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EGP wont gentrify in 2030. I think 2040 - 2050 is more accurate. Sounds like a long time, but nothing has been happening there. The green line at Damen is nice, but if the city was really forward thinking...they would also put a green line stop at Western. Western has a 24 hour bus line, that would be a great connection. When I used to work downtown, I would take the green line alot. I always wished they had a western stop for that reason...connects you to the rest of the city!
Just because the West Loop is popular doesn't necessarily mean it will spill over west. Once you go west of Ashland, even around the United Center, it is so boring and dangerous. I'd go somewhere dangerous if it wasn't so ugly and boring! I think West Loop people would first spill into Pilsen...just follow the Pink Line.
In Chicago, gentrification happens in Latino areas first. Black neighborhoods are a last resort. Theres already an abundance of affordable rent in much nicer areas. Until people are priced out of those neighborhoods, not gonna happen.
I'd put my money on the Archer corridor gentrifying before EGP. I'd rather live in McKinley, Brighton Park, Archer Heights. I'm a little biased since i've lived on the SW side/SW suburbs my whole life.
I'd almost even put my money on Back of The Yards ahead of EGP. There's alot of Mexican people who were priced out of 18th street now going to 47th street. Theres a big hip brewery there and lots of small businesses and good food.
These are great points. Gentrification is to a large extent unpredictable. Sure, you can look at proximity-based factors but, really, you are essentially banking on the whims of young people, and the future local economy to keep an adequate supply of those young people. Given what's going on in the City, state and even nationally, do you really want to put your hard earned money on that?
It might be one thing if EGP was a bargain and you could cash flow while waiting. But at this point, that isn't the case because prices are out of whack with current rental values because everyone is betting on its upswing by 2025-30.
The parking lot development will not happen now that covid has destroyed retail and service industry. Too many open spots in prime hoods to fill in before even thinking about building in EGP.
This is insanely off. There will always be a demand for restaurants and retail, and the demand for both those things will always be particularly valued next to popular sports venues, such as the United Center, which basically feels like it's in the middle of a desert of parking lots. So much opportunities to build hotels, restaurants, and stores in the area. Wrigley is really the only Chicago sports venue that has taken advantage of restaurant/retail/housing/hotel developments right outside of and attached to the building itself, and even that has been a recent thing.
There has been some progress in recent years, with the completion of the Advocate Center and the UC east side expansion. But obviously still a lot of work to go. I could definitely see it happening, and this helping to develop the nearby neighborhoods. As others have mentioned, an added L stop and the West Loop boom pushing westward. There's reason to believe EGP will turn around.
This is insanely off. There will always be a demand for restaurants and retail, and the demand for both those things will always be particularly valued next to popular sports venues, such as the United Center, which basically feels like it's in the middle of a desert of parking lots. So much opportunities to build hotels, restaurants, and stores in the area. Wrigley is really the only Chicago sports venue that has taken advantage of restaurant/retail/housing/hotel developments right outside of and attached to the building itself, and even that has been a recent thing.
There has been some progress in recent years, with the completion of the Advocate Center and the UC east side expansion. But obviously still a lot of work to go. I could definitely see it happening, and this helping to develop the nearby neighborhoods. As others have mentioned, an added L stop and the West Loop boom pushing westward. There's reason to believe EGP will turn around.
Before covid I was 100% on the UC parking lot development train. I was even pushing for the Chicago casino to be built there to take advantage of 290, el, and game traffic.
Post covid there is 0% chance of any development in the UC parking lots for at least the next 10 years. Just take a stroll down Michigan Ave and you'll see why.
I'm sorry, but the urban renaissance of the last 25 years is over now. That door was violently slammed shut six weeks ago. It's not worth exchanging basic safety and peace of mind for more millionaires per capita or more Korean BBQ restaurants per 10 square miles. Besides, both rates will decrease the more dystopian things become.
The 2020s will be a decade of rural and small-town repopulation as the major metropolitan areas collapse under the weight of their own self-inflicted social problems.
I've always wondered about the eastern part of Woodlawn, near where the Obama library is going to be, and whether that will gentrify -- or at least stabilize in the next few years -- with the coming of that presidential library near Jackson Park. I know that one of the reasons that site was chosen was that it would bring some economic uplift to the nearby neighborhoods. Do you Chicagoans think that is realistic? Are property prices nearby showing any positive changes?
Hi everyone, here's my two cents on Garfield Park: What makes Garfield so desirable to creatives to live in or visit is not just affordability, but the danger, and if that's where you live, you get a sort of artists' street cred, for what that's worth, lol. A Logan Square or Bucktown artist will be the one that respects an Avondale or Humboldt artist, and Humboldt and Avondale artists yield to Garfield Artists, as do Oak Park artists. I have known many to level up through these sort of tiers over time, moving from safe to unsafe hoods, and now, so many artists who have moved to East Garfield Park, that by my standards, it is actually already too nice for me, as rough as it still may be. The rents are unreasonable too, at least from my quick craigslist searches.
What I don't think has been mentioned in this thread is that, in my experience, I have seen Latinos nearly every time I visit Garfield since 2015, on the green line, on the streets, and in cars. This is also the same year that I first heard "East" in front of Garfield, a sure sign of change when a neighborhood gets a delineation between sides in conversation. So with this increase in Latino population (assuming they are living there and not just hanging out like me(I guess we will find out from the census?)), I think East Garfield is gentrifying like a combination of how Pilsen and Logan are gentrifying, and how Bronzeville is gentrifying, if that makes sense, from a mostly racial standpoint. When I lived in Pilsen, it was easy to take the Pink Line up and switch over to the outbound Green Line, to go there. It was a quick drive on the Eisenhower, too. So maybe the area pulls from Pilsen more than the West Loop? I would say that East Garfield will be comparable to today's Ashland and 18th, or Augusta and California, by 2035. It will not evolve like the Cabrini Green area did, in my opinion. And West Garfield will take much longer. The way the West Garfield "skyline" looks from the east side of the park, and from the Green Line, is very imposing lol. Newcomers may not be so adventurous if they're not from big cities. And if one visits the Conservatory, the way it is located, one is more likely to explore eastward.
Last year, I saw majority young, white people when I walked along Carol and Fulton from Kedzie to Western. The amount of creatives living and visiting there will reach a critical mass very soon, and crime will drop. Also, the Black Lives Matter movement agitates a white person to go west or south and support black businesses, as I believe they should. I just hope that there will be a more healthy camaraderie between ethnicities and classes than I have seen in my time in places like Logan Square and Pilsen :|
P.S. I think Mayfair will be the next "hot" O'hare branch hood -- "hotter" than Jefferson Park. Hope I didn't let the cat out of the bag too soon and ruin it on that one lol as it feels like a hidden gem of a neighborhood and I like it how it is
Before covid I was 100% on the UC parking lot development train. I was even pushing for the Chicago casino to be built there to take advantage of 290, el, and game traffic.
Post covid there is 0% chance of any development in the UC parking lots for at least the next 10 years. Just take a stroll down Michigan Ave and you'll see why.
2025 will not look like 2020.
If you really think things will be as bad as they've been for the first half of this year for the rest of time, then why even talk about any development at all? Why even talk about what will be the next "hot" area of Chicago? I guess we're just never going anywhere ever again.... this is the end?
And if again, if there is sports in the future (there almost definitely will be), there will be a demand for things to do right outside the arena. Unless there are just never going to be any fans in the stands of any sporting event at all for the rest of eternity....
Covid will go away.... a vaccine will eventually come out..... and while there will definitely be economic hardships for much of the 2020's most likely, there ultimately is light at the end of the tunnel.
Last edited by CCrest182; 07-07-2020 at 12:05 AM..
ConawayDouglas, good call on the Mayfair neighborhood. I really like that one. It's a very "home-y" looking part of town. Nice parks, nice people, and close to the expressway if need be!
If you really think things will be as bad as they've been for the first half of this year for the rest of time, then why even talk about any development at all? Why even talk about what will be the next "hot" area of Chicago? I guess we're just never going anywhere ever again.... this is the end?
And if again, if there is sports in the future (there almost definitely will be), there will be a demand for things to do right outside the arena. Unless there are just never going to be any fans in the stands of any sporting event at all for the rest of eternity....
Covid will go away.... a vaccine will eventually come out..... and while there will definitely be economic hardships for much of the 2020's most likely, there ultimately is light at the end of the tunnel.
I said for at least the next 10 years...not forever. Covid has dramatically changed consumer behavior. Everything has shifted online and outdoors and to areas with more space like suburbs and mid tier cities. Numerous retailers have declared bankruptcy as shopping shifted online. Many more hotels and airlines would have filed bankruptcy if not for the government loans. I highly doubt Macy's Michigan Ave or State Street stores will exist in the next few years. The biggest thing affecting city demand will be remote work people will gradually move to mid tier cities where the price of a single family home with a yard can be had for the same as a condo in a big city.
Many years before covid there was always event level demand outside of the UC for 82 home Bulls and Blackhawks games plus concerts...yet nothing was built there. Why? Because investors ran the numbers and clearly there wasn't the demand outside of event days. Businesses need more than 82 nights of traffic to stay open. Wrigley has an affluent neighborhood surrounding it and Clark street can be packed any day of the year. Yet go down to Comiskey and what do you see...parking lots. Given the West Loop / Fulton market advance west has halted that has halted any UC development.
It may take 2 years for a vaccine...add onto that Illinois unemployment rate is 15%...add onto that it took 10 years to climb out of the 08 recession and you have a long wait to see westward development continue to UC. The perfect example that sums up just how fast things can change is that despite the crazy building boom in Chicago the last 10 years...all the new office buildings, cranes, highrises, etc....the Chicago spire site is still sitting empty with an expected groundbreaking of 2021....we'll see if that happens now.
EGP wont gentrify in 2030. I think 2040 - 2050 is more accurate. Sounds like a long time, but nothing has been happening there. The green line at Damen is nice, but if the city was really forward thinking...they would also put a green line stop at Western. Western has a 24 hour bus line, that would be a great connection. When I used to work downtown, I would take the green line alot. I always wished they had a western stop for that reason...connects you to the rest of the city!
Just because the West Loop is popular doesn't necessarily mean it will spill over west. Once you go west of Ashland, even around the United Center, it is so boring and dangerous. I'd go somewhere dangerous if it wasn't so ugly and boring! I think West Loop people would first spill into Pilsen...just follow the Pink Line.
In Chicago, gentrification happens in Latino areas first. Black neighborhoods are a last resort. Theres already an abundance of affordable rent in much nicer areas. Until people are priced out of those neighborhoods, not gonna happen.
I'd put my money on the Archer corridor gentrifying before EGP. I'd rather live in McKinley, Brighton Park, Archer Heights. I'm a little biased since i've lived on the SW side/SW suburbs my whole life.
I'd almost even put my money on Back of The Yards ahead of EGP. There's alot of Mexican people who were priced out of 18th street now going to 47th street. Theres a big hip brewery there and lots of small businesses and good food.
Poor Latino neighborhoods, when it comes to gentrification they can't catch a break!
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