Wednesday, March 29, 2017

Ch ch ch changes! More demo and new construction at Diversey and Clark, Lincoln Park

2747 N Clark construction has begun on an improved two-story retail building. Several retail spaces have been filled, renovated or vacated while major new construction near the corner is in play.
DNAinfo covered the proposal to improve the two-story retail building at Clark and Diversey last fall. We passed by the corner over the weekend. The several corners of the Clark, Diversey, Broadway intersection have seen a lot of change over the past few years including Stan's Donuts and the newer Starbucks.  West Diversey Parkway heading east toward the lake is prime for several redevelopment projects (some stalled) including the approved 56 units at 508 West Diversey.

About 152 condo units have closed withing a two block radius of Clark/Diversey/Broadway intersection over the past 12 months.  The median price of a sold condo is about $385,000.  A 3,000 sq/ft duplex penthouse condo unit at 627 West Surf sold last summer for $1,323,894.

We have many clients who have lived in the surrounding blocks for years. Some have sold and bought just a couple blocks apart to stay near all the retail and the lake!

Sold! Roscoe Village penthouse condo with roof deck

Our clients recently purchase 2151 W Roscoe. They quickly met with our contractor referrals to get work done prior to moving in. We close the sale of their previous home this week.
Trading Wrigleyville for Roscoe Village in North Center our clients recently closed the purchase of 2151 West Roscoe #3W for $578,000.  The penthouse unit featured three bedrooms, elevator to the unit and full rooftop deck. Roscoe Village is a little more chill than Wrigley and boasts fantastic restaurants. Not to mention one of the best summer fests in Chicago Retro on Roscoe outside your front door!

Full private roof-deck with interior access from the unit.
The condo received multiple offers in the first few days of the listing.  This sought after strip of West Roscoe has become a top destination for residents and dining on the north side.


Tuesday, March 28, 2017

60 new residential units proposed near Andersonville main strip

4906 N Clark Google Maps image
Curbed Chicago has a good rundown of a new 60 unit apartment development proposed for 4906-4918 N. Clark Street in Uptown (de facto Andersonville).  The project will further consolidate the West Lawrence Avenue to West Foster Avenue stretch of North Clark Street that has been building up with Andersonville/ Ravenswood spill-over for the past ten years.

Several vacant lots and low one story commercial have gone the way of the Dodo Bird as new residential units are met by the huge demand in the greater Lawrence/Clark/Foster areas of Lincoln Square and Uptown Community Areas.   Development is booming on West Lawrence Ave nearby where residents enjoy both Lincoln Square and Andersonville amenities, shopping, bars and restaurants.

Personally I'm pleased with all the residential units, both rental and condo. I want people to live and work here. I'm not oblivious to the price of renting and owning in the neighborhood. The elimination of older, cheaper housing affects the affordability and limits economic and social diversity. It is a challenge every big city faces. I still believe building upward (adding units) on commercial strips like this particular location is great for our area.

Drawings and development image at 47th Ward website

New for sale! East Village three beds duplex-down w/ garage parking $549,900 (VIDEO)

934 N Wood, Chicago. All photos Eric Rojas, Kale Realty and
Watch the video walk through of our newest West Town listing in East Village.
934 N Wood, Unit 1, Chicago IL 60622
Offered at $549,900

Open living and dining on the main floor.  Surround sound and Juliet balcony.
East Village 3 beds, 2.5 baths duplex down with garage parking steps from Division Street and Chicago Ave! Upgraded finish level w/ hardwood floors and built-in speakers throughout, two huge master baths, gas fireplace and 3 outdoor spaces. 
Upgraded kitchen with Viking range.
Quality cabinets and breakfast bar.
Warm, rich kitchen, Viking range, breakfast bar and tons of storage overlooks open plan dining and living. Main floor features half-bath + spacious master bedroom suite, walk-in closet, second closet and huge walk-out deck. Master bath separate jetted tub, double vanity and separate shower. 
Spacious master bedroom with walk-in closet.  Double doors to large back deck.
The large back deck is one of three private outdoor spaces.  Garage parking included!
En suite bathroom, separate jetted tub, double vanity and separate shower.
True lower level family room w/sound and walk-out patio. 2nd bedroom w/ French door and direct access to seriously luxurious second master bath. Giant 3rd bedroom with private patio offers guest / office/ work-out space! 

Lower level family room, hardwood floors, built-in speakers and walk-out patio.
Family room with fireplace, french door to 2nd bedroom.
Attractive 2nd bedroom with nice detail.  Direct access to the second full master bathroom.
Wow! Another master bath with awesome tub and shower.
Huge, bright 3rd bedroom with private patio. Lots of flexibility for guests, office, work-out space or yoga studio.

Loads of extra closet space in the unit. Walk to CTA Blue Line, Mariano's all the dining, bars and amenities you could want. Building maintenance and association in great shape. Live large in one of Chicago's hottest neighborhoods!

Great location in one the truly hottest areas for building and sales in the city.

 Exclusively listed by:
Eric Rojas, Vice President/ Broker
Kale Realty
2447 N Ashland
Chicago, IL 60614

Friday, March 24, 2017

Sold! Winfield town house with forest views

Our client just closed on 0N080 Woodland Court, Winfield, IL 60190 for $270,000
Congrats to our city transplant on the closing of his Winfield, IL town house.  After selling a West Loop condo to move closer to work in Oak Brook we helped him find a newer town house in a popular development.  Shelburne Farms townhomes have been selling quickly this early spring season. Tens homes have either sold or are currently under contract since the first of the year.

The two beds (plus family room), two and one-half baths town house backs up to a beautiful forest area. Many town homes in developments face other homes out the front and back.  This unit has great views off the kitchen and deck for a tranquil setting. The location is near many job centers of Wheaton, Naperville, Oakbrook and Downers Grove including Northwestern Medicine - Central DuPage Hospital around the corner.

Views off the kitchen deck.
Bob and I help our city clients buy homes in the many near suburbs when it is time to move. Contact us anytime!

Thursday, March 23, 2017

New for sale! Lincoln Square two-flat $529,900, open house this weekend!

Top floor unit 2 living room
2443 West Winona, Chicago IL 60625 in Lincoln Square
Offered at $529,900.
Open Saturday March 25th 10am to 12pm
Open Sunday March 26th 1pm to 3pm

Great block with new and renovated homes.

Summer fun in Lincoln Square!
This Lincoln Square two-flat offers move-in quality units near CTA Western Brown Line. All new windows for 1st, 2nd floors and attic. Basement has 7 1/2 ft ceiling height + huge unfinished attic for expansion. Truly great value for owner operator or renovate to single family home with tons of space. 

Unit 2 living room
First floor two bedrooms, one bath apartment with spacious living room, dining room and bright eat-in kitchen with walk-in pantry. Attractive wood trim, tasteful decor and extra storage in covered porch area. Easy access to basement and yard. Second floor unit features renovated three bedrooms apartment, eat-in kitchen w/ pantry, ample closet space and gorgeous doors/ trim. Covered back deck stairs lead to unfinished attic space.

Unit 1 open living and dining
Landscaped yard with paver-patio + pergola for outdoor entertaining. Two car garage. Must see interiors make this easy live-in investment. Rental income estimated $3,200+ a month. Steps from "downtown" Lincoln Square retail, bars, restaurants and entertainment. Close to new Lycee Francais de Chicago and Andersonville!

1st floor kitchen
2nd floor kitchen

1st floor bedroom

2nd floor bedroom

Terrific paver-patio and backyard!
View more photos HERE

Exclusively listed by:
Eric Rojas, Vice President/ Broker
Kale Realty
2447 N Ashland
Chicago, IL 60614

Central Lincoln Square location!
Call us to sell or buy homes in Chicago and near suburbs!

Wednesday, March 22, 2017

Elmhurst home sales this year

Elmhurst has many great family owned businesses with long traditions of community involvement.
Our Chicago clients are moving to Elmhurst to buy a home for their growing family.  They picked the suburb due to schools, budget, transportation to the city and proximity to O'Hare. There are many options under $500,000 but they are far from perfect.  Let's take a quick look at single family home sales in this desirable city to the west.

Elmhurst home sales January 1st to March 21st, 2017
90 single family homes have sold this year in Elmhurst with a median price of about $390,000.  About 67 of those homes closed south of West North Avenue (where our clients are looking.) The median price also came in at $390,000.   

Most houses sold below the median price of $390,000 and within a mile or so of the Elmhurst Metra  (close to downtown) tend to be a little tight in size, very vintage or will need major renovations/ tear down. Homes that are close proximity to the highway noise or train tracks around the edges of Elmhurst tend to be more affordable.  You get more space and better finish level for the money.
  • 76 single family homes sold in 2016 with a median price of $385,000.  
  • Go back several years to 2013 and 92 single family homes closed with a median price of about $330,000.
The price quickly creeps up to $500,000 for a well conditioned house with three decent sized bedrooms up, at least two full baths, finished basement or family room space and quiet residential location.

Wednesday, March 15, 2017

East Village condo sales: Median price up $110K since 2014

The churches that dot East Village and Ukrainian Village add distinct culture to these popular West Town neighborhoods.
Our clients will be listing their East Village condo in West Town Community Area later this month.  Let's take a look at East Village condo sales in 2017 and a couple years past.

East Village sales area Ashland to Damen and Division to Chicago.
26 East Village condos have closed thus far in 2017 (Jan 1st to March 13th). The median price of a condo is a hefty $510,000 (a couple new construction units sold for $509,999 lol).  New construction sales and pent-up demand after last fall's 2016 elections and the Cub's World Series run have pushed sales and contracts up for most of North Side Chicago.

The highest priced sold unit is 1057 N Paulina #1 for $725,000.  The modern design new construction three beds "duplex-down" is a common style for East Village. Many buyers come to the area for the modern and contemporary units that are more readily available than in Lincoln park or Lakeview. The lowest priced sale is 525 N Marshfield #2.  The two beds, one bath vintage conversion condo (no parking included) sold for $225,000.

East Village rooftops will usually get you a church view.
  • Only 15 units sold over the same period 2016 with a median price of about $450,000.
  • 31 units sold over the same period of 2015 with a median price of $419,000.
  • In 2014, 23 units sold with a median price about $400,000.

2017 East Village sales are off to a fast start for units and high-end offerings.  Get the neighborhood scoop at East Village Association

Monday, March 13, 2017

Chasing the CTA Blue Line: Avondale home sales trending up

I spent some of the weekend looking at homes near the CTA Blue Line in the Irving Park and Avondale neighborhoods.
Our single family home buyers typically look for locations close to public transportation and in good school districts. The later can be somewhat subjective but the the former is pretty simple. They want to walk to the train.  We often follow the CTA Blue Line train heading northwest to find a home that meets our client budgets.

Bucktown/ Wicker Park have been popular for a long time and come in on the higher-end range.  Logan Square has exploded with hot bars, restaurants and residential development over the past five years. Now Irving Park and Avondale neighborhoods are meeting the demand for relatively affordable houses along transportation (and near some cool bars too).  Prices and development are up trending up.

Avondale single family home sales
130 single family homes closed in the Avondale neighborhood in 2016.  The median price over the year was about $450,000.  There were many new construction home sales.  The highest sale was a 2016 build at 2834 N Richmond St, Chicago, Illinois 60618 for $885,000. 

  • 117 Avondale single family homes closed over 2015 with a median price of only $365,000.  
  • In 2014, 109 houses sold with a median price of $345,000.

Affordable single family homes in parts of Avondale can still be found within walking distance to Logan Boulevard and trendy restaurants.
The more pricey Avondale location for houses tends to be between the Belmont CTA station (soon to get a $15 million overhaul) and the Logan Square station and east of North Central Park.  Homes are now commonly bought up for gut renovation or complete new construction in hot beds of Avondale.


Friday, March 10, 2017

Sold for $449,000, Lincoln Square frame two-flat to be converted to single family home

A small frame two-flat in Lincoln Square near Winnemac Park will become a newly renovated single family home.  2239 W Carmen was sold quickly last summer for $449,000 (MREDLLC.COM). The building sits on a wide 31' lot (desirable for new construction and gut rehab single family homes). The new owners will expand the home with second story and two-story rear additions according to building permits.

Sales area surrounding Winnemac Park: Ravenswood to Western and Foster to Lawrence.
Home sales around Winnemac Park in Lincoln Square

23 single family homes closed in the immediate footprint around Winnemac Park in 2016 with a median price of $850,000 ($850,000!). Median price is up 10% over 2015.  A bevy of newly constructed homes boosted median price for the this increasingly popular area for home buyers.  38 homes sold over 2015 with a median price of $770,000.

22 multi-units sold (2-4 flats) over 2016 for a median price of about $575,000.  18 multi-units sold over 2015 with a median price about $535,000

Winnemac Park area prices have skyrocketed over the past five years due to major retail, school and infrastructure additions to the already established parks and culture of Lincoln Square.

Thursday, March 09, 2017

One "Tasty" condo development coming to Oak Park (and a look at condo sales)

I took a good look at the "District House" condo site 700 West Lake Street in the Oak Park downtown last weekend.
Crain's reported on the proposed "District House" condos for Oak Park last March.  The modern looking project replaces the Tasty Dog site that was forced to close after financial issues in 2015. 
 One year later the development site is clear and construction fences up. Asking prices are reported in the $500s to $800s.

In 2016, 396 condo units sold for a median price of only $167,000.  Most units under $200,000 still average assessments well over $300.00 a month. The highest "non-townhouse" condo sale is $692,000 at 156 N Oak Park Ave Unit 1A, Oak Park, Illinois 60301 for an updated 2500 sq/ft vintage unit. Another 1800 sq/ft vintage unit rehab grabbed $505,000 at  212 S Maple Ave Unit 26, Oak Park, Illinois 60302. A new town house development last year had sales in the $700s showing market demand for a high-end condo project.

More traditional rental apartments sit on two other corners of the intersection. Reports suggest over 800 new residential units will be added to Oak Park in a two year span.

The increased density of apartment and condo dwellers should be a boon to the Oak Park downtown.  Many of our city apartment renter and condo owner clients move to Oak Park to buy a house due to the more affordable prices in a good school district adjacent to a substantial commercial area.

District House is at the foot of the downtown Oak Park across from Starbucks and will add additional retail space.

Wednesday, March 08, 2017

Home selling tips: Empty house, happy closing!

Our clients had a stressful interstate move with their kids and pets.  We (creatively) took care of clearing some items out of the property after they had to hit the road. Here we brought in a metal scrapper to take out a heavy grill and table and hired a cleaning crew prior to the new buyer walk-through.
Typically a house you sell must be completely empty and "broom swept clean" for the new buyers at closing time. It is prudent in contract negotiations to cover issues such as attached shelving, holes from hung art, outdoor furniture and plant potters just a name a few items.

Selling and moving is stressful no matter what (this is an understatement!). My wife and I had one of our VERY few blown out "discussions" over a microwave and ceiling fans when we sold our last home.  Add any other considerations (job change, kids, pets, interstate move, divorce, empty nest etc...) and emotions can run through the roof. There is never enough time to handle all the details. Bob and I try to make selling easier and help in any situation.

We often source and meet contractors, help remove left-over items from homes, hire cleaners, meet movers and do "wellness checks" for temporarily vacant homes. Whatever it takes!

Under contract! Uptown three beds condo gets multiple offers (unit sales up 21%)

4438 N Magnolia 2S is listed at $376,000 in Uptown. All photos Eric Rojas, Broker, Kale Realty
Our clients recently won a multiple offer on a large three bedrooms condo at 4438 N Magnolia #2S.  The single floor layout, size of bedrooms, closets and the huge back deck off the kitchen set the unit apart.  Close proximity to the CTA Red Line was also a must.  The contract is in attorney review period.

Uptown condo sales have caught fire again as retail and infrastructure development moves forward in the neighborhood. Quality restaurants, close proximity to the lake and good value (price per sq/foot) make the area attractive to condo buyers looking for space and convenience.

  • 102 Uptown condos have closed from January 1st to March 7th 2017.  
  • The median price of a condo sale is an attainable $247,000. 
  • 84 units sold over the the same period in 2016 with a median price of $248,000.  
  • The highest priced sale is $735,000 (cash) at 707 Junior Terrace Unit 8, Chicago IL 60613. The full floor vintage condo offers a vintage one-of-a-kind Chicago home only a great city can deliver.

Uptown is home to many condos in vintage walk-up buildings as well as near lakefront high-rise buildings at a very wide range of price-points.

Tuesday, March 07, 2017

Roscoe Village single family home sales

Top dollar prices have not slowed the desire to build new homes in Roscoe Village of  North Center. The above monster house is being built on Roscoe just east of Damen.
We've spent a lot of time in Roscoe Village early this year.  Let's take a quick look at single family home sales in Roscoe Village thus far in our hot early spring market around Chicago.

Sales area of Ashland to Western and Addison to Belmont.

 Only four homes have closed so far within the general Roscoe Village neighborhood boundaries from January 1st - March 6th. The highest sale is 2218 West Melrose in Audubon School district.  The four bedrooms new construction  home sits on a standard 25'x125' lot ans sold for $1,430,813 (a nice round number!).  Don't fret... you could have bought 1748 West Cornelia for a paltry $632,500.  This was actually a great deal for an updated three bedrooms home.  The block is a little wonky and house a few doors down from the L tracks... but still.

1941 West Roscoe was purchased last year for $525,000 cash by a construction company/ developer. Great deal for the location and 25'x125' lot.  The current construction permit is $15,000 of renovations, no demo permit via
14 Roscoe Village single family homes are currently under contract with a median asking price of $1,299,000.

77 single family homes total sold in Roscoe Village in 2016 for a median price of just over $1,100,000.