As the father of a 10-month-old, I often think about where my wife and I will raise our family. We want to remain in Chicago, but finding a home with enough space for a growing family gets harder and more expensive with every search. It’s not surprising, based on Chicago’s recent development patterns.
Almost 60% of Chicago apartments built since 2010 are studios or one-bedrooms in buildings with at least five units, an analysis of the U.S. Census Bureau’s 2020 to 2024 American Community Survey microdata shows. In buildings with 50 or more units, only 5.9% of units are three bedrooms or more. In Chicago’s two- to four-unit buildings, less than 40% of rentals have at least three bedrooms, according to DePaul University’s Institute for Housing Studies. The problem is that Chicago lost almost 12% of the rental units in those buildings between 2012 and 2023 due to deconversions to single-family homes, demolitions and other factors, while larger buildings account for most of the unit growth.
The city is building, just not for families who are increasingly finding themselves in bidding wars for what inventory is out there.
Chicago is home to fewer children. Residents younger than 18 years old numbered 621,630 in 2010, but by 2024, that total had dropped by more than 100,000, to 505,758 — an 18.6% decline. The Urban Institute found that city couples have a higher chance of moving to the suburbs after having children than childless couples the same age. Having family-sized units is strongly correlated with families with older children remaining in the city and with families of higher socioeconomic status having children in the first place.
Families moving out of the city leaves Chicago in precarious situations. Consider Chicago Public Schools: The district has 144,000 unused seats, and nearly 60% of school buildings are underused, with severely underused high schools spending $12,338 more per student than efficiently used schools. Pension contributions and debt service now consume 40% of Chicago’s operating budget. From 2004 to 2013, Chicago’s population shrank by 130,214 people, while unfunded pension obligations rose from $4,305 to $12,889 per resident, a Civic Federation analysis found.
When Chicago loses population, there are fewer people to share the existing debt loads, putting more strain on those who remain.
A lack of adequate housing supply affects Chicago’s tax revenue. A four-flat can generate 2.5 times as much property tax as a single-family home on the same square-foot lot. Nationally, median household income rises from $90,100 for householders ages 25 to 34 to $116,800 for those ages 45 to 54. Illinois distributes municipal income-tax revenue based on population, using the most recent certified census data. Combine the loss of income tax with suppressed property tax revenue, and what you have is an unsustainable fiscal model for the city.
A few simple rule changes to the municipal code could make a massive difference in the amount of available family-friendly housing stock.
First, eliminate minimum lot area per unit. Chicago’s zoning code limits home counts per parcel by mandating that each unit occupy a required share of land. For example, a 3,125-square-foot lot in an RS3 district typically allows only one home due to a mandated 2,500 square feet of lot area. In RM6 and RM6.5 districts, a nonstudio apartment requires 300 square feet of lot area, while a studio requires only 135 square feet. The same land can legally hold more than twice as many studios. We need safety measures, but we should not regulate the number of front doors and decrease our property tax revenue.
Second, pass reform for single stairs through the City Council. Chicago generally requires two exit stairs on buildings above three stories. Connecting those stairs creates floor plans that favor one-bedroom units since many units will only have a single window. A pending ordinance by Ald. Matt Martin, 47th, would allow one interior exit stairs in new apartment buildings up to five stories and no more than four units per floor, while ensuring that every building has sprinklers, short travel distances, fire alarms and smoke detection. Single stairs allow apartments to span more of a narrow lot and make three-bedroom floor plans practical again.
Third, allow taller buildings by right where Chicago already permits apartments, especially near transit and commercial corridors. Current residential zoning caps many apartment buildings at 38 to 47 feet. Raising those limits would allow more families to share the same fixed land costs without having every project face an elongated political fight that can raise the final costs per unit.
Minimum lot areas, stair rules and height caps limit how many and what type of units we can feasibly build. Chicago has a long history of attracting young adults. The City Council must decide if it wants residents to just enjoy a few years here or if it wants them to plant roots for the long term.
For the sake of the city’s long-term financial health, our legislators need to allow families to afford to remain in Chicago.
Adam Drakulic is co-founder of Chicago Growth Project and a member of Abundant Housing Illinois.
Submit a letter, of no more than 400 words, to the editor via email at letters@chicagotribune.com.