Humboldt Park By The Numbers: Prices, Buyers, Permits

More parcels joined the two-to-six-flat class in Humboldt Park, on Chicago’s West Side, than in any other community area between 2006 and 2026: 253. Another 280 left the class, so the count barely moved, from 4,475 to 4,448. New-construction permits doubled, from 39 in 2018–19 to 79 in 2024–25, the one market signal of five in our analysis that is active here.

Drawn from our analyses of county and city records · sales file as updated September 15, 2026 · assembled October 1, 2026

Humboldt Park in the recordsfigure

Median house sale, 2025$234,000 in 2019. 164 sales in 2025.$310K
Median two-to-six-flat sale, 2025$250,000 in 2019. 174 sales in 2025.$403K
Median condominium sale, 2025$212,000 in 2019. 24 sales in 2025.$329K
Market signals activeOf five.1 of 5
Homes bought by companies, 2024–2519.8 percent in 2018–19.19.4%
Bought 2018–22 and resold within two years184 of 1,907 purchases.9.7%
Assessor valuation as a share of sale price338 sales in 2025. 87 percent with resales set aside.86%
Two-to-six-flats on the tax rolls, 20264,475 in 2006.4,448

What homes sold for

The county recorded sales of 164 houses, 174 two-to-six-flats and 24 condominiums in Humboldt Park in 2025. The median house sold for $234,000 in 2019 and $309,500 in 2025, up 32 percent, 57th among the 70 community areas with 20 or more house sales in both years. Citywide the median house went from $230,000 to $320,000, up 39 percent. The median two-to-six-flat went from $250,000 to $402,500, up 61 percent, 26th among the 46 community areas with 20 or more two-to-six-flat sales in both years; citywide the rise was 62 percent. The median condominium went from $212,000 to $328,750, up 55 percent, the fifth-largest rise among the 37 community areas with 20 or more condominium sales in both years; citywide the rise was 26 percent. The 2025 figure rests on 24 condominium sales, few enough that a handful of sales can move it.

Every area and year, and the rules for which sales are counted: What a Chicago Home Actually Sold For: 245,849 Deeds Since 2018, All 77 Community Areas

One of the five market signals is active

Our gentrification-signals analysis checks five records in every community area for unusually fast change between 2018–19 and 2024–25: house prices, two-to-six-flat prices, the share of homes bought by companies, new-construction permits and new business licenses. In Humboldt Park, one of the five is active. Of the 67 areas scored, three show four signals and 40 show none. A signal is a measurement of change between two periods. It does not describe the people who live in an area or say what happens next.

The five signals in Humboldt Parkactive

House pricesCounts only where the 2019 median house price was below the citywide $230,000. Here it was $234,000.no
Two-to-six-flat pricesThe median two-to-six-flat price was 1.61 times its 2019 level in 2025. The bar is 1.78 times.no
Company buyersCompanies bought 19.8 percent of homes sold in 2018–19 and 19.4 percent in 2024–25, down 0.4 points. The bar is a rise of five points.no
New-construction permitsPermits numbered 39 in 2018–19 and 79 in 2024–25. The bar is 1.5 times the earlier count, with at least eight in the later period.yes
New business licensesFirst-time licenses numbered 123 in 2019 and 99 in 2025, down 20 percent. The bar is 15 percent growth, with at least 30 in 2025.no

Why only one signal? The median house, $309,500 in 2025, rose 32 percent from 2019, less than the city’s 39 percent, and it started above the citywide median, $230,000, where the price signal does not apply. Two-to-six-flat prices rose 1.61 times against the 1.78 needed, the company share of purchases held near 20 percent, and first-time business licenses fell from 123 to 99. Our reading: the fastest-moving records in Humboldt Park describe its buildings. Permits doubled, and parcels moved into and out of the two-to-six-flat class in nearly equal numbers, while prices rose more slowly than the city’s.

Every area scored, with the thresholds: Where Chicago’s Gentrification Signals Are Active: East Garfield Park, New City and North Lawndale Show Four of Five. Logan Square, Avondale and the Lower West Side Show None.

Who bought

Companies bought 19.4 percent of the 691 homes sold in Humboldt Park in 2024 and 2025, and 19.8 percent of those sold in 2018 and 2019. Citywide the share was 14.2 percent in the later period. A buyer counts as a company when its name on the deed carries a marker such as LLC, Inc. or Corp.; trustees of land trusts are counted as trusts. Two condominium buildings in Humboldt Park, each bought in bulk since 2018, no longer appear on the tax rolls as condominiums. The parcel nearest each is now classed as an apartment building or a two-to-six-flat, the pattern a deconversion leaves in the records. Of the 1,907 homes bought here from 2018 through 2022, 184 were sold again by their buyer within two years, 9.7 percent. The citywide rate is 7.1 percent.

The buyer names on the deeds, and the resales, are counted here: Who Is Buying Chicago? The Buyer’s Name on 245,849 Deeds: Companies Bought 13 Percent of Homes and 46 Percent of Those Resold Within Two Years

Condominium buildings bought in bulk, and the rules for selling one whole: Chicago’s Condo Deconversion Pattern: 69 Buildings Bought in Bulk Since 2018 Left the Tax Rolls as Condominiums, the Nearest Parcels Now Classed as Apartment Buildings or Two-to-Six-Flats

Two-to-six-flats since 2006

The Assessor’s rolls counted 4,475 two-to-six-flat parcels in Humboldt Park in 2006 and 4,448 in 2026. Over the twenty years 280 left the class, and the largest group of those, 110, are now classed as single-family houses. Another 253 parcels joined the class. Citywide the count fell from 127,818 to 119,943.

Every flat parcel of 2006, followed to 2026: Chicago’s Tax Rolls Show 7,875 Fewer Two-to-Six-Flats Than in 2006. Of the 13,049 Parcels That Left the Count, 6,208 Are Now Classed as Single-Family Houses.

Valuations, appeals and mortgages

The Assessor valued the 338 houses and two-to-six-flats sold in Humboldt Park in 2025 at 86 percent of their sale prices, at the median. Citywide the figure is 81 percent. Of those sales, 59 were of a home that had sold within the two years before. With those set aside the figure is 87 percent, against 83 percent citywide. Owners of 14.3 of every 100 houses appealed their assessment to the Board of Review for tax year 2025, counting each house once, against 17.5 citywide, and 42 percent of those appeals won.

Valuations against sale prices, area by area: Chicago Houses and Two-to-Six-Flats Sold in 2025 Were Valued at 81 Percent of Their Sale Prices. Those Resold Within Two Years, at 60 Percent.

Appeals per 100 houses, mapped: Nearly Half of Lincoln Park’s Houses Appealed Their Property Tax Assessments. On the Southeast Side, About One in 24 Did.

Federal mortgage records show 265 home-purchase loans in Humboldt Park in 2025, and the county file shows 362 sales. The two are separate systems with different coverage and do not match sale for sale. Of the sales, 22 were for $100,000 or less, and lenders made zero purchase loans that size. The records do not say how the other sales were paid for. Of the loans, 50 were marked as not for the borrower’s own occupancy.

The lending records and their limits: At Least 1,532 Chicago Homes Sold for $100,000 or Less in 2025. Lenders Wrote 289 Mortgages That Size.

Permits and licenses

The city issued 23 new-construction permits in Humboldt Park in the first half of 2025 and 22 in the first half of 2026. Citywide the counts were 666 and 698. Counted two years at a time, the area had 39 in 2018–19 and 79 in 2024–25. A permit is an approval to build and is not a finished building.

Every permit of the half-year, by area: Chicago Issued 698 New-Construction Permits in the First Half of 2026. Here’s Where They Went.

First-time business licenses numbered 123 in 2019 and 99 in 2025. Citywide they fell from 7,464 to 6,503. The file counts licenses issued and does not show whether a business opened or stayed open.

The citywide count: Chicago Licenses 1,000 Fewer New Businesses a Year Than Before the Pandemic. The Gap Is Downtown.

City services

For requests to 311 created from January 1, 2024 through June 15, 2026, the median time to close in Humboldt Park was: graffiti removal, the same day on 3,959 requests, against 0.7 days citywide; potholes, 17.0 days on 1,020 requests, against 5.8 days citywide; streetlight outages, 2.6 days on 1,157 requests, against 2.5 days citywide; abandoned vehicles, 10.3 days on 3,214 requests, against 11.6 days citywide; rodent complaints, 3.2 days on 2,265 requests, against 3.1 days citywide. A closed request is the city’s record that it closed the request. It does not confirm the repair.

Every request type and area, with the method: A Chicago 311 Garbage-Cart Request Took a Median 15.9 Days to Close, a Pothole 5.8 and a Traffic-Signal-Out Report 3 Hours: 883,837 Requests Timed by Community Area

Affordable-rental inventory and the L

The city’s affordable-rental inventory lists 48 developments with 1,139 units in Humboldt Park, ninth by units among the 66 community areas on the list. The inventory is the city’s own list of developments its programs support. It was last updated December 30, 2024 and is partial by its own description.

Our count of that inventory is in a piece that also covers the state law barring rent control: New York City’s Rent Board Set 2026-27 Stabilized Increases at Zero. Illinois Law Bars Chicago From Controlling Private Rents.

No L station lies inside Humboldt Park’s boundary.

Every station against its own 2019 count: Only Two L Stations Are Busier Than Before the Pandemic. Neither Is Downtown.

How this page is built

Every figure on this page is read from the published output of the analysis linked beside it, as those stood on October 1, 2026. Nothing here is measured separately, and each linked analysis states its own sources, periods and limits. The sale prices and buyer shares come from the county’s sales file as updated September 15, 2026. The county is still adding sales dated 2025, and those figures get another reading in January 2027. This page reports what the records show and takes no position on where anyone ought to live.

Assembled by KCM Desk from the analyses linked above. Published October 1, 2026. Human-guided and edited — about this desk. If you spot an error, corrections come first.