13450 South Brandon Avenue, Chicago
technical data · neighborhood and transit
Quick answers
- Does 13450 South Brandon Avenue have open permits or code violations?
- Chicago Department of Buildings lists 8 permits, 3 not closed, and 57 violations, 51 open.
- What is the 2026 conforming loan limit in Cook County?
- $832,750 for a single-unit home, per FHFA. Larger loans are jumbo loans.
- Is radon a problem here?
- EPA radon zone 2, moderate potential.
- What natural disasters is 13450 South Brandon Avenue at risk for?
- FEMA's National Risk Index rates the area relatively high overall, with elevated tornado and inland flooding risk.
Permits and code violations
3 permits not closed out. Unfinished permits pass to the next owner. 51 open violations.
- Permit – express permit program Dec 2025Complete
For permit 101019033: replacement electrical contractor. new contractor(s) listed under "other applicants and contractors" on permit certificate.
- Permit – express permit program May 2025Complete
For permit 101019033: replacement plumbing contractor. new contractor(s) listed under "other applicants and contractors" on permit certificate.
- Permit – express permit program May 2025Complete
Change of owner for permit 101019033. new owner listed on this permit.
- Permit - reinstate revoked pmt Apr 2025
Reinstate permit no 101019033 must begin work and or request inspections no later than november 2025 on permit no 101019033
- Permit - renovation/alteration Nov 2023Active
Spr 2019 cbrc: interior renovation to an existing 2 story building w/basement. to convert from s.f.r. to 2 dwelling units with a new rear deck and stairs,new rear stair to basement and a new rear deck and stairs,new rear stairs to the basement and an existing detached garage with new architectural,mechanical, electrical and plumbing work (occupancy:r5;construction type v-a)
- Permit - wrecking/demolition Feb 2012Complete
Wreck and remove a 1 story frame residential building.
- Permit - easy permit process Nov 2009
Oia '13348 s brandon ave' fire repair: repair/replace siding, windows, damaged drywall, flooring, roof. (electrical permit on file # 100313621) - all work same as existing (no plumbing work/ no structural work) subject to field inspections
- Permit – express permit program Oct 2009Complete
Repairs. pipe and wire all circuits.
Chicago Department of Buildings
Safety and environment
FEMA natural hazard risk
Relatively High
Highest for this area: tornado, inland flooding, heat wave, cold wave. These drive insurance cost here.
FEMA National Risk Index, census tract
Superfund site
4,550 ft
Schroud Property (NPL Site). Check groundwater and vapor reports on the EPA site page.
EPA National Priorities List
Leaking fuel tanks
1 within 1,650 ft
Nearest: Beacon Automotive, 13359 South Baltimore St. (650 ft), open. 1 still open. Ask whether groundwater or soil vapor testing was done.
EPA UST Finder, leaking underground storage tank releases
Toxic release facility
3,550 ft
Signode Consumable Products Operations and 1 more within a mile. Reports chemical releases to air, water or land to EPA each year.
EPA Toxics Release Inventory
High-voltage line
1,250 ft
345 kV line run by COMMONWEALTH EDISON CO.
HIFLD transmission lines
Radon potential
Moderate
Average indoor levels of 2 to 4 pCi/L. EPA still suggests testing ground-floor and basement units.
EPA and USGS Geologic Radon Potential Map
Wildfire risk
Relatively Low
Wildfire risk is low enough that standard home insurance usually covers it.
FEMA National Risk Index
Nearest public schools
1,700 ft
Clay Elem School (1,700 ft), Burnham Elem School (3,350 ft), Grissom Elem School (4,850 ft). Confirm the assigned school with the district.
U.S. Department of Education, NCES
Sinkhole-prone ground
Limestone karst
The bedrock here (dolostone (dolomite), Silurian) can dissolve and open sinkholes. Ask for a geotechnical report and check whether sinkhole coverage is in the insurance policy.
USGS Karst in the United States (OFR 2014-1156)
Conforming loan limit 2026
$832,750
Cook County. Mortgages up to this amount qualify for Fannie Mae and Freddie Mac pricing. Above it, the loan is a jumbo with stricter terms.
FHFA Conforming Loan Limit Values, one-unit
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Who lives and works in Chicago
Trading floors, logistics and the deepest architecture stock in America
Chicago carries a full corporate economy at a price the coasts do not match. Neighborhoods are distinct and walkable, two and three flats are everywhere, and the Loop still sets the commute for finance, law and consulting.
- $71,673
- median household income
- 18.9%
- residents aged 25 to 34
- 45%
- households that own their home
What pays the bills
- Finance and trading
- Logistics and rail
- Law and consulting
- Healthcare
- Manufacturing
Who anchors the economy
CME Group · Boeing suppliers · University of Chicago · Northwestern Medicine · United Airlines
The market is shaped around
- Young professionals
- Families buying space
- Two and three flat owners
More on South Brandon Avenue
All addressesViewing recommendations
What's worth checking in person before deciding.
- Test water pressure and temperature at the tap, in the bathroom and kitchen, for at least a minute.
- Ask for the latest maintenance bill from a winter month, not a summer one: that's where the real cost of living there shows up.
- Schedule a viewing on a weekday too, between 6:00 and 7:30 PM, the window when the building is busiest: neighbors, parking, elevator.
- Look at the stairwell (cleanliness, smell) and the association's notice board: unpaid dues, conflicts, recent decisions.
- Knock on a neighboring door and ask two things: what bothers them most often, and what work is planned for the building.
- Ask specifically where you'd park: is there paid city parking, who currently holds it, what the permit costs, and how long the waitlist is.
Neighborhood recommendations are derived from public OpenStreetMap data and may be incomplete. Checking in person is still what matters most.
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