Crib Chatter

We’ve chattered about Bronzeville during the pandemic as there has been a surge of new construction in the neighborhood.

Crain’s covers what is happening in that neighborhood.

The couple bought one of the 28 new-construction houses or townhouses sold in Bronzeville in 2021. That’s the largest number of new houses or townhouses sold in any Chicago neighborhood last year, according to Crain’s analysis of real estate records. It’s followed by Humboldt Park, with 25 sales, and Logan Square and Bridgeport, with 21 each.

Moving to Bronzeville from the South Loop, the Edwardses joined an influx that has been quietly transforming the neighborhood. Bronzeville’s onetime sore spot, thousands of vacant lots, has become its strong point, making it possible to lift the area’s housing and income profile without displacing people who were already there. It’s counter to the gentrification tension in Pilsen, along the 606 trail and in other areas, and if it works it could serve as a model for future revitalization of South and West Side neighborhoods.

New construction single family home, townhomes and condos are pushing up prices.

In the first decade of the 21st century, Bronzeville had more than 3,000 vacant lots, according to Ald. Pat Dowell, 3rd, the legacy of tearing down several Chicago Housing Authority projects and of disinvestment and other problems that led to demolition of decrepit buildings.

Since 2017, many of those lots have been reactivated with newly built houses and townhouses. In that time, Crain’s counts more than 250 houses, townhouses and condos that sold for $500,000 or more in the area bounded by the lakefront on the east, the Stevenson and Dan Ryan Expressways on the north and west, and on the south, 47th Street east of Cottage Grove Avenue and 51st Street west of Cottage Grove.

With new housing going in, some services have started to arrive.

The Mariano’s, which opened in 2016, was a big addition to the neighborhood.

And shortly, Bronzeville Winery, which is a wine bar and restaurant, is about to open. The Eater notes that residents are “eagerly awaiting” it.

“It’s one of the last places in Chicago where you can get a new, 4,000-square-foot house for under $1 million,” says Michaela Gordon, an @properties agent whose buyer clients paid $815,000 for a new, 3,600-square-foot house on 42nd Street in December. “It has a variety of quintessential old Chicago architecture, and you’re not displacing anyone” by buying on a home that took over a long-vacant lot, “so why wouldn’t you buy in Bronzeville?”

Should savvy buyers be looking to buy in Bronzeville in 2022?

New homes are transforming this historic neighborhood [Crain’s Chicago Business, by Dennis Rodkin, January 19, 2022]

This 3-bedroom townhouse at 2701 N. Racine in Lincoln Park came on the market in January 2022.

Built in 1974, this complex has 10 townhouses and outdoor assigned parking.

This townhouse is a south facing corner unit.

It has 20 foot vaulted ceilings in the living room along with a wood burning fireplace.

There are hardwood floors on each floor.

The main level has the living room, dining room and the kitchen, which leads through a sliding door to a private, walled, oversized brick patio which also has a storage unit.

The kitchen has dark wood cabinets, granite counter tops, a breakfast bar and stainless steel appliances.

The second level has the third bedroom, a loft area/nook that has the washer/dryer and overlooks the main level as well as a full bathroom.

The ceilings are also exposed wood.

The third level has the primary bedroom, the second bedroom, another full bathroom and skylights.

The townhouse has features buyers look for including central air and one assigned outdoor parking space.

It’s near the restaurants, coffee shops and pubs on Lincoln Avenue and is just a few blocks to the Diversey brown line station.

Listed at $549,900, is this a deal for 3 bedrooms with parking in this location?

Rachel Krueger at Jameson Sotheby’s has the listing. See the pictures and floor plan here.

Unit #A: 3 bedrooms, 2 baths, townhouse, no square footage listed

• Sold in September 1986 for $144,500
• Sold in February 1990 for $195,000 (CCRD says $395,000, but I’m assuming it’s a typo)
• Sold in November 1995 for $198,000
• Sold in October 1998 for $245,000
• Sold in April 2001 for $320,000
• Sold in March 2003 for $360,000
• Sold in December 2004 for $410,000
• Sold in June 2007 (relocation) for $435,000
• Sold in July 2007 for $375,000
• Sold in December 2013 for $475,000
• Currently listed at $549,900
• Assessments of $239 a month (includes exterior maintenance, lawn care, scavenger, snow removal)
• Taxes of $10,061
• Central Air
• Washer/dryer in the townhouse
• One assigned parking space
• Wood burning fireplace
• Skylights
• Bedroom #1: 13×13 (third floor)
• Bedroom #2: 12×14 (third floor)
• Bedroom #3: 12×11 (second floor)
• Living room: 12×19 (main floor)
• Dining room: 6×10 (main floor)
• Kitchen: 10×9 (main floor)
• Private walled patio

This 2 bedroom in The Robey at 4436 N. Damen in Lincoln Square came on the market in June 2021.

I couldn’t find a date for when The Robey was built but this courtyard building has 52 units.

It was converted into condos at the end of the housing bubble, in 2007.

This unit has exposed brick in the living/dining rooms and kitchen.

It has Brazilian cherry hardwood floors throughout.

The kitchen has dark stained 42″ cabinets, granite counter tops with a breakfast bar and stainless steel appliances.

This unit has features buyers look for including central air and washer/dryer in the unit.

The listing says there’s “easy street parking” or rental options a half block north of the building.

It also has a balcony that overlooks the courtyard.

Originally listed in June 2021 for $315,000, it has been reduced $15,000 to $300,000.

Is this 2-bedroom a better deal than buying a 1-bedroom for those who will be working from home?

Pasquale Recchia at @Properties has the listing. See the pictures here.

Unit #3E: 2 bedrooms, 2 baths, no square footage listed

• Sold in November 2007 for $284,000
• Sold in April 2014 for $265,000
• Sold in August 2016 for $290,000
• Originally listed in June 2021 for $315,000
• Reduced
• Currently listed at $300,000
• Assessments of $331 a month (includes exterior maintenance, scavenger, snow removal)
• Taxes of $4565
• Central Air
• Washer/dryer in the unit
• No parking
• Bedroom #1: 12×9
• Bedroom #2: 11×11
• Living/dining room: 16×14
• Kitchen: 12×9
• Balcony

This 3-bedroom duplex down in the Cloister of Wicker Park at 2112 W. North Avenue in Bucktown came on the market in May 2021.

Built in 1911, the Cloister of Wicker Park was converted to 38 condos in 1990.

It has a fenced courtyard with a fountain, a bike room, laundry room and extra storage rooms.

There’s no parking with the building.

This unit has some of its vintage features including wood moldings around the windows and hardwood floors on the main floor.

It also has a fireplace on the main floor.

This unit has 2 living spaces on the main floor, including the living room and family room, along with the dining room, kitchen and a full bathroom.

The lower level has all three main bedrooms including the primary suite.

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

This unit has the features buyers look for that are rare in vintage apartments,  including central air and side-by-side washer/dryer.

There’s no parking but this building is just a block from the Damen blue line stop and near bus lines.

It also has two outdoor spaces: a shared balcony that overlooks the courtyard and a private back deck.

Listed in May 2021 for $435,000, it has been reduced to $350,000.

That’s $42,000 under the 2016 price of $392,000.

Is this a deal?

Natalie Renna at Dream Town has the listing. See the pictures here (sorry, no floor plan).

Unit #1E: 3 bedrooms, 2.5 baths, no square footage listed, duplex down

• Sold in August 1991 for $144,000
• Sold in November 1994 for $119,500
• Sold in June 1998 for $162,000
• Sold in May 2004 for $300,000
• Sold in May 2005 for $340,000
• Sold in May 2016 for $392,000
• Originally listed in May 2021 for $435,000
• Reduced
• Currently listed at $350,000
• Assessments of $458 a month (includes exterior maintenance, lawn care, scavenger, snow removal)
• Taxes of $8148
• Central Air
• Side-by-side washer/dryer in the unit
• Fireplace
• Bedroom #1: 15×12 (lower level)
• Bedroom #2: 15×12 (lower level)
• Bedroom #3: 13×12 (lower level)
• Family room: 15×12 (main level)
• Living room: 18×12 (main level)
• Kitchen: 13×13 (main level)
• Laundry room: 9×5 (lower level)

This 2-bedroom in the Coronado at 3900 N. Pine Grove in East Lakeview came on the market in January 2022.

Built in 1976, the Coronado has 101 units and heated indoor parking.

The building has an indoor pool, a “new” exercise room and a common roof deck with city views.

It doesn’t have a doorman.

The Coronado was converted into condos in 2005, during the housing bubble, and many units were bought by investors. In the housing bust, there was a lot of distress in the building with both short sales and foreclosures.

The listing says this unit had a “renovation completed in 2022.”

It has hardwood floors throughout and a fireplace.

The kitchen has white upper cabinets and navy blue lowers, what looks like granite counter tops, and stainless steel appliances.

Both bedrooms and living room face east, for morning sunrises.

The unit also has a 6×10 east facing balcony.

It has the features buyers look for including washer/dryer in the unit and heated indoor parking which is included in the price.

There are wall cooling units. Heat is included in the assessments.

This building is near the Red Line Sheridan stop and the shops and restaurants on Broadway and throughout Lakeview.

Listed at $325,000, is this a deal for a 2/2 with parking in this neighborhood?

Cornelis Hoogstraten at Kale Realty has the listing. See the pictures and floor plan here.

Unit #814: 2 bedrooms, 2 baths, no square footage listed

• Sold in September 2005 for $348,000
• Sold in May 2013 for $184,000 (was listed as a short sale, per Redfin)
• Currently listed at $325,000 (includes heated parking spot)
• Assessments of $674 a month (includes heat, gas, parking, security, cable, exercise room, pool, exterior maintenance)
• Taxes of $5213
• Wall cooling units
• Washer/dryer in the unit
• Fireplace
• Bedroom #1: 14×12
• Bedroom #2: 11×12
• Living room: 14×16
• Dining room: 8×12
• Kitchen: 9×9
• Balcony: 6×10

This 3-bedroom at 2736 N. Seminary in Lincoln Park came on the market in January 2022.

Built in 1924, this building has 7 units and a shared back yard.

There’s no parking.

I took this picture above about 10 years ago. If you look at the picture of the building today in the listing, you’ll see that a lot has changed on the block.  The two older homes on either side of the building have been replaced by new construction.

I guess I need a newer picture.

This is a top floor unit and has many of its original vintage features.

It has the original woodwork, which isn’t painted, including crown and window moldings.

The unit has a formal dining room with a built-in hutch.

The living room has a wood burning fireplace with the original vintage tile.

The kitchen has white cabinets which go up to ceiling height, a checkerboard floor, stainless steel appliances, granite counter tops and the original tin ceiling.

The primary bedroom has 2 large closets.

The unit has a marble bath.

It has central air, but no washer/dryer in the unit. There is laundry in the building.

The listing says that “all units on 2734 side have in-unit W/D.”

There’s no parking, but the listing says “easy street parking.”

This building is near the Diversey Brown line stop, Dom’s Kitchen and Market and Trader Joe’s as well as the shops and restaurants on Diversey.

Listed for $430,000, is this a vintage lover’s dream?

Brittany Bussell and Ann Bauer at @Properties have the listing. See the pictures here.

Unit #3E: 3 bedrooms, 1 bath, 1200 square feet

• Sold in April 1994 for $189,500
• Sold in August 1996 for $181,500
• Sold in August 2001 for $285,000
• Sold in July 2005 for $350,000
• Sold in July 2011 for $287,500
• Sold in May 2014 for $315,500
• Currently listed at $430,000
• Assessments of $194 a month (includes scavenger)
• Taxes of $8537
• Central Air
• No washer/dryer in the unit but it’s in the building
• No parking
• Additional storage in the building
• Wood burning fireplace
• Bedroom #1: 15×10
• Bedroom #2: 10×7
• Bedroom #3: 9×9
• Living room: 19×12
• Dining room: 15×14
• Kitchen: 14×12
• Walk-in-closet: 4×7

This 6-bedroom greystone at 1306 N. Ritchie in the Gold Coast came on the market in July 2021.

Built in 1900, the listing calls it a Potter Palmer greystone.

It’s on an 18×72 lot and does not have a garage.

If it looks familiar, that’s because we last chattered about it in February 2018 when it was a fixer.

Jenny even called it her “dream house.”

See the 2018 chatter here.

It has had a “total gut renovation to the studs” and, according to the listing, was finished for the owner but never lived in.

None of the vintage features survived.

It has 12 foot ceilings and a fireplace.

The listing says it has “classic vintage bones” and a “sexy black original pocket door.”

The house has a custom chef’s kitchen with white cabinets, luxury stainless steel appliances, and an island with seating.

It also has a walk-in wine closet.

The kitchen leads to a deck off the rear of the house.

The primary bedroom is on the second floor and has an en suite bath with a walk-in-shower and two vanities.

There’s also a second bedroom on that floor which the listing says could be used as a study or huge custom closet.

The top floor has three bedrooms.

There is also a lower level with the 6th bedroom, a family room, game room, laundry room, sauna and additional full bath as well as a separate entrance.

The house has custom automated blinds and the listing says there is potential for a rooftop deck.

It has central air but no garage or attached parking. In the prior listing in 2018, it said there was rental available in the high rise next door.

The listing also says they will sell the never-been-used Restoration Hardware furniture.

The house is on a quiet side street in the Gold Coast and isn’t far from the restaurants/shops of Division and Rush street area.

Originally listed in July 2021 for $2.895 million, it has been reduced $100,000 to $2.795 million.

Buyers love “new.”

Will this sell quickly?

Lissa Weinstein at BerkshireHathaway Homeservices has the listing. See the pictures and video here.

1306 N. Ritchie: 6 bedrooms, 4 bathrooms, no square footage listed

• CCRD down again
• 2018 chatter had it selling in 1986 (no price)
• Sold in April 2018 for $1.35 million (per Zillow)
• Originally listed in July 2021 for $2.895 million
• Reduced
• Currently listed at $2.795 million
• Taxes are $27,000 (they were $21,759 in 2018)
• Central Air
• No garage- parking in the neighborhood
• Fireplace
• Bedroom #1: 15×17 (second floor)
• Bedroom #2: 11×17 (second floor)
• Bedroom #3: 12×16 (third floor)
• Bedroom #4: 12×16 (third floor)
• Bedroom #5: 12×16 (third floor)
• Bedroom #6: 9×14 (lower level)
• Living room: 35×13 (main level)
• Dining room: 13×16 (main level)
• Kitchen: 11×8 (main level)
• Laundry room: 10×10 (lower level)

This 2-bedroom at 2221 N. Lincoln in Lincoln Park came on the market in January 2022.

Some of you may remember it from 2 years ago, however. As it came on the market in February 2020, went under contract fairly quickly, but fell out of contract in March (just as the pandemic was hitting).

You can see our 2020 chatter here.

I still can’t find the age of the building but it has 5 units, with two commercial spaces and three residential.

The listing states:  “Financing restrictions with HOA, inquire with listing agent for details.”

It was converted into condos in 1999.

As you may recall, this unit has the only private garage for the building, which is down the side alley. That garage includes some additional storage.

The unit has many of its vintage features including original oak mill woodwork with custom, solid oak built-ins including a hutch in the dining room.

It also has ceiling medallions in several rooms and bay windows in the living and dining room.

The kitchen was renovated “a few years ago” and has white cabinets, stainless steel appliances and stone counter tops.

The bathrooms were also renovated.

The primary bedroom has an en suite bathroom, which is rare in a vintage unit.

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

It’s close to Oz Park, the shops and restaurants on Lincoln and everything else that Lincoln Park has to offer.

In 2020, this unit was listed at $449,000. It has come on the market this time at $425,000.

In 2015, this unit was newly renovated and went under contract so quickly I couldn’t even crib about it.

In 2020, it went under contract in 12 days.

In 2022, with near record low inventory, how long will it take to go under contract this time?

Mariah Dell at Compass has the listing again. See the pictures and floor plan here.

Unit #1N: 2 bedrooms, 2 baths, 1500 square feet

• Sold in June 1999 for $129,000
• Sold in May 2001 for $250,000
• Sold in August 2014 for $268,000 (included garage parking)
• Sold in June 2015 after renovation for $395,000 (included garage parking)
• Was listed in February 2020 at $449,000 (includes garage parking)
• Went under contract but fell out in March 2020
• Currently listed at $425,000 (includes garage parking)
• Assessments are still $295 a month (includes exterior maintenance, scavenger)
• Taxes are now $6878 (they were $6338 in 2020)
• Central Air
• Washer/dryer in the unit
• Bedroom #1: 14×13
• Bedroom #2: 13×12
• Living room: 17×12
• Dining room: 15×14
• Kitchen: 13×11

This 2-bedroom duplex up at 644 W. Arlington in East Lincoln Park came on the market in January 2022.

Built in 1974, this building has 44 units and what looks like outdoor parking behind the building.

I can’t tell if it has an elevator. It’s not listed so it might not.

If this building looks familiar to the long-timers on this site, that’s because we chattered about it in September 2012.

That was another time altogether for Chicago’s housing market but, per usual, the Chatterers were pretty bearish on it.

See our chatter here.

This unit is one of the top floor penthouse units which are unique.

It has exposed brick walls and a 2-story set of windows along with timber ceilings in the main floor.

There used to be a spiral staircase in this unit but it was replaced in the last decade with the one in the pictures.

The  main floor has hardwood floors.

The kitchen has 42 inch maple cabinets, granite counter tops and stainless steel appliances along with a 2-person breakfast bar.

The second bedroom and a full bath are also on the main floor.

The second floor has a lofted office or workout space, the primary bathroom and second full bath.

There is also access from the second floor to what looks like private rooftop space. The prior listings for this unit says it is private.

But there is no deck on that roof.

This unit does not have a parking space, but prior listings said it can be rented in the neighborhood.

It also doesn’t have in-unit washer/dryer. Air conditioning is through wall units.

But it’s in a stellar location, near the shops and restaurants of East Lincoln Park as well as the Zoo and the Park.

Listed at $379,900, is this a great starter condo for this neighborhood?

Ryan Grober and Dana Galowich at Jameson Sotheby’s has the listing. See the pictures and floor plan here.

Unit #5H: 2 bedrooms, 2 baths, 1100 square feet, duplex up

• Sold in September 1984 for $90,500 (per Redfin)
• Sold in March 1987 for $100,000 (per Redfin)
• Sold in October 1992 for $119,000
• Sold in August 1995 for $127,000
• Sold in May 2013 for $300,000
• Sold in March 2018 for $345,000
• Currently listed $379,900
• Assessments of $511 a month (heat, gas cable, exterior maintenance, lawn care, scavenger, snow removal) They were $404 a month in September 2012
• Taxes of $7029 (they were $3806 in 2012)
• No in-unit washer/dryer
• No central air- window units  only
• No parking but available for lease in the neighborhood
• Bedroom #1: 14×10 (main level)
• Bedroom #2: 15×10 (second level)
• Living room: 16×12 (main level)
• Dining room: 10×12 (main level)
• Kitchen: 9×12 (main level)
• Loft: 9×12 (main level)

This 3-bedroom townhouse at 1235 W. George in Lakeview came on the market in January 2022.

Built in 1996, this complex of townhouses and condos has 26 units and garage parking.

It has a shared roof top deck with city views and a central courtyard.

This unit faces directly out onto George.

It has 14 foot wood-beamed ceilings, exposed brick walls and hardwood floors on the first two floors.

The main floor has the living room, dining room and kitchen.

The listing calls it a “chef’s kitchen” with white cabinets, Viking appliances and granite countertops along with a breakfast bar that seats four.

The dining room looks out onto the central courtyard.

The second floor has a primary bedroom, the second bedroom and two walk-in-closets.

The primary bedroom has an en suite bath.

The top level has the third bedroom which the listing says could also be a family room, den or office. It is carpeted and leads out to a private rooftop deck.

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

Listed at $739,000, this townhouse last sold less than 2 years ago for $670,000.

Will it get the premium?

Stacey Dombar at Redfin has the listing. See the pictures here (no floor plan.)

Or see it in person at the Open House on Saturday, January 8, from 12 to 2 PM.

Unit #103: 3 bedrooms, 2.5 baths, no square footage listed, townhouse

• Sold in January 1998 for $338,000
• Sold in March 2020 for $670,000
• Currently listed for $739,000
• Assessments of $389 a month (includes exterior maintenance, scavengers, snow removal)
• Taxes of $10,493
• Central Air
• Washer/dryer in the townhouse
• Garage parking included
• Gas fireplace
• Bedroom #1: 15×16 (second floor)
• Bedroom #2: 13×10 (second floor)
• Bedroom #3: 27×13 (third floor)
• Living room: 13×18 (main floor)
• Dining room: 16×12 (main floor)
• Kitchen: 14×12 (main floor)