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Author: Mark Ainely | Partner GC Realty & Development & Co-Host Straight Up Chicago Investor Podcast
One important factor in owning Chicago rental homes is the maintenance and turnover costs associated with preparing the property for new tenants. Of course, many factors play into these averages, like the age of the home, the quality of materials used, and recent weather.
Believe it or not, even the Chicago zip code can affect average turnover projects and costs. For example, which do you think costs more: Northwest Side or South Side turnovers?
From 2022 through mid-2025, GC Realty & Development, LLC, conducted 775 turnovers throughout Chicagoland. The data we’ve collected from those turnovers tells a surprising story.
Northwest Side Neighborhoods
Chicago’s Northwest Side stretches across areas like Logan Square, Irving Park, Portage Park, Forest Glen, Jefferson Park, and Edison Park.
Neighborhood Characteristics
In Northwest Side neighborhoods, you’ll find wide, tree-lined streets and mostly single-family homes, in stark contrast to the dense, high-rise blocks typical of downtown.
These neighborhoods are magnets for families. The stable block culture, good schools (or easy access to them), and plenty of parks make them welcoming for those raising children. For example, while still within Chicago’s city limits, neighborhoods like Jefferson Park sit adjacent to Forest Glen and Portage Park.
Neighborhood Vibes
Northwest Side neighborhoods feature independent cafes, ethnic eateries, neighborhood bars, and long-standing family-run businesses. Logan Square has a national reputation as a food destination with a mixture of local spots and mom-and-pop restaurants.
The Northwest Side also has historic communities with many of which date back to the late 1800s, including Jefferson Park, Portage Park, Irving Park, and Logan Square. These areas feature many structures that date back a century or more.
South Side Neighborhoods
Chicago’s South Side is vast and dynamic, and includes well-known neighborhoods like Hyde Park, Bronzeville, Chinatown, South Shore, Pullman, Englewood, Woodlawn, and Bridgeport.
Neighborhood Characteristics
Many South Side neighborhoods are built around dense, walkable blocks with row houses, historic cottages, and single-family homes.
Some neighborhoods are more affluent or academically oriented, while others are more middle- or working-class or still undergoing transition. Hyde Park has older mansions and more spacious lots in some sections, giving it a park-like urban feel.
Neighborhood Vibes
Hyde Park, Woodlawn, and Bronzeville host museums, theaters, galleries, and cultural programming. For example, the University of Chicago in Hyde Park has a strong student presence, and sees lecture series, and museum traffic.
Many neighborhoods maintain strong community identity. Community efforts include local activism, block clubs, and efforts to preserve history and improve quality of life. Bronzeville has long been considered the cultural heart of African American Chicago. It was home to literary figures, musicians, civil rights leaders, and institutions central to Black culture and political life.
Examples of Turnover Costs
Every turnover tells a story about how your tenants treated your property and how it’s prepared for what comes next. GC Realty & Development, LLC’s turnover process brings each home back to our three core standards: Functional, Safety, and Clean. This is what we call the GC Property Standards™.
Based on the hundreds of turnovers we’re conducted across Chicagoland, here are the most frequent and impactful projects our team handles before a new resident moves in.
Without question, every single time a tenant moves out, we conduct the following tasks:
Rekey or change door locks (it’s the law)
Change the batteries in smoke and carbon monoxide alarms
Change the batteries in the thermostat
Replace the furnace filter
Conduct a professional turnover deep clean
Other common turnover projects include removing items left behind by the previous tenant (you’d be surprised how much stuff we find). We’ll also paint the walls, either partial or full paint jobs, depending on what the rental needs. A full paint typically lasts 3-5 years based on “normal wear and tear” standards.
Finally, we go through and conduct what may be considered little things, but make a huge first impression on incoming tenants:
Replace burned-out or missing light bulbs
Tighten towel bars, toilet paper holder, and the knobs on doors, cabinets, and bifolds.
Replace toilet seats, as needed
Comparing the Neighborhoods
We looked at the numbers from turnovers in each of these areas. The results will probably surprise you.
Northwest Side Turnovers
GC Realty & Development, LLC oversaw 187 turnover projects from 2022 through mid-2025. The average cost of a turnover was around $3,100 with projects costing between $1k- $12k, depending on property projects.
South Side Turnovers
During that same timeframe, GC Realty & Development, LLC oversaw 148 turnover projects. The average cost of a turnover in South Side neighborhoods was around $6,000, with projects costing between $2,500 and $7,800.
Why The Difference?
You may have thought that the single-family homes and larger properties would cost more to turn over than more urban apartments and row houses. In some cases you’d be right, but much of the turnover costs comes down to property age and tenant wear and tear. For example, college students, often living on their own for the first time, are going to treat properties a little differently than a family with small children.
However, while you’ll see the average cost of turnovers in the South Side is nearly double that in the Northwest Side, you’ll also notice the range is tighter. The average turnover projects are much more similar in the South Side neighborhoods than the variables with SFHs in the Northwest Side. That’s because of the level of similarities in housing in the South Side that help us standardize turnover projects better than with SFHs.
Minimize Turnover Costs For Your Rental
Regardless of where your rental property is located, when it’s vacant, you want to fill it with new tenants ASAP. To get it ready faster, you need a partner that can operate at scale. That means less downtime and more knowledge about necessary projects vs. nice-to-haves… and where to draw the line on upgrades.
Turnovers are where many investors lose hidden ROI. Small issues add up fast. Our standards-driven approach keeps costs predictable, properties compliant, and residents impressed. That means faster turnovers, fewer maintenance calls, and happier tenants who stay longer.
Most landlords underestimate the real cost of sitting vacant.
Use our Vacancy Loss Calculator to see how much your empty unit is eating into your returns.
ur Partner in Chicagoloand Property Management
We’ve shared a lot of information here on investing in real estate locally in Chicagoland. If you live outside the area, it may seem overwhelming for those wanting to invest in the Chicago market. But we really just look at it as a team sport.
As the top property management company in Chicagoland, you want GC Realty & Development, LLC on your team. Our tenant placement or property management services, along with our deep knowledge of the area and target audience, will help you maximize your
Partner / Co-Host of Straight Up Chicago Investor Podcast
