CondominiumResidential
90 FRANKLIN PL E
LAKE FOREST, IL 60045
2,278 ft²
Lot SizeThe size of the land the home sits on, from county records.
1972
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
1
ParkingThe number of parking spaces on the property, including the garage.
Built 19723 floors33 units1,464–1,888 ft²
$15M
All units combinedThe sum of our current value estimates for every unit in the building — roughly what the whole building's homes are worth together.
$445K
Median unit valueThe middle unit value in this building by our estimate: half the units are worth more, half less.
$269
Median $/ft²The middle price per square foot across the building's units, by our current estimates. Useful for comparing units of different sizes.
-28.7%vs the Lake Forest ZIP median sale $/ft² ($377)
Sales Performance
—
Median sale (12 mo)The middle sale price among this building's units that sold in the last 12 months, from recorded deeds.
—
1-yr changeHow the building's median sale price over the last 12 months compares with the 12 months before that.
0
Sales (12 mo)Units in this building that sold in the last 12 months, from recorded arms-length deeds.
0.0%
Turnover (12 mo)The share of units that changed hands in the last 12 months. Around 4–6% a year is typical; much higher can signal investor churn or a wave of exits.
This building's own appreciationThe building's own appreciation: for every unit that sold twice (held over a year), we compute its yearly price change between the two sales and take the middle value. This is the cleanest read on how this specific building performs, because it compares each unit to itself.
+2.8%per yeartypical hold 6.1 yrsfrom 27 same-unit resales
Median sale price (yearly, all time)Every recorded arms-length sale in the building since records begin, grouped by year: the bars count sales and the line tracks the median price paid.MedianSales
19972000200420072013201720222025
Sale price per ft² (yearly, all time)The middle price per square foot across the building's units, by our current estimates. Useful for comparing units of different sizes.$/ft²
19972000200420072013201720222025
62 arms-length sales on record for this building.
Unit Mix & Floor PlansThe building's recurring floor plans, found by grouping units with identical beds, baths and square footage in county records. Larger groups are the building's standard layouts; leftover units have one-off sizes.
Every unit: size vs estimated valueEvery unit in the building as one dot: across is its size, up is our current value estimate, and color is its bedroom count. Vertical columns of dots are recurring floor plans; the height spread within a column shows how much floor, view and condition move prices for the same layout.
Studio1 bd2 bd3 bd
Studio
2 units$364K · $248/ft²
1 bed
1 unit$410K · $279/ft²
2 bed
10 units$422K · $283/ft²
3 bed
20 units$482K · $268/ft²
Recurring floor plansThe building's recurring floor plans, found by grouping units with identical beds, baths and square footage in county records. Larger groups are the building's standard layouts; leftover units have one-off sizes.
2 bd · 2 ba · 1,464 ft²
5 units$445K · $304/ft²
2 bd · 2 ba · 1,470 ft²
4 units$410K · $279/ft²
3 bd · 2 ba · 1,882 ft²
3 units$431K · $229/ft²
3 bd · 2 ba · 1,656 ft²
2 units$455K · $275/ft²
3 bd · 2 ba · 1,674 ft²
2 units$443K · $264/ft²
3 bd · 2 ba · 1,679 ft²
2 units$450K · $268/ft²
3 bd · 2 ba · 1,720 ft²
2 units$468K · $272/ft²
3 bd · 2 ba · 1,766 ft²
2 units$486K · $275/ft²
3 bd · 2 ba · 1,878 ft²
2 units$503K · $268/ft²
3 bd · 2 ba · 1,881 ft²
2 units$502K · $267/ft²
3 bd · 2 ba · 1,888 ft²
2 units$507K · $269/ft²
One-off layouts
5 units
Value DistributionHow the building's units spread across value ranges by our current estimates. A wide spread usually means big differences in size, floor or view.
$302K–$302K
1 unit
$369K–$378K
2 units
$404K–$412K
5 units
$418K–$445K
10 units
$451K–$473K
4 units
$491K–$504K
6 units
$505K–$533K
5 units
Value by Floor & LineAverage estimated price per square foot by floor range, using unit numbers to infer floors. Higher floors usually price higher — the gap shows how much the view is worth here.
Floor 1
$272/ft²11 units · +1%
Floor 2
$265/ft²12 units · -2%
Floor 3
$277/ft²10 units · +3%
Unit lines by $/ft²Condo units stacked vertically share a unit line — the last digits of the unit number (like 05 in 1205, 1305, 1405). Lines share a layout and exposure, so comparing estimated $/ft² by line shows which position in the building commands a premium.
Line ·06
$321/ft²3 units · +19%
Line ·11
$283/ft²3 units · +5%
Line ·01
$280/ft²3 units · +4%
Line ·07
$278/ft²3 units · +4%
Line ·05
$278/ft²3 units · +3%
Line ·08
$260/ft²3 units · -3%
Line ·04
$259/ft²3 units · -4%
Line ·02
$256/ft²3 units · -5%
Line ·03
$226/ft²3 units · -16%
Ownership & Financing
Owner-occupiedThe share of units where the owner lives in the unit, per county records. The rest are second homes or rentals.91%
Company-ownedUnits owned through an LLC, trust, or other company — a rough proxy for investor ownership.52%
Typical owner tenureThe middle number of years since each unit last changed hands — how long the current owners have been in place.9.1 yrs
Cash purchases (5 yrs)The share of purchases in the last 5 years with no mortgage recorded. High cash share is common in second-home and investor buildings.67%
Avg. loan-to-valueAverage current loan balance against unit value across the building. Low numbers mean owners hold lots of equity — a sign of financial stability.31%
Median owner equityThe middle dollar amount of equity (value minus loans) unit owners hold in this building.$422,312
Median tax billThe middle annual property tax bill among the building's units.$6,260
Pre-foreclosure noticesUnits with an active pre-foreclosure or foreclosure notice on file.1
Recent SalesThe latest recorded arms-length sales in the building, newest first.
Unit 106Sep 25, 2025$519,500$355/ft²Unit 106Sep 17, 2024$499,000$341/ft²Unit 211Mar 6, 2023$270,000$184/ft²Unit 111Jun 8, 2022$365,000$249/ft²Unit 107Mar 29, 2022$300,000$204/ft²Unit 106Nov 29, 2021$250,000$171/ft²Unit 110Sep 16, 2021$400,000$213/ft²Unit 108Jun 24, 2021$260,000$157/ft²Unit 307Jan 21, 2021$280,000$190/ft²Unit 103Dec 15, 2020$263,000$140/ft²
Values are TopHap estimates, not appraisals. Sales, ownership and tax figures come from recorded county documents via ATTOM and can lag by several weeks.
Tax & Assessment
Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$15,896 (2024)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$275,893 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$14,387
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$261,506
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$265,819
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$827,761
Property Facts
Property TypeThe broad category the county puts this property in, such as residential or commercial.Condominium
StyleThe architectural style of the home, such as ranch or colonial.Condo/Apartment
CountyLAKE
Lot (acres)The size of the land the home sits on, from county records.0.05
ConstructionThe main material the home's frame and walls are built from.Frame (Unspecified)
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
CoolingThe type of cooling or air conditioning in the home.Central
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No
Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.
HEM
Lake Forest High SchoolA+
High · Grades 9–12 · 0.3 mi
Sheridan Elementary SchoolA+
Elementary · Grades PK–4 · 0.5 mi
Deer Path Middle School WestA+
Middle · Grades 7–8 · 1.0 mi
District: Lake Forest School District 67
Neighborhood · ZIP 60045These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.
CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.87
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.114
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.40
Index scale: 100 = US average (tick). Lower is better.
Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.90%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.39%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.4.8%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.4%
PopulationHow many people live in this area.21,049
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.934 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$182,935
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$257,314
Average tempThe average temperature here across a full year.48°F
Annual precipHow much rain and melted snow falls here in a typical year.36 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.54%
All UnitsEvery property record the county has at this street address, such as the units in a condo building. Prices shown are our estimates, not asking prices.
90 Franklin Pl E
6 bd · 4 ba · 3,769 ft²
90 Franklin Pl E # 101
3 bd · 2 ba · 1,483 ft²
90 Franklin Pl E # 102
2 ba · 1,470 ft²
90 Franklin Pl E # 103
3 bd · 2 ba · 1,882 ft²
90 Franklin Pl E # 104
2 bd · 2 ba · 1,878 ft²
90 Franklin Pl E # 105
3 bd · 2 ba · 1,656 ft²
90 Franklin Pl E # 106
2 bd · 2 ba · 1,464 ft²
90 Franklin Pl E # 107
2 bd · 2 ba · 1,470 ft²
90 Franklin Pl E # 108
3 bd · 2 ba · 1,656 ft²
90 Franklin Pl E # 109
3 bd · 2 ba · 1,888 ft²
90 Franklin Pl E # 110
3 bd · 2 ba · 1,881 ft²
90 Franklin Pl E # 111
2 ba · 1,464 ft²
90 Franklin Pl E # 201
3 bd · 2 ba · 1,766 ft²
90 Franklin Pl E # 202
2 bd · 2 ba · 1,470 ft²
90 Franklin Pl E Apt 203
3 bd · 2 ba · 1,882 ft²
90 Franklin Pl E # 204
3 bd · 2 ba · 1,878 ft²
90 Franklin Pl E Apt 205
3 bd · 2 ba · 1,679 ft²
90 Franklin Pl E # 206
2 bd · 2 ba · 1,464 ft²
90 Franklin Pl E # 207
1 bd · 2 ba · 1,470 ft²
90 Franklin Pl E # 208
3 bd · 2 ba · 1,674 ft²
90 Franklin Pl E # 209
3 bd · 2 ba · 1,888 ft²
90 Franklin Pl E # 210
3 bd · 2 ba · 1,881 ft²
90 Franklin Pl E # 211
2 bd · 2 ba · 1,464 ft²
90 Franklin Pl E # 212
3 bd · 2 ba · 1,720 ft²
90 Franklin Pl E # 301
3 bd · 2 ba · 1,766 ft²
90 Franklin Pl E # 302
2 bd · 2 ba · 1,470 ft²
90 Franklin Pl E # 303
3 bd · 2 ba · 1,882 ft²
90 Franklin Pl E # 304
3 bd · 2 ba · 1,878 ft²
90 Franklin Pl E # 305
3 bd · 2 ba · 1,679 ft²
90 Franklin Pl E # 306
2 bd · 2 ba · 1,464 ft²
90 Franklin Pl E # 307
2 bd · 2 ba · 1,470 ft²
90 Franklin Pl E # 308
3 bd · 2 ba · 1,674 ft²
90 Franklin Pl E # 311
2 bd · 2 ba · 1,464 ft²
90 Franklin Pl E # 312
3 bd · 2 ba · 1,720 ft²
Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.
About 90 Franklin Pl
How many units are in 90 Franklin Pl, Lake Forest, IL?
90 Franklin Pl, Lake Forest, IL has 33 residential units across 3 floors, built in 1972, according to county assessor records.
What is a unit at 90 Franklin Pl, Lake Forest, IL worth?
The median TopHap Estimate across the 33 units at 90 Franklin Pl, Lake Forest, IL is $445,217. That works out to $269 per square foot. Units run from 1,464 to 1,888 square feet. Estimates are modelled from recorded sales and assessments, not appraisals.
Is 90 Franklin Pl, Lake Forest, IL expensive for Lake Forest?
Units at 90 Franklin Pl, Lake Forest, IL carry a median of $269 per square foot, 29% below the Lake Forest median of $377 per square foot.
How often do units sell at 90 Franklin Pl, Lake Forest, IL?
0 units at 90 Franklin Pl, Lake Forest, IL sold in the last 12 months, out of 62 recorded arms-length sales all time. That is a turnover rate of 0.0% of the building per year.
Have units at 90 Franklin Pl, Lake Forest, IL appreciated?
Across 27 repeat sales of the same unit, 90 Franklin Pl, Lake Forest, IL returned a median 2.8% per year. Because each pair is the same unit bought and sold, the figure is not distorted by which units traded. The median owner held for 6.1 years.
What floor plans does 90 Franklin Pl, Lake Forest, IL have?
The most common plan at 90 Franklin Pl, Lake Forest, IL is a 2-bedroom of 1,464 square feet, repeated 5 times, with a median estimate of $445,437. TopHap identifies 11 recurring plans in the building.
More homes on Franklin Pl E
- 63 Franklin Pl$751K2 ba · 2,457 ft² · Sold $734K · Apr 2026
- 140 Franklin Pl # 201$542K2 bd · 2 ba · 1,513 ft² · Sold Mar 2026
- 140 Franklin Pl # 207$532K2 bd · 2 ba · 1,528 ft² · Sold $525K · Feb 2026
- 90 Franklin Pl # 301$473K3 bd · 2 ba · 1,766 ft² · Sold $382K · Jan 2026
- 140 Franklin Pl # 106$573K2 bd · 2 ba · 1,788 ft² · Sold $560K · Oct 2025
- 90 Franklin Pl # 106$533K2 bd · 2 ba · 1,464 ft² · Sold $520K · Sep 2025
- 140 Franklin Pl # 103$557K2 bd · 2 ba · 1,703 ft² · Sold $420K · Jan 2024
- 140 Franklin Pl # 101$514K2 bd · 2 ba · 1,513 ft² · Sold $330K · Nov 2023
- 140 Franklin Pl # 110$556K2 bd · 2 ba · 1,513 ft² · Sold $430K · Nov 2023
- 140 Franklin Pl # 210$447K2 bd · 2 ba · 1,513 ft² · Sold $280K · Jun 2023
- 140 Franklin Pl # 202$536K2 bd · 2 ba · 1,513 ft² · Sold $400K · Jun 2023
- 90 Franklin Pl # 211$369K2 bd · 2 ba · 1,464 ft² · Sold $270K · Mar 2023
Closest homes
- 90 Franklin Pl E$504K0 ft · 3 bd · 2 ba · 1,878 ft² · Sold $272K · Jun 1999
- 90 Franklin Pl E$418K0 ft · 3 bd · 2 ba · 1,656 ft² · Sold $260K · Jun 2021
- 90 Franklin Pl E$445K0 ft · 2 bd · 2 ba · 1,464 ft² · Sold $320K · Jul 2018
- 90 Franklin Pl E$445K0 ft · 3 bd · 2 ba · 1,679 ft² · Sold $300K · Jun 2020
- 90 Franklin Pl E$496K0 ft · 3 bd · 2 ba · 1,720 ft² · Sold $325K · Nov 2002
- 90 Franklin Pl E$502K0 ft · 3 bd · 2 ba · 1,878 ft² · Sold $326K · Aug 2012
- 90 Franklin Pl E$473K0 ft · 3 bd · 2 ba · 1,766 ft² · Sold $382K · Jan 2026
- 90 Franklin Pl E$505K0 ft · 3 bd · 2 ba · 1,881 ft² · Sold $400K · Sep 2021
More homes in Lake Forest 60045
- 249 Wilshire Rd$925K4 bd · 2.5 ba · 3,456 ft² · Sold $925K · Oct 2026
- 197 Linden Ave$969K4 bd · 2.5 ba · 2,744 ft² · Sold $900K · Oct 2026
- 1020 E Westleigh Rd$1.3M3 bd · 3 ba · 2,886 ft² · Sold $1.4M · Oct 2026
- 1301 N Western Ave$280K1 bd · 1.5 ba · 1,017 ft² · Sold $259K · Oct 2026
- 1541 Heritage Ct$1.7M4 bd · 4.5 ba · 5,954 ft² · Sold $1.6M · Oct 2026
- 476 Briar Ln$900K3 bd · 2 ba · 3,391 ft² · Sold $850K · Oct 2026
- 1015 Spring Ln$5.8M6 bd · 7 ba · 9,779 ft² · Sold $6.7M · Oct 2026
- 1297 Edgewood Rd$945K3 bd · 4 ba · 2,628 ft² · Sold $900K · Oct 2026
- 390 Brampton Ln$1.2M2.5 ba · 3,276 ft² · Sold $925K · Oct 2026
- 754 Longwood Dr$1.7M4 bd · 4 ba · 4,060 ft² · Sold $1.6M · Oct 2026
- 1301 N Western Ave$345K2 bd · 2 ba · 1,326 ft² · Sold $340K · Oct 2026
- 565 Ryan Pl$838K3 bd · 1 ba · 1,944 ft² · Sold $835K · Oct 2026
Assigned schools
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