Crib Chatter

This 3-bedroom penthouse in Harbor House at 3200 N. Lake Shore Drive in East Lakeview came on the market in June 2022.

Harbor House was built in 1967 and has 178 units and attached garage parking.

It’s a full amenity building with 24-hour door staff, an exercise room and pool.

If it looks familiar, that’s because we actually chattered about it in 2016 before it went through it’s big renovation. Many of you thought it could be cool if renovated so now’s your chance to see it.

See our 2016 chatter here.

This unit was updated after the 2016 sale but was also updated again by the current owner.

The chef’s kitchen has white cabinets and Miele and Subzero appliances. It used to have an island open to the rest of the space, but there is now a dining banquette. (See the prior listing pictures.)

The living room is still sunken, as it was in 2016, and there’s a library with built-in bookcases, all with views of the Lake.

The listing says all the bathrooms have been updated with “high quality” fixtures and the unit has custom doors.

The unit has a den/office which opens directly onto the 1000 square foot private south facing rooftop terrace which has been landscaped with 18 large irrigated planters with lighting, a fire pit, a dining area and a hidden lounge for reading or napping.

The terrace has a granite outdoor kitchen with built-in grill.

It has views east over the park and Belmont Harbor, west for sunsets and south for the skyline.

There’s also a few unique features with this unit including a private elevator that opens directly into the foyer and a massive 33×11 storage unit on the same level. See the prior listing for the floor plan.

It has the features buyers look for including central air, washer/dryer in the unit and 2 garage parking spaces, but I believe parking is rental in the building.

It has listed at $1.395 million.

Is this unit the Chicago penthouse dream?

Brad Lippitz at Compass has the listing. See the pictures here.

Unit #2901: 3 bedrooms, 3 baths, no square footage listed, penthouse

• Sold in August 2002 for $1.025 million
• Lis pendens foreclosure filed in April 2010
• Bank owned in May 2013
• Originally listed in May 2015 for $1.1 million
• Reduced several times
• Sold in August 2016 for $700,000
• Sold in April 2017 for $1.03 million
• Sold in August 2019 for $1.075 million
• Currently listed at $1.395 million
• Assessments are now $2486 a month (they were $1923 a month in 2016) (includes heat, a/c, gas, doorman, cable, exercise room, indoor pool, exterior maintenance, lawn care, scavenger, snow removal, Internet)
• Taxes are now $11,168 (they were $8906 in 2016)
• Central Air
• Washer/Dryer in the unit
• 2 car garage parking which is valet and rental in the building
• Bedroom #1: 16×15
• Bedroom #2: 13×11
• Bedroom #3: 12×11
• Living room: 16×15
• Dining room: 15×11
• Kitchen: 13×13
• Study: 16×10
• Foyer: 10×7
• Storage: 33×11
• Terrace: 45×21

This 2-bedroom townhouse at 1353 W. George in West Lakeview came on the market in May 2022.

Built in 1949, this building has a brick base with a rooftop addition. It has 4 units and garage parking.

The listing calls this property “one of a kind.”

This unit has 12 foot ceilings on the main floor with an open concept living and dining room along with the kitchen and a half bath.

The listing says the kitchen has been “updated” and has white cabinets and stainless steel appliances along with a breakfast bar with seating for two.

Both bedrooms are on the second floor and both are en suite with “updated” bathrooms.

The primary suite has a walk-in-closet and a unique reading or office nook with 3 skylights.

Both bedrooms open to a 17×6 private terrace overlooking the tree-lined street.

The third floor has a private roof deck measuring 26×15. The listing says the decks were just re-done.

The unit has the features buyers look for including central air, washer/dryer in the townhouse and garage parking is included. It also has large private storage.

This area of West Lakeview is just north of shops and restaurants on Diversey and a short stroll to those on Lincoln and Southport.

Originally listed in May 2022 for $649,000, it has been reduced $24,000 to $625,000.

Are the two big outdoor spaces the big selling point of this property post-pandemic?

Emily Smart Le Mire and Lydia Smart Fields at Compass have the listing. See the pictures and floor plan here.

Unit B: 2 bedrooms, 2.5 baths, no square footage listed, townhouse

• Sold in June 1992 for $227,000
• Sold in September 2007 for $420,000
• Sold in June 2019 for $550,000
• Originally listed in May 2022 for $649,000
• Reduced
• Currently listed at $625,000
• Assessments of $167 a month (includes exterior maintenance)
• Taxes of $8160
• Central Air
• Washer/dryer in the unit
• Wood burning fireplace
• Garage parking included
• Bedroom #1: 19×10 (second floor)
• Bedroom #2: 15×10 (second floor)
• Living room: 17×14 (main floor)
• Dining room: 17×14 (main floor)
• Kitchen: 13×9 (main floor)
• Laundry room: 8×9 (main floor)
• Storage 8×10 (main floor)
• Terrace: 17×6 (second floor)
• Rooftop deck: 26×15 (third floor)

This 1-bedroom duplex up at 2011 N. Kenmore in Lincoln Park came on the market in May 2022.

Built in 1893, this coach house is part of a 5-unit condominium association that includes the vintage building that fronts on Armitage.

This unit has no parking but there is a garage next to the coach house which is for the front part of the association.

This coach house is freestanding and the listing calls it an “urban chalet.”

It has wood ceilings and exposed brick walls.

The main floor includes the living and dining rooms, along with the kitchen, a half bath, washer/dryer and an office niche.

The kitchen has white cabinets, stone counter tops (a prior listing said was black limestone) and stainless steel appliances.

The unit comes with a working potbelly stove and an 84″ screen using the Optoma projector/home theater with Sonos sound system.

It has built-in bookcases and the listing says a “brand new” red oak staircase.

The bedroom is on the second level which has skylights, even in the full bath.

The listing says it has “newer” (within past 3 years) A/C, furnace and updated HVAC.

The unit has a Nest thermostat, smoke alarm and doorbell.

It has the features buyers look for including central air and washer/dryer in the unit. But it doesn’t have parking.

The unit also has outdoor space but it’s unclear how you access it from the pictures.

This unit is near the shops and restaurants on Armitage as well as the Brown line stop.

If it looks familiar that’s because we chattered about it numerous times in the 2010 to 2012 time period. One of those old listings said it “feels like Aspen.”

Many of today’s regulars chimed in when it finally sold in 2012.

Jenny: While this place has a lot of faults, I would still choose it over a similarly priced/sized condo. Not having to share a hallway is valuable.

jp3Chicago: Closed on Halloween. Seems appropriate as over time we will tell if it was a trick or treat!

Dan #2: Feels like Aspen? I’ll go along with that. And it looks like a place I’d love to rent for a one-week ski vacation (assuming it’s actually in Aspen, and is ski-in, ski-out). But to live in permanently? In an alley behind Armitage? Not for me.

anonny: Oh, yes, Aspen. I guess it is on the western slope of LP.

The 2012 buyer bought for $260,000 and sold in 2017 for $315,000 so buying in 2012 didn’t turn out too poorly even though many of the Chatterati were dubious. Over the years we chattered about it, many thought it should have sold under $200,000.

See our chatter here.

It sold again in 2020 for $325,000 and now, nearly 2 years later, is on the market again for $372,000.

Will this urban chalet condo sell at a new record high price in 2022?

Catherine Arslanian at @Properties Christies has the listing. See the pictures here (sorry, no floor plan).

Unit #A: 1 bedroom, 1.5 baths, 1106 square feet, duplex up

• Sold in June 2000 for $169,000
• Sold in July 2003 for $241,000
• Sold in May 2007 for $295,000
• Sold in October 2012 for $260,000
• Sold in August 2017 for $315,000
• Sold in October 2020 for $325,000
• Currently listed at $372,000
• Assessments are now $155 a month (they were $110 a month in 2012)
• Taxes are now $5406 (they were $3358 in 2012)
• Central Air
• Washer/Dryer in the unit
• No parking
• Skylights
• Potbelly stove
• Bedroom: 15 x 13 (second floor)
• Living room: 14×16 (main floor)
• Dining room: 8×8 (main floor)
• Kitchen: 10×10 (main floor)
• Deck: 16×5 (main floor)

This 2-bedroom in Addison Station at 1811 W. Addison in the Roscoe Village neighborhood in North Center came on the market in April 2022.

Built in 2002, Addison Station has 24 units and assigned outdoor parking.

This unit has hardwood floors, except in the primary bedroom, crown molding and bay windows.

The kitchen has white cabinets, granite counter tops, a tile backsplash, stainless steel appliances and a breakfast bar.

There’s a fireplace in the living/dining room.

The listing says the primary bedroom can fit a king bed. It has dual closets and an en suite bath with a jacuzzi tub, dual vanity and walk-in-shower.

The listing says the spare bedroom could be a home office.

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

It also has a private rear terrace.

This building is across from the Addison Brown Line stop (yes, that’s the El running next to the building) but is also near Trader Joe’s, Whole Foods, Target and the shops and restaurants of Roscoe Village, North Center and Lakeview.

Listed at $429,000, is this a better deal than renting?

Ryan McKane at Redfin has the listing. See the pictures here.

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

• Sold in May 2003 for $325,000
• Sold in September 2006 for $350,000
• Sold in March 2016 for $300,000
• Originally listed in April 2022 for $429,000
• Currently still listed at $429,000
• Assessments of $327 a month (includes exterior maintenance, security, exterior maintenance, lawn care, scavenger, snow removal)
• Taxes of $7566
• Central Air
• Washer/dryer in the unit
• Outdoor parking space included
• Fireplace
• Bedroom #1: 22×11
• Bedroom #2: 12×12
• Living/dining room: 24×19
• Kitchen: 14×9
• Terrace

This 4-bedroom in 30 W. Oak in the Gold Coast came on the market in September 2021.

Built in 2007, 30 W. Oak is considered to be one of the most popular luxury buildings in the city.

Designed by Booth Hansen, it has 45 units, an attached parking garage, full time door staff and an exercise room.

This unit is a full floor 16th floor unit with the interior designed by Nate Berkus Interiors.

It has wide plank French oak floors throughout and 100 linear feet of floor to ceiling south facing windows that all have motorized shades.

The chef’s kitchen by DeGiulio has white cabinets and luxury appliances as well as a 20+ foot island, Butler’s pantry and adjoining breakfast area.

There’s a formal dining room, a playroom, a family room and a private study.

All bedrooms are en suite and the unit also has 2 half baths.

The primary suite has a spa-like bath and a walk-in-closet.

There are two cantilevered terraces, customized by Topiarius, one on the east side of the building and one on the west.

The unit has central air and a laundry room.

The listing says it also comes with 5 garage parking spaces with elevator access directly from the parking garage to the unit’s private lobby.

30 W. Oak is near the shops and restaurants of Rush Street, Michigan Avenue and River North.

Originally listed in September 2021 for $9.95 million, it has been reduced to $8.25 million.

Is this property an ideal family home in the sky?

Robert Baum and Lucas Blahnik at @Properties have the listing. See the pictures and floor plan here.

Unit #16AB: 4 bedrooms, 4 full baths, 2 half baths, 7,000 square feet

• Unit A sold in April 2007 for $2.6 million
• Unit A sold in April 2010 for $3.875 million
• Unit B sold in April 2007 for $1.23 million
• Unit B sold in July 2013 for $1.4 million
• Combined unit originally listed in September 2021 for $9.995 million
• Reduced
• Currently listed at $8.25 million
• Assessments of $6527 a month (includes heat, a/c, doorman, cable, exercise room, exterior maintenance, scavenger, snow removal)
• Central Air
• Washer/dryer in the unit
• 5 garage parking spaces included
• 2 fireplaces
• Bedroom #1: 15×19
• Bedroom #2: 21×18
• Bedroom #3: 13×15
• Bedroom #4: 13×13
• Living room: 27×25
• Dining room: 18×14
• Kitchen: 26×10
• Pantry: 12×13
• Family room: 27×14
• Den/study: 23×18
• Playroom: 15×21
• Laundry room: 11×12
• Walk-in-closet: 18×12
• Two terraces

This 3-bedroom row house at 615 W. Oakdale in East Lakeview came on the market in May 2022.

Built in 1886-1890 (unclear from the listing), this is one of 6 row houses pictured above. This particular one, is just to the left of those in the picture above, so it’s not pictured.

It is fee simple so there is no assessment.

The listing says this row house “lives like a single family home.”

It has some of its vintage features, including a fireplace in the living room.

There are hardwood floors throughout.

The listing says it is “move-in ready.”

The living room, dining room, kitchen and what looks like a family room, are on the main level along with a half bath.

The kitchen has wood cabinets, stainless steel appliances, and what looks like stone counter tops.

The bedrooms are all on the second floor along with the full bath. There also appears to be a den/office on that floor. It doesn’t have a closet.

The basement is partially finished and includes a recreation room and the laundry room.

There’s no parking and I can’t tell if it has central air or not.

This row home is in a prime East Lakeview location near Mariano’s, the Landmark Cinema, the Walmart market, Trader Joe’s, and the shops and restaurants on Broadway, Clark and Diversey.

It’s also near bus lines.

Listed at $600,000, is this a single family home alternative in a neighborhood where those are priced much higher?

John Klick at Compass has the listing. See the pictures and floor plan here.

615 W. Oakdale: 3 bedrooms, 1.5 baths, 2500 square feet, row home

• It looks like it last sold in 1988 but I couldn’t find a price
• Currently listed at $600,000
• No assessments
• Taxes of $12,644
• Central Air???
• No parking
• Fireplace
• Bedroom #1: 12×13 (second floor)
• Bedroom #2: 11×10 (second floor)
• Bedroom #3: 11×10 (second floor)
• Office: ? (second floor)
• Living room: 20×16 (main floor)
• Dining room: 12×11 (main floor)
• Kitchen: 8×9 (main floor)
• Family room: ? (main floor)
• Recreation room: ? (basement)
• Laundry: 5×6 (basement)

This 3-bedroom triplex penthouse in The Breakers at 199 E. Lake Shore Drive in the Gold Coast came on the market in April 2020.

Built in 1913, The Breakers was designed by Benjamin Marshall in red brick and white-glazed terra-cotta. The listing says it just had a facade restoration (see the picture above).

There are 13 apartments. According to Chicago Apartments: A Century of Lakefront Luxury, the building has two parts, the east part which has single floor apartments, and the west annex which has duplexes.

It was apparently a rental building until 1995 when it was converted into a co-op.

The Breakers has door staff, an exercise room and parking.

The listing says this is a “once in a lifetime opportunity on East Lake Shore Drive.”

This unit has many of its original Marvin Hermann designed details including pocket doors, wood work, moldings, and three fireplaces.

The living room has a coffered ceiling.

There is a library with custom millwork and built-in bookcases.

The listing says there is a private interior elevator on three levels, as well as an interior staircase.

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

The kitchen has white cabinets and a banquette.

The primary suite is on the second floor, along with the other two bedrooms. It has a sitting room, 2 walk-in-closets, a spa bath and steam shower and a “breakfast kitchen en suite.”

The third floor has a sun room and a laundry/service room that the listing says can be used for catering of your parties on your private rooftop terrace that has a fountain and outdoor storage area with views of Lake Michigan and Oak Street Beach.

It has the features buyers look for including central air and washer/dryer in the unit along with two parking spaces and 2 storage rooms.

Originally listed in April 2020 for $4.9 million, it has been reduced $1 million to $3.9 million.

Is this a deal for 4232 square feet on East Lake Shore Drive?

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

Unit PH 10W: 3 bedrooms, 4 baths, 4232 square feet, triplex penthouse, co-op

• I don’t have a prior sales price because it’s a co-op
• Originally listed in April 2020 for $4.9 million
• Reduced
• Currently listed at $3.9 million
• Assessments of $6423 a month (includes heat, gas, doorman, cable, exercise room, lawn care, scavenger, snow removal)
• Taxes of $53,305
• Central Air
• Washer/dryer in the unit
• 2 parking spaces included
• 2 storage rooms measuring 6×14 and 9×18
• 3 fireplaces
• Bedroom #1: 20×17 (second floor)
• Bedroom #2: 13×13 (second floor)
• Bedroom #3: 14×11 (second floor)
• Living room: 28×21 (main floor)
• Dining room: 21×15 (main floor)
• Kitchen: 16×14 (main floor)
• Family room: 15×14 (main floor)
• Sitting room: 14×9 (second floor)
• Sun room: 15×15 (third floor)
• Laundry room: 13×6 (third floor)
• Terrace: 32×32 (third floor)

The Illinois Association of Realtors is out with the April data and the market remains strong despite rising rates.

In Chicago, home sales (single-family and condominiums) in April 2022 totaled 3,181 homes sold, down 5.3 percent from April 2021 sales of 3,360 homes.

The median price of a home in the city of Chicago in April 2022 was $370,000, a 1.0 percent decrease from April 2021, when it was $373,750.

This was still the second highest April sales since our data began in 2007.

Here are the sales statistics for April since 2007:

• 2007: 2419 sales
• 2008: 1886 sales
• 2009: 1407 sales
• 2010: 1984 sales
• 2011: 1466 sales
• 2012: 1816 sales
• 2013: 2392 sales
• 2014: 2256 sales
• 2015:  2435 sales
• 2016: 2706 sales
• 2017: 2647 sales
• 2018: 2700 sales
• 2019: 2595 sales
• 2020: 2057 sales
• 2021: 3360 sales
• 2022: 3181 sales

Here are the median prices:

• 2007: $289,800
• 2008: $300,000
• 2009: $218,000
• 2010: $225,000
• 2011: $169,000
• 2012: $182,000
• 2013: $223,500
• 2014: $250,000
• 2015: $271,325
• 2016: $286,000
• 2017: $297,500
• 2018: $307,500
• 2019: $310,000
• 2020: $338,000
• 2021: $373,750
• 2022: $370,000

“Rising mortgage rates and lack of inventory made an impact on the market in April,” said Antje Gehrken, president of the Chicago Association of REALTORS® and president and designated managing broker of A.R.E. Partners. “Closed sales and median sales price stabilized, meaning buyers are still out there, but due to these factors may be taking more time during their home search.”

The average 30-year fixed mortgage rate in April was 4.98% up from 4.17% in March and up from 3.06% last year.

“Low inventory continues to be a factor in the market, pushing sales lower and prices higher in many areas of the state in April, but buyer demand remains strong,” said Ezekiel “Zeke” Morris, president of Illinois REALTORS® and designated managing broker of EXIT Strategy Realty/EMA Management on the South Side of Chicago. “Those who are eager to get into the spring market will want to move quickly and lock in mortgage rates before they move higher.”

Chicago inventory fell 28.6% year-over-year to 6,069 properties from 8,502 properties last year.

This mirrored the drop in statewide inventory which fell another 28.9% to 19,958 properties from 28,055 last year. In April 2019, before the pandemic, statewide inventory was 56,094.

Chicago days on the market fell 8.6% to 32 days from 35 days last year.

Single family homes remain more in demand with sales up 7.8% to 1032 while condo sales were down 10.6% year-over-year to 2149.

Will the higher rates crush the May market?

Demand remains strong for Illinois homes in April despite fewer choices and interest rate hikes [Illinois Association of Realtors Press Release, by Bill Kozar, May 19, 2022]

This 2-bedroom in Seminary Gardens at 2153 N. Seminary in Lincoln Park came on the market in May 2022.

Built in 1896, Seminary Gardens has 18 units and a shared landscaped common yard with seating.

There’s extra storage in the building but no elevators or parking.

This top floor unit has 10 foot ceilings with vintage features such as crown moldings and ceiling medallions.

The living room has a decorative fireplace with a marble mantle and built-ins.

The listing says the dining room could be used as a den or could be a home office that looks over Seminary.

The kitchen has been “updated” and has white cabinets, stainless steel appliances and a breakfast bar with seating for two.

The primary bedroom has an en suite bathroom which the listing says is “newly renovated.”

There is a “huge” deck off the kitchen.

This unit has in-unit washer/dryer and the listing says central air but it looks like there is a wall unit in one of the bedrooms.

There’s no parking with the building but the listing says there is “easy permit parking.”

This building is steps to the shops and restaurants on both Webster and Armitage and near public transportation.

Back in the housing bubble, the $400,000 2/2 was ubiquitous in Chicago but prices have gone up.

Listed at $425,000, is this unit a rare affordable 2/2 in Lincoln Park?

Katharine Waddell at Compass has the listing. See the pictures and floor plan here.

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

• Sold in June 1992 for $151,000
• Sold in September 1997 for $156,500
• Sold in December 1999 for $260,000
• Sold in December 2000 for $285,000
• Sold in June 2007 for $376,500
• Sold in August 2011 for $282,000
• Currently listed at $425,000
• Assessments of $301 a month (includes heat, exterior maintenance, lawn care, scavenger, snow removal)
• Taxes of $5965
• Central Air? (wall units?)
• Washer/dryer in the unit
• No parking. Permit parking in the neighborhood.
• Additional storage in building
• Decorative fireplace
• Bedroom #1: 15×13
• Bedroom #2: 13×9
• Living room: 16×12
• Dining room: 8×7
• Kitchen: 13×9
• Deck

This 2-bedroom duplex in the Erie Center Lofts at 435 W. Erie in River North originally was listed in September 2020. It has been relisted since then.

Built in 1999, Erie Center Lofts has 127 units and attached garage parking.

It has a fitness room, 24-hour doorstaff and a shared rooftop terrace.

This unit lives like a townhouse with the living/dining rooms and kitchen on the main floor along with a half bath.

It has floor to ceiling windows that face the large private south facing terrace with city views.

The listing describes the kitchen as a “chef’s kitchen” with white wood cabinets, granite counter tops and stainless steel appliances along with a built-in wine rack.

The second floor has the two bedrooms which are both en suite. The primary suite has an “updated” white bathroom with a double vanity and a walk-in-closet.

The second bedroom has a private balcony.

The unit has the features buyers look for including central air, washer/dryer in the unit, a tandem garage space is available for $50,000 and there are 2 storage lockers included.

This building is close to shops and restaurants of River North and the Larrabee dog park.

Listed in September 2020 for $725,000, it has been reduced to $699,000.

This looks to be the first sale of this unit since the building was constructed in 1999. I couldn’t find an original sales price in the records.

What will get this property sold in 2022?

Jennifer Mills and Neha Sheth at Jameson Sotheby’s have the listing. See the pictures and floor plan here.

Unit #705: 2 bedrooms, 2.5 baths, duplex, 1600 square feet

• Sold in February 1999 but I can’t find an original sales price
• Originally listed in September 2020 for $725,000
• Reduced
• Currently listed at $699,000 (plus $50,000 for a tandem garage parking space)
• Assessments of $971 a month (includes heat, a/c, gas, doorman, cable, exercise room, exterior maintenance, lawn care, scavenger, snow removal, Internet)
• Taxes of $10,360
• Central Air
• Washer/dryer in the unit
• 2 storage units included
• Bedroom #1: 14×11 (second floor)
• Bedroom #2: 10×13 (second floor)
• Living room: 13×16 (main floor)
• Dining room: 9×14 (main floor)
• Kitchen: 15×14 (main floor)
• Walk-in-closet: 9×6 (second floor)
• Terrace: 30×11 (first floor)
• Balcony