Lakeview condo unit sales: We've had a few

All of Lakeview is densely populated and very walkable for most local residents... including my boys! It's no wonder the condo market remains extremely dynamic and popular each year. 

I was back in the Lakeview neighborhood over the weekend with our long time clients.  They would like to sell their East Lakeview (east of Halsted) two bedrooms condo they've owned for many years and upgrade to a larger unit. I've sold a few units this year around greater Lakeview and have been following the market closely. Over my many years as a Broker Lakeview demand has always been strong!

Our clients purchased a loft condo earlier this year at 1733 W Irving Park Road, Unit 314 Chicago IL 60613  for $268,000 in far north Lakeview.  This is one of four attached Lakeview units we have listed or represented in 2021. Photo VHT.com via Redfin.com

Lakeview condo sales (attached units, buildings under 50 units) January 1st to September 21st, 2021

-One beds: 125 one bedroom attached units closed so far this rear with a median price of about $212,000. Only 64 units sold over the same period of 2019.

-Two beds: 638 two bedrooms units closed for a robust median price of $420,000. Only 477 closed same period of 2020 and 436 closed over same period 2019.

-Three beds: 457 three beds units closed with a median price of $616,000. Only 266 sold over the same period 2019.

-Four beds or more: 97 four beds or more attached units sold with a median price of $875,000. Only 57 units sold over the same period 2019.

We sold a sunny, south facing Southport Corridor condo at 1432 West Roscoe Unit 2, Chicago IL 60657 in Lakeview earlier this year. We received offers after the first weekend on the market.

Our client purchased this attached, fully renovated fee simple rowhouse at 4103 N Hermitage, Chicago IL 60613  for $620,000 in a multiple offer earlier this year. The closest thing to a single family you can get with an awesome front and back yard... for a fraction of a house price! The peaceful northern Lakeview location is surrounded by million dollar homes.

Streeterville neighborhood condo sales bounce back huge

 

Ohio Street Beach views at Olive Park from 600 N Lakes Shore Drive (all photos Eric Rojas, Broker, Kale Realty)

Streeterville is known for luxury and efficiency condos in one of the most bustling areas of Chicago. Restaurants, personal services, hair salons, top ranked hospitals, museums, beaches and amusements... its got it all. However we all know dense, heavy service areas were particularly vulnerable to the pandemic. How have Streeterville condos sales looked in 2021 versus "normal" years?

Streeterville Condo Sales January 1st to August 15th, 2021

442 Streeterville condos closed so far this year with a median price of $450,000.  These are the highest unit sales numbers and median price year to year since 2015. For a moment it looked like there would be a glut of Streeterville condos and deals to be had.  That opportunity was short lived!

258 condos sold over the same period in the pandemic year of 2020 with a median price of $427,000.  This was a very anxious time early in the crisis with little known about how the year would play out. 

In 2019, 355 condos sold with a median price of $400,000

In 2018, 402 condos sold with a median price of $420,000

2017, 412 condos sold with a median price of $383,000

2016, 412 condos sold with a median price of $415,000

2015, 444 condos sold with a median price of $450,000

Lincoln Square multi-unit sales (two-four unit)

 

We listed and sold 5138 N Claremont in the Lincoln Square neighborhood early this year.  More information on this three-flat here 

We started the year selling a nice true three-flat in Lincoln Square for $815,000 and a two-flat in Alabany Park for $515,000.   Another client in the neighborhood is considering selling their Lincoln Square three-flat building.  Let's take a look at small multi-unit sales in Lincoln Square so far this year. 

Lincoln Square Small Multi-Unit Sales January 1st to August 10th  (two to four unit buildings)

61 multi-unit buildings have sold in Lincoln Square from January 1st to August 10th, 2021. The median price of a sale is about $645,000. 

Two-flats: 43 sales were two-unit buildings with a median price of about $655,000. 

Three-flats: 12 sales were three-unit buildings with a median price of $610,000.

Four-flats: 6 sales were four-unit buildings with a median price of about $780,000.

Two-flats this year have a higher median price than three-flats. Two-flats are more often renovated to a higher finish level and / or feature an "owner's duplex" unit.  This will raise the value over a three-flat building that needs more renovation or updating.

• Over the same period of 2020 (the height of the pandemic and unknowns) only 21 multi-unit buildings sold with a medina price of about $600,000.  
• 30 multi-units sold over the same period in 2019 with a median price of about $670,000. 
• In 2018, 36 multi-units sold with a median about only $545,000.

Help me support student scholarships at Northeastern Illinois University

 

Despite the myriad of challenges we successfully raised money at the 48th NEIU Kane event last year!  

I'm happy to announce I'm once again the Welcome Kit Sponsor for the 49th Northeastern Illinois University Chuck Kane Scholarship Golf  Event.  Kale Realty has really stepped up this year and will bring 12 golfers to our outing! We'll take to the course and slice a drive Monday, August 2nd so you won't have to!

The outing is sold out for this year but you may support student scholarships at your very own public university on the North Side of Chicago.

You may still support student scholarships by going to this link

DONATE NOW 

*Please designate the donation to the 

Alumni Travel Study Scholarship* 

We're helping give every student the opportunity to study abroad!

We're proud of our many years supporting NEIU student Scholarships!

If you have any questions about the event and would like to donate please contact me at erojas@kalerealty.com

Special thank you to Steve Dunnett with Blueleaf Lending for his many years of sponsorship support! Get your mortgage and refinance through Steve!

Helping clients renovate for sale

Tile Outlet is a regular stop when improving kitchens and baths before listing a home. All photos Eric Rojas, Broker, Kale Realty

We love to help our clients prepare their homes for sale. Sometimes they need to do more than declutter to sell for top dollar. We make our many resources and years of experience available to our clients. We arrange the contractors, service partners and quickly select finish material. Many of our clients never lift a finger. No muss, no fuss. Our clients appreciate saving time and money!

Check out just a handful of recourses we scour when helping our clients renovate for sale. We also help our clients make improvements while they enjoy their homes! We ask they they give us a call for advise and contractors before they delve into any expensive renovations. 

We often find quality and fashionable products from Studio 41 outlets located near West Fullerton and North Pulaski. I personally make selections and pick them up from the warehouses. This is a huge relief and time saver for our clients!

We recently picked up an awesome all wood vanity cabinet at the Studio 41 outlet for a Southport Corridor renovation.  The listing will hit the market next week. 

We love B&B for counter tops. It's very satisfying to walk the remnant warehouse and hand pick granite, quartz and marble to have expertly cut and installed. 

Allied Plumbing and Heating Supply always has great bath and kitchen fixtures in stock when you need quality in a pinch.  

Don't let fear of renovations keep you from getting top dollar when it comes time to sell.  We'll take over the process and make it happen!

Possible record year for Logan Square house sales (median price $875,000)

 

Waiting in line early this month to view a Logan Square open house (all photos Eric Rojas, Broker, Kale Realty).

Our clients recently secured a single family home purchase is Logan Square. They previously lost three competitive bids to buy a house.  The last Logan Square house they bid on had 15 offers over the weekend!  This is a familiar story this season. We stuck with it and worked hard every day! Our clients are closing on a house just steps from popular Logan Square restaurants, shops, bars and the CTA Blue Line.

Let's take a look at Logan Square single family home sales this year and compare that to the last few years.

A community garden on North Whipple near Palmer Square Park

The Logan Square Community Area is diverse in neighborhoods and housing options. The area includes the historic boulevard , parts of tony Bucktown and the Palmer Square neighborhood. Home values can vary throughout community area but the whole of Logan Square has been hot! Unit sales and median price may be all time highs.

The year to year median price of a closed single family house from January 1st to may 28th is the highest in Logan Square's history ($875,000) that I can tell. The median price over the same period in the last "peak market" of 2007/2008 was $680,000.

Logan Square Single Family Home Sales Jan 1st to May 28th, 2021

116 single family homes have closed so far this year.  The median price of a closed house is about $875,000. Only 83 "pandemic" affected homes had sold Jan 1st to May 28th in 2020 with a median price of $780,000. 2021 median price is up over $100K over same period in 2017!

2021: 116 homes sold with a median price of $875,000

2020: 83 homes sold with a median price of $780,000

2019: 89 single family homes sold with a median price of  $738,000

2018: 101 single family homes sold with a median price of  $820,000

2017: 98 single family homes sold with a median price of  $725,000

Please reach out to us to purchase or sell a property in this exciting market. The prevailing mortgage interest rates have made owning your home or investment property more affordable than most realize. 

Are Streeterville condos a bargain?

 

Buildings surrounding Bennett Park in Streetrville. 

A year of pandemic conditions, bouts of protest and civil unrest cast a negative light on the downtown and Near North condo markets. With shuttered shops, restaurants, bars and cultural institutions Streeterville high-rise life (and taking elevators with strangers) became suddenly less desirable. Does one year of instability make for condo bargains? How do unit sales look today?

Streeterville condo unit sales, median price 2021

80 condos have sold from January 1st to March 12th this year. Unit sales are up almost 10%. The median price of a sold condo is $400,000.  Median price however dipped about -7%. 73 condos sold over the same period of 2020 with a median price of about $430,000.

It's not clear if the median price decrease is due to 2020 conditions.  Just looking at the past five years we see a median price dip in 2019 despite good over-all Chicago market conditions. In a "normal" year of 2019, 73 condos also sold over the same period with a median price lower at $347,000.  

January 1st though March 12th closings:

2021: 80 condos sold with a median price of $400,000
2020: 73 condos sold with a median price of $430,000
2019: 73 condos sold with a median price of $347,000
2018: 70 condos sold with a median price of $395,000
2017: 96 condos sold with a median price of $364,000

So far demand for Streeterville condo units looks normal... even good. Unit sales are up. The dip in median price may signal there are some bargains out there. The lower median price can also be attributed to a reduced demand for higher-end bracket sales. Less new construction condos were delivered in the pandemic year as well. Some reports show the very high-end luxury sales have shifted more towards the non-downtown neighborhoods and suburbs offering more land and space.

Over-all Near North Community Area (including Streeterville, Gold Coast and Old Town) condo sales and inventory are up. Through February, new listings were up almost 20% over 2020.  Closed sales are up almost 8%. 

The Streeterville neighborhood is doing just a bit better at +10% in unit sales year to year. However, median price is down a bit. The inventory issue will be the key factor to watch when tracking prices. If investors continue to have trouble renting their high-rise units to the typical in-town workers and empty nesters they may choose to sell. It remains to be seen if we're already on a bounce back or if we'll decline in prices while pandemic conditions gets sorted out.

Stats gathered from MREDLLC.com and Chicago Association of Realtors by Eric Rojas, Broker, Kale Realty. Analysis is based on sales stats and anecdotal information.

Just sold! Avondale / Logan Square condo with rooftop deck $460,000

 

The private rooftop deck at 3104 N Kimball Unit 3N Chicago IL 60618. Unit photos courtesy of listing agent Nancy Gaspadarek, At Properties and VHT.com.com unless otherwise noted. We represented our overseas buyer in the purchase sight unseen!

3104 N Kimball, Unit 3N Chicago IL 60618 sold for $460,000. We represented the buyer. 

Get everything you want in Avondale! Our overseas client bought this top floor newer construction condo sight unseen. We sent personal video perspectives of the traffic, street life and rooftop views to give them the best feel of the home possible.  Amazing outdoor space was crucial to our buyer and this home delivers. Check out more photos and information here.

Beautiful finish level and bright east and south exposure.

The two beds, two baths condo with garage parking features a private rooftop deck with interior access. The home is just a half-block from the CTA Blue Line at Belmont. You are a short walk to the heart of Logan Square businesses, bars, restaurants and the Logan Theatre. 

Main bedroom with contemporary en suite bathroom.

Contact us to purchase or sell condos in Avondale, Logan Square and other desirable Chicago neighborhoods. 

North Center condo sales up 59% year over year

Roscoe Village is probably the best known and well defined neighborhood in North Center Community Area of Chicago. The popular Pencil Factory Loft condos are in the background.

North Center is now known for million dollar single family homes and good schools. However the condo market remains fairly diverse and a draw for many budgets. I think the trend is moving toward larger, more expensive condo developments as aging commercial stock is redeveloped into mixed-use with residential units.  Let's take a look at recent North Center condo sales.

51 condos sold in North Center from January 1st to March 5th, 2021. The median price of a sold condo is about $420,000. Over the same period in 2020, 32 condo sold with a median price of $450,000.  In 2019, 39 condo units sold with a median price of about $435,000.

The highest priced sold condo this year is 3034 North Clybourn Unit 1. The new construction duplex-down sold for $775,000. The Clybourn corridor of North Center is seeing increased growth and value due to the large Lathrop Homes re-development. 

 

Luxury condos in development in North Center at 1800 West Berenice

The lowest sale price this year is 1851 West Belle Plaine Avenue, Unit 1 (two bedrooms, one bath unit) for $245,000.  That's not that low for a "lowest price" sale. No one bedroom condos have sold thus far in the year.  Only four of the 51 condos sold have closed for less than $300,000.

Contact us to buy and sell North Center and Chicagoland condos.

Cook County property tax bills have been mailed: Here's how to appeal property taxes

Check out info graph and the link below for property tax appeal resources.

ChicagoRealtor.com/propertytaxappeals