Edgewater Chicago Real Estate.
What a Sheridan Road building really costs to own, which ones allow dogs, why only two of the four Red Line stations were rebuilt, and what changed in the last eighteen months.
Edgewater, Chicago (community area 77) · August 2026. Source: Movoto. Updated quarterly.
Edgewater runs from Foster Avenue north to Devon, and from the lake west to Ravenswood. It contains Andersonville, Edgewater Beach, Edgewater Glen, Lakewood-Balmoral and Magnolia Glen.
Most of what is written about it is old. The pages currently ranking carry data from 2020, 2021 and 2023 — one still runs a Summer 2020 market snapshot under a copyright notice that stops at 2020. Meanwhile a new National Register district was designated in December 2024, two Red Line stations reopened in July 2025, and a Chicago Landmark district on Bryn Mawr is working its way through City Council right now.
I’m Uran Kabashi, a broker with Fulton Grace Realty. I work Edgewater alongside Uptown, and this page covers what a building here actually costs to own, which associations allow what, and where the boundaries really are.
Last updated August 2026.
Six Things To Check
1 All-in monthly cost, not the assessment
2 Pet policy — it rules buildings out
3 Condo or co-op
4 Reserves and deferred facade work
5 The 22.1 disclosure, requested day one
6 Which Red Line station, and is it accessible
Edgewater by the Numbers
37.4%
owner-occupied — against Uptown’s 29.3%. The most meaningful difference between the two neighborhoods, and it shows up in how associations are run and how many listings are investor resales.
52.9%
of the housing stock is studios and one-bedrooms. More than half. It explains the low-looking median price and why you should compare price per square foot instead.
42.6%
predates 1940, with a median build year of 1950. Vintage lakefront stock means facade work, risers and elevators — which either come out of reserves or out of your pocket.
What Edgewater’s housing stock actually is
From the CMAP Community Data Snapshot released June 2026, drawing on ACS 2020–2024 estimates:
| Population | 56,563 |
| Total housing units | 33,403 |
| Owner-occupied | 37.4% |
| Renter-occupied | 62.6% |
| Units in buildings of 20+ units | 55.2% |
| Single-family detached | 7.6% |
| Built before 1940 | 42.6% |
| Median year built | 1950 |
| Studio or 1-bedroom units | 52.9% |
| Households without a vehicle | 38.5% |
| Median household income | $70,549 |
More than half of Edgewater is studios and one-bedrooms. That single figure explains the price level, the buyer profile and the rental market better than any amount of neighborhood description — and it is why the median sale price here looks low next to neighborhoods with comparable desirability.
The number that separates Edgewater from Uptown
Edgewater is 37.4% owner-occupied. Uptown is 29.3%. The two neighborhoods look similar on paper — near-identical population, similar median income, similar vintage housing stock, both lakefront — but Edgewater has meaningfully more owners living in their own units.
That shows up in how associations are run, how well buildings are maintained, and how many units on the market are investor resales rather than owner moves. If you are choosing between the two, this is the difference worth understanding. The Uptown guide covers the other side of it.
Renting rather than buying? Edgewater is 37.4% owner-occupied, which means most of the neighborhood rents. My guide to renting in Chicago covers what the move-in fee actually is, why October 1 matters, and why parking varies so sharply from one Sheridan Road building to the next.
The Sheridan Road towers
Edgewater’s lakefront is a wall of mid-century and vintage high-rises, and they differ from one another in ways that decide whether a unit works for you.
| Building | Built | Units | Notable |
|---|---|---|---|
| Edgewater Beach Apartments 5555 N Sheridan | 1927 | — | Co-op, not a condo. The surviving pink landmark of the Edgewater Beach Hotel complex. Indoor pool, bike room. |
| The Statesman 5601 N Sheridan | 1965 | 90 | Assessments roughly $1,122–$1,129/mo, including heat, air conditioning, water, insurance, cable and security. Dogs and cats, 40 lb limit. One heated garage space per unit. |
| Malibu East 6033 N Sheridan | 1970 | 498 | 45 storeys. Pool, sauna, tennis court, game room, doorman. No pets. |
| Park Tower 5415 N Sheridan | 1973 | 728 | 54 floors, Solomon Cordwell Buenz. Converted from apartments to condo in 1979. Doorman, pool, fitness centre. |
| Edgewater Plaza 5445 N Sheridan | 1974 | 466 | 38 storeys. Heat, air conditioning and cable included. No pets; rentals and sublets permitted. |
Two things to check before you tour
Pet policy rules buildings in and out. Three of the five largest Sheridan Road buildings do not allow pets at all. The Statesman does, with a forty-pound limit. If you have a dog, that is most of the lakefront decided before you look at a single unit.
The Edgewater Beach Apartments is a co-op. Not a condo. The financing works differently, the approval process is different, and the monthly payment covers different things. Uptown has the same situation at the Aquitania on Marine Drive, and in both cases buyers regularly do not realise it until they are well into the process.
Building details compiled from public listing and building records, August 2026. Year-built and unit counts vary between sources for several of these buildings, and assessment figures beyond the Statesman were not publicly verifiable. Always confirm against the association’s own documents and the 22.1 disclosure before relying on any of it — which is something I do as a matter of course.
Asking About a Specific Building?
Historic districts — and one that is changing right now
Edgewater has more historic-district coverage than most Chicago neighborhoods, and the distinction between the two kinds matters if you own here.
A City of Chicago Landmark District means exterior alterations require Commission on Chicago Landmarks permit review. A National Register district alone does not restrict a private owner at all — it brings federal rehabilitation tax-credit eligibility instead.
Bryn Mawr — do not believe pages that call this a Chicago Landmark district
It is not one. Here is the actual position as of August 2026:
- The Bryn Mawr Historic District is on the National Register.
- Two individual buildings inside it are Chicago Landmarks: the Bryn Mawr Apartment Hotel (5550 N Kenmore, 1927–28, Late Gothic Revival, white terra cotta) and the Belle Shore Apartment Hotel (1062 W Bryn Mawr, 1928–29, Art Deco), designated together in November 2002.
- A larger Chicago Landmark district covering Bryn Mawr from Broadway to Sheridan received preliminary landmark recommendation on 2 April 2026, with a further procedural step in July. Final City Council approval is still pending.
If it passes, owners of contributing properties become eligible for Adopt-A-Landmark restoration grants — and gain permit review on exterior work. That is a real consideration either way if you are buying on those blocks, and it is worth asking me where a specific address sits.
Edgewater Glen — new, and nobody has written about it
Designated a National Register district on 30 December 2024, roughly bounded by Hood, Norwood, Broadway and Clark. It brings federal rehabilitation tax-credit eligibility for contributing properties. This is recent enough that no other Edgewater real estate page mentions it.
Lakewood Balmoral
National Register since February 1999, bounded by Magnolia, Wayne, Foster and Bryn Mawr, with 490 contributing structures — Queen Anne and Shingle Style. No Chicago Landmark designation. This is where Edgewater’s single-family housing concentrates.
Andersonville
The Andersonville Commercial Historic District went on the National Register in March 2010, covering 4800–5800 N Clark and spanning both Edgewater and Uptown. The Clark Street corridor calls itself the “Shop Local Capital of Chicago” and is anchored by an unusually high share of independent, locally owned businesses.
Transit — and a correction most pages get wrong
Edgewater has four Red Line stations: Berwyn, Bryn Mawr, Thorndale and Granville.
Only two of them were rebuilt. Berwyn and Bryn Mawr reopened on 20 July 2025 as part of the Red and Purple Line Modernization programme — fully ADA accessible, with elevators, escalators, wider platforms, better lighting and real-time arrival displays, on more than a mile of replaced elevated track.
Thorndale and Granville were not in that phase and have not been reconstructed. Neither is currently ADA accessible. There has been discussion of platform work at Granville in a later phase, but I could find no funded scope, schedule or accessibility commitment for either station as of August 2026.
I am spelling this out because several pages imply all four were upgraded. If step-free access matters to you — a stroller, a mobility aid, heavy grocery runs — it changes which blocks work, and it is the kind of thing worth knowing before you fall for a unit.
Buses: the 36 Broadway, 22 Clark, 92 Foster, 84 Peterson, 147 Outer Drive Express and 151 Sheridan. Metra: the UP-N line runs along the western edge with the nearest stations just outside the neighborhood.
Schools
One correction before the list: CPS no longer publishes school ratings. The old SQRP levels — 1+, 1, 2+, 2, 3 — were discontinued and replaced by the Continuous Improvement and Data Transparency dashboards, which deliberately publish no school-level rating. If a page quotes you a current “Level 1+” for an Edgewater school, it is citing something that has not existed for years.
Nicholas Senn High School (5900 N Glenwood, founded 1913) is the neighborhood high school. It is an IB World School, running both the IB Diploma Programme and the IB Middle Years Programme with a selective IB admissions track alongside neighborhood enrollment, and it ranks in the top 20% of Illinois public schools for “most improved.”
Elementary schools serving Edgewater include:
| School | Address | Grades | Enrollment |
|---|---|---|---|
| Hayt Elementary | 1518 W Granville Ave | PK–8 | 851 |
| Swift Elementary Specialty School | 5900 N Winthrop Ave | PK–8 | 533 |
| Peirce School of International Studies | 1423 W Bryn Mawr Ave | PK–8 | 1,116 |
| Goudy Technology Academy | 5120 N Winthrop Ave | PK–8 | 491 |
Peirce is worth a closer look. It runs an IB curriculum and its chronic absenteeism rate is 16% — well below the state figure of 29.7% and the district’s 42.5%. That is one of the more meaningful signals available now that ratings are gone.
Attendance boundaries do not follow neighborhood lines. The schools above are located in or associated with Edgewater, which is not the same as which address feeds which school. Check any specific address on the CPS School Locator — I will not guess at a boundary, and neither should any page you read.
The lakefront, parks and Andersonville
Edgewater is the northern end of the Lincoln Park chain, which runs roughly seven miles south from here along the lake.
Foster Beach and Osterman Beach — the latter still widely called Hollywood Beach — are the neighborhood’s two swimming beaches. Berger Park sits on the lakefront at Sheridan and Granville with a cultural centre in a lakefront mansion, and George Lane Park serves the blocks further north.
Andersonville
The Clark Street corridor is the commercial heart of Edgewater and one of the strongest independent retail strips in Chicago. It calls itself the “Shop Local Capital of Chicago” and is served by Special Service Area #22, with a chamber of commerce at 5706 N Clark running a farmers market, an annual neighborhood guide and a small-business development programme.
The Andersonville Commercial Historic District went on the National Register in March 2010, covering 4800–5800 N Clark. Note that the district spans the Uptown boundary at the southern end — Andersonville itself sits inside Edgewater, but its commercial strip does not stop at Foster.
For buyers, the practical point is that Andersonville is the part of Edgewater where you are buying a walkable-retail lifestyle rather than a lake view, and it prices accordingly. It is also the only Edgewater sub-market where individual agents genuinely compete, which tells you something about demand.
A note on the numbers you will see elsewhere
Redfin is currently serving a June 2025 snapshot for Edgewater to anyone or anything reading the page automatically — fourteen months stale at the time of writing. Several other pages ranking for Edgewater carry data from 2020, 2021 and 2023.
The figures above are dated and I refresh them quarterly. If a page quotes you an Edgewater number with no date attached, it is probably years old.
What the market feels like
Roughly 22 days on market and about two months of supply is a seller’s market, but a gentler one than Uptown’s seven-days-to-pending. The median sale price sits near $270,000 — low-looking until you remember that more than half the stock is studios and one-bedrooms. Compare price per square foot, around $266, rather than headline price, or you will draw the wrong conclusion about what Edgewater costs.
What is being built
| Project | What | Status |
|---|---|---|
| Emmanuel Congregation 5959 N Sheridan | 603 units — two towers up to 25 storeys plus a five-storey building, 20% affordable, 250 parking spaces, four-storey health club, large retail | Revised June 2026 down from a three-tower scheme. Awaiting aldermanic sign-off; no timeline announced. |
| 6150 N Sheridan | 40 condominiums, five storeys, one parking space per unit | Permit issued 4 May 2026. Occupancy expected late summer or early fall 2027. |
| The Davis Building 5252 N Broadway | 14 units, adaptive reuse of a 1919 mixed-use building, ground-floor retail retained | Under way as of April 2026 |
6150 N Sheridan is worth flagging. Those are condominiums, not apartments — new-construction for-sale product is rare in Chicago right now, and rarer still on the North Side lakefront. If you want something new rather than vintage, that is close to the only option in Edgewater in the near term.
The Emmanuel Congregation project is the one to watch. Six hundred units on a single Sheridan Road site would be the largest addition to Edgewater’s housing stock in decades, and it is still pending approval.
Edgewater or Uptown?
Frequently Asked Questions
Can I have a dog here?
Often not
Are the stations accessible?
Only two of four
Edgewater or Uptown?
37.4% vs 29.3% owner-occupied
Is Edgewater Chicago a good place to live?
It depends what you want from a neighborhood. Edgewater gives you the lakefront, four Red Line stations, Andersonville’s independent commercial strip, and more owner-occupancy than most of the North Side at 37.4%. The trade-off is that more than half the housing stock is studios and one-bedrooms, so if you need three bedrooms your options narrow quickly and concentrate in Lakewood Balmoral and the western blocks.
What is the difference between Edgewater and Uptown?
They start at Foster Avenue — Uptown to the south, Edgewater to the north. The substantive difference is ownership: Edgewater is 37.4% owner-occupied versus Uptown’s 29.3%, which affects how associations are run and how many listings are investor resales. Edgewater also has more historic-district coverage and a slightly newer median build year, 1950 against 1948.
Is Andersonville in Edgewater?
Yes. Andersonville is a commercial and residential area inside Edgewater, centred on Clark Street. Its National Register commercial district runs 4800–5800 N Clark, which spans into Uptown at the southern end.
How much are HOA assessments in Edgewater?
It varies enormously by building and the number alone tells you very little. The Statesman at 5601 N Sheridan runs roughly $1,122–$1,129 a month, but that includes heat, air conditioning, water, insurance, cable and security. Always compare the all-in monthly cost against what is actually covered, not one assessment figure against another.
Can I have a dog in an Edgewater high-rise?
Often not. Three of the five largest Sheridan Road buildings — Malibu East, Park Tower and Edgewater Plaza — do not permit pets. The Statesman allows dogs and cats up to forty pounds. Confirm the current policy from the association’s declaration rather than an MLS field before you write an offer.
Are all four Edgewater Red Line stations accessible?
No. Berwyn and Bryn Mawr were rebuilt and reopened in July 2025 with full ADA accessibility. Thorndale and Granville were not part of that phase and remain un-reconstructed and not accessible, with no funded schedule I could verify.
Is the Bryn Mawr district a Chicago Landmark district?
Not yet. It is on the National Register, and two individual buildings within it are Chicago Landmarks. A wider Chicago Landmark district received preliminary recommendation in April 2026 but has not received final City Council approval as of August 2026.
What is the Edgewater Beach Apartments?
The pink building at 5555 N Sheridan, built in 1927 as an annex to the Edgewater Beach Hotel and the last surviving piece of that complex. Importantly it is a housing co-op, not a condominium — the financing, the approval process and what your monthly payment covers all work differently.
Which schools serve Edgewater?
Senn High School, and elementary schools including Hayt, Swift, Peirce and Goudy. Attendance boundaries do not follow neighborhood lines, so check any specific address on the CPS School Locator rather than assuming — I will not guess at a boundary for you.
Other areas I work: Chicago North Side neighborhood guides.
Thinking About Edgewater?
©2026 Uran Kabashi
Fulton Grace Realty | The Shino Group
1400 N Milwaukee Ave, Chicago IL 60622
Call Me: 773-574-7291