Is East Garfield Park up and coming? (Chicago, Cicero: section 8, real estate)

[immy grant]

Hi,

We are currently seriously debating a purchase of a house in East Garfield Park in Chicago.
I have read a little about the area, I did see it on the top 10 list of the "Up-and-coming" neighborhoods in US - and all that good stuff.

But, can anyone provide me with some knowledge about this neighborhood?
Please tell me what you think of it, what do you base opinon on etc. etc.


Thanks a bunch!

I.G.

[Drover]

It may be "up and coming" some day. But right now it's still straight-up 'hood that is seeing a lot of real estate speculation but not a lot of "up and coming." If you're not a hard-core urban pioneer or a real estate speculator, sit this one out for a bit to see if the "up and coming" moniker ever starts to actually happen instead of just being the wishful thinking/marketing hype of speculators and developers.

[mohammed wong]

I think that it is up and coming, but yeah its rough,
but housing is a limited asset in chicago,
and look how expensive humbodlt park is right now,

There seems to be a weird bias against investment in neigborhoods on this site. Real estate speculating, sure if you dont know what your doing you could be in trouble, and it is a slow market, but the smart money looks for a good deal and a fixer upper,
I know that East Garfield Park will get better and is getting better,

What has happened just east of this area, is Seas of revitalization surrounding islands of decay.
My mom grew up in east garfield park, and I have driven through there many years ago and about a year ago, and didnt see much difference,
but the housing stock there is amazing.

You cant buy brand new housing that great hardly anymore or anywhere.
The Pressure is moving west,
Garfield Park hasnt reached what Humbodlt Park used to be yet, but its getting there.

Its just that East Garfield Park fell farther than Humboldt,

[cvatasoiu]

Originally Posted by Drover

It may be "up and coming" some day. But right now it's still straight-up 'hood that is seeing a lot of real estate speculation but not a lot of "up and coming." If you're not a hard-core urban pioneer or a real estate speculator, sit this one out for a bit to see if the "up and coming" moniker ever starts to actually happen instead of just being the wishful thinking/marketing hype of speculators and developers.

well said and good advice

[simple81]

I.G.,

Let me share a different perspective as a resident of East Garfield Park. I am neither a real estate speculator or an urban pioneer. Just a young professional looking for affordable and unique housing with lot's of Chicago character [I went with the rehabbed greystone]. I've lived in the neighborhood for two years and have seen new development sprout up left and right. I completely understand some of your concerns with living in a questionable area as I was in your shoes two years ago. Ultimately, only you can evaluate if you are comfortable with the neighborhood. I will share, however, that being walking distance to the blue and green line, having expressway access, and living close to the Conservatory are some perks that this neighborhood has to offer. I can do without the occassional loitering of neighborhood kids and heavy littering, but overall you learn to live with it.

So many people are quick to judge and will challenge accredited publications. In your quote, you mentioned you have read about the neighborhood. I actually would recommend driving through it and getting a feel for the different parts.

You'll quickly see that it's beyond real estate speculation.

[bluroses]

We haven't lived here long, but I would argue that the development depends on which section of EGP you are in. We are right near Lake and Sacramento. None of those fancy new places by us! Having said that, we have no problems with the neighborhood. Our neighbors have been friendly when we see them. And, yeah, there are lots of kids hanging out on the corner of Walnut and Sacramento, but I haven't had any trouble from them.

In the interest of full disclosure, I was mugged Friday night (Mozart and Lake) by two boys. I am more angry than anything else. How dare they perpetuate negative stereotypes of urban teens and how dare they rob a neighbor?! I have set up a website(eastgarfield : A Safer East Garfield Park) and hope to get others in this community to join the fight for a better home for all of us. On the flip side of these punks, a man who saw them run away came over with his wife and waited with me until the police came. Another Good Samaritan just called to tell me he found my checkbook on Homan and Walnut and was going to mail it back. People here are basically good, just poorer than some other neighborhoods.

[Lookout Kid]

East Garfield Park is straight up 'hood. It's definitely not the worst ghetto in Chicago, but I don't think I would call it "up-and-coming" quite yet... I really do hope that things improve there, though, and I'm glad that some of the residents are committed to making it a better place. There are signs of improvement, but it's far from being a sure thing. If you plan on living there, you should be prepared to deal with all of the worst urban ills.

[skutch312]

We have lived in East Garfield park for almost 3 years now (Near Sacramento and Fulton) and have seen a steady change for the better, it is indeed the hood and is indeed up and coming, 6 new construction projects on one block of fulton, 5 of which are quite nice and one next to the gas station that looks like it needs to be knocked down. Also their are people of higher income and ethnic minorities (minorities to Garfield park that is) moving into the "hood". Can't beat a brick or greystone 3 flats for under 400K on oversized lots. It is all matter of buying now for half the price of logan square/humbolt park and sitting it out for 5 years. Still tons of kids (drug dealers) hanging out and the occasional shooting, but you can get that same charm as far east as ashaland and north ave. To sum up my point, EGP is still the hood, but if you can sit it out a few more years it is worht the investment.

[Savoir Faire]

I guess I'm what you call a "pioneer". I've been on the West Side for 4 years and will admit that East Garfield Park is definitely the hood, no doubt. It's generally not as bad east of Kedzie and it varies from block to block.

I've seen drug dealing, begging, and prostitution. I think part of the problem stems from landlords renting to section 8 people. I hate making sweeping generalizations, but section 8 renters tend to be trouble, not always, but often.

I've had and still have residents look at me suspiciously or offer me drugs, but no one has ever messed with me. I tend to mind my own business and keep to myself. That being sad, most of the crime and violence in East Garfield is constrained to gangs and drugs. Meaning that if you stay away from that scene you will probably not be a victim of crime.

You have to have a high threshold for "ghetto behavior" ie, people hanging out on their front porch, littering, unsupervised children roaming, loud music, loud talking, etc.. If you can't tolerate this than EGP is not for you, but than again most of the city probably isn't either.

The bottom line is that the area is still dicey but is changing. If you can put up with some of the nonsense, than it might be worth it.

[BRU67]

Originally Posted by Savoir Faire

I guess I'm what you call a "pioneer". I've been on the West Side for 4 years and will admit that East Garfield Park is definitely the hood, no doubt. It's generally not as bad east of Kedzie and it varies from block to block.

I've seen drug dealing, begging, and prostitution. I think part of the problem stems from landlords renting to section 8 people. I hate making sweeping generalizations, but section 8 renters tend to be trouble, not always, but often.

I've had and still have residents look at me suspiciously or offer me drugs, but no one has ever messed with me. I tend to mind my own business and keep to myself. That being sad, most of the crime and violence in East Garfield is constrained to gangs and drugs. Meaning that if you stay away from that scene you will probably not be a victim of crime.

You have to have a high threshold for "ghetto behavior" ie, people hanging out on their front porch, littering, unsupervised children roaming, loud music, loud talking, etc.. If you can't tolerate this than EGP is not for you, but than again most of the city probably isn't either.

The bottom line is that the area is still dicey but is changing. If you can put up with some of the nonsense, than it might be worth it.

I'm absolutely for anything that leads to adaptive reuse of City neighborhoods. I think EGP has some outstanding natural advantages (the Conservatory, proximity to the Eisenhower, the Green and Blue CTA L lines, some sweet vintage housing stock that has survived and could easily shine again, etc.) that one day will lead to a rebirth. It's on a few radar screens.

That said, I think it's pretty clear by now that the Business Week article was pretty much, err, ahead of its time, blew its wad early, jumped the gun, counted its chickens before they hatched, pick your cliche. That article also mentioned Cicero, another place I believe will make a comeback (but not today). So unless you have a high tolerance for the stuff Savoir describes above, EGP may not be for you, at least at this time.