Controversial Crain's article on Lincoln Park population debunked?

Crain's published a much debated article on "population loss" in Lincoln Park this week. 

Looks good to me! Views from the Lincoln Park Conservatory of Lincoln Park West's mini skyline. All photos Eric Rojas, Broker, Kale Realty

Many Crain's reader comments lament the population woes throwing the Alderman, pensions, zoning procedures, NIMBY's.  In short, most people's gut reaction was gloom and doom for the "dead zone" that is Lincoln Park.  There is clearly room for better process in zoning and development in Chicago overall. However, the "pile on" to the article is surprising.

Why do so many reader comments on the Crain's story feel the city is doomed based on Lincoln Park (and other affluent north side neighborhoods of the city) population?

Read a measured counter point from www.YoChicago.com.
Crain's deeply misleading article on Lincoln Park's population loss

Lincoln Park 2550, the 218 unit luxury building at 2550 N Lakeview, Chicago IL 60614 was completed (on the site of a former parking garage) well after the 2010 census.

The Crain's author makes a lot of assumptions, and in my opinion, is unrealistic in terms of accessibility of real estate in general.  It is unrealistic for anyone to be able to afford any community they desire at any given time. This goes for tony suburbs and vacation spots as well. The author also assumes Lincoln Park to be more desirable to most people than other parts of the city (or suburbs I guess).  It also assumes that a large population that wants to live there is priced out.

Here's where the author's observation that the Lincoln park population is declining morphs into his larger argument:

"The fact that Chicago's affluent North Side communities have lost so many people and aren't gaining them back is a huge problem for many local businesses, current residents of moderate means and anyone who would like to move there but can't afford to.

But even if none of that describes you, it's also a problem for those of us who'd like to see City Hall have more resources to invest in other parts of the city, from policing, to schools, to transit, to road repair. It's a problem for those of us who'd like to see more jobs created within commuting distance of Chicago communities where unemployment is endemic. It's a problem, in other words, for all of us."

Webster Square rental apartments has added 75 units alone after the 2010 census.  100 more units are coming with the construction of an adjacent condo building.

The Children's Memorial site re-development will add more than 700 units to Lincoln Park. My guess is we may see a population increase in Lincoln Park from 2010 to 2020 with the likely addition of at least 1,500 new units. All photos Eric Rojas, Broker, Kale Realty

 There are no statistics cited correlating Lincoln Parks population "decline" (again, it's actually increased from 1980-2010 by 12% and has lost only 206 people from 2000-2010 according to YoChicago.com) with a decline of tax base or sapping resources for the entire city.  There are no statistics cited that suggest Lincoln Park was better off when it's population was around 100,000 in 1950 rather than with today's steady 64,000. From YoChicago: 

Anyone who’s familiar with the history of Lincoln Park knows that large parts of the neighborhood had fallen into slum conditions by the 1950s and 1960s. Many of its properties were overcrowded, in part due to illegal conversions, in part due to an almost complete lack of new construction from the beginning of the depression-era to the years immediately after World War II. The City used urban renewal funds to clear some of the worst areas, including what is now Oz Park and the large townhome developments north of North Ave. 

Is there a problem in Chicago where you have impoverished neighborhoods with less economic development and resources? Yes and it's as serious and alarming as at any time.  However, I don't think the population trend of Lincoln Park (and other "affluent" neighborhoods) is the deterrent to development throughout the city. 

Realtor at work! Evaluating renovations and three bedrooms, two baths condo prices in Lincoln Park

I visited a property yesterday on the 2000 block of North Dayton in Lincoln Park (60614 zip code).  The condo is located in a fantastic spot near the tony Halsted and Armitage shopping and dining district and resides in well rated Mayer School district boundaries.  We research, show and sell many Lincoln Park properties and have a good feel for market prices.

The 2000 block of North Dayton in Lincoln Park (Photos Eric Rojas, Broker, Kale Realty)

 One of my main contractors Jon Hill of Artistic Construction and I were asked to evaluate if certain renovations would provide a better net return on a three bedroom, two baths condo sale. In this case, less was more.  We did not feel the proposed renovations the owner had in mind would net them much more on the sale after the initial investment. It would be a close call if they'd make more back than they would spend.  This takes into consideration the carrying cost of a vacant unit while the work is done. 

I felt other features of the condo (or lack thereof) that could not be changed would limit the top price the owner was hoping for. We suggested a different route for preparing the home and presented reasonable expectations should the owner list the property for sale.

Three bedroom, two baths condo sales in Lincoln Park (60614) January 1st to November 7th

Sales for popular three bedroom, two baths condo homes have trended way up over the last few years. 55 of this type of unit sold in 2011 while 117 of these units sold same period 2014

117 three bedroom, two baths attached condos sold so far this year in Lincoln Park. Unit sales of this type of condo are up 39% (84 units sold same period last year in 2013).  The median price is up as well at about $550,000.  The median price same period 2013 was about $502,000. 

In 2012, 70 units sold from January 1st to November 7th with a median price of only $455,000.

2011 saw 55 three bedrooms, two baths condo units sell over the same period with a median price of about $495,000

We listed and sold 1307 W Wrightwood #106 this year for $575,000  The newer construction West Lincoln Park three bedrooms, two baths unit sold for over the median price (photo Eric Rojas and photolightchicago.com)

Homes in the $550,000 price range this year are usually newer construction builds or recent gut rehabs, have a private outdoor space and a parking spot is included. 

68 of the condos sold this year in the "West" Lincoln Park area (west of North Halsted Street) with a median price of $565,000.  Approximately 39 attached three bedroom, two baths condos sold in the "East" Lincoln Park area (east of North Halsted Street) with a median price of about $550,000. 

Typically East Lincoln Park units will cost more per/square foot or have a lesser finish level at the same price compared to West Lincoln Park. Contact us to evaluate, buy, sell or rent properties in Lincoln Park.

Lincoln Park high-rise condo sales 2018

Wow, finally a sunny day. We had some business around the Lakeview / Deming area of Lincoln Park just prior to the holiday. Looking north from the Peggy Notebaert Nature Museum. We recently sold a unit at 330 West Diversey Parkway pictured in the middle. All photos Eric Rojas, Broker Kale Realty.

North Pond Restaurant and the park serenity is steps away from several Lincoln Park high rise buildings.

We've spent more and more time with clients riding in high-rise elevators around Lincoln Park! Lincoln Park high-rise living is pretty good. My wife and I consider the area a top contender for our empty nest apartment one day as we both love our careers here (I'll probably croak on the job).  Let's take a look at high-rise sales around the neighborhood (buildings 7 stories or taller).

Lincoln Park high-rise condo sales 2018
188 high-rise condo units sold in 2018.  The median price of a Lincoln Park high-rise condo over this time was about $289,000. The vast majority of condos sold under $289K were one bedroom units. Only two units recorded as closed on the MLS (MREDLLC.com) under $289,000 were two bedroom units.

Views from Diversey Harbor.  The lakefront amenities are extremely accessible from many Lincoln Park high-rise buildings.  

The highest priced high-rise condo sale was at 2550 N Lakeview, Unit 1001S, Chicago IL 60614 for $3,900,000.  The luxury high-rise development Lincoln Park 2550 tops the sales charts since it's completion in 2012. The lowest priced high-rise condo sale is 2626 N Lakeview Unit 1410 for $132,000. The updated studio apartment makes a great in-town or just live simple and cheap in
a fantastic location!

We love helping our clients find their first, trade-up or in-town condo! We also love showcasing your unit for sale with great preparation, photography and video.  Contact us today!

Lincoln Park vintage row house sales active in 2014

A wonderful row house on Webster Avenue, Lincoln Park gets some professional care on Monday (photo Bob DePalma, Broker, Kale Realty).

One of our favorite homes we've sold was a historic row house in Lincoln Park's Old Town Triangle.  No other properties seem to say Lincoln Park, Chicago to us than vintage row houses.

Here's a look at Lincoln Park vintage row house sales so far in 2014

Seven (7) vintage row house sales have been recorded in the MLS since January 1st of this year.  The median price for the closed row house sales is about $1,055,000.  

The lowest vintage row house sale is a three bedroom home (2 beds upstairs, on bedroom in the lower level) at 2702 N Dayton Street for $622,000.  The row house did not include designated parking on the property.

Watch our video walk-through of a vintage Lincoln Park row house!



The highest vintage row house sale this year in Lincoln Park is 2537 N Burling for $2,310,000.  The 6 bedrooms, 4 full and 2 half-baths home is located on one my favorite blocks in Lincoln Park.

For sale and under contract

Currently, eleven (11) vintage row houses are listed for sale on the MLS priced from $769,000 to $2,250,000.

Twelve (12) vintage row houses are under contract and pending closing with asking prices of $779,000 to $1,925,000.

We help clients buy, sell and rent property in Lincoln Park.  All sales statistics gathered and analyzed from MREDLLC.com by Eric Rojas, Broker, Kale Realty

Sold! Clients buy Lincoln Park townhouse near all the shopping (Market stats too)

We recently helped our clients buy 1810 N Fremont # 10, Chicago IL 60614 for $660,000. We viewed and secured the home prior to listing going on the open market! The townhouse development is located in the Ranch Triangle area of southeastern Lincoln Park known for is proximity to boutique shops and restaurants as well as big box retail and services along North Clybourn Avenue. All photos Eric Rojas, Broker, Kale Realty unless otherwise noted.

We've been busy in the Lincoln Park neighborhood this entire year. The neighborhood is desirable as ever and real estate demand seem to have no end.  We recently helped our clients purchase a Lincoln Park townhouse. Our clients were the first buyers to see the property "Pre-MLS" and offered immediately. In fact only half the buying couple saw it! They had lost out on at least two previous properties in multiple offer situations and were pumped to avoid competing with other buyers. 

The entrance to 1810 North Fremont townhomes in Lincoln Park.

Lincoln Park Townhouse sales

Townhomes are attached units but do not have a neighbor above or below. Townhomes are typically the closest thing to a single family home you can experience if a single family is out of the budget or the maintenance/ location of a house is not desirable to you. Some have condo associations with monthly assessments while others may be "fee-simple" and do not have the restrictions or shared maintenance of a condo association. I prefer a fee simple townhome that gives me the flexibility to rent out if desired.

-230 Lincoln Park townhomes sold so far this year (January 1st to September 24th, 2021). The median price is about $690,000. Only 157 townhomes sold over the same period of 2019 with a median price of  $709,900.

-36 townhomes are currently under contract with a median asking price of $689,900. 

-Want to live in Lincoln Park? You're in luck.  50 townhomes are currently for sale with a median asking price of about $779,000.

*Remember! We're full service buyer and listing Brokers. Please contact us direct at erojas@kalerealty.com to buy and sell property in Lincoln Park and the greater Chicago area*

Lincoln Park snowy house sales

A spectacular double-lot Lincoln Park home at the 2200 block of North Orchard steps from Oz Park (not for sale). Photo Eric Rojas, Broker Kale Realty

We were out over the weekend (during another snow event) looking at Lincoln Park single family homes. Only three Lincoln Park homes have closed in January thus far. 

2329 N Greenview closed for $905,000, 2517 N Bosworth closed for $1,360,000 and 2250 N Janssen for $2,430,000.  All homes went under contract at the end of 2013.  The low amount of house closings this January reflects low inventory for market price single family homes at the end of last year.

Winter wonderland on North Orchard in Lincoln Park (not for sale). Photo Eric Rojas, Broker Kale Realty

Under Contract
25 homes are currently under contract with a median asking price about $1,800,000. High end homes look to be doing very well.  Two new construction homes are under contract for over $5 million and $6 million respectively.  Three homes are under contract for over $4 million and four more homes are under contract for over $3 million.

A gorgeous expanded brick cottage on a wide lot located at the 2300 block of North Geneva in Lincoln Park (not for sale).  Photo Eric Rojas, Broker Kale Realty

Currently offered for sale
54 homes are currently listed for sale in Lincoln Park. The architectural styles, features and lot sizes of Lincoln park homes vary greatly.   Of those for sale, only one two bedroom house is offered for under $1 million dollars.  The median price of homes offered is about $2.5 million.
 

Lincoln Park Single family home sales up 29% for 2012

Our year started and ended with contracts in Lincoln Park... and we'll start off 2013 listing a Landmark District row house in Old Town Triangle.  Let's see how single family home sales (including row houses) did in the popular Chicago Community Area of Lincoln Park this year.

New construction in East Lincoln Park found plenty of buyers this year (Photo, Eric Rojas at North Lincoln Ave, Wisconsin Street and North Lincoln Park West)

 Total Lincoln Park area single family home sales

182 homes have closed from January 1st to December 26th 2012 in Lincoln Park. Only three homes sold for under $500,000 (two were row houses and another a frame home on a small lot of Old Town Triangle).  The median price is about was about $1,250,000.

Unit sales are up 29% over the same period of 2011 (141 units sold).  The median price over the same period in 2011 was also $1,250,000.

The good, the bad and the ugly

The highest closing this year was 1956 N Orchard for $5,300,000...a double lot (50'x124') 7 bedrooms, 6.5 baths 2001 build. 4 homes sold for over $4 million and 5 homes sold for over $3 million. 

The lowest sale was 319 W Concord Place for $412,000.  The small frame home in Old Town Triangle sat on a 24'x98' and did have two outdoor parking spots on the property (included parking can be a rarity in the Triangle especially at this price). Seems like a pretty good deal even if a tear down.  The only minus being that it backed-up to a parking lot for a mid-rise building... but for this east Lincoln Park location, that's no big deal.

Only 11 of the 182 recorded sales were distressed properties (either short sale or REO, bank owned). 

East vs West: Lincoln Park home sale prices

We often have our Lincoln Park buyers ask us to look for homes "east of Halsted Street" or in "East Lincoln Park". East Lincoln Park features both vintage and modern homes, unique architecture dating from the late 1800s and gets you closer to the lake.  It is also located in the Abraham Lincoln Elementary School District- a coveted Chicago Public School.

139 detached homes and row houses sold in Lincoln Park this year as of December 27th.  The median price is about $1,250,500.

About 50 homes sold east of North Halsted Street with a median price of about $1,600,000.

About 89 homes sold west of North Halsted Street with a median price about $1,150,000.

 So, the median price of homes in eastern Lincoln Park (east of North Halsted Street) is about $450,000 higher than west of North Halsted. If you go west of  Halsted you can get, on average, a newer or more updated home for a little less money.  However the atmosphere and architecture becomes more unique the closer you get to the lake... and people are willing to pay a premium. Additionally, the top rated public and private schools (Latin, Francis Parker etc..) in Lincoln park are for the most part located east of Halsted.

St. James Place in eastern Lincoln Park near the lake.  Row homes are more typical.

Lincoln Park condo sales, prices: 2011 singing the Blues

We recently represented another client purchasing a well located Lincoln Park condo at a price below average comparable properties.

Chicago is home of the Blues and Halsted Street in Lincoln Park is home to a couple great Blues clubs... B.L.U.E.S. and Kingston Mines. The problem is Lincoln Park condo sales have a case of the Blues like may other Chicago neighborhoods.

I took a look at overall two bedrooms, two baths and three bedrooms, two baths condo sales for Lincoln Park for the first half of 2011. "2/2s and 3/2s" are typically the most requested condos by our clients.

• Lincoln Park two bedrooms, two baths condo sales 1/1/2011-6/30/2011

-2011 two bedrooms, two baths condo unit sales were down about -33% from the the same period last year. 90 condos sold this first half compared to 134 condos sold same period 2010

-Median price was down about -6% at $359,000 compared to $380,000 in 2010.

• Lincoln Park three bedrooms, two baths condo sales from 1/1/2011-6/30/20111

-2011 three bedrooms, two baths condo unit sales were down about -23% from the same period last year. 31 units sold compared to 40 units sold in first-half 2010.

-2011 median price was about $500,000, down only -3% from the $515,000 of 2010.

2011 Interesting Statistics:
13% of closed two bedrooms two baths condos were distressed sales (foreclosure REO or short sale) in the first 6 months of 2011 (12 out of 90)

ZERO three bedrooms, two baths closed units were short sales or foreclosures in the first 6 months of 2011 (0 out of 31).

There are many other varieties of condos: 3/3s, 2/1s and 1/1s for example, but most people ask for a 2/2s or 3/2s and it makes a nice data set for trends.

See more Lincoln Park statistics and homes here!

All statistics pulled and analyzed from MREDLLC.com of which I'm a member. It is the best and most regulated real time home sale information available.

Statistics: Lincoln Park condo sales increase for 2010 second quarter

Lincoln Park 2010 second quarter attached home sales will see an increase compared to 2009... but may not be as dramatic as one might venture. 220 attached homes have already closed with eight days left in the quarter. There are 167 attached homes under contract. When all the closings are in by the original June 30th deadline (with many delayed due to lenders backlogs) we may see a 25% gain in unit sales over the 236 closed in 2009.

Lincoln Park sellers were less motivated to sell than surrounding neighborhoods

Other Lincoln Park notes:
The lowest sale was a foreclosure for $100,100 at 200 N Lincoln Park West (a studio condo).

The highest sale was $2,600,000.00 at 2120 N Lincoln Park West #8 (a three beds three-and-one half bath with family room, office large terraces etc...).

The second highest sale was for $1,955,000 at 2340 N Lincoln Park West #501(Four bedrooms, family room, four plus baths).

12 Lincoln Park closings (5%) were distressed properties (foreclosure or short-sale). Most of those were priced well under $125,000.

Lincoln Park condo unit sales up 49% in 2012, median price stable

We've had several town house and condo sales in Lincoln Park this year including units on Sheffield, Hudson and Eugenie.  It has certainly felt like activity is up.  Here is a look at the actual numbers.

The "Portals" in eastern Lincoln Park (photo Eric Rojas)

Lincoln Park Condo Sales (attached units) in 2012

470 condos (attached units including town houses) have sold from January 1st to June 30th this year.   That's way up 49% from the 315 sold condos in the same period 2011.  The median price for an attached unit so far in 2012 is $385,000 (a typical unit may be a middle floor two bedrooms, two baths 1999 build condo with garage parking).  The median is about the same as the $380,000 for same period 2011.  The stable prices for a couple years is a good sign.

The Highs:
By far, the highest priced attached unit was a penthouse co-op in 2430 N Lakeview Avenue, Unit 17PH that sold for $3,675,000 at the Adler...cash.  The 5600 sq/ft unit covered two floors with unobstructed Lake Michigan views ) The over $8,000 monthly assessment (including property taxes of $41,000 a year) affords a full amenity lifestyle on the lake and 3 parking spaces.

The Lincoln Park "skyline" overlooking the lagoons (photo Eric Rojas)

The second highest was sale was at 1009 W Webster Avenue #2 for $1,365,000.  The duplex penthouse is in a two unit new construction building using green materials like recycled old Chicago brick. Highly unique with great style, this home is in the heart of DePaul neighborhood and all it's shops, restaurants, parks and bars.


The Lows:
The lowest sale was a studio apartment at 607 Wrightwood #805 sold for $75,000 cash.  This fantastic location is steps from the lakefront, easy downtown and has every amenity you need outside your door.  Live the Lincoln Park lifestyle for peanuts. In 2012 69 units sold for $200,000 or under and only 5 of those had at least 2 bedrooms. In 2011, 49 units sold at or under $200,000.

 2008-2012 same period unit sales (January 1st to June 30th)

2012: 470 units sold / median price $385,000
2011: 315 units sold / median price $380,000
2010: 431 units sold / median price $400,000 (affected by government First Time Buyer credit)
2009: 303 units sold / median price $396,000
2008: 476 units sold / median price $425,000
2007: Units sold well exceeded 500 units for the same period. By April, there were already 419 units sold.

Contact us to buy or sell a Lincoln Park condo, town house or single family home. More Lincoln Park posts HERE!

Lincoln Park town house sales up 42%

There are a lot of town house style developments in Lincoln Park.  It's a popular way to live in one of the more desirable urban areas in the country. In a town house style home you have no neighbors above or below you (just attached on at least one side). Often times town houses will afford you that city dweller coveted "outdoor space" in the form of a roof deck, fenced grassy yard or patio. Many have attached garages (rare even for single family homes in the city). Bob and I often sell and buy town houses with our clients in Lincoln Park and like to keep tabs on the market.

Watch the video of one of our favorite town house sales in Lincoln Park, under contract in only a couple days and sold for $437,500.


According to MLS closing data we track, 109 town houses have sold in Lincoln Park in 2012 thus far (January 1st to July 23rd).  That's way up 42%  from 77 units sold during the same period in 2011. 

The Highs
The highest priced town house closing so far this year is 805 W Belden for $1,225,000.  The 4 bedrooms town house also features a large family room, a 2.5 car garage and large roof level deck.
Two town houses sold for over $1 million and two sold over $900,000.

The Lows
The lowest priced town house sale in Lincoln Park was the deal of the year in my opinion.  646 W Belden Unit D sold for $285,000.  The small town house offers two bedrooms up, a main floor kitchen and living room combo and a lower level family room (or flex room). Sublime location in great condition...with parking included! Great buy.

If you are looking for Lincoln Park town homes from the low-end to the higher-end, with outdoor space or garage, in Oscar Meyer or Lincoln Park school... Bob and I will help you find value.

Lincoln Park single family home sales 2017, 83% sold over one million

Many million dollar homes have been built in the Wrightwood/ Lakewood area (old industrial train route) over the last five years as all of Lincoln Park, east and west, has filled in. Photo Eric Rojas, Broker, Kale Realty.

A recent report cites Lincoln Park leading Chicago in million dollar property sales in the 3rd quarter of 2017. The rate of both residential and commercial tear downs in Lincoln Park may seem shocking. But the redevelopment payoff is big. Let's take a look at over-all Lincoln Park single family home sales as we near the end of 2017.

Single family home sales January 1st to November 10th
176 single family homes have been recorded closed from January 1st to November 10th according to MREDLLC.  The median price of a sold home is $1,565,000. Over the same period in 2012 (as the market was taking off) 164 single family homes closed with a median price around $1.2 million.

146 of those Lincoln Park single family home closings this year were $1 million dollars and over.  That edges out North Center which sold 140 single family homes $1 million dollars and over.

The highest Lincoln Park sale was 542 West Grant Place, Chicago IL 60614 for $7,200,000. 

With many impressive properties new and old it is not hard to imagine Lincoln Park leading the city in million dollar sales.

2626 North Lakeview condo sales in Lincoln Park (median price $250,000)

2626 N Lakeview, Chicago IL 60614 is one our favorite resale buildings for location, price and amenity. It has a rooftop pool! Doorman! Fitness room! The area has a tony feel with elaborate architecture, high-end properties and pleasant walking paths along the park. Lake views can be had in most east facing units.

We've spent a good amount of time working with condo buyers in East Lincoln Park lately (Lincoln Park east of Halsted). The neighborhood is as popular than ever, there is development everywhere and prices have trended up for five years. In my opinion East Lincoln Park features several existing mid-rise and high-rise buildings offering more value than Gold Coast or Lakeview comparable homes. If you like expansive parks, tons of restaurant / bar options, nearby cultural events, services and the lake (!) at your doorstep East Lincoln Park is for you. 

2626 N Lakeview is just south of the West Diversey Parkway strip of bars, restaurants and services while overlooking leafy lakefront parks. It is also in the heart of North Clark Street shopping and dining a couple blocks west.

Sales
Sixteen units have closed in the building over the last twelve months. The median price of a closed unit is about $250,000.  Sold prices range from $150,000 for a studio to $545,000 for a three bedrooms, two and one-half baths unit (with fantastic views!).

Only one unit is currently under contract.  A studio unit #3010 is under contract as a rare short sale asking $159,900. Five units are currently under contract and five units are listed on MLS as rentals.

Live relatively cheap in East Lincoln Park steps from Diversey Harbor and any number of urban delights! Please contact us to purchase or sell your next Lincoln Park property.

Old Town Triangle area home sales 2012

We've been in Old Town Triangle of Lincoln Park over the past couple weeks preparing a client's home for sale.  Let's take a look at single family home and condo sales in 2012 for this most desirable of Chicago locations.  You can read about the historic area boundaries as written below and many more Old Town Triangle area posts at Yo Chicago

The Old Town Triangle is part of the Lincoln Park neighborhood along Chicago's north lakefront.
It's bounded by North Ave (1600 N), Armitage Ave (2000 N), Lincoln Park and a line drawn from the intersection of Lincoln Ave and Armitage Ave south to Larrabee St (600 W). The line which is the western boundary of the Old Town Triangle generally corresponds to the right-of-way of what was formerly Ogden Avenue.
ZIP code: 60614

The roughly 2 square block radius in East Lincoln Park surrounding Old Town Triangle...a fantastic location in Chicago

We'll use a square shape above to cover the neighborhood between  the major streets of West Armitage to West North Avenue and North Clark to North Larrabee to get a better look at sales and the types of properties available in - and adjacent to - the Old Town Triangle Historic District.

The row houses on the 1800 block of North Lincoln present the opportunity for a great door!

 Single family home and row home sales in 2012 (JAN 1st to NOV 19th


There have been 19 closed single family homes and row homes in the greater Old Town Triangle area so far this year.  The median price was about $1.2 million. This may seem a little low for this location compared to Lincoln Park's median single family home price this year of about $1.3M.  However, the homes in the actual historic district of East Lincoln Park are much smaller on average and often feature less luxury amenity in the historic homes in exchange for the privileged location.

The highest single family home (totally detached) sale this year is $3,133,365 at 1839 N Cleveland.  This was a re-sale of a 2000 built 6 bedrooms home on a 24x125 Chicago lot.  The highest row house sale so far is 1910 N Clark for $1.975 million.  This wider than usual 4 bedrooms row house at 23 feet wide features a rear addition with attached garage and elevator.

Condos (and town houses with condo association)

There are many ways to experience the East Lincoln Park, Old Town Triangle lifestyle.  132 attached condos and town houses closed from January 1st to November 19th this year.  This is a large number of units for this relatively small area and up from the 94 units sold same time last year  This also includes a few high rise buildings along North Clark Street and a small portion of North LaSalle which increase the density of available condos.

Condo Prices
 The highest sale for an attached unit this year was 1813 N Mohawk Unit A for $1,230,000.  The 3000 sq/ft, 4 bedrooms end-unit town house sold within a week after going on the market.   The lowest condo sale in our boundaries so far was a mere $105,000 at 1850 N Clark # 2406 (Hemingway House).  The high floor studio has great city views.  I've gone to a couple terrific events at the Hemingway House party room and sun deck...great views and A+ location to impress friends and associates.

24 condos sold for $200,000 or under.  All but three were in high rise buildings and the assessments that go with them.  The other three were small one-bedroom vintage conversions. The median price for all attached unit sales (132) in the is area is $320,000 this year.  94 units sold with a median price of $395,000 same time last year in 2011.

Row house or high rise... there are many budget options providing the Old Town Triangle lifestyle

YoChicago.com is a very thorough source for unique Chicago neighborhood information...just one of the many reasons I work with them for our property and neighborhood videos.

East vs West: Lincoln Park townhouse sales

"I only want east of Halsted." Well, how about this beauty on North Mohawk?!

The market in Chicago can vary greatly block by block. Our clients can be very particular about where they want to live; even when it comes to just east or west of the active mixed use North Halsted Street in Lincoln Park. Let's see how the prices broke down for townhouses on either side of the DMZ in 2010:

We posted yesterday the 2010 median price of a Lincoln Park community area townhouse was about $540,000.

*Median price of a townhouse east of North Halsted was slightly higher at $545,000 for about 75 townhouses closed. There were seven homes closed above $900,000 and three that closed well above $1,000,000.

*Median price west of North Halsted Street was right at $540,000 out of about 94 closed townhouses. The more striking difference was at the higher end: there were no townhouse closings over $900,000 west of Halsted Street in Lincoln Park. There were four closings over $800,000.

East of Halsted is often considered more desirable as it's closer to the lake and resides in a top ranked public school district (Abraham Lincoln Elementary). It may also appeal to those looking for more historic architecture with some large sections of city blocks boasting preserved turn of the century buildings. However, the numbers show it is more affordable for buyers to get East Lincoln Park and in a top school district than most might think.

View a video tour below of a more affordable East Lincoln Park townhouse in the Abraham Lincoln Elementary school boundaries. These homes vary in level of finish and pricing, so call us to find one for you.

For more on Lincoln Park, Chicago click here!

Demo time! Infamous Lincoln Park condos to be replaced by... apartments.

Demo staging at Lincoln Centre Condos yesterday at North Lincoln and West Altgeld, Lincoln Park. CTA Brown Line riders know the building for the tennis courts easily viewed from the train.  All photos Eric Rojas, Bob DePalma, Brokers Kale Realty

It looks like time has finally run out for Lincoln Centre condos at 2518-2540 N Lincoln Avenue in Lincoln Park.  On a rare occasion for a top city location the entire existing condo association sold out to a developer. New "luxury apartments" boasting 191 units will take it's place. Look for slower traffic around the Lincoln/ Fullerton intersection soon as this relatively massive development begins.

These units were always on the showing list for an affordable buyer option in the neighborhood.  But, it came with caveats... the design and condition of the building were less than great. Kind of had a party feel if you know what I mean.  Show of hands: Anybody party on those tennis courts?

Check out the Baker Development Corporation web site for updates on the Elevate luxury apartment project set to deliver units in Summer 2017. Lincoln park is getting a shot of density with the recent large developments of Lincoln Park 2550, Webster Square apartments and condos and the pending re-development of Children's Memorial Hospital site.  Three of the four developments I mention are on North Lincoln Avenue.

There are a variety of condo and apartment rental prices along Lincoln Avenue surrounding these new developments. One bedroom condos can start in the $200s with large town houses selling well over $1 million.  A renovated three bedrooms, two baths rental apartment (no parking included) on the 2300 block of north Lincoln Ave recently caught $3,200 a month.

Please contact us when buying, selling or renting in Lincoln Park!

Lincoln Park town house sales up in Lincoln school district

Townhouses with at least two bedrooms and a family room can be a good option for those looking to be in Abraham Lincoln Elementary School district boundaries in Lincoln Park.  Lincoln is a highly rated public school in which you attend as long as you live in neighborhood boundaries.  Bob and I have represented several families in the district throughout the years. 

Town House sales in Lincoln School District January 1st to October 31st, 2012


Approximate attendance boundaries of Lincoln School

About 49 town house style homes sold so far this year (January 1st to October 31st, 2012).  That's up 10 units from the 39 sold last year same time.  Not a huge bump... but representative of the active year in Lincoln Park for just about all property types.

 The median price for a town house in Lincoln School district is about $525,000.

Three bedroom or more town houses

27 of the 49 sold town houses had at least three bedrooms or more. The median for this classification is about $650,000.  Breaking it down a little more, there were 5 total town house sales this year that had four bedrooms or more.  The median price bumps to $820,000.

A Lincoln Park address and top school trumps the conventional single family home in the "way-out" burbs for many families. This makes town houses in Lincoln Park a popular housing segment.

More Lincoln Park HERE

Lincoln Park high-rise condo sales this year, 50+ unit buildings

We'll be listing a two beds, two baths condo in one of Lincoln park's popular high-rise buildings this spring. The unit overlooks Lake Michigan and Diversey Harbor. High-rise living by Chicago's lakefront is a distinct and fulfilling option for those looking to take advantage of city living while enjoying an active, outdoor lifestyle at your door front!

2626 N Lakeview in Lincoln Park.

Lincoln Park high-rise condo sales (50+ unit buildings) Jan 1st - March 26th, 2025

42 high-rise condo have sold in buildings with 50+ units from from January 1st to March 26th of this year.  The median price of a sold unit is about $310,000. Condo units with at lease two bedrooms sold with a median price of about $425,000. 

Over-all median price is up about $20,000 over same period of 2024.  Units sales are down about 10 condos from same period 2024. 

While the purchase price of Lincoln Park high-rise condos trend below those in smaller buildings the monthly assessments and amenities of each building vary greatly. It helps to use a good lender's spreadsheet to input all the variables included (or not) in the assessment.  Common factors are mortgage principal, interest, property taxes, utilities, fitness room, parking and insurance.

The North Pond early this month just steps from 2626 N Lakeview in Lincoln Park. There is no comparison to having our beautiful lakefront, trails, ponds and amenities outside your door! 

Contact me at erojas@kalerealty.com to buy or sell in Lincoln Park and surrounding neighborhoods.

Lincoln Park town house sales down 46% first half 2011

I took this photo this morning of the well kept courtyard at 1030 W Wrightwood before attending the final walk-through of our listing.

We just closed another Lincoln Park town house listing earlier today at 1030 W Wrightwood Unit I while our clients and their growing family are off to their next house. Town houses are a category of attached housing to imply there are no above or below units to the subject unit. They can be fee simple with no assessments or part of a condo association with assessments. How have Lincoln Park town house sales fared this year?

2011
Lincoln Park saw 45 closed town houses in the first 6 months of 2011. This is down from 83 closed units (-46%) same period 2010. The median price was $550,000 on the nose with the highest sale at $1,005,000 and the lowest sale at $325,000. Interestingly, the median was also $550,000 same period 2010.

The hopes of economic recovery and the buzz surrounding the Federal First Time Buyer's credit fueled the almost double sales of first-half 2010. However, with the median price the same at $550,000, more higher-end buyers bought units despite being less influenced by the credit. It is widely observed (in our opinion) that the lower-end, under $400K buyers, were highly influenced by the $8,000 credit and $500,000 less so.

In 2011, it appears both lower and higher end town house buyers in Lincoln Park are sitting it out. We can see the logic of lower-end sitting out without the first time buyer credit. But it also means the higher-end buyers with similar or more favorable mortgage options than 2010 have bought less this year. With 123 active town house listings in Lincoln Park at this writing, we don't believe the difference in sales has been due to inventory offered.

Read more Lincoln Park posts HERE