Crib Chatter

This 3-bedroom townhouse at 2709 N. Racine in Lincoln Park came on the market in June 2022.

Built in 1975, this townhouse development has 10 units and outdoor parking. It has an assessment.

If this townhouse looks familiar, that’s because we chattered about it in 2013 when it was a short sale.

9 years ago, many of you commented that it was cramped and some of you who saw it in person said it was in poor condition.

See our 2013 chatter here.

But since then, it has been renovated while keeping its unique features.

This is a corner unit which fronts on Schubert, not on Racine.

It has a 20-foot timber ceiling in the living room with a stone wood burning fireplace.

The kitchen has white custom cabinets, granite counter tops, stainless steel appliances and a 2-seat peninsula along with space for a dining table.

The kitchen leads to the 800 square foot outdoor stone patio with a side garden.

The primary bedroom, a second bedroom and full bath, with double vanity and walk-in-shower and skylights, are on the third floor.

The third bedroom is on the second floor also with a full bathroom.

The listing says the windows have been replaced in “both bedrooms.”

The townhouse has central air, washer/dryer and an exterior parking space which is accessed directly through the fenced garden/outdoor terrace area.

In 2013, it sold as a “short sale” for $370,000 and then resold in 2017 after it was renovated for $595,000.

It has come back on the market at $699,000.

Are you kicking yourself for not buying it 9 years ago?

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

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

• Sold in May 1990 for $207,500
• Sold in January 1994 for $210,000
• Sold in May 1996 for $230,000
• Sold in November 2003 for $400,000
• Sold in November 2006 for $507,500
• Lis pendens foreclosure filed in January 2012
• Originally listed as a “short sale” in February 2013 for $425,000
• Sold as a “short sale” in November 2013 for $370,000
• Sold in June 2017 for $595,000
• Originally listed in June 2022 for $699,000
• Currently still listed at $699,000
• Assessments are now $317 a month (they were $136 a month in 2013)
• Taxes are now $11,395 (they were $7223 in 2013)
• Central Air
• Exterior parking space included
• Wood burning fireplace
• Bedroom #1: 16×16 (third floor)
• Bedroom #2: 16×13 (third floor)
• Bedroom #3: 13×12 (second floor)
• Living room: 24×16 (main floor)
• Dining room: 14×9 (main floor)
• Kitchen: 13×6 (main floor)
• Terrace: 16×13

This 3-bedroom in 5718 S. Dorchester in Hyde Park came on the market in June 2022.

Built in 1898, 5718 S. Dorchester has 6 units and a communal backyard with a garden.

It does not have parking.

The listing says this unit has been “completely renovated.”

It has vintage features like wainscoting, crown molding, and a wood burning fireplace.

There are hardwood floors throughout.

The unit has a separate dining room and a sunroom that overlooks the communal backyard.

The kitchen has “brand new” white kitchen cabinets, quartz counter tops and new stainless steel appliances.

The bathrooms also have current on trend finishes like gold and black light fixtures, mirrors and faucets.

The listing says there are new, high-quality windows.

It has washer/dryer in the unit but there’s no central air. It does have window units, however. It also doesn’t have parking.

The building is in the heart of Hyde Park, near the shops and restaurants on 57th, the University of Chicago and the Lab School.

Originally listed in June 2022 at $537,330, it was reduced to $498,220.

Buyers love “new.”

Does this vintage unit check all the boxes?

Yanfei Hu at Berkshire Hathaway HomeServices has the listing. See the pictures here (sorry, no floor plan.)

Unit #2: 3 bedrooms, 2 baths, 1800 square feet

• Sold in August 1990 for $130,000
• Sold in September 1999 for $150,000
• Originally listed in June 2022 for $537,330
• Reduced
• Currently listed at $498,220
• Assessments of $450 a month (includes heat, gas, exterior maintenance)
• Taxes of $6253
• No central air but window units
• Washer/dryer in the unit
• No parking
• Wood burning fireplace
• Bedroom #1: 11×11
• Bedroom #2: 11×11
• Bedroom #3: 11×7
• Living room: 16×11
• Dining room: 17×12
• Family room: 12×11
• Kitchen: 12×12
• Foyer: 13×6
• Laundry room: 6×5

This  corner 1-bedroom in LaSalle Terrace at 1540 N. LaSalle in the Gold Coast came on the market in June 2022.

Built in 1978, LaSalle Terrace has 140 units and attached heated garage parking.

The building has doorstaff and a “small” fitness room.

This unit has been “totally renovated” and has unobstructed south and east exposures.

The listing says it has new wood floors in the living area and hall and wool carpet in the bedroom.

The kitchen is “newer” with white cabinets, granite counter tops, stainless steel appliances, a backsplash and pantry.

There’s a full dining space which leads to an east facing balcony.

The listing says there’s also a “newer” bath with a white vanity and mosaic tile, porcelain gray floor.

It has all new lighting and “ample” closets.

While it has assigned heated garage parking included in the price and central air, the unit does not have a washer/dryer. There is coin laundry in the building.

This building is in the center of several popular neighborhoods including the Gold Coast, Old Town and Lincoln Park with all of its shops, restaurants and grocery stores.

Listed at $290,000, that is just $12,000 above the 2018 sales price.

Are 1-bedrooms still a hard sell downtown?

Elena Theodoros and Stacy Terpsma at @properties Christie’s have the listing. See the pictures here.

Unit #1901: 1 bedroom, 1 bath, no square footage

• Sold in October 1996 for $88,000
• Sold in November 2002 for $205,000
• Sold in March 2005 for $195,000
• Sold in May 2018 for $278,000
• Currently listed at $290,000
• Assessments of $634 a month (includes heat, central air, doorman, cable, exercise room, exterior maintenance, scavenger, snow removal, Internet)
• Taxes of $4718
• Central Air
• No washer/dryer in the unit but coin laundry in the building
• Assigned, heated garage parking included
• Bedroom#1: 12×14
• Living room: 18×15
• Dining room: 8×9
• Kitchen: 9×10
• Balcony: 5×16

The Illinois Association of Realtors is out with the May market report. Chicago remains a robust market even as mortgage rates rise.

It was the second best May for sales in the last 14 years.

From the IAR:

In Chicago, home sales (single-family and condominiums) in May 2022 totaled 3,299 homes sold, down 4.5 percent from May 2021 sales of 3,453 homes.

The median price of a home in the city of Chicago in May 2022 was $352,500, a 0.7 percent increase from May 2021, when it was $350,000.

May Sales:

• May 2008: 2119 sales
• May 2009: 1557 sales
• May 2010: 2057 sales
• May 2011: 1705 sales
• May 2012: 2037 sales
• May 2013: 2834 sales
• May 2014: 2453 sales
• May 2015: 2750 sales
• May 2016: 2980 sales
• May 2017: 3046 sales
• May 2018: 3047 sales
• May 2019: 2952 sales
• May 2020: 1701 sales
• May 2021: 3453 sales
• May 2022: 3299 sales

Median Price Data:

• May 2008: $319,500
• May 2009: $225,000
• May 2010: $230,000
• May 2011: $190,000
• May 2012: $203,000
• May 2013: $234,000
• May 2014: $269,250
• May 2015: $281,000
• May 2016: $290,750
• May 2017: $305,600
• May 2018: $305,000
• May 2019: $315,000
• May 2020: $313,000
• May 2021: $350,000
• May 2022: $352,500

“Despite rising mortgage rates and a significant drop in inventory, buyer activity remains high, as shown by the continued decline in days on market and slight uptick in median sales prices,” said Antje Gehrken, president of the Chicago Association of REALTORS® and president and designated managing broker of A.R.E. Partners. “The market continues to slowly return to pre-pandemic behavior and normalize after a frantic pace.”

Inventory continued to tighten statewide, declining 24.4% to 21,718 from 28,717 properties. Days on the market fell to 24 days from 33 last year.

“Prices increased again while the number of sales remains low throughout Illinois,” 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. “The SHDRE forecast now indicates an increase in the number of sales over the next three months. Foreclosures are down significantly since the same time last year. Inflation continues to be a concern for consumers, particularly among higher-income household, and interest rates are expected to rise this summer.”

Inventory also fell sharply in Chicago down 24.1% to 6497 properties from 8558 last year. Days on the market until sale fell to 29 days from 34, or a decline of 14.7%.

Single family home sales were up 2.1% to 1056 sales while condos fell 7.3% to 2243 sales from last year.

The 30-year average fixed mortgage rate jumped to 5.23% from 4.98% in April. That’s up dramatically from last May when it was just 2.96%.

We’ve all been waiting for Chicago’s housing market to slow this spring.

But we now have the data from March through May and it remains the strongest in the last 15 years.

Will summer finally bring the slowdown as mortgage rates rise into the 6s?

Prices rise, available Illinois homes sell quickly in May as demand stays high [Illinois Association of Realtors, Press Release, by Bill Kozar, June 21, 2022]

This 3-bedroom duplex-up at 1532 N. Paulina in Wicker Park came on the market in June 2022.

Built in 1920, this building is all-brick construction and has 16 units and garage parking.

This corner unit has hardwood floors throughout the first floor with a wood burning fireplace and built-in bookshelves.

The kitchen is open to the living and dining room combination and has 42″ Shaker wood cabinets with upgraded pulls, an upgraded backsplash, granite counter tops including on the peninsula with seating, stainless steel appliances and a 6×3 walk-in pantry.

The third bedroom is also on the main floor accessed through double doors.

The primary and second bedroom are both on the second floor and both are en suite. The 2nd bedroom bathroom  has been “renovated.”

The primary suite has exposed brick walls and a triple organized closet.

It also has a private 350 square foot roof top deck accessed by an interior staircase with skyline views.

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

This building is near all the shops and restaurants of both Wicker Park and Bucktown and close to El and bus routes.

Originally listed in March 2022 at $650,000, it went under contract within a week but dropped out and was withdrawn from the market in April 2022.

It has come back on the market this month at $649,000.

Will it go under contract quickly once again even at higher mortgage rates?

Elias Masud and Sal Mazzulla at Compass have the listing. See the pictures and floor plan here.

Unit O: 3 bedrooms, 2.5 baths, no square footage listed, duplex up

• Sold in October 2001 for $414,000
• Sold in March 2004 for $465,000
• Sold in July 2016 for $530,000
• Originally listed in March 2022 for $650,000
• Under contract
• Listing removed in April 2022
• Re-listed in June 2022 for $649,000
• Assessments of $441 a month (includes exterior maintenance, lawn care, scavenger, snow removal)
• Taxes of $10,182
• Central Air
• Washer/dryer in the unit
• Garage parking included
• Wood burning fireplace
• Bedroom #1: 19×13 (second floor)
• Bedroom #2: 12×10 (second floor)
• Bedroom #3: 12×10 (main floor)
• Living/dining room: 22×13 (main floor)
• Kitchen: 15×9 (main floor)
• Foyer: 9×7 (main floor)
• Rooftop deck: 19×18

This 3-bedroom in The Pattington at 684 W. Irving Park in Uptown came on the market in June 2022.

Built in 1904 by architect David E. Postle, The Pattington has won architecture awards. It has 84 units and first come, first served outdoor parking, which has a waitlist.

It has a grilling area, playground, and gardens, including a vegetable community garden.

The listing says that this apartment is on the market for the first time in 30 years.

It has many of its original details including woodwork, columns, doors and hardwood flooring.

At 2,000 square feet, the listing says it “lives like a single family home.”

Like many luxury pre-war apartments, it was expected to be a home for the rich. It has deep crown molding in the living room, a gas starting wood burning fireplace with a quarter sawn oak mantel, and a maid’s room which has been turned into a laundry room and half bath.

There are beams and a built-in cabinet in the dining room which has French doors which lead to a private balcony.

The unit also has French doors off the living room which leads to a den or office with custom built-in bookcases.

The listing says the kitchen was remodeled in the “last few years” and has white Shaker cabinetry, quartz counter tops and stainless steel appliances.

There’s a primary suite with 2 walk-in-closets and an en suite bathroom which was “recently updated” with new vanity, tile and walk-in-shower.

There are 5 walk-in-closets in the unit. But you have even more storage as the unit has 2 storage lockers, including one that is as big as a room.

The listing says there is 1 foot thick concrete between floors.

It has some of the features buyers look for including central air and washer/dryer in the unit. Parking is available in the neighborhood.

It’s near the shops and restaurants of both Lakeview and the Buena Park neighborhood of Uptown.

Listed at $524,900, is this apartment a single family home alternative?

Alex Wolking at Keller Williams ONEChicago has the listing. See the pictures and floor plan here.

Unit #E5: 3 bedrooms, 2.5 baths, 2000 square feet

• Sold in June 1983 for $136,000
• Sold in June 1993 for $189,000
• Currently listed at $524,900
• Assessments of $1323 a month (includes heat, gas, cable, Internet, exterior maintenance, lawn care, scavenger, snow removal)
• Taxes of $6283
• Central Air
• Washer/dryer in the unit
• No parking- rental in the neighborhood. Waitlist for onsite parking.
• Gas starting wood burning fireplace
• Bedroom #1: 16×10
• Bedroom #2: 12×12
• Bedroom #3: 19×11
• Living room: 17×14
• Dining room: 20×12
• Den: 13×10
• Kitchen: 16×13
• Gallery: 17×16
• Laundry room: 15×8
• Balcony

This 3-bedroom duplex down at 1418 W. Elmdale in Edgewater Glen came on the market in June 2022.

Built in 1920, this vintage building has 6 units and private garage parking behind the building.

The listing says that this unit was the developer’s unit.

It has south facing windows in the living room/sunroom.

Two of the bedrooms are on the main level with the third in the lower level.

The two main level bedrooms share a full bath and there’s a second full bath in the lower level.

The unit has a formal dining room with a dry-bar and built-in storage.

There’s a gas fireplace in the living room along with built-in bookcases.

The kitchen has wood cabinets, exposed brick, an island, quartz counter tops and stainless steel appliances along with original built-ins.

There’s a 3 season heated and insulated porch off the kitchen that is currently being used as a work from home space.

In addition to the third bedroom, the lower level also has a big space the listing says could be a family room and an office like space.

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

The listing says its in the Pierce Elementary school district and its back decks were replaced 6 years. It also says that the courtyard was updated last summer.

The property is near Whole Foods, the beach and the El as well as the shops and restaurants of Andersonville and Edgewater.

Listed at $524,900, is this duplex a townhouse alternative?

Benjamin Tregoning at Coldwell Banker has the listing. See the pictures and 3D walk through here.

Unit #1E: 3 bedrooms, 2 baths, 2550 square feet, duplex down

• Sold in May 2018 for $450,000 (per Redfin)
• Currently listed at $524,900
• Assessments of $490 a month (includes scavenger)
• Taxes of $7604
• Central Air
• Washer/dryer in the unit
• Garage parking included
• Gas fireplace
• Bedroom #1: 13×13 (main floor)
• Bedroom #2: 14×11 (main floor)
• Bedroom #3: 14×12 (lower level)
• Living room: 15×14 (main floor)
• Dining room: 16×13 (main floor)
• Kitchen: 14×12 (main floor)
• Family room: 18×15 (lower level)
• Laundry room: 6×3 (lower level)
• Sittin groom: 11×10 (main floor)

This top floor 1-bedroom in Crilly Court at 210 W. Eugenie in the Old Town Triangle neighborhood of Lincoln Park came on the market in June 2022.

Crilly Court is one of the most famous apartment complexes on the North Side. It has 90 apartments but there is also a row of Queen Anne townhomes.

It was converted into condos in 2006-2007. There’s some parking spaces in the central courtyard, but they were reserved for the large 3-bedroom units.

From Digital Research Library of Illinois History Journal:

Crilly Court Apartments were built in 1877 by a south-side developer named Daniel Crilly who is credited with developing much of Chicago’s Old Town. In 1885, Crilly purchased all of the property between Eugenie and St. Paul from Wells Street to North Park and proceeded to construct his very own planned community, leasing only to young married couples and personalities connected with the arts: writers, actors, musicians, dancers, and painters. He and his son Edgar kept to this plan, for the most part, until the area fell on hard times after World War I ended (November 11, 1918).

This unit has south facing windows and the listing says it was “freshly painted” has new tile work, bathroom fixtures and all new light fixtures.

It has some of its vintage features including tall ceilings, crown molding and there is a decorative fireplace.

The kitchen has blue cabinets and black granite counter tops, a breakfast bar, and stainless steel appliances including a wine fridge.

There appears to be either a pantry or storage closet off the kitchen.

There’s no dining room.

This unit has some of the features buyers look for including central air and washer/dryer in the unit. The listing says the washer/dryer and A/C are both from the 2007 conversion but the seller will provide a home warranty.

The unit has no parking but it does have an 8×4 deeded storage unit with taxes of $148.06.

This building is in the heart of one of the most popular neighborhoods in Chicago. It’s near all the shops and restaurants on Wells in Old Town, near Lincoln Park, the Zoo and Farmers Market.

Listed at $365,000, with 20% down (of $73,000) and a 6% mortgage rate, Redfin tells me this property has a $2583 monthly payment.

Is this a good starter condo for someone who doesn’t want to pay the record high rental prices?

Courtney Kennedy at @properties Christie’s has the listing. See the pictures and floor plan here.

Unit #4S: 1 bedroom, 1 bath, no square footage

• Sold in April 2007 for $234,500
• Currently listed at $365,000
• Assessments of $259 a month (includes exterior maintenance, lawn care, scavenger, snow removal)
• Taxes of $5092
• Taxes on storage unit are $148.06
• Central Air
• Washer/dryer in the unit
• No parking
• Listing says association has reserves of $171,000
• Decorative fireplace
• Bedroom: 10×14
• Living/dining room: 16×16
• Kitchen: 9×10

This 5-bedroom vintage single family home at 511 W. Armitage in Lincoln Park came on the market in June 2022.

Built in 1890, this Victorian house is on a shorter than standard Chicago lot of 25×100 but still has a 2-car garage.

The listing says this house has been “renovated.”

It still has vintage features including high ceilings and 4 fireplaces in the family room, living room, primary bedroom and the kitchen.

There are built-in bookcases in the living room.

The listing says the kitchen has been “updated” and has white and black cabinets, granite counter tops, and stainless steel appliances along with a big island.

There are skylights.

3 of the 5 bedrooms are on the second floor, including the primary suite which has a walk-in-closet and en suite bathroom.

The other 2 bedrooms on that floor share a hall bathroom.

The lower level has the other two bedrooms, a large family room, the laundry room and another full bath along with access to the garage.

There are several outdoor spaces including a front patio with a wrap-around brick wall, a main floor balcony off the living room seen in the picture above, a patio off the kitchen and a large deck on top of the garage.

It has central air.

This house is near the shops and restaurants on Armitage and Halsted along with those in Old Town and East Lincoln Park. It’s also near Lincoln Park and the Zoo.

Listed at $1.45 million, is this a deal for a single family house with a garage in Lincoln Park?

Timothy Sheahan at Compass has the listing. See the pictures and floor plan here.

511 W. Armitage: 5 bedrooms, 3.5 baths, no square footage listed, single family home

• Sold in July 1993 for $429,000
• Sold in June 2004 for $765,000
• Currently listed at $1.45 million
• Taxes of $34,323
• Central Air
• 2-car garage
• 4 fireplaces
• Bedroom #1: 21×17 (second floor)
• Bedroom #2: 10×12 (second floor)
• Bedroom #3: 12×11 (second floor)
• Bedroom #4: 18×9 (lower level)
• Bedroom #5: 10×9 (lower level)
• Living room: 21×23 (main level)
• Dining room: 11×9 (main level)
• Kitchen: 25×10 (main level)
• Family room: 32×13 (lower level)
• Pantry: 9×8 (main level)
• Laundry: 12×11 (lower level)
• Walk-in-closet: 9×7 (second level)
• Balcony: 9×4
• Deck: 22×19
• Terrace: 21×14

This 4-bedroom condo at 2126 N. Lincoln Park West in East Lincoln Park came on the market in May 2022.

Built in 2002 it appears to be a 2 unit condo association that shares a garage. These are fee simple but there is monthly HOA.

The listing says it’s a “condo that lives like a single family home.”

The unit is four levels and has been “recently renovated” with open concept living.

The main floor is accessed from the street or the garage and has a storage room and wine cellar.

The second floor has the living and dining rooms along with the kitchen all in open concept. If you look at the older listing pictures before the renovation, there used to be distinct rooms for the living, dining rooms and kitchen but the walls were removed.

The kitchen is a “chef’s kitchen” with black custom cabinetry, a Blue Star oven and a large island with gold light fixtures.

There’s a private west facing terrace off the kitchen.

The unit has an architectural spiral staircase and skylights.

There’s a custom limestone fireplace in the living room.

The third floor has 3 bedrooms including the primary suite which has 2 custom walk-in-closets and a spa bathroom.

The two other bedrooms are also en suite.

The fourth floor has a fourth bedroom which could also be a family room, home theater or gym, as well as a den which opens to an east facing private terrace and a huge spa-like bathroom.

It has all the features buyers look for including central air, washer/dryer in the unit and 2-car attached garage parking.

This property is located directly across from Lincoln Park and the Zoo, has views of the Lake and the downtown skyline and is near the shops and restaurants of East Lincoln Park and Old Town.

Listed at $4.95 million, it last sold just last year, in August 2021, for $4 million.

Will it get the premium thanks to the red hot luxury market?

Harold Blum and Ivan Petrov at @Properties Christie’s has the listing. See the pictures and floor plan here.

2126 N. Lincoln Park West: 4 bedrooms, 4.5 baths, no square footage listed

• Sold in August 2002 for $2.55 million
• Sold in October 2007 for $3.15 million
• Sold in November 2019 for $2.8 million
• Sold in August 2021 for $4 million
• Listed in May 2022 for $4.95 million
• Currently still listed at $4.95 million
• Assessments of $240 a month (includes parking)
• Fee simple
• Taxes of $45,175
• Central Air
• Washer/dryer in the unit
• Fireplace
• Skylights
• 2 car garage parking
• Bedroom #1: 23×15 (third floor)
• Bedroom #2: 15×12 (third floor)
• Bedroom #3: 13×12 (third floor)
• Bedroom #4: 25×14 (fourth floor)
• Living room: 20×21 (second floor)
• Dining room: 17×16 (second floor)
• Kitchen: 25×15 (second floor)
• Walk-in-closet: 10×13 (third floor)
• Den: 25×7 (fourth floor)
• Storage: 13×9 (main floor)
• Foyer: 25×9 (main floor)
• Laundry: 5×7 (third floor)
• Balcony: 16×4 (second floor)
• Terrace: 22×21 (second floor)
• Deck: 26×15 (fourth floor)