Are Rogers Park and Humboldt Park now fully gentrified? (Chicago: how much, property taxes)

[Chi-town Native]

Originally Posted by andrew61

I think this kind of fits in here: A recent TimeOut Chicago article featured five neighborhoods that the author predicted were poised to become "the next Logan Square". They were:

- Avondale
- Humboldt Park
- Grand Avenue Corridor
- Bridgeport
- Tri-Taylor

TimeOut Chicago: The neighborhoods to buy property in now

I love the boldness: "realtors PREDICT!"

Strikes me as about as safe a bet as predicting the Cubs will once again fail to win the World Series.

As for Avondale, hopefully this will scare away some of the more pitiful speculators/vultures:

Zoom in: Avondale | Zoom in | Chicago Reader

[Larry Siegel]

Rogers Park is going to have trouble ever becoming fully gentrified because of the housing stock. There are an awful lot of rundown buildings full of tiny apartments. They do not attract the big renovation money. Stranger things have happened (look at west Lakeview where whole blocks have been completely redeveloped), but I wouldn't count on it.

Humboldt Park, at least east of the park, is in better shape physically although maybe not socially, but those are good conditions for renovation/redevelopment.

[Aleking]

Originally Posted by Larry Siegel

Humboldt Park, at least east of the park, is in better shape physically although maybe not socially, but those are good conditions for renovation/redevelopment.

...minus the single most important factor in historic Chicago gentrification patterns.


And I don't find the housing stock in Rogers Park any worse than Avondale which is particularly light on the charm IMO or the expansive gutted blocks in Bonzeville. The problem with RP is that it's isolated/far from other happening areas and the loop. If a red line north neighborhood is going to go, it will be Uptown because of it's superior location and building stock but I believe most action will remain in Logan Square for the time being.

[Chi-town Native]

Originally Posted by Aleking

...minus the single most important factor in historic Chicago gentrification patterns.


And I don't find the housing stock in Rogers Park any worse than Avondale which is particularly light on the charm IMO or the expansive gutted blocks in Bonzeville. The problem with RP is that it's isolated/far from other happening areas and the loop. If a red line north neighborhood is going to go, it will be Uptown because of it's superior location and building stock but I believe most action will remain in Logan Square for the time being.

Avondale's housing stock is pretty mediocre. That's good and bad. Good, as it allows/allowed people like me to buy a fixer-upper and work on it over many years.

Bad, because when the neighborhood does eventually catch on due to land values/transportation access it means we're going to endure Teardown City which I've already lived through in West Lakeview, and it sucks.

[Aleking]

Originally Posted by Chi-town Native

Avondale's housing stock is pretty mediocre. That's good and bad. Good, as it allows/allowed people like me to buy a fixer-upper and work on it over many years.

Bad, because when the neighborhood does eventually catch on due to land values/transportation access it means we're going to endure Teardown City which I've already lived through in West Lakeview, and it sucks.

Yeah, it's kind of a wash...Avondale is lucky that it doesn't have the bombed out blocks Bronzeville has or the large institutional buildings Uptown has but it's definitely light on buildings with wow factor. But in the end, great buildings only get you so far, how long has the Uptown Broadway Building been essentially vacant? I'm sure Thad Wong is land banking but come on.

Totally agree with west lakeview, that environment is painfully bland and it's reflected in the dull businesses that have moved there since.

[Drover]

Originally Posted by Aleking

...minus the single most important factor in historic Chicago gentrification patterns.


And I don't find the housing stock in Rogers Park any worse than Avondale which is particularly light on the charm IMO or the expansive gutted blocks in Bonzeville. The problem with RP is that it's isolated/far from other happening areas and the loop. If a red line north neighborhood is going to go, it will be Uptown because of it's superior location and building stock but I believe most action will remain in Logan Square for the time being.

RP has the bones to be its own happening area and be part of a whole string of happening areas connected by Clark Street and/or the Red Line. Its distance from the Loop may be a limiting factor but having both bus and Purple Line express service and a Metra station offsets a lot of that inconvenience.

I think the housing stock in RP and Avondale are amenable to two different kinds of gentrifiers. Avondale is a lot of detached two- and three-flats and the occasional SFH with back yards that give a bit of elbow room for new/younger families whereas Rogers Park with its walkups would be more for the 20-something singles and DINKs just starting out. Besides that, people seem to forget there are also a lot of big houses on big lots in RP that draw an older, wealthier, more stabilizing crowd. Who knows what kind of shape RP would be in today without those folks keeping it moored.

[Vlajos]

Originally Posted by Drover

RP has the bones to be its own happening area and be part of a whole string of happening areas connected by Clark Street and/or the Red Line. Its distance from the Loop may be a limiting factor but having both bus and Purple Line express service and a Metra station offsets a lot of that inconvenience.

I think the housing stock in RP and Avondale are amenable to two different kinds of gentrifiers. Avondale is a lot of detached two- and three-flats and the occasional SFH with back yards that give a bit of elbow room for new/younger families whereas Rogers Park with its walkups would be more for the 20-something singles and DINKs just starting out. Besides that, people seem to forget there are also a lot of big houses on big lots in RP that draw an older, wealthier, more stabilizing crowd. Who knows what kind of shape RP would be in today without those folks keeping it moored.

I agree. Rogers Park has a lot of beautiful older homes in the eastern half. I think the housing stock is significantly nicer there than in Avondale.

Though, I will say my younger sister and her crowd of "hipsterish" friends have almost exclusively moved to Avondale in the past few years. Buying cutish little SFHs.

[Aleking]

Originally Posted by Drover

RP has the bones to be its own happening area and be part of a whole string of happening areas connected by Clark Street and/or the Red Line. Its distance from the Loop may be a limiting factor but having both bus and Purple Line express service and a Metra station offsets a lot of that inconvenience.

I think the housing stock in RP and Avondale are amenable to two different kinds of gentrifiers. Avondale is a lot of detached two- and three-flats and the occasional SFH with back yards that give a bit of elbow room for new/younger families whereas Rogers Park with its walkups would be more for the 20-something singles and DINKs just starting out. Besides that, people seem to forget there are also a lot of big houses on big lots in RP that draw an older, wealthier, more stabilizing crowd. Who knows what kind of shape RP would be in today without those folks keeping it moored.

No doubt, you can say very similar things about some of the mini-mansions that have kept parts of Uptown afloat.

[Drover]

Oh yeah, I forgot another obvious asset RP has that could help it become its own happenin' destination and has helped keep it moored: a fairly large university.

[Aleking]

Originally Posted by Drover

Oh yeah, I forgot another obvious asset RP has that could help it become its own happenin' destination and has helped keep it moored: a fairly large university.

yeah, they're getting pretty aggressive with their moves along Winthrop & Kenmore into Edgewater.