Homes for Sale in Lakeview’s Blaine Elementary District

Buyers are hot for the Blaine Elementary School District!

Blaine is a neighborhood* school with a terrific reputation, and parents are flocking to this Lakeview neighborhood, also known as the Southport Corridor.

So where do you have to live to be in the district? The school offers this map of its boundaries:

Three bedroom homes (condos, multi-units, and single family homes) are available from $ 400K – $ 1.2MM, but my personal favorite is my listing at 3709 N Ashland. This duplex condo offer 2800 SF inside and 520 SF outside on 2 decks. It’s wired for the most serious audiophiles, with a gas fireplace, chef’s kitchen, and HUGE family room with wet bar. There’s been lots of activity on the property, so any interested buyers should get in to view it soon!

To see all homes for sale in the Blaine Elementary District, select this link for a Buyers’ Home Tour. If you’d like more information on Blaine, on properties for sale in Lakeview, or about Chicago Public Elementary Schools, contact Anne Rossley at Prudential Rubloff.

*Other elementary school options include magnet schools, gifted centers, and other options that are NOT based on geographic location.  Blaine is NOT the ONLY sought-after neighborhood CPS school – contact Anne Rossley to get a list of homes for sale in other school districts you’re considering!


Stylized Decorating in Lakeview Historic Single Family Home

We all love vintage homes, but would you choose bare bones decorating or stylized period wallpaper and furnishings?

The gorgeous home at 1048 W Oakdale was listed for sale at $ 3,900,000 in 2008 – it returned to  the market in June, starting at $ 2,750,000 and reduced today to$ 2,575,000.

Most would agree it’s a stunningly beautiful home, but would you buy a home that’s so specifically decorated?

Which do you prefer — decorated or undecorated?

Leave your comment below!!!

 To see this or other vintage – historic homes for sale in Lakeview, Uptown, Lincoln Square, Edgewater, Lincoln Park, or other Chicago neighborhoods, contact Anne Rossley at Prudential Rubloff.

Other links regarding staging your home for sale:

Tips for Better Home Showings

Feng Shui to Sell Your Home


3 Bedroom Townhouses in Lakeview

Want to feel like you’re in a house but for much less money than what you see single family homes selling for? Is having your own private entrance important? Are you looking to reduce the assessments you pay?

Check out these Lakeview townhouses – there are some great buys available!

1714 W Belmont #C —  $ 375,000

This was built in 1999, and although you’re on a busy street, the location is great – near the Paulina stop on the Brown line.  You enjoy a 1 car attached garage, family room, fireplace, terrace, and more.  Assessments – $ 132/mo.  Three townhomes closed at this address in 2008 and 2009 for $ 455,000-$ 464,000.

2928 N Wood  #D – $ 389,900

Unfamiliar with this address?  Basically Wellington/Wolcott – 2928 N/1800W – Think around the corner from Diversey/Wolcott/Clybourn.  Listing agent remarks include “PREFORECLOSURE FORCES QUICK SALE! CLOSE INN 45-60 DAYS!”.  It’s on 4 levels with roof deck, balcony, 2 car garage and pad for 2 more cars. Two townhouses closed at this address in 2009 for $ 512,000 and $ 515,000.

3910 N Fremont #D – $ 414,000

If you like being closer to Wrigley, this may be your next home.  Located in a gated community of 21 units, this 3 bedroom townhouse with 1 car garage has $ 15,000 in recent upgrades, it’s in move-in condition, and has just been reduced in price. Three townhomes have sold in the last 3 years for $ 372,500 to $ 422,500.

There are currently 34 townhouses for sale in Chicago’s Lake view neighborhood, ranging in price from $ 375,000 to $ 669,900.  If you’d like to see if townhouse living is for you, or if you are considering Lake View as your next neighborhood, contact Anne Rossley at Prudential Rubloff – (773) 620-5333.

Anne is a member of the Leading Edge Society
and was named Top Producer, 2010,
by the Chicago Association of Realtors.
Information taken from MRED.

Lakeview Three Bedroom Sales

In looking at the popular 3 bedroom condo market in Lakeview, one notes that prices have declined similarly to the Chicago real estate market.

The following charts include data for July-December sales in each year.

Units closed have also declined.

So what does this mean for buyers and sellers?

  • This data doesn’t mean that all properties have declined in value to this degree.  More lower-priced properties have sold than luxury homes, bringing the median prices down.  To evaluate the value of your Lakeview condo, consult with an experienced real estate agent.
  • Sellers need to price their properties realistically to avoid long market times and disappointing results.  Look carefully at properties similar to yours – similar location, amenities, condition.

Are we at the bottom of the pricing cycle?

No one knows for sure.  There are signs the market is improving, and we won’t know we’ve hit bottom unless we see it in hindsight.  Buyers should not try to time their purchase – take advantage of today’s low rates and attractive prices.  Don’t get caught looking in the “rear view mirror” and think you should have acted.

Act now and take advantage of today’s opportunities!

For more information about Lakeview Condominiums for sale, contact Anne Rossley at Prudential Rubloff.

Want to have a market analysis emailed to you?

Complete this form and I’ll get a market analysis out to you right away!!

3141 N Clifton – Lakeview Single Family – an Inviting Home and Garden

A Prudential Rubloff

Fine Homes Listing…


3141 N Clifton is a home for the confident social maven — lovingly rehabbed over 3 years by a thoughtful owner (not a cookie cutter spec home builder) –  it doesn’t scream at you.  The details and finishes, the floor plan,  chef’s kitchen, and patio garden  gently  sweep over you  — you have to drink in the view to appreciate it.

Don’t buy this home if you’re into ostentatious appearances.  Don’t consider this Lakeview single family if you dream of leading a tour through your marble palace.

No no no– while  this home is for those who love to entertain, but it’s more about the experience than the show.  This home is for…

  • one who enjoys back  yard barbecues on lovely garden patios, quiet dinners for two, joyful birthdays, and peaceful traditions.
  • the home chef, drink-meister, gardener, relaxed homeowner.
  • the technophile who loves an open office, the lover of sunshine and cozy warmth of a wood burning fireplace.
  • someone who appreciates a lush garden patio oasis in the heart of Lakeview, who craves the peace and beauty of a quiet street covered in a green canopy of leaves.
  • one who appreciates being near transportation routes & Lakeview’s finest restaurants and night life, yet with very little traffic, due to the interesting one-way traffic pattern
  • the thoughtful host — for the evening or overnight, who wants to make guests feel treasured and pampered.
  • the Chicago real estate buyer searching for the unique, the well-tended yet easy to maintain timeless home that isn’t pigeon-holed into a specific architectural genre that requires a particular style of furnishings or art.

Contemporary, art deco, arts and crafts, vintage antiques  — they all work beautifully with the timeless finishes found here.

Study the floor plan and photos, but make an appointment soon to see it in person.

3141 N Clifton is a part of Prudential Rubloff’s Fine Homes Collection for Chicago real estate.

Located in the heart of Lakeview — it’s steps away from transportation routes in all directions, the best in restaurants and night life, yet tucked away in a quiet nook with little to no through traffic.  Come see for yourself!

Call listing agent Anne Rossley of Prudential Rubloff

to see this lovely home.


Chicago Pied-a-terre Condo Opportunity on Lake Shore Drive

For an in-town pied a terre or investment property, this one bedroom at 3950 N Lake Shore Drive is worth looking at…

3950 lake shore

For only $ 125,000, it’s across the drive from Waveland golf course and the harbors, the tennis courts and the lakefront bike paths.  At the corner of Irving Park and the drive,  you can catch buses west or express buses south.  This location is ideal!

The apartment is a freshly painted 1 bedroom  priced aggressively —  this is the lowest priced one bedroom south of Irving Park on the lake and it has a lake view (Montrose Harbor!).  The building includes a 24 hour doorman, commissary, dry cleaner, fitness center and sundeck.  There is a parking garage attached to the building and management is on site.

Let’s say you purchased this condo with 20% down and secured a 5.25% loan — your payments BEFORE tax deductions would be only $ 1188.20 — less that $ 2 per square foot per month!

To see this or other pied a terre condos in Chicago, contact Anne Rossley at Prudential Rubloff.  Anne can help you with all your Chicago real estate needs.

Anne is a Second Home Property Specialist (RSPS).

For further financing information on this property, Diane Pyshos ( at Chicago Financial is a fantastic resource and I highly recommend her!

How do Chicago home price declines compare to the suburbs’?

I have a suburban client contemplating a cr0ss-country move, and like everyone else who bought 2-5 years ago, he’ll be taking a loss on his home.  In negotiating his relocation package, he contemplated how this loss would compare to what he’ll gain by buying in his new city.

Did home prices decline as much there as they had here?  (And, of course my mind jumped to — did suburban home prices decline as much as in the city of Chicago?)

The conversation started with “median sales price” but quickly moved to “what kind of home would you buy?”  It means little to him (or to you, I trust) to discuss anybody’s or any-old-place’s median price.  The decline of median price 2007 to median price 2009 is somewhat interesting, but isn’t it more appropriate to discuss numbers based on the home you actually bought or would buy?

What kind of home would you live in? For purposes of this study, I looked at

  • Four to Five Bedroom homes
  • 3-4 Baths
  • 10- years or newer
  • Move-in Condition

When placed in that context…

…  a 4 bedroom Naperville home has declined from $ 670,000 to $ 540,000 (2007-2009) – a 19.1% decline in home values.

…  a 4 bedroom Wilmette home declined from $ 933,200 to $ 767,000 (2007-2009) – a 17.8% decline.

sheridan rubloff listing

So how much have Lakeview home prices declined between 2007 and 2009?

A 4-5 Bedroom, 3-5 bath, 2 car garage home sold in 2007 for $ 1,248,750…  and it sold for $ 1,150,000 in 2009 — only a 7.9% decline.

While no one wants to see home values decline, it’s heartening to know that city home values are relatively stable.

By the way — this client is looking to buy in a city where 4 bedroom home prices are down 40.3% — he’ll actually be doing fine.

For more information on your home’s price, call

Anne Rossley at Prudential Rubloff

or complete this form and I’ll get an evaluation out to you right away!

Anne specializes in selling historic homes using tomorrow’s technologies!


Chicago’s Lakeview Neighborhood

Prudential Rubloff Leads Lakeview Home Sales

In preparing a listing appointment this week for a Lakeview Single Family Home seller, the market data was interesting…

1.  Prudential Rubloff does about twice the single family home business in the Lakeview Neighborhood.

Lakeview Real Estate Market Share

2.  The market is looking more healthy — with 92 active listings and 63 sales in the last 6 months, we are edging ever closer to the 6 month “healthy inventory” that lenders so crave.

3.  The median sales price for a home in this neighborhood was $ 947,000 over the last 6 months.

By the way, this listing hits the market right after the Superbowl.  It’s a stunner and won’t last, so if you want to get on the list to get in the door right away, contact Anne Rossley at Prudential Rubloff

You will find no finer single family vintage rehab in Lakeview — absolutely every detail was considered in this 3 year renovation.  Stay tuned for more info!

Hawthorne Historic District Home for Sale – 546 W Hawthorne

I had the pleasure of visiting 546 W Hawthorne this week.  Listed at $ 5,400,000, it’s been reduced $200K during its 9 months on the MLS.    Known as the John F McConnell house, it’s located in the Hawthorne Historic District of Chicago’s Lakeview neighborhood.

This home is beautifully sited on a 100 x 200′ lot, and the rehab and restoration have been thoughtfully completed.  The historic patina of the rich woodwork still glows throughout the vintage 1885 home, while the contemporary kitchen/family room offer all the amenities one would expect in a luxury home.  The baths are luxurious, too.

Located across the street from Chicago City Day School, the 6000+ square foot home is 1/2 block from Lake Shore Drive.



For more information, please contact  Anne Rossley.

Jan – Feb Chicago Single Family Home Sales

With all the bad real estate news being generated, it’s important to understand the local Chicago real estate market, putting the numbers into a meaningful perspective.

At first blush, one sees that Jan/Feb median sales prices were off 30.3% vs the first two months of ’08.  However, if you compare the 2 month average to the entire year, smoothing out the high of last January and February, prices are down 12.1 %.  Similarly, JF ’09 single family homes sold on the north side (44) are off 29% vs the same 2 months of ’08, but compared to the ’08 monthly average of 49, the two month total is down 10.2%.

In the past month, 60 homes have gone under contract, with a median sales price of $ 925,000.

Currently, there are 610 single family homes on the market whose median price is $ 1,295,000.  That represents over a 12 month supply of inventory — high, but not disastrous.  (Lenders like less than 6 months inventory to describe a market as “healthy.”)

In evaluating market times and sales to list price, it gets a little dicey.  Market times in the MRED include new construction homes which might be listed from the time the developer decided to break ground.  Of the closed homes, there are market times of 2, 7,12…97…185…899 days… i.e. an average would be meaningless.

Sales prices traditionally have been 95% in the Chicago market.  One would think that sales prices would be way off that mark.

Once the list price comes down to a level which generates an offer (final list price), however,  the average sales to list price was 92%.  For these same homes in JF ’09 , the final sales price was 88.3% of the ORIGINAL list price.

Of the 44 homes closed, 15 were listed over $ 1,500,000.  Of these, 7 were new construction.  Only 2 of the 29 under $ 1.5MM were new.

See the “Sales and Trends” page for graphs for the past 4 years.

For other sales data, or for information on specific properties that have closed, please contact me today!

This data, taken from MRED, includes single family home sales for the following neighborhoods:
  • Gold Coast (Near North)
  • Lincoln Park
  • Lakeview
  • North Center
  • Lincoln Square
  • Uptown
  • Ravenswood
  • Edgewater

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