New Eastside Spring Market 2026: What You Need to Know

Spring is here, and the New Eastside is telling two stories at once.

On the surface, the numbers look like a market with breathing room — 98 active listings across the neighborhood, and months of supply ticking up. But look closer. Most of that inventory is concentrated in a handful of buildings, and in the ones where people actually want to live? There’s almost nothing to buy.

The Lancaster has 207 units and exactly one active listing. The Chandler has one. The Regatta has three. Buyers are on the sidelines right now, waiting for inventory that is slowly dripping in — and when something comes on priced right, it’s gone fast. Unit 1002 at the Lancaster was on the market less than a week before going under contract at $780,000. That same floor plan sold a year ago for $720,000. Prices aren’t softening in the buildings with real demand. They’re climbing.

Here’s what the data actually says.

218 Sales. 98% Close Rate. One Year.

Over the past 12 months, 218 attached homes sold across the New Eastside with a 98% close rate. The neighborhood is active and healthy. Median sold price: $525,000. Average days on market for sold properties: 77.

But those averages mask real variation between buildings and price points. One-bedrooms are scarce in the buildings people want. Three-bedrooms in top-tier buildings are trading fast when priced correctly. And luxury inventory above $2 million has the widest spread between ask and close — sellers there are negotiating harder.

The SP:LP ratio across all sales is 95%, and SP:OLP is 94%. In the one- and two-bedroom category, that tightens to 96–97%. Three-bedrooms come in at 93–94%. The tighter the ratio, the less room there is to negotiate — and in the mid-market, there isn’t much.

Sales by Building

Cirrus leads the neighborhood in transaction volume with 54 sales. 400 E Randolph and Park Millennium tied at 32 each. St. Regis moved 31 units — impressive given the price points. Lancaster, despite having one of the largest unit counts in the neighborhood, saw only 15 sales — because almost nothing comes on the market. Neither the Aqua Parkhome nor the Lakeshore East Parkhomes had any sales in the past year.

Building by Building

Each snapshot below shows homes sold in the past 12 months, current active listings, pending sales, and the price range across all activity.

St. Regis

363 E Wacker

The St. Regis is in a category of its own. 31 sales ranging from $800,000 for a one-bedroom up to $5.4 million. There are currently 22 active listings and 6 pending — the deepest inventory of any building in the neighborhood. Asking prices reach nearly $8 million for the penthouse level. One-bedrooms with dens are trading between $800,000 and $1,035,000. Three-bedrooms cluster from $1.5 million to $2.8 million. The four-bedrooms are where the biggest price discovery is happening, with recent sales at $2.85 million and $2.9 million, and listings pushing north of $6 million. Buyers in this building have more selection than anywhere else in the New Eastside — and more leverage at the top of the range.

Cirrus

211 N Harbor

The most transacted building in the neighborhood. 54 closed sales tell the story: one-bedrooms moved between $445,000 and $522,000 with strong demand and limited active inventory. Two-bedrooms sold from $834,000 to $1,175,000 — the sweet spot. The 06 line (two-bedroom plus den with lake views) is the standout, with sales steadily climbing from $1,015,000 to $1,095,000 over the past year. Three-bedrooms range from $1,150,000 to $2,515,000, and the 02 line penthouses are clearing $2.4 million. Cirrus is absorbing demand better than any other building, but active one-bedroom inventory is thin.

340 E Randolph

This building skews luxury. One-bedrooms with dens start at $490,000 and climb to $785,000 on upper floors — but there are no one-bedroom closed sales right now, and one-bedroom inventory is scarce. Two-bedrooms sold from $599,000 to $1,050,000. Three- and four-bedrooms dominate the closed sales, from $1.7 million up to $3,530,000. Eight active listings, but several have been sitting 140+ days — the upper end needs a price correction to move.

Aqua

225 N Columbus

Aqua covers nearly every price point. One-bedrooms sold from $360,000 to $635,000 — but the higher-end one-bedrooms with dens are limited. Two-bedrooms traded between $650,000 and $1,150,000. The penthouse sold for $3,175,000. There are 8 active listings including a four-bedroom at $2,700,000 and a studio at $299,900. One-bedroom inventory is tight here too.

Lancaster

201 N Westshore

One active listing in a building with 207 units. That’s the whole story. Fifteen sales in the past year: one-bedrooms at $440,000, two-bedrooms from $495,000 to $630,000, three-bedrooms from $710,000 to $885,000. And prices are moving — unit 1002 went under contract in under a week at $780,000, up from $720,000 for the same floor plan a year earlier. The Lancaster is tightly held, and when inventory appears, it moves immediately. Buyers waiting for a unit here need to be ready to act.

Regatta

420 E Waterside

Seventeen sales, just three active listings, and two pending. One-bedrooms sold from $344,000 to $425,000. Two-bedrooms from $535,000 to $850,000. Three-bedrooms closed between $975,000 and $1,450,000. Like the Lancaster, this building doesn’t produce a lot of inventory, and what comes on gets absorbed. The Regatta is a value entry into the Lakeshore East park buildings without the St. Regis price tag.

Chandler

450 E Waterside

Seven sales, one active listing, two under contract. The Chandler is another low-turnover building. One-bedrooms sold from $390,000 to $400,000. Two-bedrooms from $590,000 to $1,050,000. Three-bedrooms at $1,000,000 and $1,150,000. The lone active listing is a three-bedroom at $999,000. Buyers looking here will need patience and speed — units don’t sit.

Parkshore

195 N Harbor

Twenty sales across a wide price range. One-bedrooms from $225,000 to the mid-$300s. Two-bedrooms from $375,000 to $567,000 — the core of this building’s market. Three-bedrooms sold at $650,000 to $725,000. Five active listings, including two three-bedrooms asking $825,000 and $965,000. Parkshore offers a more accessible entry than the newer Lakeshore East buildings, with lake access and the park right outside.

155 N Harbor

Large building, big inventory. 27 sales and 10 active listings. One-bedrooms from $250,000 to the low $500s. Two-bedrooms from $425,000 to $650,000. Combined three-bedroom units — where owners merged adjacent condos — are asking $1,250,000 to $1,500,000. This building offers the deepest selection in the mid-market range, and it’s a value play for the neighborhood.

Buckingham

360 E Randolph

Thirteen sales. One-bedrooms closed as low as $210,000, with more typical sales in the $280,000–$485,000 range. Two-bedrooms between $455,000 and $605,000. Three-bedrooms topped at $1,230,000. Five active listings — one of the few buildings where you can still find a two-bedroom under $500,000 in the New Eastside.

Park Millennium

222 N Columbus

Thirty-two sales and 14 active listings. One-bedrooms from $215,000 to $320,000. Two-bedrooms from $370,000 to $460,000. The three-bedroom penthouses at $800,000 are the top of the range. Park Millennium is the most affordable building on Columbus Drive, with entry points that attract first-time buyers and investors. Active inventory here gives buyers real selection.

400 E Randolph

The neighborhood’s most affordable building and one of the most active. 32 sales. Studios from $155,000. One-bedrooms from $190,000 to $407,000. Two-bedrooms from $370,000 to $612,000. There’s a combined unit asking $1,300,000. Nearly 50 listings across all statuses — the widest price range in the New Eastside. Budget-conscious buyers who want a downtown address start here.

Aqua Parkhome

204 N Park Dr

One listing: a three-bedroom tri-level townhome at $2,450,000. No Aqua Parkhome sales in the past year and no other Aqua Parkhome inventory.

Lakeshore East Parkhomes

Benton Pl / N Westshore Dr / N Harbor Dr

Zero sales. Zero listings. Zero activity in the past 12 months. The 25 Parkhomes in Lakeshore East are ground-level townhomes that live like single-family homes — private entrances, multiple stories, rooftop terraces, and direct park access. They rarely trade. The last sales ranged from $1,160,000 for a two-story on Westshore to $2,458,500 for a top-floor Harbor Drive unit. When one does come on, it’s an event. These are the neighborhood’s most unique product type, and the scarcity is real.

What This Means If You’re Selling

The New Eastside is not a market where you can test the water with a high price and wait. But it’s also not a market where you need to underprice. The data says: price it right, and it will sell. Price it wrong, and you’ll sit while the correctly priced unit down the hall goes under contract.

The Lancaster sale at $780,000 — up from $720,000 a year ago for the same floor plan — is the clearest signal. In buildings with real scarcity, values are going up. Sellers who understand their building’s supply dynamics and price accordingly are closing in weeks, not months.

If your building has deep active inventory (St. Regis, 155 N Harbor, Park Millennium, 400 E Randolph), you’re competing for attention. Pricing strategy and presentation matter more. If your building has one or two listings at most, you’re in the driver’s seat — but you still have to meet the market.

What This Means If You’re Buying

Don’t wait for a flood of inventory that isn’t coming. In the tightest buildings — Lancaster, Chandler, Regatta — units are appearing one at a time and being swept up. Spring will bring more listings, but the pace is a slow drip, not a wave.

In buildings with more selection — Cirrus, St. Regis, 155 N Harbor, Park Millennium — you have time to be strategic. Compare, negotiate, and use the data to your advantage.

One-bedrooms across the neighborhood are scarce in the mid-tier and upper-tier buildings. If you’re looking for a one-bedroom in the Lancaster, Regatta, Chandler, Aqua, or 340 E Randolph, be prepared to move fast when one comes on.

Data sourced from MRED MLS, March 2025 – March 2026. All information deemed reliable but not guaranteed.