Lake View Township open for property tax appeals now... HURRY, appeals due May 8th!

The Lake View township tax appeal window is now open (look at your property tax bill for your township).  Do your civic duty and appeal your property taxes to help keep my property taxes lower.  Seriously, you have until May 8th, 2015 to file your appeal and May 18th to include all documentation.  

Spring time and TAX APPEAL TIME!

Appealing your taxes can be as easy as using this online form from the Cook County Assessor's office. I just did!  Have some comparable property PIN numbers ready. You can type in neighbor's comparable home addresses on a site like Redfin to get the PIN number and taxes.

You may hire an attorney to appeal your taxes.  I have never taken this route but many neighbors and clients I know have an attorney appeal their property tax assessment each time the window is open.  Ask around for a referral attorney (a friend, neighbor or "moi" will probably have a recommendation). Attorneys are typically paid by a portion for the tax reduction for the first year or by their regular billing hours.

Need help, have questions? Contact 10th District Cook County Commissioner Bridget Gainer's office  

Two property tax assistance events tomorrow!
The 47th Ward and various public officials are sponsoring tax appeal assistance at their Ward office tomorrow Thursday April 30th from 9am to 1pm and tomorrow evening at Chase Park Thursday April 30th at 6pm. Bring your second installment property tax bill from 2013 (be safe and bring your current and last years bills!).

 Do it!

Photos! New construction condos coming to Hamlin Park area of North Center

The triangle lot was recently an active commercial building with a siding company and other retail space.

An 18 unit new construction condo building is coming to the corner of Clybourn and Oakley in North Center. Pre-construction listed prices at 3047 North Oakley Chicago IL 60618 for a two bedrooms, two baths unit with garage parking start at $361,000.  A couple three bedrooms units are listed at $484,500. The MLS listing states delivery of units by December of this year.

The Oakley side will face a block of newer construction condo buildings.

A view from the construction site at 3047 N Oakley from a recently sold unit of ours across the street at 3044 N Oakley.  The old building has been completely removed.

The location is just west of Hamlin Park, just south of Roscoe Village and near plenty of grocery and retail shopping along Western and Clybourn. The median price for a two bedrooms, two bathrooms condo with garage parking in the three blocks radius of the development is about $265,000 (all re-sale units, no new construction).  The immediate area is getting a big infrastructure boost with demolition of the Western Avenue overpass.

Existing newer construction condos across from the development site.

Boutique new construction elevator buildings are very popular with buyers. They attract folks who'd like to skip the stairs and avoid the harsh winter conditions by pulling in their heated garages.  90 Miles Cuban Cafe next door doesn't hurt either.

Realtor at work: I like to ride my bicycle!

Checked out the progress today of the new Lou Malnati's in North Center 4340 North Lincoln Avenue, Chicago IL 60618 on my ride to a lender appraisal appointment. It's dangerously close to opening.

As many of my clients and readers know I ride my bike to many daily appointments when possible. It keeps me close to the street action. The ability to ride and walk for almost everything we do is the #1 reason we live in Lincoln Square... and a big part of why I enjoy my real estate business.



I rode to meet a buyer's lender appraiser (last minute request) at one of our properties under contract. I made sure to have him step out on the deck to enjoy the gorgeous surroundings complete with a soothing water feature!

posted from Bloggeroid

Popular Lincoln Square/ Andersonville spurs sales and new construction on West Foster Avenue

A new construction three unit condo building goes up on the 2300 Block of West Foster in the Lincoln Square community area.The last few vacant lots from North Ashland to North Western Ave are being developed.

We wrote last year that busy Foster Avenue was in play as buyers and developers looked for homes and land in popular Lincoln Square/ Andersonville. Residents living on the 1600 to 2400 blocks of West Foster benefit from the many restaurants, services and amenities of the Andersonville and Lincoln Square commercial districts.  They also have huge Winnemac Park for outdoor activities. Busy West Foster offers relatively cheaper real estate in this popular area.

12 properties have closed along the 1600 to 2400 blocks of West Foster in the last six months. It's a mixed bag of condos, single family homes, commercial buildings and multi-units.  Most interesting are the properties prime for new development.  Developers are answering the the demand for new properties.

The vacant lot at 2253 W Foster Chicago IL 60625 in the Lincoln Square/ Ravenswood neighborhood closed this year for $240,000 with attached plans to build a two unit luxury condo building.  The same vacant land sold just two years ago for $125,000.  Not a bad flip.  According to public data culled by Chicago Cityscapes web site and service, the property has an updated construction permit for $567,000. All photos Eric Rojas, Broker, Kale Realty

The mixed use building at 2254 W Foster Chicago IL 60625 (right of photo) was purchased by an LLC late last year by a local Broker/ developer for $270,000.  The property is on a standard Chicago lot 25'x125'.  I don't see any construction permits yet but I guarantee either a condo building or single family home in the near future!  The building at 2256 W Foster just to the left is another interesting situation.

2256 W Foster, Chicago IL 60625 is a large corner two flat in the Bowmanville sub-neighborhood of Lincoln Square.  The building has been in foreclosure proceedings since 2012 and has recently been vacated.  I can't tell if a judicial sale has transacted just yet.  It's possible the developer buyer next door has bought the building through bank connections. If not, the bank will have to list for sale like any property with a brokerage. It would be an awesome buy for the owner next door!

Foster, Western and Ashland Avenues are realistic alternatives to stay in these hot neighborhoods.  The median price of a single family house in the interior residential streets of the neighborhood on either side of Foster is about $700,000.  New construction and complete gut rehabs can top $1 million dollars.  Investment in properties along West Foster and other busy arteries enhances affordable options and improves quality of life for local residents.

New for sale! Tour a Lincoln Park penthouse condo at 2700 N Halsted asking $314,900

We've just listed 2700 N Halsted, Unit PH 11, Chicago IL 60614 asking $314,900.  Take the video tour of this great looking Lincoln Park one bedroom, one bath top floor corner unit with heated garage parking.




2700 N Halsted, Unit PH11 - One bedroom, one bath corner unit - Garage parking - Washer/dryer in unit - Gas fireplace - Sound wiring - Fire sprinklers - Security system - Balcony - Walk-in closet - Utility closet - Central AC/heat - New paint, carpet and light fixtures

Real Estate photos by Photolightchicago.com

Well known boutique building at Halsted and Diversey.  Super close to CTA Brown Line, Trader Joe's, great bars and restaurants and the lakefront.

Warm, well appointed kitchen with lots of storage

Open plan with true dining area and sliding doors to patio.

Great kitchen island!

Gas fireplace, wired for sound and room for flat screen TV

Light, airy bedroom has terrific views.

Walk-in closet!

Spacious, updated bathroom

Top floor balcony has east and west exposures.

Awesome views from the common roof deck.  Take the elevator one floor up!

Additional building features:
Elevator building
Lobby
Fitness area
Common rooftop deck
Large storage cage
Heated garage

Listed by:
Eric Rojas, Vice-President/Broker
Kale Realty
542 W Roosevelt Road
Chicago IL 60607
PH: 773-510-1597

Spring dreaming with gorgeous Gold Coast original

I was in Gold Coast prepping a unit for sale. Had to take a photo of this beauty on North LaSalle. City living!

posted from Bloggeroid

East Village condo unit sales, prices way up since 2012

It's not uncommon to have a church view form the rooftops of East Village.  On the roof-deck of 717 N Paulina, Chicago IL 60622, photo Eric Rojas, Broker, Kale Realty

We have a buyer client looking to move back to the East Village neighborhood of West Town. The neighborhood has faced much development and change over the past five years.  West Chicago Avenue is crammed with old and new restaurants, shops and businesses catering to the long time families and newbies looking for hip culture and good proximity to downtown.

Condo sales in East Village (West Grand to West Division and North Ashland to North Damen)
January 1st to April 17th, 2015.

57 attached units (including town houses) have closed this year from January 1st to April 17th.  The median price is a healthy $442,000.  That $442,000 gets you a newer construction two bedrooms, two baths condo with roof-deck, garage parking at 1022 N Marshfield  #3, Chicago IL 60622.

Over the same period last year 55 units sold with a median at about $417,000. 

East Village rooftops offer unobstructed skyline views of downtown.

Same period sales January 1st to April 17th:


2015   57 units sold with median price of $442,000

2014   55 units sold with median price of $417,000
2013   41 units sold with median price of $377,000
2012   35 units sold with median price of $330,000

The area is home to many interesting spaces... new and old.  The highest priced condo sale this year is a full top floor modern renovation in a vintage 4 unit building.  The 2300 plus square foot unit with green rooftop deck at 544 N Paulina #4, Chicago IL 60622 sold for $700,000.


Call us to buy and sell in East Village, UK Village, Wicker Park and Bucktown.

Under Contract! Tour of 3718 N Hoyne #1 in North Center asking $219,000

Our newest listing at 3718 N Hoyne #1 in Chicago's North Center neighborhood has gone under contract over the first weekend of showings.  The deal is now in attorney review and inspection.

Take the video tour:


Click the link if video does not come up 
https://youtu.be/zEOD6NZo0p4

3718 N Hoyne Unit 1 Chicago IL 60618 in a great North Center location asking $219,000.

The attractive renovated kitchen opens up to a large deck.  Great for summer cocktail parties!

All photos www.yochicago.com and Eric Rojas, Broker, Kale Realty.

Just north of Roscoe Village this classic one bedroom apartment has great flow for sophisticated living.  The good sized dining room is open to the large, renovated kitchen with plenty of prep space and storage for the chef. The true dining room and open flow to the kitchen and deck make this a great space to have friends and family over. Central heat and AC! Storage room and free laundry one flight of stairs below unit.

Really pleasant dining room, rich wood, big windows and built-in hutch.

Dining room opens to the living room.

Newer, very good sized bathroom with plenty of extra storage space.

The bedroom has a great window overlooking your private deck open yard space. The 4x4 step-in closet is well organized.

This is a great deck situation.  Right off the kitchen, late afternoon sun and overlooking a tree lined open yard. No alleys, buildings or ugly power lines here.  Really nice outdoor space!

View from the deck looks over landscaped single family home yards. Trees fill in for a tranquil green aesthetic. 

Walk to the many, many great restaurants and bars along North Lincoln Avenue and West Irving Park like Browntrout and The Globe Pub . Three blocks from the heart of Roscoe Village dining, bars and shops. Trader Joe's is just three blocks away!

3718 N Hoyne #1
One bedroom
One bathroom
Central Air/ Heat
Storage unit
Free laundry one flight down in basement
Assessment $163.00
Taxes $2,996

Listed by Eric Rojas, Vice President/ Broker
Kale Realty
548 W Roosevelt Road
Chicago IL 60607
773-510-1597
Call or email us to discuss buying, selling or renting in Chicago and the near suburbs.

Buyers covet Alcott School, "Field of Dreams" slated for this fall among $2 million homes

The view last Tuesday of the current Alcott School fields from a town house development on the 600 Block of West Drummond. All photos Eric Rojas, Broker, Kale Realty

I took this photo last week from the roof deck of 623 W Drummond, Chicago IL 60614 in Lincoln Park...a fee simple townhouse listed for sale directly across an alley from the Alcott Elementary East Campus school yard. The two bedroom, two bath unit is listed by Conlon Real Estate for $425,000

Alcott School and their advocates have secured funding for a new "Field of Dreams".  The school is well rated and it's at the top of many of our buyer's lists that are concerned about good school districts.  The new Alcott outdoor facility adds to the desirability of the immediate area for both those looking for a good school and/ or great recreational space.

Living upon a terrific park or outdoor space in the city is a huge draw.  Some folks don't want the commotion of the kids, but for many active city types it's like having a giant backyard.

A new Alcott field will have a positive impact on the row of fee simple town houses on the 600 block of West Drummond directly across the alley.  A nicely updated two bedrooms town house with family room at 623 W Drummond Place Unit 14 is under contract asking $550,000 (furthest unit to the right in the photo).

Alcott school district sales:
Buying in top Chicago public school districts is often competitive and a reality check.  It challenges families on how much they desire the city life over some of the amenities associated with suburban living (or going further out from downtown while staying in Chicago).

91 attached condo units designated as Alcott school district in the MLS (including town houses) with two bedrooms or more have sold over the last 12 months (another small percentage of units sold but were not marked in MLS as Alcott).  The median price for a two bedrooms or more unit is $515,000 over this time period.

15 detached single family homes designated as Alcott school in the MLS sold over the last 12 months for a median price of just over $2 million.
 

Clients buying in Old Town Triangle: Property sales this year

The quintessential Old Town Triangle property! All photos Eric Rojas, Broker, Kale Realty

Old Town Triangle in Lincoln Park is one of the most desirable neighborhoods in the city.  For one it's located close to the lakefront and easy to downtown.  But the overwhelming allure is in the historic district properties and remaining brick paved streets. It's a neighborhood where you may sacrifice luxury, space and suffer some quirks just to "be there".

A detached two-flat property at 304 W Concord, Chicago IL 60614 is for sale at $475,000 offered by the lovely and professional Amy Arnold, Kamberos Associates... a bargain for the neighborhood.  The traditional cottage style home is currently has (2) one bedroom apartments rented out.  The catch? It's adjacent to a larger multi-unit building and the short lot does not have alley access and backs up to another property's backyard. You have an unofficial easement to reach the back alley.

My long time clients and native Chicagoans viewed 304 W Concord in Old Town Triangle last week.  The Lincoln Elementary school district is a top priority along with a highly walkable location.  They would live in the property themselves and convert the small two unit building back to a single family home. Like anyone, they have to weigh the construction costs and quirky lot vs living in their most desirable dream location.

Find yourself in ye Olde New England village!

Old Town Triangle Residential Property Sales (non high-rise) January 1st - April 15th, 2015

Extended Old Town Triangle area: Clark to Mohawk and Armitage to North Ave.

13 residential properties have sold thus far in 2015 in Old Town Triangle area above. The median price for a property is about $525,000.   In 2014, 11 residential properties sold during the same period for a median price of about $450,000.

Square footage is at a premium so you have to adjust your expectations at $500,000.  All the properties sold this year were either attached homes (condos/town house) or multi-units.  We have not had a single family home change hands this year (recorded on the MLS). 

Two 3 flat multi-unit buildings sold.  A brick three-flat at 1922 N Sedgwick closed for $1,175,000 and another brick three flat at 1839 N Orleans sold for $1,610,000 in a multiple offer.  Bother were attractive vintage buildings.

Under Contract
There are currently 20 properties under contract.  They are all attached units or multi-unit buildings and prices range from $290,000 to $3.5 million.  The $3,500,000 property is a new construction penthouse condo listed at over 4,300 square feet. 

Take a video walk-through of our past Old Town Triangle row house sale at 1826 N Lincoln.  One of our all-time favorite homes!

New for sale! Attractive North Center/ Roscoe Village area apartment with outdoor space $219,000

We've just listed for sale 3718 N Hoyne Unit 1 Chicago IL 60618 in a great North Center location asking $219,000.

The attractive renovated kitchen opens up to a large deck.  Great for summer cocktail parties!

All photos www.yochicago.com and Eric Rojas, Broker, Kale Realty.

Just north of Roscoe Village this classic one bedroom apartment has great flow for sophisticated living.  The good sized dining room is open to the large, renovated kitchen with plenty of prep space and storage for the chef. The true dining room and open flow to the kitchen and deck make this a great space to have friends and family over. Central heat and AC! Storage room and free laundry one flight of stairs below unit.

Really pleasant dining room, rich wood, big windows and built-in hutch.

Dining room opens to the living room.

Newer, very good sized bathroom with plenty of extra storage space.

The bedroom has a great window overlooking your private deck open yard space. The 4x4 step-in closet is well organized.

This is a great deck situation.  Right off the kitchen, late afternoon sun and overlooking a tree lined open yard. No alleys, buildings or ugly power lines here.  Really nice outdoor space!

View from the deck looks over landscaped single family home yards. Trees fill in for a tranquil green aesthetic. 

Walk to the many, many great restaurants and bars along Lincoln Avenue and Irving Park like Browntrout and The Globe Pub . Three blocks from the heart of Roscoe Village dining, bars and shops. Trader Joe's is just three blocks away!

3718 N Hoyne #1
One bedroom
One bathroom
Central Air/ Heat
Storage unit
Free laundry one flight down in basement
Assessment $163.00
Taxes $2,996

Listed by Eric Rojas, Vice President/ Broker
Kale Realty
548 W Roosevelt Road
Chicago IL 60607
773-510-1597