Need Advice on Lincoln Park Condo Search (Chicago, Berwyn: insurance, condos)

[DoubleMakers]

Happy to have recently made the move to Chicago about two weeks ago (just in time for winter...yipee). I'm currently staying in corporate housing, but need to get out pretty quickly before I have to start paying the ridiculous rates they charge. I've probably seen over 40 different condo's in Lincoln Park over the past two weeks and I'm getting close to making an offer between two different places.

Option 1 - On a quiet side street 3 blocks from the Diversey El stop. Lot's of things to like, a little smaller than I was looking for, common garage with the other 2 units in the building. Love the tree lined street.
Option 2 - A very nice unit, duplex down located off Halsted near Armitage. About 3-4 blocks from the Armitage El. Recently rehabbed with a private attached 1-car garage. The only thing not to like about this unit is that it's on Halsted. However the building is set back quite a ways off the curb and it's a duplex down so the bottom floor is somewhat quiet.

I do like the Halsted condo better...but I like the quiet side street location close to the Diversey El better. My realtor is telling me a private attached garage is somewhat golden in Chicago and offsets the negative of living right off Halsted.

Any advice from the forum? Thanks so much.

[chet everett]

Not enough to go on. Honestly when I am at friends / relatives that live in the desirable near-to-lake neighborhoods of Chicago I don't hear 'em talk much about garages as much as balconies, roof decks, storage and other stuff that you have not mentioned.

I can see how your agent would state that a private garage trumps a shared one, but there must be other things to differentiate the units. I also know that the hassle of being on any thoroughfare is huge negative in most every part of Chicago -- regardless of just how well soundproofed the building is there are noises and crowds and difficulty getting parking /deliveries that tend to offset the "right in the heart of it" feel for MOST people.

[soulful]

DoubleMakers. When you say "duplex down" I assume you mean the bottom portion is partially underground?
Be aware of potential flooding issues. It happens so often in what we call "garden" (basement) units in Chicago. Even though the integrity of the building walls may not be at issue, there are sometimes major issues during heavy quick rainstorms where the city sewer system/lines to building cause a backup.
I personally would not buy a basement or duplex down unit unless the bottom portion is 100 percent above ground. I've seen it happen way too many times to buildings that have been "dry" for years.

Both locations are good. I have a personal preference for being close to the park/trails/lake so I might lean toward the more eastern condo.

Good luck with your decision making

[DoubleMakers]

Chat...thanks much for the reply. I too was initially caught up with the roof deck and balcony craze...but then I realized that while most people love to have those things, they rarely use them. Most of my friends in Chicago agree that roof decks are nice, but you're only up there when you entertain and only when the weather permits. Plus...given that the roof is a common elements of the condo association, if you are the third floor unit and you have roof rights, when it comes time to replace the roof, you have to tear your deck down and rebuild it at your own cost. Both units I'm looking at have small rear decks which are fine for the BBQ grill and my smoking friends to enjoy their addiction. Both units also have seperate storage units (bascially large closets). I actually like the fit and trim of both units...just one is larger and located on a semi-busy street and one is smaller and located on a nice tree-lined side street. Diversey vs. Armitage is a wash as both streets have great things to see and do.
Soul...thanks much for the reply as well. I've checked the property pretty well and noticed that the drain locations are located in good locations to keep my lower level dry. Yes the bottom level is slightly below grade, but it's also a 17 year old condo which has never been flooded so I count that as a good thing. Appreciate the advice and feedback.

[linicx]

One year I was in Chicago in the summer and it poured buckets for hours. It took five hours to drive from Navy Pier to Berwyn. When I got home there 3" of water on the sidealk.. Needless to day some of the condos that never flooded, did that night. When the ground is over-saturated and water has no where to go but up it seeps through concrete. I went throught that last simmer. And for a week I had standing water in my basement. All the backplaster, tar, gutters, gravel fields, and propper grading will not stop water from rising. .

[chirack]

Originally Posted by DoubleMakers

Soul...thanks much for the reply as well. I've checked the property pretty well and noticed that the drain locations are located in good locations to keep my lower level dry. Yes the bottom level is slightly below grade, but it's also a 17 year old condo which has never been flooded so I count that as a good thing. Appreciate the advice and feedback.

The thing to warn you about is that if the sewers back up then the water will rise through your drains. Now this place might flood once every ten or more years but it can flood. I would make sure you had insurance and a plan b for that.

[DoubleMakers]

Thanks all for your replies. I'll double check the flood prevention and insurance options.
I guess my original question was more around the pro's and con's of living off Halsted near Armitage vs. near Diversey on a quiet side street. It sounds like both locations are a wash in terms of convenience and my only location-releated decision to make is can I live on a semi-busy street or not. If there are any other location-related factors I should consider on these two locations which might impact the resale value of the home, please let me know. Thanks!

[gobearsgo]

I'd look into the assessments and find out as much as you can about the finances of the buildings -- you don't want to get hit with special assessments or huge increases in assessments.