La Grange single family home sale units down almost 25%

 

Downtown La Grange is ready for the holiday season.

I've been back in La Grange over the past month looking for a four bedroom single family home with clients. They need a move early next year. Several families close to us (be it friends, work associates and/or clients) have made the move to La Grange over my career. My wife and I find ourselves in the desirable southwest suburb often. The community offers great public and private schools, robust downtown and convenient Metra transportation (BNSF line) to the city.

La Grange single family home sales January 1st to December 1st

155 La Grange single family homes sold from January 1st to December 1st this year.  The median price of a sold home is about $607,000.  The highest priced sold home was at 131 8th Avenue, La Grange IL 60525 for $1,285,000.  The lowest price single family home closing was at 39 Washington Avenue, La Grange IL  for $220,000. 

The la Grange downtown and Metra are two of the major factors for our clients making the move from the city.

- Unit sales are down almost 25% from same period 2022 where 203 single family homes sold with a median price of about $610,000.  Median price of a sold home remains about the same. As with most Chicago area markets low inventory and high mortgage interest rates have slowed sales but have not necessarily affected prices.

- In the frenzy of 2021 with low mortgage interest rates and accelerated buying time-lines a whopping 240 houses sold with a median price of about $570,000. 

- In 2019 pre-pandemic (normal times) 180 single family homes closed with a median price of $550,000.

Currently there are 14 single family homes on the active market with a median asking price of around $650,000. Homes are priced from $300,000 to $1,950,000. There are five homes listed on the Private Listing Network of our MLS... one priced near $3 million.

To buy, sell, rent and invest in Chicago and near suburbs please reach out erojas@kalerealty.com  I'm happy to answer your questions.

Downtown Evanston church conversion shaping up years later

 

A church is being converted into seven residential units while a 23 unit apartment building goes up at the former parsonage house and parking lot. All photos Eric Rojas, Broker, Kale Realty

The downtown church conversion with new construction apartments first proposed in 2021 is making it's way to the finish line.  The sharp looking renovation and modern structure at Oak and Church Streets definitely catch the eye. It's taken awhile though.  Evanston Now first wrote about the proposal in March 2021 and followed up in 2022.  Completion looks to be sometime in 2024.

About 161 downtown Evanston condos have sold over the last 12 months.  The median price of a sold condo in the downtown footprint is about $330,000.  The lowest priced condo sold for $80,000 and the highest priced condo sold for $2,000,000. 

About 116 downtown apartments were rented in the last twelve months with a median monthly rental price of about $2,600. 

All data gathered from MREDLLC.com  and analyzed by Eric Rojas, Broker, Kale Realty. Questions, buying or selling contact  erojas@kalerealty.com

Bad smell in house could be a plumbing vent issue

My vent for the kitchen drain has seen better days! 

 
If a bad smell in my house is NOT one of my three sons then it is most likely a plumbing issue. We recently had a bad smell emanating from under our basement staircase. We followed the kitchen drain down to the vent stack tie-in located in the wall  adjacent to the stairs. After some demolition and investigation we discovered corrosion and cracks in the original cast iron vent pipe. Old Chicago bungalows will have cast iron vents and waste stacks when plumbing is original.

A sewer smell (or reoccurring general bad smell) in the home can be caused by a corroded drain vent pipe (like shown above) or a damaged bathroom waste stack. The problem is these vents are in the wall so it often takes some drywall demo to locate the issue. Check for any water leaks, mold or possible rodents (oy). If things all check out but there is still a consistent bad smell it could very well be a vent or waste stack issue.

Counter tops? Go to B&B for custom stone, cabinets and more

 

Bob and I have been working with B&B for stone counter tops in our personal homes and client renovation projects. We've always had great service and craftsmanship.  

Nothing beats going to the warehouse and shop and hand picking the slabs for our projects!

Budget buys to high-end finish level B&B can work with you. We chose an affordable granite on our last visit. 

Visit the shop or online BBFORMICA.COM
5617 W Grand Avenue 
Chicago, IL 60639
Ph. 773-804-1015 

New 74 rental unit development approved in central Lincoln Square location

 

The buildings shown here between West Eastwood and the "L" tracks along western Ave will be redeveloped to create a 74 unit mixed-use building. Photo in November 2023, Eric Rojas, Broker, Kale Realty

After years and years of scaffolding draping the east facade of THAT building adjacent to the "L" tracks... re-development is in the works. Many years ago I walked the loft building interior with a contractor looking for ideas for the huge open floor spaces.

The new 4640 N Western rendering https://hirschmpg.com/

In July the city approved a 74 rental unit development for 4632-4644 North Western Avenue in Lincoln Square. Urbanize Chicago has a nice rundown and renderings of the project HERE   The four story loft building ("the scaffolding building") will be renovated while the two story property will be demolished and replaced by a six story building. Rents mentioned in the proposal ranged from $1,500 for a studio, $1,700 for and one bedroom and $2,700 for two bedrooms. 

The development is just west across the street Western Brown Line station and steps from Giddings Plaza. 11 units will be set aside as affordable.  It joins the 63 unit 100% affordable new construction building also across the street and just north of the Western Brown Line stop. Another 130+ units in the center of Lincoln Square is great for local business and vibrancy!

More Lincoln Square real estate posts HERE

To buy, sell, invest and rent in Lincoln Square and surrounding neighborhoods contact Eric Rojas, Broker, Kale Realty - erojas@kalerealty.com

Video sneak peek! 1585 Ridge, Unit 302, Evanston $189,900

Video Sneak Peek! Pre-MLS! 1585 Ridge, Unit 302, #evanston IL 60201 is updated, bright, clean and crisp! Garage parking included! Just drop in your furniture and live the best of Evanston lifestyle. All photos / video Eric Rojas, Broker, Kale Realty.

View more photos and 3D video walk-through HERE

Pre-MLS, Off-Market! 1585 Ridge, Unit 302 in Evanston, IL may be the best value in Chicagoland. Attractive, well run building. Unit 302 is a spacious, updated two bedrooms, one bath apartment with garage parking at the doorstep of downtown Evanston. Steps to Metra (0.3 miles) and Davis Purple Line (0.4 miles). Live cheap in beautiful Evanston near the lake.

Details and building information 1585 Ridge, Unit 302, Evanston IL 60201 asking $189,900

Unit 302 features include: two bedrooms, one bath, GARAGE PARKING, lots of light, hardwood floors, newer replacement windows, large rooms, updated eat-in kitchen with dishwasher, updated bath, built-in AC units, storage unit on same floor.

Well run building includes: Lobby- Laundry room -Bike Storage - Elevator - Common patio - Newer roof - Recent tuck point - Amazing live-in building engineer - Updated electrical service - No Pets - No Rentals - Board interview upon purchase - Financing options available at 20% or more down

Monthly Assessment of $688.15 includes: Real Estate Taxes, Heat, Water, Electric, Building management, Snow removal, Common insurance, Landscaping

1585 Ridge is steps to downtown amenities. Dry cleaner and post office directly across the street. Multiple restaurants, coffee shops, Lemoi Ace Hardware store, Bennison's Bakery, fitness gym one and two blocks away. Downtown stores and restaurants 5 to 10 minute walk.

To purchase or inquire on more units available in Evanston and Chicago contact:

Eric Rojas, Broker, Kale Realty

2447 N Ashland, Chicago IL 60614

Office 312-602-3367

erojas@kalerealty.com

NEW FOR SALE: Updated Evanston two bedrooms co-op with garage parking $189,900 (Pre-MLS)

Impeccable condition! 1585 Ridge, Unit 302, Evanston IL 60201 is updated, bright, clean and crisp! Garage parking included!  Just drop in your furniture and live the best of Evanston lifestyle. All photos Eric Rojas, Broker, Kale Realty and/ or VHT.com

View 3D Tour and photos HERE

Pre-MLS, Off-Market! 1585 Ridge, Unit 302 in Evanston, IL may be the best value in Chicagoland. Attractive, well run building. Unit 302 is a spacious, updated two bedrooms, one bath apartment with garage parking at the doorstep of downtown Evanston. Steps to Metra (0.3 miles)  and Davis Purple Line (0.4 miles). You will not find a more updated unit in peaceful surroundings at this price point. Live cheap in beautiful Evanston near the lake! 

Great option for empty nesters, professionals, families with students at Northwestern and surrounding universities - anyone looking for outstanding quality of life for the lowest possible entry price in the area!

 

The updated eat-in kitchen includes additional pantry cabinets and countertop serving area.

Details and building information 1585 Ridge, Unit 302, Evanston IL 60201 asking $189,900

Unit 302 features include: two bedrooms, one bath, GARAGE PARKING, lots of light, hardwood floors, newer replacement windows, large rooms, updated eat-in kitchen with dishwasher, updated bath, built-in AC units, storage unit on same floor. 

Well run building includes: Lobby- Laundry room -Bike Storage - Elevator - Common patio - Newer roof - Recent tuck point - Amazing live-in building engineer - Updated electrical service - No Pets - No Rentals - Board interview upon purchase - Financing options available at 20% or more down

Monthly Assessment of $688.15 includes: Real Estate Taxes, Heat, Water, Electric, Building management, Snow removal, Common insurance, Landscaping

Living room with gleaming wood floors.

Updated bathroom with sliding shower doors.

Large, bright primary bedroom.

Sunny second bedroom with two closets.

Spacious, flexible living room to accommodate large furniture.

1585 Ridge is steps to downtown amenities.  Dry cleaner and post office directly across the street. Multiple restaurants, coffee shops, Lemoi Ace Hardware store, Bennison's Bakery, fitness gym one and two blocks away. Downtown stores and restaurants 5 to 10 minute walk.

Plaza life in downtown Evanston.

Plaza life and extremely walkable downtown shopping, dining and services.

Only 0.3 miles from the Davis Metra stop! So fast to downtown Chicago.

Loads of shops, restaurants, shopping, services and more just steps away in downtown Evanston.

Large retailers like Target side by side with local shops a quick walk from 1585 Ridge.

GARAGE PARKING INCLUDED!

To purchase or inquire on more units available in Evanston and Chicago contact: 

Eric Rojas, Broker, Kale Realty

2447 N Ashland, Chicago IL 60614

Office 312-602-3367

erojas@kalerealty.com

Pre-MLS in Evanston! Spacious two bedrooms co-op apartment FOR SALE, only $139,900

 

1585 Ridge, Unit 411, Evanston IL, 60201 offers spacious living in a top notch location at only $139,900. This impeccably run co-op building is steps from fantastic shops and the Davis Metra and Purple Line. All photos Eric Rojas, Broker, Kale Realty.

Pre-MLS, Off-Market! 1585 Ridge in Evanston may be the best value in Chicagoland. Attractive, well run building. Unit 411 is a spacious two bedroom, one bath apartment at the doorstep of downtown Evanston. Steps to Metra (0.3 miles)  and Davis Purple Line (0.4 miles). You will not find a more pleasant unit in peaceful surroundings at this price point. Live cheap in beautiful Evanston near the lake! 

Great option for empty nesters, professionals, families with students at Northwestern and surrounding universities - anyone looking for outstanding quality of life for the lowest possible entry price in the area!

Living room with large dining area.

Good sized second bedroom.

Large main bedroom.

Details and building information 1585 Ridge, Unit 411, Evanston IL 60201 asking $139,900

Unit 411 features include: two bedrooms, one bath, lots of light, hardwood floors, newer replacement windows, large rooms, older eat-in kitchen and bath, built-in AC units, storage unit. Dishwasher may be installed. 

Well run building includes: Lobby- Laundry room -Bike Storage - Elevator - Common patio - Newer roof - Recent tuck point - Amazing live-in building engineer - Updated electrical service - No Pets - No Rentals - Board interview upon purchase - Financing options available at 20% and more down

Monthly Assessment of $661.00 includes: Real Estate Taxes, Heat, Water, Electric, Building management, Snow removal, Common insurance, Landscaping

Eat-in kitchen (table space not shown).

Unit entry hall with large coat closet.

Vintage bathroom.

Nice tree-lined view from living room.

1585 Ridge is steps to downtown amenities.  Dry cleaner and post office directly across the street. Multiple restaurants, coffee shops, Lemoi Ace Hardware store, Bennison's Bakery, fitness gym one and two blocks away. Downtown stores and restaurants 5 to 10 minute walk.

Front drive and entry to 1585 Ridge, Evanston IL 60201.

Multiple restaurants, shops, cafes and services on the adjacent two blocks of the building.

To purchase or inquire on more units available in Evanston and Chicago contact: 

Eric Rojas, Broker, Kale Realty

2447 N Ashland, Chicago IL 60614

Office 312-602-3367

erojas@kalerealty.com

Apartment construction finally begins at former Lincoln Square strip mall

40 residential units coming to the 5200 block of North Lincoln Avenue. The units will join another 67 residential units within a couple blocks of each other at this northwest Lincoln Square location. All photos Eric Rojas, Broker, Kale Realty

My tour of new construction multi-unit apartments and condos around Lincoln Square continues! A 40 unit building was proposed for 5214-5224 N Lincoln Avenue back in 2020.  Construction finally began last week.  The building is close to the North Lincoln / West Foster intersection and adjacent to a strip mall with a Dunkin Donuts, orthodontist and a bubble tea place among other storefronts.  To the north is the Diplomat Motel which was bought by the city and will become a transitional shelter for homeless.  Tony's Fresh Market is across the street.

The old strip mall at 5214 N Lincoln just North of West Foster Avenue back in 2023 prior to demolition. 

All told there are at least 107 condo and apartment units in development near the corner of  Lincoln and Foster! The new residents are great for local business, vibrancy and tax revenue.  The buildings make good use of the former one story strip malls and eye-sore properties.

To buy, sell, rent and invest on the North Side of Chicago and near suburbs please reach out erojas@kalerealty.com  I'm happy to answer your questions.

The curse of Jimmy's Pizza: Still waiting for 40 units

A 40 unit residential building development at 5159 N Lincoln was approved about three years ago in 2020.  The existing building was torn down and the site remains vacant. All photos Eric Rojas, Broker, Kale Realty

I continue my look at multi-unit development around the square. The former home of Jimmy's Pizza in Lincoln Square remains vacant three years later.  The rental apartment building will offer 40 residential units and two retail units. The transit oriented development (TOD) will have only 20 parking spaces and over 20 bicycle parking spots. More details HERE  Considering the rent prices and multiple offers on many rental units in the area we can use the apartments!

The former building at 5155-5159 N Lincoln Avenue. 

Jimmy's of course has moved on to a larger home at Montrose and Western near Welles Park.  We love the new spot for pizza and beer after our kids' game days/nights but it's farther from our house.

Will $950K be a record condo price on North Western Avenue in Lincoln Square?

San Soo Gab San is getting new neighbors! The highest priced condo in the building is listed near $950,000. All photos  Eric Rojas, Broker, Kale Realty

Last week I promised to check-in on some of the larger condo developments around Lincoln Square. So, here's one! "The Ash" 18 unit new construction condo building sits facing west on North Western Avenue at West Farragut in the Bowmanville neighborhood of Lincoln Square. Western Avenue is a busy four lane arterial street where home buyers typically get a "discount" for the traffic noise.  The Ash development website lists Unit 401 asking $947,625.  If sold at almost $950,000  the condo will by far be a record price for North Western Avenue in Lincoln Square.

Hopefully no ash trees were harmed in the making of The Ash 😀 The building resides on the former Byline Bank branch at 5235 N Western Ave.  The official address of the development is 2354 W Farragut (the south side of the building fronts Farragut).  TECHNICALLY any condo sold in this development will be attributed to the residential block of Farragut... but we know better.

Looking northeast at the The Ash condo development.  West Farragut Avenue is shown to the south (right) of the building. 

Several developments along Western Avenue have grabbed the the side-street address making it a little deceiving. From my experience we've not surpassed $900K along Western Ave. The highest priced sold condo I found on Western Avenue in Lincoln Square is 5042 N Western Avenue Unit 1 for $849,900. The new construction four bedrooms "duplex-down" closed in April of 2022.

If you are interested buying new construction condos (or other properties) on the North Side of Chicago and around the city please reach out erojas@kalerealty.com  We'll be happy to answer questions and represent you!

Flossmoor home sales (median single family home price $320,000)

 

Flossmoor offers serene blocks and diverse single family home styles.  I snapped a picture last Saturday of this mid- century modern split-level next to a classic Georgian. All photos Eric Rojas, Broker, Kale Realty

Long time city clients are making the move to the Village of Flossmoor.  The desire for a large yard and single family home living has led them to this south burb with a surprisingly convenient commute downtown. Charming homes on good sized lots near the the village center provide a walkable experience for Chicago expats. The small town is also known for it's many seasonal village traditions and access to several historic country clubs.

Home sales from January 1st to October 20th

-83 single family homes sold from January 1st to October 20th of this year. The median price of a closed home is $320,000.  

-Home unit sales are down this year significantly compared to 135 sales over the same period last year.  The median price in 2022 was $325,000.

-In 2021, 159 homes sold during the pandemic/ low mortgage interest rate frenzy for a median price of $295,000. 

-The pre-pandemic year of 2019 also saw 159 houses sold over the same period with a median price of only $219,000.

Most sold homes have 3-4 bedrooms with a median price of $320,000. Chicagoans seeking a large home (a challenge in the city) will find phenomenal value. Median price for a five bedroom or more home is about $385,000.

We work with our clients in the city and suburbs to help make their move less stressful. Do not hesitate to contact us with questions concerning options for your property and a potential potential sale/ purchase.

Crowded at the top price-point for Lincoln Park home sellers

 

Many classical, ornate and limestone homes line Lincoln Park streets.  However, the high-end sales have slowed this year. All photos Eric Rojas, Broker, Kale Realty

Only four of the top 20 most expensive homes on the market in Lincoln Park are under contract. All of the top 20 homes listed are priced at $4 million and up.  The most expensive Lincoln Park listed home is 1932 N Burling at $27,900,000.  The Burling home originally listed in 2016 at $50 million and has a cumulative market time of 2,508 days. Plenty had been written about the house starting in 2016.

From January 1st to October 18th of this year eight $4 million dollar homes and up have closed on the MLS.  Last year during the same period fifteen homes sold for over $4 million dollars.

Checking in on Lincoln Square's largest single family home development

A clearing for single family home development remains where Transfiguration Catholic church once stood in Lincoln Square. Ten new homes have been largely completed with space for nine more. The houses shown in the distance face the 2600 block of West Winnemac (All photos Eric Rojas, Broker, Kale Realty)

The largest single family home development in Lincoln Square (possibly the largest ever) is over half-way complete. The planned 19 single family home development replaces the former Transfiguration of Our Lord Catholic Church building and land at 2609 West Carmen Avenue, Chicago IL 60625. That church parish was closed by the Archdiocese of Chicago in 2019 and the building demolished earlier this summer. 

Four completed single family homes one the 2600 block of West Carmen Avenue

The original development called for 24 townhomes but the zoning change needed was not approved.

According to the development web site and MREDLLC.com one home has sold and closed for $1,375,000.  It does not appear that any of the remaining nine homes are under contract (it is possible but it does not show that on the web site or MLS). Prices start at $1,295,000.  I confirmed with the listing agent the developer plans on building nine more homes on the remaining land.  The zoning would also allow for two-flat buildings.

71 single family homes have closed in Lincoln Square this year with a median price of about $1,000,000. 

Remaining land between West Carmen Ave and West Winnemac Avenue  

I will post check-ins on several ongoing developments around Lincoln Square this week (hopefully... no promises lol). Several multi-unit condo and apartment buildings are in various stages of completion.