Selling At The Sterling: Pricing, Prep And Strategy

Thinking about selling your condo at The Sterling but not sure where to start? You want a clear price, a clean prep plan, and a smart strategy that respects your time and maximizes your net. In this guide, you’ll see real Sterling comps, how your unit line and floor affect value, the prep that moves buyers, and the paperwork and fees to expect. Let’s dive in.

Understand your stack and comps

At 345 N LaSalle, unit lines repeat floor to floor, so buyers and appraisers compare the same stacks on different levels. That consistency makes pricing more precise.

• 02 line: true 3-bedroom corner, about 1,630 sq ft with balcony and river exposure. Recent examples show a clear floor premium. Unit 3602 sold for $650,000 on 8/14/2025, while 4102 sold for $669,000 on 5/30/2025, supporting higher value at higher floors when condition is similar (3602 MLS excerpt, 4102 MLS excerpt).
• 04 line: studio layouts around the mid‑500s sq ft. Studios at The Sterling have generally traded in the low $200Ks in 2024–2025.
• 05/06 and similar one‑bedroom stacks: often in the 800–900 sq ft range, with one‑bedroom pricing commonly mid $200Ks to mid $300Ks depending on floor and finish.

Across the tower, recent sales cluster around the mid $300s to low $400s per sq ft, with top‑floor corners toward the high end. You can scan the building’s public sold list to see patterns by line, floor, and finish level (The Sterling sold list).

Price with precision

Price first by stack, then by floor, then by finish. Start with the closest match in your line, two to four floors above and below, then adjust for condition and features.

• Floors and exposure: Higher floors with river or lake exposures tend to capture a premium. The 02‑line example shows a meaningful lift from 36 to 41 in 2025 when finishes are comparable.
• Condition: Renovated kitchens and baths, newer flooring, and crisp paint can move a unit from the mid band of its stack into the upper tier.
• Assessments and parking: Many Sterling listings show assessments that include heat, water, and doorman service. Parking is generally leased by the building and shows as a monthly fee. These factors can impact buyer underwriting and their net monthly calculation.

If you own a 1,630 sq ft 02‑line with modern finishes on a high floor, your target band often sits in the high $500Ks to mid $600Ks based on the most recent corner comps. For studios and one‑bedrooms, most trades have clustered in the ranges above, with finish driving the final result.

Prep that attracts buyers

Small, focused improvements at The Sterling can shorten time on market and support stronger offers. Use this quick plan.

Quick refresh checklist

• Declutter, deep clean, and refresh with neutral paint.
• Repair cabinet hinges, caulk, grout, and lighting before photos.
• Service HVAC and replace filters.
• Consider light cosmetic updates where wear is most visible.

Staging, whether physical or virtual, is often cost‑effective in urban condos. Industry surveys show that staging can reduce time on market and improve buyer interest, which supports stronger final pricing (virtual staging statistics).

Photos and a floor plan

Downtown buyers shop by screen first. Prioritize wide, natural‑light photography that highlights your balcony, view corridors, and the amenity deck. Listings that sold quickly in the building leaned on clear, full‑frame images and an easy‑to‑read floor plan. Reviewing successful examples like 3602 and 4102 shows how strong visuals support value in this tower (3602, 4102).

Consider a pre‑listing inspection

A seller‑ordered inspection lets you fix small items on your timeline and price with confidence. It can also limit post‑inspection renegotiation and shorten contingency periods, which helps you keep momentum once you accept an offer (pre‑inspection guidance).

Paperwork and timing

Condo resales in Illinois layer building disclosures on top of the standard state seller disclosure. Getting ahead of this paperwork often prevents last‑minute delays.

Illinois seller disclosure

Sellers must complete and deliver the Illinois Residential Real Property Disclosure before a buyer signs the contract. Timely delivery matters, since late disclosure can give the buyer cancellation rights under the statute (Illinois Residential Real Property Disclosure Act).

The 22.1 resale packet

Under the Illinois Condominium Property Act §22.1, sellers must provide or obtain a resale packet that includes the declaration and bylaws, association financials and reserves, anticipated capital expenditures, insurance information, and statements of unpaid assessments. Associations can charge a reasonable fee and often offer rush delivery for an additional charge. Order it early once you go under contract to keep closing on schedule (Illinois Condominium Property Act §22.1).

Estoppel and payoff statements

Your title company will typically require confirmation of assessments and any balances or payoffs. Coordinate with your management company as soon as you accept an offer so there is no delay in clearing association accounts for closing.

Marketing that fits The Sterling

Buyers at The Sterling shop for views, a central River North address, and full‑service convenience. To meet that demand:

• Lead with line, exposure, and view. Buyers compare by stack, so highlight yours clearly in the first line of your listing description.
• Call out the amenity deck and services. The building offers an outdoor pool and deck, tennis and pickleball courts, two fitness rooms, a doorman and concierge, a dog run, and on‑site services. Mention that parking is typically leased through the building, which helps set expectations.
• Translate assessments. Note if assessments include heat, water, and door staff so buyers can compare net monthly costs across buildings.

Fees and your net proceeds

Commission choices and savings

Commissions are negotiable, but statewide aggregates place Illinois’s average total commission near 5.56 percent in recent data (Illinois commission averages). You have options, from full‑service to reduced‑fee and flat‑fee MLS approaches.

• Flat‑fee MLS options: You can pay a fixed amount to list on the MLS, then manage showings, negotiations, and paperwork yourself. Packages in Chicago commonly range from about $100 to $800 for an MLS‑only approach, with add‑on services available (Chicago flat‑fee MLS overview).
• Reduced‑fee full‑service: Some firms offer lower listing‑side fees while still paying a buyer‑broker commission. The trade‑off can be marketing depth and hands‑on time, so weigh savings against service and negotiation strength for your unit type.

Here is a quick example using a representative one‑bedroom sale price of $310,000:

• Conventional 6.0 percent total commission = $18,600.
• Reduced‑fee scenario at 4.0 percent total (for example, 1.5 percent listing side + 2.5 percent buyer side) = $12,400.
• Difference before other closing costs = $6,200 in your pocket.

Savings matter, but so does the final sale price. The best approach blends strong marketing and negotiation with transparent fees.

Transfer taxes and closing costs

In Chicago, transfer taxes are layered across city, CTA, county, and state. Buyers often pay the city transfer tax, while sellers commonly pay roughly 0.45 percent of the sale price in the remaining state, county, and CTA taxes, though your contract controls the final allocation. On a $310,000 sale, that seller portion is about $1,395 before title, recording, and other closing costs (Chicago transfer‑tax overview).

Timing your sale

A smooth River North condo sale often follows this timeline:

• Week 1 to 2: Prep, light repairs, staging, photography, and floor plan.
• Week 3: Go live, review showing feedback, and adjust quickly if the market signals a price or finish mismatch.
• Week 4 to 6: Negotiate offers and inspection. Order the 22.1 packet and association statements as soon as you go under contract to avoid delays.
• 30 to 45 days to close after attorney review and mortgage process, depending on buyer financing and association turnaround.

Ready to plan your sale?

Selling at The Sterling rewards precision. Price by stack and finish, present your view and amenities with pro visuals, and get ahead of condo paperwork and fees. If you want a data‑driven plan with senior‑level guidance and a boutique process, our team can help. We pair full‑service listing support with a limited 2025 reduced‑commission program for select River North buildings.

Request a Building‑Specific Market Plan from Hudson Parker.

FAQs

How do The Sterling unit lines affect price?

• Buyers compare identical stacks across floors, so line and elevation matter. Corner 02 units often command premiums, with higher floors trading higher when finishes match.

What is a realistic price per sq ft at The Sterling?

• Recent sales cluster in the mid $300s to low $400s per sq ft, with high‑floor corners near the top of that band. Check recent building comps like 3602 and 4102 for anchors.

Which prep steps deliver the best ROI before listing?

• Decluttering, paint, minor repairs, and staging tend to move buyers fastest. Strong photos and a clean floor plan are must‑haves for downtown listings.

What condo paperwork do I need to sell?

• You must deliver the Illinois Residential Real Property Disclosure and obtain the §22.1 resale packet with association financials, rules, and insurance details.

How do commissions and taxes impact my net?

• Commissions are negotiable. Using a $310,000 example, moving from 6.0 percent to 4.0 percent saves $6,200 before other costs. Expect seller‑side transfer taxes near 0.45 percent in Chicago.

When should I order the 22.1 resale packet?

• Order as soon as you accept an offer. Early ordering reduces the risk of closing delays due to association turnaround times.