Crib Chatter

This 2-bedroom in 474 N. Lake Shore Drive in Streeterville came on the market in October 2021.

Built in 1991, 474 N. Lake Shore Drive was converted to condos during the housing boom in 2005-2006.

It has 501 units and an attached parking garage with deeded parking.

It’s a full amenity building with door staff, an exercise room, an indoor lap pool, and a 16th floor sundeck with grills.

This unit is on the Northeast corner and has Lake and Navy Pier views.

It has newly renovated white-oak herringbone floors in the living/dining rooms and kitchen.

There is new carpet in the bedrooms.

The kitchen has gray soft-close Euro-style cabinets, LED under cabinet lighting, white quartz counter tops and backsplash, an undermount sink and all new appliances including a Bosch dishwasher, Samsung stainless steel refrigerator and convection oven with under cabinet exhaust fan.

The listing says the primary bathroom has been “fully renovated” with a walk-in-shower with Hansgrohe fixtures and new vanity.

The second bathroom has a subway tile surround on the shower.

The unit has the features buyers look for including central air, side-by-side washer/dryer in the unit and deeded garage parking is included.

Listed in October 2021 at $585,000, is this a building for those looking for views?

Ben Chen and Sharon Kay Rizzo at Compass have the listing. See the pictures and floor plan here.

Unit #4105: 2 bedrooms, 2 baths, 1257 square feet

• Sold in May 2006 for $235,000
• Sold in December 2014 for $522,000 (included parking)
• Originally listed in October 2021 for $585,000
• Currently still listed at $585,000 (includes deeded garage parking)
• Assessments of $1,032 a month (includes heat, a/c, doorman, cable, exercise room, pool, exterior maintenance, lawn care, scavenger, snow removal, Internet)
• Taxes of $9748
• Central Air
• Side-by-side washer/dryer in the unit
• Bedroom #1: 15×12
• Bedroom #2: 12×11
• Living room: 19×16
• Dining room: 14×9
• Kitchen: 13×8

This 3-bedroom in 1240 N. Dearborn in the Gold Coast came on the market in March 2021.

Built in 1890, this vintage building has 5 units.

The listing says this unit has been “thoughtfully renovated” and has been inspired by “chic Parisian abodes.”

The living room, dining room and kitchen have an open concept.

It has modern, herringbone oak hardwood flooring, custom millwork, including some crown molding, high ceilings and original Tiffany stained glass windows.

The living room has a modern built-in media center.

The unit has a chef’s kitchen, with modern custom white cabinets, an island and high end appliances like Sub-Zero.

Two bedrooms are in the back of the unit and overlook a private bluestone terrace.

The primary bedroom has an en suite with a dual vanity.

There’s a storage room.

The listing also says that a 600 square foot unit below this one is available for $150,000. Is this the third bedroom and bath? There is no floor plan for this space with the listing.

It has central air, washer/dryer in the unit but there’s no parking.

Located in the heart of the Gold Coast, this property is near shops, restaurants and grocery stores.

Originally listed in March 2021 for $1.095 million, it has been reduced to $1 million.

Will this renovation appeal to vintage fans and those who also want “new”?

Vincent Anzalone and Sylvia Jablonska at Dream Town have the listing. See the pictures and floor plan here.

Unit #1: 3 bedrooms, 3 baths, 1800 square feet

• Sold in May 1981 for $171,500 (per Redfin)
• Sold in June 1983 for $182,000 (per Redfin)
• Sold in June 1991 for $258,000
• Sold in October 1995 for $288,000
• Sold in July 1997 for $313,000
• Sold in July 2006 for $615,000
• Sold in June 2011 for $660,000
• Sold in May 2019 for $718,000
• Listed in March 2021 for $1.095 million
• Reduced 
• Currently listed at $1 million
• Assessments of $267 a month (includes exterior maintenance, lawn care, scavenger, snow removal)
• Taxes of $9739 
• You can also buy a 600 square foot unit under this one for $150,000
• Fireplace
• Bedroom #1: 16×11
• Bedroom #2: 16×11
• Living room: 23×13
• Dining room: 11×9
• Kitchen: 13×10
• Laundry: 6×12
• Family room: 14×13
• Bedroom #3: 20×20 (lower level- other space available for $150k?)

This 3-bedroom in the Cornelia Apartments at 3500 N. Lake Shore Drive in Lakeview came on the market in April 2021.

Believe it or not, I don’t think I have a picture of this building. It’s often difficult to get a good picture of these big vintage buildings, but I’ll have to get one.

Built in 1927, the Cornelia Apartments were designed by Robert DeGolyer and has just 64 units.

It’s a co-op.

It has door staff, an exercise room and a common deck. There’s no parking.

The listing for this unit says it has been “totally redone from top to bottom.”

It has features of many of the 1920s apartments including a big 20×7 foyer and formal dining room.

It has dark wood herringbone floors.

The living room has a decorative fireplace, built-in bookcases and views of the Lake and harbor.

The unit has a “luxe designer chef kitchen” with white cabinets and a white subway tile backsplash with Subzero, Bosch, Wolf and Miele appliances.

There’s a butler’s pantry with sink, dishwasher and wine fridge.

The primary bedroom has a custom wardrobe and an en suite bath with a big shower, double vanity, heated towel bar and subway tile.

The second and third bedrooms are also en suite with the third bedroom being off the kitchen.

The bathrooms have Restoration Hardware fixtures.

The unit has an in-ceiling home audio system in all rooms.

It has a full height storage cage.

The unit has the features buyers look for including space pac a/c, washer/dryer in the unit and there’s leased parking available nearby for $239 a month.

Because it’s a co-op, taxes are included in the HOA. The listing breaks it down as the following:

• Condo: $1355.41
• Taxes: $548.42
• Reserves: $370.28
• Cable: $79
• Electric: $115.22
• Total Assessment: $2468.33

Listed in April 2021 for $750,000, it has been reduced to $699,000.

Does this vintage unit have it all for modern living?

Ken Jungwirth at @Properties has the listing. See the pictures and floor plan here.

Unit #4D: 3 bedrooms, 3 baths, 2450 square feet

• It’s a co-op so it’s hard to get prior sales
• Originally listed in April 2021 for $750,000
• Reduced
• Currently listed at $699,000
• Assessments of $2468.33
• Taxes are included in the assessments but are $6581 a year
• Space pac cooling
• Washer/dryer in the unit
• Leased parking for $239 a month
• Decorative fireplace
• Bedroom #1: 20×13
• Bedroom #2: 21×13
• Bedroom #3: 14×8
• Living room: 26×15
• Dining room: 21×15
• Kitchen: 14×9
• Laundry: 6×6
• Pantry: 12×8
• Foyer: 20×7

This 2-bedroom in the John Hancock at 175 E. Delaware in the Gold Coast came on the market in January 2021.

Yes, I’m still calling it the John Hancock even though the company has withdrawn its name from the building.

Until another company buys the naming rights, it remains the Hancock.

Built in 1969, it has 703 units and attached leased parking.

It has an indoor pool, exercise room, on-site management and engineers.

There’s also a grocery store in the building.

This unit is on the 91st floor and has south Lake and city views.

It has 13 foot ceilings, is not on a diagonal and has operable windows.

The listing says it was a 3-bedroom converted into a split 2-bedroom.

It was renovated by French Designer Renee Young of La Maison Custom Interiors.

It has maple floors, pocket doors, a humidifier system and power blinds.

The listing says that the “asbestos has been encapsulated” and “storage space made in the convectors.”

The kitchen has Italian Pelini cabinets with matching panels on the appliances which include a Miele dishwasher, DE Dietrich cook top stove, and Sub-Zero refrigerator.

The unit has electric heat. It doesn’t mention a washer/dryer but the building now allows it in the unit, I believe. Otherwise, it is located on the floor.

Parking is leased in the building.

Originally listed in January 2021 at $995,000, it is still priced at $995,000.

Is this the ultimate “view” home in the city?

Pat Cohen at Baird & Warner has the listing. See the pictures here (but no floor plan).

Unit #9108: 2 bedrooms, 2.5 baths, 1752 square feet

• Sold in October 1994 for $390,000 (per Zillow as CCRD was “down”)
• Sold in December 2015 for $914,375 (per Zillow)
• Originally listed in January 2021 for $995,000
• Currently still listed at $995,000
• Assessments of $1775 a month (includes doorman, cable, scavenger, snow removal)
• Taxes of $12,337
• What kind of cooling?
• Electric heat (the listing says the average monthly electric bill is $44.94)
• No washer/dryer in the unit- located on the floor?
• Leased parking in the building
• Bedroom #1: 15×12
• Bedroom #2: 17×10
• Living room: 20×16
• Dining room: 15×12
• Family room: 12×10
• Kitchen: 10×10

This 3-bedroom in River Bend at 333 N. Canal in the Near West Side came on the market in October 2021.

Built in 2003, River Bend has 149 units and attached valet garage parking.

It has a river walk in front of the building on the Chicago River, a party room, dry cleaners, exercise room, 24 hour door staff and on-site management.

The listing for this unit says it has been “completely renovated and reimagined by Thomas Stringer Design Partners.”

The renovation put the emphasis on open concept living.

It has wide plank walnut floors, custom doors and hardware, custom lighting, an integrated sound system and millwork in the kitchen and baths.

It has 2 bedrooms and a third den/office/bedroom.

The primary suite has blackout shades, a walk-in-closet, an en suite bathroom with double vanity, heated towel bar, and Italian marble shower with full body spray.

The unit has a “chef’s kitchen” with Wolf, Dacor and Kitchen Aid stainless steel appliances along with Transceramica “concrete” counter tops with waterfall edge and a breakfast bar with seating for 3.

It has a dining room.

There’s a built-in wine fridge.

The unit has central air, washer/dryer in the unit and deeded parking and storage is also included.

River Bend used to be known for its fantastic views directly east down the Chicago River from its east facing balconies, but now the construction at Wolf Point has blocked that view.

Originally listed in October 2021 for $995,000, it has been reduced to $980,500.

Buyers love “new.”

Does this renovation close the deal?

Kevin Davis at ARNI Realty has the listing. See the pictures and floor plan here.

Unit #2703: 3 bedrooms, 2 baths, 2032 square feet

• Sold in March 2003 for $543,000
• Sold in October 2007 for $740,000
• Sold in April 2013 for $635,000
• Originally listed in October 2021 for $995,000
• Reduced
• Currently listed at $980,500 (includes deeded valet parking and storage)
• Assessments of $1465 a month (includes gas, doorman, cable, exercise room, exterior maintenance, scavenger)
• Taxes of $14,736
• Central Air
• Washer/dryer in the unit
• Fireplace
• Bedroom #1: 22×14
• Bedroom #2: 13×11
• Bedroom #3: 11×9
• Living room: 17×14
• Dining room: 14×11
• Family room: 13×10
• Kitchen: 10×10
• Balcony

This 1-bedroom in Newberry Plaza at 1030 N. State in the Gold Coast came on the market in December 2021.

Built in 1971, Newberry Plaza has 559 units and attached leased garage parking.

It’s a full amenity building with an outdoor pool, sundeck, exercise room, bike room, storage, door staff, an on-site engineer and management.

This unit is on the 41st floor and has south views of the city skyline.

The listing says it was “completely remodeled.”

It has silver/gray white oak floors throughout.

There’s a new “chef’s kitchen” with white Shaker cabinets, undercabinet lighting, quartz countertops that are also full height backsplash, GE stainless steel appliances including a stove with air fryer technology.

It has a breakfast bar with seating for 4.

There are two pantries, with one including the washer-dryer.

The bedroom has a walk-in-closet with custom organizers.

The bathroom has porcelain tile, a white floating double vanity, a dual flush toilet with soft close seat, and a walk-in shower.

It has central air and there is leased parking in the building.

The listing says there hasn’t been an assessment increase in the building in 12 years.

The higher floors in this building do not have balconies so there is no private outdoor space with this unit.

Redfin’s monthly payment calculator  gives the following payment:

1. Downpayment of 20%, or $79,980, with a 30-year fixed at 3.3%
2. Mortgage payment of $1401 a month
3. HOA of $539 a month
4. Taxes of $534 a month
5. Insurance of $163 a month
6. Total monthly payment of $2637

There’s a new mid-rise luxury apartment building going up down the street at 1210 N. State Parkway called Gild Chicago.

You can see the Gild Chicago website here.

There are no 850 square foot 1-bedrooms in the building. The largest 1-bedroom is 657 square feet.

According to their website, the 657 square foot 1-bedrooms are renting for between $2890 and $3095 a month.

Will more Millennials buy renovated condos rather than rent as rent prices rise?

Robert Picciariello at Prello Realty has the listing. See the pictures here.

Unit #41K: 1 bedroom, 1 bath, 850 square feet

• Sold in February 1983 for $87,500 (per Redfin)
• Sold in July 2021 for $246,000
• Currently listed at $399,900
• Assessments of $539 a month (includes heat, a/c, doorman, cable, exterior maintenance, lawn care, scavenger, snow removal)
• Taxes of $6405
• Central Air
• Washer/dryer in the unit
• Leased garage parking in the building
• Bedroom: 16×12
• Living/dining room combo: 19×14
• Kitchen: 15×9
• Walk-in-closet: 7×12

The Illinois Association of Realtors is out with the November sales data.

It was another red hot month for the city which actually outshone the Chicago Metro area for the first time since the pandemic began.

In the city of Chicago, home sales (single-family and condominiums) in November 2021 totaled 2,338 homes sold, up 15.9 percent from November 2020 sales of 2,018 homes.

The median price of a home in Chicago in November 2021 was $327,000, up 10.8 percent compared to November 2020 when it was $295,000.

Here is the November sales data for the last 15 years (thanks to G for some of the data):

• 2007: 1859 sales and median price of $290,000
• 2008: 1093 sales and median price of $222,500 (16% short/REO sales)
• 2009: 1905 sales and median price of $215,000 (29% short/REO sales)
• 2010: 1144 sales and median price of $182,500 (39% short/REO sales)
• 2011: 1429 sales and median price of $157,000 (43% short/REO sales)
• 2012: 1750 sales and median price of $180,000
• 2013: 1844 sales and median price of $200,000
• 2014: 1638 sales and median price of $230,000
• 2015: 1661 sales and median price of $233,500
• 2016: 1937 sales and median price of $260,000
• 2017: 1959 sales and median price of $256,000
• 2018: 1852 sales and median price of $261.745
• 2019: 1671 sales and median price of $270,000
• 2020: 2018 sales and median price of $295,000
• 2021: 2338 sales and median price of $327,000

The Chicago 9-county metro area, which had been red hot during the pandemic as buyers fled the dense city to get more breathing space, sales were up just 1.2% to 10,321 from 10,201 last year.

Condo and townhouse sales have been driving the Chicago market for several months and continue to do so.

Condo/townhouse sales were up 30.8% year-over-year to 1388 while single family homes were down 0.7% to 950 but inventory of single family homes has been tight for months.

Median condo price rose 6.2% to $345,000 but I caution people about the median price statistics, especially as there were numerous high priced condo closings in the Vista and the Tribune Tower as closings continued in those two buildings.

Days on the market in Chicago rose 2.9% to 35 days from 34 a year ago.

But inventory has now plunged, falling 28.2% to 7,146 from 9,956 a year ago. It’s also dramatically under November 2019, when inventory was 9,046.

Statewide, inventory also plunged to 25,400, down 31.3% from 36,991 a year ago. That’s down more than 50% from 2019’s November inventory of 54,604.

“Condo sales, in particular, reflect the resiliency of Chicago’s market and the momentum we continue to see,” said Antje Gehrken, president of the Chicago Association of REALTORS® and president and designated managing broker of A.R.E. Partners. “Inventory is a point of concern, although it could reflect seasonality coming into play with a holiday season slowdown in listings. Overall, the data demonstrates that Chicago remains a great place to live, work and play.”

The average 30-year fixed rate mortgage was 3.07% in the month, the same as in October, but up from 2.77% a year ago.

“Although prices and the number of sales has declined since their summer peak, they are still up since the same time last year,” said Dr. Daniel McMillen, head of the Stuart Handler Department of Real Estate at the University of Illinois at Chicago College of Business Administration. “Median prices are up more than 7.7 percent since November 2020 and sales are up about 1 percent. Surveys suggest that the pandemic and concerns about inflation are causing consumers to become pessimistic about the economy.”

With inventory this tight going into the spring housing market, will prices continue to rise in 2022?

And when do these near historic lows in inventory begin to impact sales growth?

Illinois home sales and median price increase in November [IAR press release, by Bill Kozar, December 22, 2021]

In 2020, when the pandemic hit, thousands moved out of downtown Chicago, leaving apartment buildings with their lowest occupancy rate in decades.

Some buildings offered up to 4 months free rent to lure renters back.

Apparently, it worked.

Those deals are long gone now.

According to Integra Realty Resources, downtown apartment occupancy rates jumped to 94.5% in the third quarter from 86.5% at the end of 2020.

They see rents at downtown apartment buildings possibly rising 5% to 7% in 2022 due to lack of supply as demand remains strong.

From Crain’s:

Still, there’s no denying that 2021 has been a huge year for downtown landlords. Absorption, a key measure of demand that reflects the change in the number of occupied downtown apartments, totaled 6,643 units through the first nine months of the year, according to Integra. That’s a stunningly high figure, more than twice the annual average for the prior decade. DeVries projects absorption will total 6,843 units for the full year.

Landlords have pricing power because supply isn’t keeping up with demand. Developers will complete just 2,693 apartments in downtown Chicago in 2021, according to DeVries. Projects that wrapped up this year include Cascade, a 503-unit building in the Lakeshore East development, and a 459-unit building in One Chicago, a two-tower project in River North.

Developers will complete even fewer apartments downtown—just 1,826—next year, according to Integra. That’s mainly because so few developers started projects in 2020, unable to secure financing during the early days of the pandemic. Supply lags demand because construction of an apartment tower takes 18 months to two years or more.

Integra says that rents are back to mid-2019 levels in Class A apartments.

They aren’t quite back to all-time highs, but could get there in 2022.

In every other real estate cycle in Chicago, it has gone from apartments, to condos, to back to apartments.

Could this be the start of the “condo” phase of this cycle after 10 years of building mostly apartments?

If condos are cheaper than renting, as rents rise, will the pendulum swing back to being owners?

More rent hikes coming to downtown apartment market [Crain’s Chicago Business, by Alby Gallun, December 20, 2021]

This 2-bedroom in 1000 Lake Shore Plaza at 1000 N. Lake Shore Plaza in the Gold Coast came on the market in October 2021.

Built in 1964, 1000 Lake Shore Plaza has just 132 units and leased garage parking.

It’s a full amenity building with door staff, an indoor pool, exercise room, and party room.

The listing says this unit has had a “magnificent renovation.”

It has a new kitchen, bathrooms, wood floors, 2 zones of HVAC, a central humidifier system, new copper pipes and Trex flooring on the balcony.

The kitchen is open to the living and dining room and has modern white cabinets with Iceberg Stone counter tops along with a peninsula with seating for 2.

It has a Viking stove with induction cook top and a hidden exhaust fan that vents to the outdoors and a glass front Sub-Zero refrigerator.

It has a dry bar with a wine refrigerator and many built-in bookshelves throughout.

One of the bathrooms has both a walk-in-shower and a tub.

There is a half-bath.

The unit has all the features buyers look for including central air, washer/dryer in the unit and there is leased parking in the building.

This unit appears to have both south and west views, with sunset views from the terrace.

One dog is permitted, with maximum weight of 25 pounds.

Listed at $860,000 for 2200 square feet, is this a deal compared to downtown new construction?

Randi Pellar and Sharon Glickman at Baird & Warner have the listing. See the pictures here.

Unit #21C: 2 bedrooms, 2.5 baths, 2200 square feet

• Sold in December 1993 for $280,000
• Sold in September 1998 for $323,000
• Sold in June 1999 for $400,000
• Sold in May 2005 for $545,000
• Originally listed in October 2021 for $860,000
• Currently still listed at $860,000
• Assessments of $2195 a month (includes gas, doorman, cable, exercise room, pool, exterior maintenance, lawn care, scavenger, snow removal, Internet)
• Taxes of $13,462
• Central Air
• Washer/dryer in the unit
• Leased parking in the building
• Bedroom #1: 16×14
• Bedroom #2: 16×12
• Living room: 20×16
• Dining room: 16×10
• Kitchen: 16×10
• Terrace: 13×7

This 2-bedroom in The Fordham at 25 E. Superior in River North came on the market in October 2021.

The Fordham was built in 2003 and has 244 units and attached garage parking.

It’s a full service building with door staff, an indoor pool, hot tub, sauna, a sundeck, a gym, theater, library, dog run, guest parking and a 24-hour concierge.

This unit is 1600 square feet and has a balcony.

It has hardwood floors in the main living area and carpet in the bedrooms.

The living room has a fireplace and built-ins.

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

The listing says there is an “oversized island” but there isn’t. There isn’t an island at all.

The primary suite has an en suite bath.

The second bedroom appears to have built-ins as well.

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

The Fordham is near shops, restaurants, grocery stores, the new mega-Whole Foods and the Mag Mile.

This part of River North is called the “Cathedral District” by realtors.

This unit was recently lowered another $10,000 and is now listed at $680,000.

It last sold in 2013 for $675,000.

Is this a deal?

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

Unit #1605: 2 bedrooms, 2 baths, 1600 square feet

• The CCRD is “down” so I don’t have prior sales prices
• Sold in November 2013 for $675,000 (per Redfin)
• Originally listed in October 2021 for $699,000
• Reduced
• Currently listed at $680,000 (plus $35,000 for the parking)
• Assessments of $1202 a month (includes a/c, gas, doorman, cable, exercise room, pool, exterior maintenance, lawn care, scavenger, snow removal, Internet)
• Taxes of $11,718
• Central Air
• Washer/dryer in the unit
• Fireplace
• Bedroom #1: 13×14
• Bedroom #2: 11×13
• Living room: 17×13
• Dining room: 17×10
• Kitchen: 14×9