatter here.

Back then, it was new construction and the neighborhood was listed as Humboldt Park. We actually debated whether or not this neighborhood was in Humboldt Park or not and what was nearby.

Said one commenter named “Dave”:

I always drew the line at Western for my housing hunt, but they make a strong case for crossing the border. The area around the Armitage blue line stop is pretty barren but I’ve never felt unsafe there.

It never sold.

Now, it is listed as being in Logan Square and the successful 606 trail can be seen from one of the decks.

The house, however, remains the same.

It has high bow truss ceilings with exposed sandblasted heavy timber trusses and radiant heated concrete floors.

There’s a massive skylight.

The Chef’s kitchen has Scavolini cabinets, Thermador, Subzero and Miele appliances and granite counter tops.

There’s an inner courtyard with a pool.

The house also has 2 dens and 3 wetbars.

It has a security system and a 4-car heated attached garage.

It has the preferred layout on the bedrooms with 5 out of the 6 bedrooms on the second floor.

Originally listed in June 2016 for $3.25 million, it has been reduced to $2.85 million.

A lot has changed in this neighborhood in the last 8 years.

Is this house now a deal?

George Furla at North Clybourn Group has the listing. See the pictures here.

2436 W. Bloomingdale: 6 bedrooms, 4.5 baths, 7640 square feet

• Was listed in May 2008 for $2.495 million
• Reduced
• Was listed in October 2008 for $2.25 million
• Withdrawn
• Re-listed in June 2016 for $3.25 million
• Reduced
• Currently listed at $2.85 million
• Taxes of $19,708
• Central Air
• 4-car heated attached garage
• Pool
• Skylights
• 3 wet bars
• Bedroom #1: 20×14 (second floor)
• Bedroom #2: 18×12 (second floor)
• Bedroom #3: 18×12 (second floor)
• Bedroom #4: 13×11 (second floor)
• Bedroom #5: 18×12 (main level)
• Bedroom #6: 13×11 (second floor)
• Den #1: 12×20 (second floor)
• Den #2: 12×20 (second floor)

This 4-bedroom Queen Anne at 2134 W. Lunt in the West Ridge neighborhood of Rogers Park recently came on the market.

Built in 1891, before the area was even part of Chicago, the house is on a double lot measuring 50×171.

If you’re not familiar with West Ridge’s history, its one of the older parts of Chicago as there were Indian villages in the area as early as the 1700s.

From the Encyclopedia of Chicago:

During most of the nineteenth century West Ridge remained relatively rural. St. Henry’s Roman Catholic Church served as both the religious and social center of the community. West Ridge was home to two cemeteries, Rosehill and St. Henry’s, and Angel Guardian Orphanage. Truck farms, greenhouses, and the open prairie characterized much of the area. Disagreements with Rogers Park about taxes for local improvements led to the incorporation of West Ridge as a village in 1890. Despite local controversy over annexation to Chicago in 1893, proponents prevailed and West Ridge became part of Chicago. Unlike in Rogers Park, annexation did not bring immediate growth. The number of residents remained under 500 until after 1900. No prominent business districts existed, as community members relied on either Rogers Park or Evanston for their goods and services.

It has a brick patio as well as a brick walkway to the 2 car garage along with a formal garden and landscaping.

The listing says the house has been rehabbed.

The kitchen has modern German-made Poggenpohl cabinets, with upscale appliances including Miele and Subzero.

It still maintains some of its vintage character, including crown molding and hardwood floors.

The house has an unfinished basement and central air.

We’ve chattered about how move-in ready properties sell fast in this market.

Will this house be scooped up soon?

Laurie Jacobson at Century 21 S.G.R. has the listing. See the pictures here.

2134 W. Lunt: 4 bedrooms, 1.5 baths, 1918 square feet

• Looks like it has only sold once since 1988
• Sold in January 1998 for $326,000 (per Redfin)
• Currently listed for $589,000
• Taxes of $5893
• Central Air
• 2-car garage
• Bedroom #1: 13×12 (second floor)
• Bedroom #2: 12×11 (second floor)
• Bedroom #3: 11×11 (second floor)
• Bedroom #4: 13×10 (second floor)
• Family room: 17×12 (main level)

How’d the Chicago market hold up in August?

Inventory remained extremely low statewide and in the city of  Chicago.

From the Illinois Association of Realtors:

The city of Chicago saw a 2.6 percent year-over-year home sales increase in August 2016 with 2,770 sales, up from 2,701 in August 2015. The median price of a home in the city of Chicago in August 2016 was $275,000, up 1.5 percent compared to August 2015 when it was $271,000.

August Sales since 2007:

• August 2007: 2923 sales
• August 2008: 2078 sales
• August 2009: 1927 sales
• August 2010: 1486 sales
• August 2011: 1787 sales
• August 2012: 2209 sales
• August 2013: 2850 sales
• August 2014: 2414 sales
• August 2015: 2701 sales
• August 2016: 2770 sales

“We saw a strong surge of late-summer buying in August which lifted sales to positive annual gains,” said Dan Wagner, president of the Chicago Association of REALTORS® and senior vice president for government relations at the Oakbrook-based Inland Real Estate Group of Companies, Inc. “The downside to this is that inventories in the city of Chicago saw a notable 14.7 percent decline, making August the fifth month in a row where we’ve seen double-digit percentage decreases in the number of homes for sale.”

Statewide, the average number of days on the market fell to 55 days from 64 days a year ago. Inventory also fell 14.8% to 64,915 homes versus 76,156 last August.

Mortgage rates remained cheaper than a year ago, with the 30-year fixed averaging 3.44%, down from 3.9% in August 2015.

“Sales recovered in August and prices continue to show positive annual gains,” said Geoffrey J.D. Hewings, director of the Regional Economics Applications Laboratory at the University of Illinois. “However, month-to-month sales’ forecasts suggest a downward trend for the next three months, driven in part by low inventories, the poor job recovery in Illinois and uncertainties about the presidential election.”

Do presidential elections really play a part in housing sales?

First I’ve ever heard of that excuse for a possible slowing market.

Market conditions continue to be favorable for sellers. Low mortgage rates, the stock market at record highs and a stable economy all seem to be underpinning this market.

Will the strong housing market continue into the fall market?

Illinois home sales, prices make a late-summer surge in August [Illinois Association of Realtors, Press Release, September 22, 2016]

This 2 bedroom townhouse at 205 W. Eugenie in Old Town just came on the market.

This complex was built around 1990 and is on top of commercial space that fronts wells. There are 10 units.

This is an end unit and has several exposures.

The first level has the living/dining room with exposed brick walls as well as a spiral staircase.

The kitchen has been “upgraded” with 42 inch cabinets, granite counter tops and stainless steel appliances.

There’s a half bath on the first and third levels, with the one full bath on the second floor, which also has both bedrooms.

The top floor has a den and a private roof deck.

The townhouse has central air and one parking space (which I can’t tell if it’s indoor or outdoor from the listing.)

The Wells Street area has been one of the hottest housing markets in Chicago since the Great Recession.

This townhouse hasn’t been sold in 11 years and inventory in the neighborhood is low.

Will this go under contract nearly immediately?

Grace Mullarkey at Baird & Warner has the listing. The townhouse is agent owned. See the pictures here.

Or you can see it at the open houses: Saturday, Sep 24 from 12:00-2:00 PM and Sunday, Sep 25 from 12:00-2:00 PM.

Unit A: 2 bedrooms, 1 full bath, 2 half baths, 1800 square feet

• Sold in October 1991 for $205,000
• Sold in October 2000 for $371,000
• Sold in December 2006 for $435,000
• Currently listed for $589,000 (parking included)
• Assessments of $218 a month (includes scavenger and snow removal)
• Taxes of $7670
• Central Air
• Bedroom #1: 15×11 (second floor)
• Bedroom #2: 15×11 (second floor)
• Den: 10×12 (third floor)
• Roof top deck: 17×8 (third floor)

This 3-bedroom duplex down at 1510 W. Cortez in the Noble Square neighborhood of West Town just came on the market.

If the building looks familiar, it’s because we chattered about it when it was new construction in December 2012.

We also chattered extensively about this neighborhood and whether or not it was a “gentrification battleground.”

See our chatter here.

At that time, 3 out of the 6 units had sold.

Here’s what was going on with it back then:

• #1E: 3 bedrooms, 3 baths, 1 car parking, listed at $499,900
• #1W: 3 bedrooms, 3 baths, 1 car parking, sold in November 2012 for $500,000
• #2E: 2/2 sold in November 2012 for $408,000
• #2W: 2/2 sold in November 2012 for $419,900
• #3E: 4 bedroms, 3 baths, penthouse with rooftop deck, 2 car parking, under contract listed at $699,900
• #3W: 4 bedrooms, 3 baths, penthouse with rooftop deck, 2 car parking, listed at $699,900

Unit #1W has now come back on the market 4 years later.

The kitchen has white and gray Copat Italian cabinetry with quartz counter tops and Jenn-Air appliances.

The south facing floor to ceiling windows have a privacy tint.

There are three outdoor spaces including a back deck, a secluded garage roof top deck and a private front lawn.

2 of the 3 bedrooms are on the main level with the third in the lower level along with a bathroom and the family room.

The unit has central air, washer/dryer in the unit and 1 heated garage space.

Back in 2012, this unit sold for $500,000.

It has come back on the market, with West Town hotter than ever, at $769,151.

Will it get the premium?

Are the $700,000s the price point for 3-bedroom units in the Noble Square neighborhood now?

William Dunlap at d’aprile properties has the listing. See the pictures here.

Unit #1W: 3 bedrooms, 3 baths, duplex down, 2500 square feet

• Sold in November 2012 for $500,000 (included parking)
• Currently listed for $769,151 (parking included)
• Assessments of $185 a month (includes scavenger)
• Taxes of $7792
• Central Air
• Washer/Dryer in the unit
• Bedroom #1: 15×15 (main level)
• Bedroom #2: 11×14 (main level)
• Bedroom #3: 13×10 (lower level)
• Family room: 17×14 (lower level)

This 3-bedroom single family home at 1926 W. Potomac in Wicker Park came on the market in May 2016.

It went under contract in June, but came back on the market in July.

If it looks familiar to some long time readers, that’s because we chattered about it in June 2011.

To refresh your memory, the house had been on the market almost a year at that point and had reduced $100,000 under the 2006 purchase price.

See our chatter here.

The house never sold.

But that was then and this is a now, in an entirely different market.

Built in 1990 on a 24×132 lot, the listing doesn’t list the square footage but in 2011 it had 2564 square feet.

All 3 bedrooms are on the second floor with a den and a 300 square foot rooftop deck on the third floor.

It doesn’t have a basement but instead has a family room on the main level.

There are skylights and a 2-story atrium.

The kitchen has stainless steel appliances and granite counter tops.

The house has central air and the listing says the 2-car garage is attached.

It  is located just a few blocks from Wicker Park and is centrally located near the shops and restaurants of Division Street and those of Milwaukee/North Avenue and Damen.

This time around, it listed at $915,000 and has reduced $20,000 to $895,000.

Is this a good townhouse or duplex down alternative for those looking under $1 million in this neighborhood?

Eric Newman at @Properties has the listing yet again. See the pictures and the floor plan here.

1926 W. Potomac: 3 bedrooms, 2.5 baths, 2 car garage, no square footage listed (but 2011 listing says it is 2564 square feet)

• Sold in August 2004 for $685,000
• Sold in April 2006 for $900,000
• Originally listed in July 2010 for $819,900
• Reduced
• Was listed in June 2011 for $799,900
• Withdrawn without a sale
• Originally listed in May 2016 for $915,000
• Reduced to $899,000
• Under Contract in June 2016
• Re-listed in July 2016
• Reduced
• Currently listed at $895,000
• Taxes are now $15,630 (they were $12,108 in 2011)
•  Central Air
• Roof top deck: 300 square feet
• Bedroom #1: 18×13 (second floor)
• Bedroom #2: 13×13 (second floor)
• Bedroom #3: 13×13 (second floor)
• Den: 17×15 (third floor)
• Family room: 15×14 (main floor)

This 3-bedroom English single family home at 6644 N. Sioux in Edgebrook recently came on the market.

Built in 1931, it is on an extra wide lot measuring 50×118.

It has a side driveway with a 2.5 car garage.

For those who love turrets (and who doesn’t?), it has a turreted entrance.

The listing says the kitchen was recently remodeled by Airoom with custom wood cabinets, Corian counter tops and new appliances.

There are two bedrooms and a bath up a half flight of stairs while the master bedroom with a full bath is on the third level.

There’s a family room off the dining room on the main level and a lower level recreation room.

The house has central air and a large cement patio.

It’s just a few blocks to the Edgebrook Metra station.

The listing also says it’s in the Edgebrook school district.

This house is near the North Branch Trail, which allows you to bike all the way north to the Chicago Botanical Garden in Glencoe. The new 2-mile extension south is due to open any day now.

Eventually, the plan is to have it hook up with the Lakefront Bicycle Path with one big route.

This house has come on the market at $649,000.

Is over $500,000 the reality for a 3/2 in this neighborhood now?

Jill Cunningham at @Properties has the listing. See the pictures here.

6644 N. Sioux: 3 bedrooms, 2 baths, no square footage listed

• Sold in May 2004 for $500,000
• Currently listed for $649,000
• Taxes of $5967
• Central Air
• 2.5 car garage
• Bedroom #1: 15×12 (third floor)
• Bedroom #2: 14×12 (second floor)
• Bedroom #3: 12×10 (second floor)

Even with a red hot spring and summer selling season, there are still a few properties that didn’t sell and are still available.

We last chattered about this 5-bedroom Italianate mansion in the Wicker Park Historic District at 1356 N. Hoyne in June 2016.

See our chatter here.

If you recall, there’s no doubt about the home’s historical heritage as it was built in 1888.

The 6,000 square foot house is on an oversized lot of 44×150 and has a 3-car garage.

4 of the 5 bedrooms are on the second floor, including the master bedroom.

It has a lower level family room which is at grade level because of the stairs leading up to the front door. The lower level, in addition to a family room, has a mud room, a full bar and a guest room with bath.

There’s also a third floor recreation room which leads to a rooftop deck.

The kitchen has custom cabinets with luxury Subzero, Viking and Bosch appliances.

The house has been updated with all of the current amenities including central air, an outdoor irrigation system, and skylights.

Originally listed for $2.7 million in March 2016, it was reduced $200,000 to $2.5 million in May 2016.

But since May it hasn’t had any other reductions.

And there’s still no sale.

Is the over $2 million price point a difficult one in Chicago, even in the Green Zone?

Beth Gomez at Berkshire Hathaway KoenigRubloff still has the listing. See the pictures here.

1356 N. Hoyne: 5 bedrooms, 4.5 baths, 6000 square feet

• Sold in July 1997 for $240,000
• Sold in June 2004 for $675,000
• Sold in September 2007 for $2.234 million
• Originally listed in March 2016 for $2.7 million
• Reduced in May 2016
• Currently still listed at $2.5 million
• Taxes of $18,088
• Central Air
• Gas fireplace
• Rooftop deck
• 3-car garage
• Bedroom #1: 23×19 (second floor)
• Bedroom #2: 14×12 (second floor)
• Bedroom #3: 14×11 (second floor)
• Bedroom #4: 13×11 (second floor)
• Bedroom #5: 12×12 (third floor)
• Recreation room: 29×16 (third floor)
• Family room: 22×21 (lower level)

This 2-bedroom top floor loft at 3201 N. Ravenswood in Lakeview came on the market in July 2016.

It has the authentic features loft lovers look for including exposed brick walls and a timber ceiling.

The kitchen has cherry cabinets, quartz counter tops and stainless steel appliances.

The floors are stained a dark walnut.

It has a private roof deck that is accessible from inside the unit- through one of those bubble type hatches.

This loft has the other features buyers look for including central air, washer/dryer in the unit and outdoor parking is available for $15,000 extra.

Originally listed for $400,000 plus $15,000 for the parking in July, it recently was reduced $15,000 to $385,000.

The market was hot in the spring and early summer with multiple bids and properties flying off the shelf.

Inventory is still low for 2-bedroom lofts in Lakeview and Roscoe Village (as this is on the border of each.)

Has the market hit a rough patch this fall?

Or is this just the normal fall slowdown which feels worse because the spring was so hot?

Andre Nguyen at @Properties has the listing. See the pictures here.

Unit #302: 2 bedrooms, 1.5 baths, no square footage listed

• Sold in November 1996 for $156,000
• Sold in March 2003 for $258,000
• Sold in May 2005 for $301,500
• Sold in November 2013 for $332,000 (included the parking)
• Originally listed in July 2016 for $400,000 (plus $15,000 for the parking)
• Reduced
• Currently listed for $385,000 (plus $15,000 for the parking)
• Assessments of $216 a month (includes exterior maintenance and snow removal)
• Taxes of $4923
• Central Air
• Washer/Dryer in the unit
• Private rooftop deck
• Bedroom #1: 13×11
• Bedroom #2: 11×11

This 5-bedroom Victorian at 6084 N. Northcott in Old Norwood Park recently came on the market.

For those who don’t know, Norwood Park is in the Northwest part of Chicago, 11 miles from the Loop, with the Old Norwood Park part of the neighborhood located north of the Kennedy expressway.

From the Encyclopedia of Chicago:

Prior to Norwood Park’s incorporation in 1874, the village had a country setting far away from the bustle of the city. Early developers hoped to create a resort, taking advantage of area woodlands and hills. The subdivision departed from the typical grid pattern, and instead, like Frederick Law Olmsted’s Riverside, platted winding roads alternating with rectangular streets. One of the historic streets with old Victorian houses, the Circle, is shaped in an oval.

Built in 1886, the house is on a wider than normal 50×120 lot on the Circle.

Most of the lots in Old Norwood Park which are on the Circle are bigger than the standard Chicago lot.

It has a side drive with a 2-car garage.

The listing says it has updated electric.

The house also has central air and two porches.

It has the preferred layout for the bedrooms with 4 out of the 5 on the second floor and the 5th on the main level.

One of the bathrooms has a claw foot tub.

The kitchen has yellow cabinets, a white refrigerator and dishwasher, and a stainless steel stove.

The house has hardwood floors throughout and some crown molding along with 1 fireplace.

It is located just a few blocks from the Norwood train station and the listing says the local school is Norwood Elementary.

Does this house have it all for someone looking in this neighborhood?

Lynn Pufpaf at Baird & Warner has the listing. See the pictures here.

6084 N. Northcott: 5 bedrooms, 2 baths, 2386 square feet

• Sold in November 1999 for $405,000
• Currently listed at $599,999
• Taxes of $8076
• Central Air
• 2-car garage
• Fireplace
• Bedroom #1: 22×17 (second floor)
• Bedroom #2: 15×12 (second floor)
• Bedroom #3: 14×10 (second floor)
• Bedroom #4: 10×10 (second floor)
• Bedroom #5: 12×11 (main floor)
• Den: 12×9 (second floor)