310 Carolina St #406
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
💵What this unit actually costs per month
20% of that payment is not the mortgage. The HOA fee alone is $42,420 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $14,944.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($112,450). Common for small associations and not a defect on its own, but it does remove FHA buyers from your resale pool.
Minimum realistic down payment here: 5% · verify on HUD's lookup
Rate is the Freddie Mac PMMS 30-year average for the week of 2026-10-08 — a national survey figure, not a quote. Tax, insurance and closing costs are estimates; your own Loan Estimate is the real number.
This building's HOA fees
We haven't reconstructed a multi-year fee history for this building yet. We have one recorded fee on file ($709 in 2026), not enough for a trend yet. The listing shows $707/mo today. Upload its HOA docs and we'll build the full reserve & special-assessment report — free.
🏢 Get this building's free HOA report →✅ Positives
- Upper floor (fl 4)
- Garage parking
- Low HOA (0.4%/yr)
- Newer build (2015)
⚠️ Cons
- 97% above model fair value
- HOA $707/mo
- Photos look dim — verify light in person
🚩 Red flags
- Only 1 photo — verify condition
Photos
Price history (this unit)
- Oct 4, 2026 — Listed $2,249,000
Description
Unit 406 Carolina St. is a fabulous penthouse unit with amazing downtown and Jackson Park views. The formal entry leads into an open plan with vaulted ceiling, a professional kitchen with a large island. The kitchen contains built-in European appliances, quartz countertops and gas cooktop with vented hood. Throughout the penthouse you will see European oak floors, radiant heat, custom closet & spa inspired en-suite baths with large shower, soaking tub and dual vanities. Washer/Dryer, CAT6 internal wiring, security system, direct TV hook-ups and hi-speed internet are all provided. The roof hosts a beautiful roof deck with more amazing views and lounge areas and BBQ. Easy access to 280 & 101…