Crib Chatter

This 4-bedroom duplex down at 1255 W. Addison in Southport came on the market in September 2022.

Built in 1905, this building was converted into 3 condos during the housing boom years, in 2006.

It has 3-car parking and multiple decks.

This is the first floor duplex down unit.

Most of the vintage features have been removed but it still has 3 fireplaces and crown molding.

It has newly stained dark hardwood floors on the main floor which has the living and dining rooms, a family sitting area, the kitchen and a primary suite which has a private deck.

The kitchen has designer white cabinetry, a blue island, quartz counter tops, a Wolf range and Subzero refrigerator, along with a marble herringbone backsplash and overlooks the family sitting area that also has built-ins.

There’s a butler’s pantry.

There’s 3 bedrooms in the lower level along with a second primary suite and a recreation room which has a beverage center.

The lower level has grey luxury vinyl plank flooring and the primary suite has a remodeled en suite bathroom.

In addition to the private deck on the main floor, the unit also has a private 365 square foot deck on top of the garage.

There are two sets of HVACs, washer/dryer in the unit, garage parking is included and includes a spot wired with an outlet for 240 volt for electric car charging.

This building is just a few blocks from Wrigley Field and also just a few blocks from Southport, with all of its shops and restaurants. The listing says it’s in the Blaine school district.

Listed in September 2022 for $850,000, it has been reduced $25,000 to $825,000.

At 3100 square feet, the listing says it “lives like a single family home.”

Is this a SFH alternative for those priced out of buying one in this neighborhood?

Greg Nagel at Ask Nagel has the listing. See the pictures and floor plan here.

Unit #1: 4 bedrooms, 3.5 baths, 3100 square feet, duplex down

• Sold in October 2006 for $720,000
• Sold in May 2012 for $735,000
• Sold in September 2016 for $795,000
• Originally listed in September 2022 for $850,000
• Reduced
• Currently listed at $825,000
• Assessments of $350 a month (includes exterior maintenance, lawn care, scavenger, snow removal)
• Taxes of $19,494
• Central Air
• Washer/dryer in the unit
• 1 car garage parking included
• 3 fireplaces
• Bedroom #1: 14×14 (main level)
• Bedroom #2: 15×14 (lower level)
• Bedroom #3: 12×11 (lower level)
• Bedroom #4: 11×11 (lower level)
• Living room: 19×17 (main level)
• Dining room: 12×10 (main level)
• Kitchen: 16×13 (main level)
• Family room: 25×9 (lower level)
• Recreation Room: 22×10 (main level)
• Deck: 20×13 (main level)
• Garage deck: 28×13

This 2-bedroom penthouse in 460 W. Deming in East Lincoln Park came on the market in October 2022.

I still can’t find when this building was built, but 460 W. Deming was “gut renovated” in 2007 into 6 condos and has a newly renovated lobby.

There is gated deeded parking behind the building.

This unit is a top floor unit and the listing says it is “newly renovated.”

It has hardwood floors throughout, custom shades and skylights.

The living room has built-in shelving and east facing French doors with a fireplace.

The kitchen is “newly renovated” and has custom white cabinets, an island with breakfast bar seating, stainless steel appliances, wine fridge, quartz countertops and a quartz backsplash.

The primary bedroom has custom closets and a new spa bath with a dual vanity and walk-in-shower. It also has an en suite sunroom which the listing says would make an ideal office.

The second bathroom was also renovated and has Portuguese decorative tiles and a whirlpool tub.

The unit has outdoor space and the listing says it’s the “largest deck in the building.”

It has the features buyers look for including central air, washer/dryer in the unit and one deeded parking space in the lot.

The listing says the building allows one dog per residence.

This building is near the shops and restaurants of East Lincoln Park as well as Lincoln Park and the lake front.

Listed at $749,000, is this a townhouse alternative?

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

Unit #3E: 2 bedrooms, 2 baths, 1570 square feet, penthouse

• Sold in November 2006 for $606,000 (included the parking)
• Currently listed at $749,000 (includes the parking)
• Assessments of $476 a month (includes exterior maintenance, lawn care, scavenger, snow removal)
• Taxes of $12,448
• Central Air
• Washer/dryer in the unit
• Fireplace
• Bedroom #1: 12×18
• Bedroom #2: 11×12
• Dining room: 16×12
• Living room: 13×18
• Kitchen: 13×13
• Laundry room: 3×6
• Sunroom: 9×5
• Gallery: 4×27
• Deck: 15×10

This 2-bedroom in Carriage Place on Orleans at 1500 N. Orleans in Old Town came on the market in July 2022.

Built in 1892, Carriage Place on Orleans was converted to condos in 1999. This building has 12 units and attached heated garage parking.

It has bike and individual unit private storage in the basement.

The listing says this vintage unit has been “beautifully renovated.”

This unit has an extra wide floor plan with original 1890s exposed brick walls and a wood burning fireplace.

It has a bay window in the living/dining room which has skyline views.

The hardwood floors were refinished in April 2022 and there are new ceiling lights.

The kitchen has also been “renovated” and has white cabinets and new stainless steel appliances as of May 2022.

The bedrooms have new flooring, closet doors and window treatments.

The unit has 2 bathrooms and those have been “completely rehabbed” with new vanities, tile and toilets.

This property has the features that buyers look for including central air, washer/dryer in the unit and indoor heated garage parking which is $25,000 extra.

It has a large common deck outside the back door that is shared with several units and a 6×8 storage unit in the basement.

This building is near the shops and restaurants of Old Town and Lincoln Park as well as the Brown Line stop at Sedgwick.

Originally listed in July 2022 at $450,000, it has been reduced to $400,000 plus $25,000 for the parking.

Unit #2N, also a 2/2 with parking, sold in May 2022 for $425,000. You can see those pictures here.

Is the $400,000 2/2 still a good starter home for many buyers?

Steven Kehoe at Compass has the listing. You can see the pictures here (sorry, no floor plan).

Or you can visit it at the Open House on Saturday, October 29 from 2:30 to 4:30 PM.

Unit #3S: 2 bedrooms, 2 baths, 1300 square feet

• Sold in May 1999 for $228,000
• Sold in June 2017 for $395,000
• Originally listed in July 2022 for $450,000
• Reduced
• Currently listed at $400,000 plus $25,000 for parking
• Assessments of $360 a month includes DirectTV plus HBO package, exterior maintenance, scavenger and snow removal)
• Taxes of $8361
• Central Air
• Washer/dryer in the unit
• Wood burning fireplace
• Bedroom #1: 13×12
• Bedroom #2: 13×10
• Living/dining room combo: 22×18
• Kitchen: 8×8
• Storage in the basement: 6×8
• Shared balcony: 24×9

This 3-bedroom in Parkview at 505 N. McClurg in Streeterville came on the market in May 2022.

Parkview was built in 2008 and has 268 units and attached garage parking.

According to the listing the building amenities include: “First class full amenity building which includes, 24-Hour Door Person, On Site Manager/Engineer, Outdoor Swimming Pool, Party Room, Business Room, Sundeck, Bike Room, Storage Room, Elevator(s), Exercise Room, Receiving Room, Service Elevator(s), On-site Dry Cleaner and Hot Tub. Enjoy 2 acres of lush gardens, parks and tranquil greens.”

This unit is on the 35th floor and the listing says it has a 360 degree view of the city and Lake.

The listing also says it’s a “developers corner unit” with 2 primary suites and “over $150K” in custom upgrades.

The unit has brand new custom wide plank hardwood floors throughout.

It has wood paneling, crown moldings, designer lighting and California Closets along with a a herringbone tile fireplace.

The kitchen has white cabinets, stone counter tops, an island with seating and “top of the line” Viking appliances which is open to the dining/family room.

There are built-ins, including a wine refrigerator, in the living room.

There are multiple walk-in-closets and 3 full bathrooms.

It has two balconies.

The unit has the features buyers look for including central air, washer/dryer in the unit and it looks like 1 car garage parking is included.

This building is in the heart of Streeterville, near shops, restaurants, the AMC River East, Wholes Foods, Target, the Mag Mile and Northwestern Medical Center.

Originally listed in May 2022 for $1.649 million, it has been reduced $350,000 to $1.299 million.

That’s $71,000 under the 2018 purchase price of $1.37 million.

Is this a deal?

Matt Laricy at Americorp has the listing. See the pictures, floor plan and video here.

Or see it in person at the Open House on Saturday Oct 29 from 10:30 am to 12 pm.

Unit #3505: 3 bedrooms, 3 baths, 2345 square feet

• Sold in June 2008 for $1.135 million
• Sold in May 2018 for $1.37 million
• Originally listed in May 2022 for $1.649 million
• Reduced
• Currently listed at $1.299 million 
• Assessments of $1574 a month (includes heat, a/c, gas, doorman, cable, clubhouse, exercise room, pool, exterior maintenance, lawn care, scavenger, snow removal, Internet)
• Taxes of $22,541
• Central Air
• Washer/dryer in the unit
• 1 car garage parking looks to be included
• Bedroom #1: 16×13
• Bedroom #2: 14×13
• Bedroom #3: 13×11
• Foyer: 11×10
• Sitting room: 10×8
• Office: 10×8
• Kitchen: 16×9
• Living room: 22×20
• Dining room: 18×12
• 2 balconies

This 4-bedroom duplex-up condo at 2312 W. Roscoe in Roscoe Village came on the market in October 2022.

Built in 2016, this all-brick building has 2 units. One is duplex down and one is duplex up.

There is garage parking for 1-car for each unit.

This unit is the duplex up and has hardwood floors throughout, upgraded millwork, paneling, coffer ceiling in the family room, custom mantles, cabinetry and bookshelves, and surround sound with speakers.

It has custom blinds, improved lighting and landscaping with irrigation.

The living and dining room, the kitchen and the family room are all on the main floor.

The kitchen has white cabinets, Wolf, Subzero and Bosch appliances, and an island and built-in dining table.

The unit has 2 fireplaces.

All four bedrooms are on the second floor. The primary suite has an en suite marble bathroom with steam shower, separate tub and heated floors.

There are multiple outdoor spaces including a main level front balcony and a second floor front balcony.

It also has a private rooftop deck which the listing says was built-out by the current owners. It has new pergolas, planters and Trex decking.

The condo comes with central air and one car garage parking.

The listing says it’s within “walking distance” to Audubon Elementary, DePaul College Prep and Lane Tech schools. It’s also near the shops and restaurants of Roscoe Village.

There are only 29 properties available on the market right now in Roscoe Village.

Is this duplex-up a single family home alternative in a tight market?

Nicholas Apostal at KellerWilliams ONEChicago has the listing. See the pictures here.

Unit #2: 4 bedrooms, 3 baths, and 2 half baths, duplex-up, no square footage listed

• Sold in July 2016 for $992,000 (per Redfin)
• Currently listed at $1.2 million
• Assessments of $200 a month (includes exterior maintenance and snow removal)
• Taxes of $16,907
• Central Air
• 1 car garage parking space included
• 2 fireplaces
• Bedroom #1: 14×13 (second floor)
• Bedroom #2: 11×11 (second floor)
• Bedroom #3: 11×11 (second floor)
• Bedroom #4: 18×10 (second floor)
• Living/dining room combo: 18×27 (main floor)
• Kitchen: 20×18 (main floor)
• Family room: 14×22 (main floor)
• Balcony: 6×18 (main floor)
• Balcony: 6×18 (second floor)
• Rooftop deck

This 2-bedroom tri-level townhouse at 3618 N. Lakewood in Southport came on the market in August 2022.

This complex was built in 1995 and has 9 units, garage parking and a shared rooftop deck.

The main level has an open floor plan with the living room, dining room and kitchen along with refinished hardwood floors.

It has an “updated” modern kitchen with white cabinets, stainless steel appliances, a white tile backsplash and stone counter tops, along with a peninsula with seating for 3.

The second floor has 2 skylights and both bedrooms which have custom closets and a shared “new” bath.

The lower level has a family room, a “redone” full bathroom with a new vanity and marble tile, a large laundry room which also has extra storage or which can be used for an office area.

It doesn’t have private outdoor space but there is the shared rooftop deck.

The townhouse has central air and garage parking for 1 car is included.

This townhouse complex is in the middle between Wrigley Field and the Southport Corridor, with its shops and restaurants. Both the brown and red line trains are nearby, as well as multiple bus routes.

Originally listed in August 2022 for $585,000, it has been reduced $20,000 to $565,000.

With the West Loop so hot with Millennials, is a Southport townhouse still in demand?

Steven Glick at @Properties Christie’s has the listing. See the pictures and floor plan here.

Unit #G: 2 bedrooms, 2 baths, no square footage listed, tri-level townhouse

• Sold in April 1998 for $255,000
• Sold in September 2003 for $385,000
• Originally listed in August 2022 for $585,000
• Reduced
• Currently listed at $565,000
• Assessments of $100 a month (includes water, insurance, snow removal)
• Taxes of $10,107
• Central Air
• 1-car garage parking
• Fireplace
• Skylights
• Bedroom #1: 13×13 (second floor)
• Bedroom #2: 13×9 (second floor)
• Living room: 14×9 (main level)
• Dining room: 13×11 (main level)
• Kitchen: 11×7 (main level)
• Den: 14×10 (lower level)
• Family room: 14×12 (lower level)
• Foyer: 7×4 (lower level)

The September numbers are in from the Illinois Association of Realtors. We already know from Gary’s blog preview, that it was another month of falling sales as higher mortgage rates hit the market hard.

It was the slowest September since 2019.

From the Illinois Association of Realtors:

In Chicago, home sales (single-family and condominiums) in September 2022 totaled 2,030 homes sold, a 24.4 percent decrease from September 2021 sales of 2,684 homes.

The median price of a home in the city of Chicago in September 2022 was $320,000, the same as in September 2021.

September sales for the last 16 years:

• 2007: 2172 sales
• 2008: 1816 sales
• 2009: 1918 sales
• 2010: 1403 sales
• 2011: 1498 sales
• 2012: 1845 sales
• 2013: 2395 sales
• 2014: 2242 sales
• 2015: 2414 sales
• 2016: 2398 sales
• 2017: 2355 sales
• 2018: 2040 sales
• 2019: 2006 sales
• 2020: 2635 sales
• 2021: 2684 sales
• 2022: 2030 sales

Median prices for the last 16 years:

• 2007: $267,750
• 2008: $268,600
• 2009: $225,000
• 2010: $180,000
• 2011: $190,000
• 2012: $188,900
• 2013: $230,000
• 2014: $249,000
• 2015: $250,000
• 2016: $260,000
• 2017: $275,000
• 2018: $285,000
• 2019: $292,250
• 2020: $322,350
• 2021: $320,000
• 2022: $320,000

“The housing market in Illinois is showing signs of slowing,” said Dr. Daniel McMillen, head of the Stuart Handler Department of Real Estate (SHDRE) at the University of Illinois at Chicago College of Business Administration. “Prices and the number of sales have both continued to decline since their peak in June, while foreclosures are increasing. Although median sales prices are higher than at this time last year, the rate of increase has been lower than the inflation rate. Our prediction is that house prices and sales will change only modestly over the next few months.”

Statewide, inventory fell 17.9% to 27,654 from 33,676 properties last year. The average property sold in 25 days, which was the same as in 2021.

In Chicago, inventory also tumbled, falling 18.3% to 7,748 from 9,478. The average home sold in 30, down 9.1% from 33 last year.

“In September, seasonality combined with inflation and inventory shortages caused a decrease in closed sales, although homes were still moving, with a decrease in days on the market and median sales price holding steady,” said Sarah Ware, president of the Chicago Association of REALTORS® and principal and designated managing broker for Ware Realty Group in Chicago. “To successfully accomplish their goals, homebuyers and sellers should determine their needs and set a budget or selling price at the beginning of their buying or selling journey, with the help of a REALTOR®.”

The mix of Chicago sales continued to favor single family homes. While sales of condos and SFHs were both down, condos fell 26.5% to 1240 year-over-year while SFHs fell 20.8% to 790.

The 30-year average fixed mortgage rate continued to rise in September, jumping to 6.11% from 5.22% in August. Rates averaged just 2.9% in September 2021.

But, remember, the rates will have a delayed impact on the market as buyers can lock in rates up to 90 days prior to closing.

Mortgage rates hit as high as 7.37% today. Look for further slowing in the market towards the end of the year.

We are entering into the slower winter market shortly.

Are buyers going to move to the sidelines and wait for rates to come down? Or will some look for “deals” on properties that are making price reductions?

Available housing continued to sell quickly in Illinois during September despite mortgage rate increases, talk of inflation [Illinois Association of Realtors, by Bill Kozar, Press Release, October 20, 2022]

This 2-bedroom in 1165 W. Eddy in Lakeview came on the market in October 2022.

Built in 2015, 1165 W. Eddy has 6 units and attached garage parking.

The listing says the building is all brick and limestone.

This unit has an open floor plan with crown molding, custom millwork, hardwood floors throughout and a gas fireplace in the living room.

The Chef’s kitchen has 42″ white cabinets, quartz counter tops, a peninsula with seating for 2, a glass subway tile backsplash and Subzero and Wolf appliances.

There’s space for a dining room.

The primary suite has an en suite bathroom with heated floors, a double sink and an oversized steam shower with body spray, but no tub.

It has outdoor space, with a terrace off the front of the unit accessed through the living room.

The unit has the features buyers look for including central air, washer/dryer in the unit and garage parking.

This unit is in the middle of Lakeview, near Wrigley Field, Southport and both the red and brown line.

Listed at $599,900, that’s the same listing price as #2W listed at in June of this year. #2W went under contract within 2 weeks and closed in August 2022 at $583,750.

See that listing here.

Will #2E sell with the same speed just a few months later?

Megaan Pelaar and Karen Hood at @properties Christie’s have the listing. See the pictures and floor plan here.

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

• Sold in March 2016 for $558,000 (according to Redfin)
• Currently listed at $599,900 (garage parking included)
• Assessments of $159 a month (includes water and insurance)
• Taxes of $12,921
• Central Air
• Washer/dryer in the unit
• Fireplace
• Bedroom #1: 15×13
• Bedroom #2: 11×10
• Living room: 19×13
• Dining room: 14×8
• Kitchen: 14×10
• Laundry room: 3×3
• Balcony: 17×6

This 3-bedroom church loft at 1021 W. Barry in Lakeview came on the market in October 2022.

Built in 1890, it appears that this church may have been converted in the 1980s into 6 condo units and garage parking.

There are wood stairs in the pictures which I believe lead up to the units so there doesn’t appear to be an elevator.

This unit is a triplex loft with 25 foot cathedral ceilings, exposed beams everywhere and exposed brick along with one of the big round church windows (no stained glass however).

There are also skylights.

The loft has hardwood floors and carpet throughout.

The listing calls the kitchen “newer” and it has dark wood cabinets, a kitchen island and Subzero, Thermador and Bosch appliances. (In the 2013 listing, the kitchen was a “Tuscan” kitchen.)

There’s also a bar area with a wine refrigerator and a wood burning stove (not a fireplace) in the living room.

There’s an atrium and sitting room.

Two bedrooms are on the main floor with the primary suite is on the third floor with a new custom closet.

It has outdoor space with a “huge lpe wood deck with mega tempered walkable glass.”

The unit has new AC units, new furnaces and a 2-car tandem parking space in the garage.

There’s also washer/dryer in the unit.

This building is near the shops and restaurants of central Lakeview including the El stops at Wellington and Belmont. It is also an easy stroll to Wrigley Field, Southport and Roscoe Village.

Listed at $795,000 for 2200 square feet, is this a townhouse alternative?

David Mahoney at Jameson Sotheby’s has the listing. See the pictures here (sorry, no floor plan).

Unit #2W: 3 bedrooms, 2 baths, 2200 square feet, triplex loft

• Sold in February 1997 for $312,000
• Sold in December 2000 for $505,000
• Sold in September 2003 for $610,000
• Sold in March 2008 for $707,500
• Sold in April 2013 for $685,000
• Currently listed at $795,000 (includes 2-car tandem garage parking space)
• Assessments of $419 a month (includes exterior maintenance, lawn care, scavenger, snow removal)
• Taxes of $9905
• Central Air
• Washer/dryer in the unit
• Wood burning stove
• Skylights
• Bedroom #1: 16×13 (third floor)
• Bedroom #2: 14×13 (main floor)
• Bedroom #3: 19×10 (main floor)
• Living room: 26×18 (main floor)
• Dining room: 14×12 (main floor)
• Kitchen: 17×13 (main floor)
• Sitting room: 10×10 (second floor)
• Pantry: 8×9 (second floor)
• Atrium: 8×6 (main floor)
• Deck: 21×11 (third floor)

This 3-bedroom in the Park Tower at 800 N. Michigan in the Gold Coast came on the market in July 2022.

Built in 2000, Park Tower has 117 condo units above the Park Hyatt hotel. It has an attached parking garage.

Residents get the use of the hotel amenities, including the pool and room service. The building also has a party room and exercise room.

The condo residence has 24-hour doorstaff.

This unit is an east facing unit on the 47th floor with unobstructed views of the John Hancock, Lake Michigan and the St Regis, as well as other skyscrapers.

The listing says the unit was all “custom designed” using the “finest finishes.”

It has what looks like wood floors and other wood accents throughout.

The kitchen has modern cabinets, stainless steel appliances and an island which seats 3.

The primary suite has a walk-in-closet and a bathroom with tub and separate shower as well as two vanities.

The unit has a media, or family, room, in addition to the three bedrooms.

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

This building is across from Jane Byrne Park and the old Watertower and near all the shops and restaurants of the Mag Mile, River North, Gold Coast and Streeterville.

Originally listed in July 2022 for $2.5 million, it has reduced $300,000 to $2.2 million.

But that is $1.05 million under the 2011 purchase price of $3.25 million.

Is this a deal?

Chezi Rafaeli at Coldwell Banker has the listing. See the pictures and floor plan here.

Unit #4701: 3 bedrooms, 2.5 baths, 3228 square feet

• Sold in August 2001 for $2.29 million
• Sold in June 2002 for $2.8 million
• Sold in September 2011 for $3.25 million
• Originally listed in July 2022 for $2.5 million
• Reduced
• Currently listed at $2.2 million
• Assessments of $2674 a month (includes door person, exercise room, storage, health club, on-site manage, party room, indoor pool, restaurant, sauna, steam room)
• Taxes of $57784
• Central Air
• Washer/dryer in the unit
• Garage parking included
• Fireplace
• Bedroom #1: 15×17
• Bedroom #2: 12×13
• Bedroom #3: 14×15
• Family room: 14×18
• Living room: 22×28
• Dining room: 15×13
• Kitchen: 14×18
• Terrace