About Me

 

 Jared G Randall

Houlihan Lawrence

100 West Putnam Avenue

Greenwich, CT 06830

Cell:    203-273-1034

Office: 203-869-0700 x40250

email: jrandall@HoulihanLawrence.com

 

 

Saturday
Aug162014

Greenwich, CT Residential Real Estate Blog and Analysis: August 15th

Estate Blog and Analysis:  
August 15th
  
A weekly analysis brought to you by Greenwich Real Estate Guy.
  
Jared
  

 

The above brand new luxurious home at The Harbor is located at 2 Oneida Drive #E.  The Harbor is an in-town gated community, with this home listed as 6,695 s.f. with a  magnificent 1,000 s.f. roof top terrace with an outdoor kitchen and spa with unbelievable views of the Long Island Sound.  It is listed as having three fireplaces, 10' ceilings, as well as a private elevator.  The lower level will have a media room, wine room, and home theatre.  The list price is $5.295M.


 

I will be hosting an open house at the above colonial located at 10 Maher Avenue in Greenwich.  The open house will be from 1:00 p.m.-4:00 p.m. on Sunday.  We have just lowered the price to $2.049M.  It is also on the market for rent on Monday for $8K a month.  Please stop in and say hi.  Let me know if you would like to set up a showing.  My cell is 203-273-1034.  My partner Ted Thaxter will be hosting an open house at one of my other listings 1535 E. Putnam #301 with a list price of $295K.

 

We currently have 665 properties for sale in all of Greenwich, down eleven from two weeks ago.  I imagine the inventory will start to pick up between Labor Day and Thanksgiving. 

 

In the amount of transactions July was disappointing.  We had 95 properties close vs 113 last July.  You may continue to hear that average sold prices have gone up.  That can be attributed to the market over $10M is way up over last year.  We had three more properties close over $10M in the month of July bringing us ytd to 11, not to mention the most expensive sold property in the US at $120M.  We only had 8 properties sell over $10M all year last year.  Hence, the average prices are going to rise. 

 

If you look at the months on average to sell through the inventory I believe it best shows the market.  I have done two reports, one based on last year's activity and one based on this year's activity.  You will see that across the board the months on average are down year to date, which may seem counter intuitive if I am saying that the transactions are down.  However, the end of July is typical when the least amount of inventory is out there, due to being past the spring market and before the fall market.  Hence, when you compare it to the chart with the 2013 activity you see that the months on average are higher.

 

I have invested in my own MLS Search for my readers.  This will give access to a lot of the listing information I have.  Also, if I have already set you up with your personal portal, you will now be able to search your own searches outside of what I set up for you.  Feel free to test out and search properties.  I feel the best attribute is that you can save your own search and choose to get alerts as new properties come on to the market, properties are sold, or change in price.  All specific to your customized search.  Hence, you will speed up your learning curve, becoming an expert in the specific market you care about.

 

Please let me know if you would like me to provide customized information or statistics for you based on your criteria.

 

**The information on the featured property and all statistical information is from the Greenwich MLS.

 

**All opinions garnered from the statistics are my own

 

 

   
Properties Sold

 

We still cannot seem to catch up to last years number of transactions.  The year started off hot, and has since dwindled.  We are down 10-15% every month the last few months.  We will need a strong fall market to come close to 2013.  The positive is that we are still stronger than 2012.

 

New Listings

We had 97 new listings in July again surpassing last year's inventory.

 

 

  
Year to Date Sold

 

The percentages have leveled off and are sustaining, all percentages are the same vs. the end of last month.
 
Year to Date Available
  

 

In an effort to define the different markets as a good time to buy or sale I believe one needs to look at the months on average it would take to sell through the inventory we have.  This one below is the amount of months on average to sell through our current inventory based on 2014 ytd sold numbers by price range.

  

 

Price Range 1/31/14 2/28/14 3/28/14 4/25/14 5/16/14 7/31/14
0-$500K 10.2 6.0 7.0 6.1 5.5 5.6
$500K-$1M 9.7 8.6 9.0 8.7 8.6 5.2
$1M-$1.5M 5.5 9.5 8.9 10.3 7.8 6.4
$1.5M-$2M 8 14.5 13.6 18.4 17.8 11
$2M-$3M 4.7 9.2 11.6 14.3 14.2 11.1
$3M-$4M 11 13.1 11.8 14.2 14.5 10.4
$4M-$5M 11.9 8.9 13.1 14.4 22.1 17.7
$5M-$7.5M 20.7 32.0 39.5 59 56.6 32
$7.5M-$10M n/a n/a 71.5 51 31.5 59.5
$10M+ 22.4 27.2 42.0 22.7 33.8 29.9
 

 

 

I believe these chart above and below best show the Greenwich market.  If you look at the months on average to sell through the inventory I believe it best shows the market.  I have done two reports, one based on last year's activity and one based on this year's activity.  You will see that across the board the months on average are down year to date, which may seem counter intuitive if I am saying that the transactions are down.  However, the end of July is typical when the least amount of inventory is out there, due to being past the spring market and before the fall market.  Hence, when you compare it to the chart with the 2013 activity you see that the months on average are higher.
The chart below is the amount of months on average to sell throughcurrent inventory based on all of 2013 sold numbers by price range. 

 

 

 

Price Range 8/30/13 9/30/13 10/25/13 11/30/13 12/30/13 1/31/14 2/28/14 3/28/14 4/25/14 5/16/14 7/31/14
0-$500K 4.26 4.4 5.2 4.2 4 4.2 4 3.8 3.7 4 4.1
$500K-$1M 4.65 4.9 4.6 3.4 3.2 3 3.8 4.4 5.2 5.4 4.7
$1M-$1.5M 4.96 5.2 4.6 3.6 3 3.5 4 4.1 5.6 5.4 5.8
$1.5M-$2M 5.61 5.6 5.1 5 4.7 5 6.4 6.1 7.2 7.1 8.7
$2M-$3M 7.84 9.1 8.3 6.3 5.4 5.9 6.9 8 9.1 10.3 9.7
$3M-$4M 20.22 23.4 21.3 17.1 15.8 16.3 15.3 16.5 19.8 18.5 19.8
$4M-$5M 22 23.9 25.3 18.8 14.1 15 13.7 13.7 18 21 22.7
$5M-$7.5M 40.8 31.6 26.4 25 21.5 22.2 24 25.1 28.4 32 26.5
$7.5M-$10M 44.8 52.1 58.8 53.1 46.3 46.3 46.3 42.9 46.3 48 58.3
$10M+ 272 103.2 92.1 72.2 61.5 66 63 66 54 67.5 70.5

 

 

 

I find these two charts to be very intriguing.  One can see the huge discrepancy based on the 2013 numbers between the luxury market and under $3M.  However, at the top if we use the inventory based on the ytd sold numbers it is not as definitive. The luxury market is doing much better than last year and each market seems to be doing relatively well.

 

 

 

 

 

 


Open Houses for August 17th
  
 
 Below are the 30 open houses this Sunday.  I will be at my listing of 10 Maher Avenue, from 1-4 p.m.  My partner Ted Thaxter will be hosting an Open House at 1535 E. Putnam Avenue #301 as well.

 

 

 

Street Name Area List Price Time Listing Office
33 Sound View #A Greenwich $4.675K 1-3 p.m. BHHS
20 Harkim Road Greenwich $7.25M 2-4 p.m. Coldwell Banker
10 MAHER AVENUE Greenwich $8K 1-4 p.m. Houlihan Lawrence
1535 E. Putnam #301 Old Greenwich $295K 1-3 p.m. Houlihan Lawrence
171 Putnam Park #171 Greenwich $399K 1-4 p.m. BHHS
12 Cross Street Greenwich $689K 1-3 p.m. Raveis
10 Rex Street Greenwich $725K 1-3 p.m. BHHS
303 Bruce Park Avenue Greenwich $735K 12-3 p.m. Weichert
5 Cross Street Greenwich $749K 2-4 p.m. Coldwell Banker
6 Buena Vista Drive Greenwich $799K 1-3 p.m. Weichert
57 Richmond Drive Old Greenwich $995K 2-4 p.m. Coldwell Banker
48 Valley Road Cos Cob $1.2M 12-3 p.m. Raveis
36 Valleywood Road Cos Cob $1.295M 2-4 p.m. Houlihan Lawrence
6 Ferris Drive Old Greenwich $1.39M 1-3 p.m. Keller Williams
75 Taconic Road Greenwich $1.499M 12-2 p.m. Raveis
46 Loughlin Road Cos Cob $1.675M 1-4 p.m. Coldwell Banker
5 Idar Court #B Greenwich $1.899M 1-3 p.m. The Relocation Group
20 Harkim Road Greenwich $1.995M 2-4 p.m. Coldwell Banker
10 MAHER AVENUE Greenwich $2.049M 1-4 p.m. Houlihan Lawrence
55 Shore Road Old Greenwich $2.195M 2-4 p.m. Weichert
78 Butternut Hollow Greenwich $2.395M 2-4 p.m. Coldwell Banker
33 Pleasant Street Riverside $2.749M 1-4 p.m. Keller Williams
30 Hillcrest Park Old Greenwich $2.975M 1-4 p.m. Higgins Group
265 Valley Road Cos Cob $2.995M 1-4 p.m. Higgins Group
7 Nawthorne Road Old Greenwich $3.395M 1-4 p.m. Halstead 
95 Connecticut Avenue Greenwich $3.695M 2-4 p.m. Coldwell Banker
11 Cove Road Old Greenwich $3.999M 1-4 p.m. BHHS
20 Carpenters Brook Greenwich $4.1M 1:30-3:30 p.m. Coldwell Banker
15 Lexington Avenue Greenwich $4.15M 1-3 p.m. Coldwell Banker
20 Langhorne Lane Greenwich $5.995M 11-1 p.m. Coldwell Banker
 

 

 

 

 

Best,                                                                     
                                                                                  
Jared Randall                                                 Join my Mailing List
Houlihan Lawrence Greenwich                     Search Properties
www.greenwichrealestateguy.com                Forward to a Friend
cell:  203-273-1034                                         View My Website
email:  jrandall@houlihanlawrence.com     Like me on Facebook
       

  

Mortgage Information

 

 

There are two individuals I feel most confident about when it comes to home mortgages.  One in Manhattan and one in Greenwich.  They are Jeff Ihrig of First Republic in Manhattan, and in Greenwich I prefer Treena David-Chirico of Wells Fargo NMLSR ID 404288.

 

 

Jeff can be reached at 646-372-5181.  Treena's phone number is 203-618-3923.  You can go to her website to input your specific information to receive rates.  Her website is www.wfhm.com/treena-david-chirico.

Sunday
Aug032014

Greenwich, CT Residential Real Estate Blog and Analysis: August 1st

Greenwich, CT Residential Real Estate Blog and Analysis:  
August 1st
  
A weekly analysis brought to you by Greenwich Real Estate Guy.
 

  

 

I will be hosting an open house at the above colonial located at 10 Maher Avenue in Greenwich.  The open house will be from 1:00 p.m.-3:30 p.m. on Sunday.  We have just lowered the price to $2.049M.  We will also be putting it on the market for rent on Monday for $8K a month.  Please stop in and say hi.  Let me know if you would like to set up a showing.  My cell is 203-273-1034.

 

All charts, data and analysis has been updated.

 

Charming Colonial in the Heart of Greenwich

 

A sundrenched, in-town 5 bedroom colonial, steps away from shopping and schools, affords an open and airy floor plan providing wonderful flow. Built in 1933 this gracious 2334 sq. ft. home boasts hardwood floors, lofty ceilings and unique vintage details and sits on .19 acres of well-manicured, beautifully landscaped property. Recent upgrades include the cedar shingle roof and copper gutters.

 

A quaint, new white picket fence graces the front of this delightful residence adding to its genuine curb appeal.   Step through the latched gate to a lush lawn, punctuated by mature hydrangea and rhododendron bushes.   A welcoming, large front porch with an inviting Dutch door leads into a stately entryway. The generous formal living room is bathed in natural light from the front facing bay windows and unfolds into the elegant dining room, complete with a wood-burning fireplace and swinging door to the butler's pantry. The casual living room, centered around another fireplace, expands into the bright kitchen, providing a perfect backdrop for intimate gatherings.   A small mudroom, powder room and side porch entry sit just conveniently off the family room, rounding out the main level.

 

A spacious master bedroom, three additional bedrooms and a full bath comprise the sunlit second level.

 

The top floor provides an additional private home office or bedroom, with a small landing space and easy access to a walk-in attic.

 

A full bathroom and laundry room are located in the unfinished lower level, offering endless potential for additional recreational living space.

 

The side porch accesses the detached two-car garage, and pristine level backyard with a private stone terrace. Ideally located on the same street as Brunswick Academy and just steps away from Greenwich Academy, Whole Foods and the esteemed Greenwich Avenue shopping and dining district. Convenient to the train and major highways to New York City.

 

A charming home close to it all!

 

Bullet Points:

 

Built in 1933

New Cedar Shingle Roof

New Copper gutters

2334 square feet

.19 well-manicured, level acre

 

5 bedrooms

2 full baths/1 half bath

Four levels

Detached Two Car Garage

Completely Rebuilt Large Front Porch

Gas-lit Outdoor sconces

 

Backyard Stone Terrace

Belgian Block Lined Driveway

White Picket Fence, recently added

Mature plantings

 

Central Air Conditioning

2 wood-burning fireplaces

Listing Price:  $2.049M

 

 

We currently have 676  properties for sale in all of Greenwich, only down eleven from last week.  

 

In the amount of transactions July was disappointing.  We had 95 properties close vs 113 last July.  You may continue to hear that average sold prices have gone up.  That can be attributed to the market over $10M is way up over last year.  We had three more properties close over $10M in the month of July bringing us ytd to 11, not to mention the most expensive sold property in the US at $120M.  We only had 8 properties sell over $10M all year last year.  Hence, the average prices are going to rise. 

 

If you look at the months on average to sell through the inventory I believe it best shows the market.  I have done two reports, one based on last year's activity and one based on this year's activity.  You will see that across the board the months on average are down year to date, which may seem counter intuitive if I am saying that the transactions are down.  However, the end of July is typical when the least amount of inventory is out there, due to being past the spring market and before the fall market.  Hence, when you compare it to the chart with the 2013 activity you see that the months on average are higher.

 

I have invested in my own MLS Search for my readers.  This will give access to a lot of the listing information I have.  Also, if I have already set you up with your personal portal, you will now be able to search your own searches outside of what I set up for you.  Feel free to test out and search properties.  I feel the best attribute is that you can save your own search and choose to get alerts as new properties come on to the market, properties are sold, or change in price.  All specific to your customized search.  Hence, you will speed up your learning curve, becoming an expert in the specific market you care about.

 

Please let me know if you would like me to provide customized information or statistics for you based on your criteria.

 

**The information on the featured property and all statistical information is from the Greenwich MLS.

 

**All opinions garnered from the statistics are my own

 

 

   
Properties Sold

 

We still cannot seem to catch up to last years number of transactions.  The year started off hot, and has since dwindled.  We are down 10-15% every month the last few months.  We will need a strong fall market to come close to 2013.  The positive is that we are still stronger than 2012.

 

New Listings

We had 97 new listings in July again surpassing last year's inventory.

 

 

  
Year to Date Sold

 

The percentages have leveled off and are sustaining, all percentages are the same vs. the end of last month.
 
Year to Date Available
  

 

In an effort to define the different markets as a good time to buy or sale I believe one needs to look at the months on average it would take to sell through the inventory we have.  This one below is the amount of months on average to sell through our current inventory based on 2014 ytd sold numbers by price range.

  

 

Price Range 1/31/14 2/28/14 3/28/14 4/25/14 5/16/14 7/31/14
0-$500K 10.2 6.0 7.0 6.1 5.5 5.6
$500K-$1M 9.7 8.6 9.0 8.7 8.6 5.2
$1M-$1.5M 5.5 9.5 8.9 10.3 7.8 6.4
$1.5M-$2M 8 14.5 13.6 18.4 17.8 11
$2M-$3M 4.7 9.2 11.6 14.3 14.2 11.1
$3M-$4M 11 13.1 11.8 14.2 14.5 10.4
$4M-$5M 11.9 8.9 13.1 14.4 22.1 17.7
$5M-$7.5M 20.7 32.0 39.5 59 56.6 32
$7.5M-$10M n/a n/a 71.5 51 31.5 59.5
$10M+ 22.4 27.2 42.0 22.7 33.8 29.9
 

 

 

I believe these chart above and below best show the Greenwich market.  If you look at the months on average to sell through the inventory I believe it best shows the market.  I have done two reports, one based on last year's activity and one based on this year's activity.  You will see that across the board the months on average are down year to date, which may seem counter intuitive if I am saying that the transactions are down.  However, the end of July is typical when the least amount of inventory is out there, due to being past the spring market and before the fall market.  Hence, when you compare it to the chart with the 2013 activity you see that the months on average are higher.
The chart below is the amount of months on average to sell through current inventory based on all of 2013 sold numbers by price range

 

 

 

Price Range 8/30/13 9/30/13 10/25/13 11/30/13 12/30/13 1/31/14 2/28/14 3/28/14 4/25/14 5/16/14 7/31/14
0-$500K 4.26 4.4 5.2 4.2 4 4.2 4 3.8 3.7 4 4.1
$500K-$1M 4.65 4.9 4.6 3.4 3.2 3 3.8 4.4 5.2 5.4 4.7
$1M-$1.5M 4.96 5.2 4.6 3.6 3 3.5 4 4.1 5.6 5.4 5.8
$1.5M-$2M 5.61 5.6 5.1 5 4.7 5 6.4 6.1 7.2 7.1 8.7
$2M-$3M 7.84 9.1 8.3 6.3 5.4 5.9 6.9 8 9.1 10.3 9.7
$3M-$4M 20.22 23.4 21.3 17.1 15.8 16.3 15.3 16.5 19.8 18.5 19.8
$4M-$5M 22 23.9 25.3 18.8 14.1 15 13.7 13.7 18 21 22.7
$5M-$7.5M 40.8 31.6 26.4 25 21.5 22.2 24 25.1 28.4 32 26.5
$7.5M-$10M 44.8 52.1 58.8 53.1 46.3 46.3 46.3 42.9 46.3 48 58.3
$10M+ 272 103.2 92.1 72.2 61.5 66 63 66 54 67.5 70.5

 

 

 

I find these two charts to be very intriguing.  One can see the huge discrepancy based on the 2013 numbers between the luxury market and under $3M.  However, at the top if we use the inventory based on the ytd sold numbers it is not as definitive. The luxury market is doing much better than last year and each market seems to be doing relatively well.

 

 

 

 

 

 


Open Houses for August 3rd
  
 
 Below are the 32 open houses this Sunday.  I will be at my listing of 10 Maher Avenue, so please stop by.

 

 

 

Address Town List Price Time Listing Office
20 Harkim Road Greenwich $8K 2-4 p.m. Coldwell Banker
19 Woodland #A Greenwich $10.5K 12-2 p.m. Coldwell Banker
349 Sound Beach Old Greenwich $13.5K 1-3 p.m. Sotheby's
6 Hartford Avenue Greenwich $649.5K 2-4 p.m. BHHS
12 Cross Street Greenwich $689K 1-3:30 p.m. Raveis
10 Rex Street Greenwich $725K 1-4 p.m. BHHS
303 Bruce Park Greenwich $735K 12-3 p.m. Weichert
6 Buena Vista Greenwich $799K 12:30-4:30  Weichert
13 Spezzano Drive Riverside $800K 1-3 p.m. BHHS
34 Edgewood Avenue Greenwich $815K 2-4 p.m. BHHS
1020 North Street Greenwich $1.1M 11-3 p.m. Halstead
9 Durkin Place Riverside $1.1495M 1-4 p.m. BHHS
5 Brown House Road Old Greenwich $1.225M 1-3 p.m. Coldwell Banker
1017 North Street Greenwich $1.249M 12-3 p.m. Coldwell Banker
12 Ridgebrook Greenwich $1.395M 2-4 p.m. Sotheby's
14 Surrey Drive Riverside $1.399M 12-2 p.m. Raveis
51 Glen Road Greenwich $1.487M 1-4 p.m. BHHS
75 Taconic Road Greenwich $1.499M 12-12 p.m. Raveis
330 Sound Beach Old Greenwich $1.545M 1-4 p.m. Raveis
148 E. Elm Greenwich $1.55M 1-4 p.m. New England Land
365 Round Hill Greenwich $1.595M 1-3 p.m. Weichert
233 Milbank #8 Greenwich $1.795M 2-4 p.m. Houlihan Lawrence
20 Harkim Road Greenwich $1.995M 2-4 p.m. Coldwell Banker
10 MAHER AVENUE Greenwich $2.049M 1-3:30 p.m. Houlihan Lawrence
55 Shore Road Old Greenwich $2.195M 3-5 p.m. Weichert
19 Woodland #A Greenwich $2.25M 12-2 p.m. Coldwell Banker
25 Willowmere Avenue Riverside $2.295M 3-5 p.m. Coldwell Banker
270 Palmer Hill Road Riverside $2.295M 2-4 p.m. Raveis
265 Valley Road Cos Cob $2.995M 1-4 p.m. Higgins Group
349 Sound Beach Old Greenwich $3.575M 1-3 p.m. Sotheby's
146 Hendrie Avenue Riverside $4.595M 12-4 p.m. Pulse
 

 

 

 

Best,                                                                     
                                                                                  
Jared Randall                                                 Join my Mailing List
Houlihan Lawrence Greenwich                     Search Properties
www.greenwichrealestateguy.com                Forward to a Friend
cell:  203-273-1034                                         View My Website
email:  jrandall@houlihanlawrence.com     Like me on Facebook
       

 

Mortgage Information

 

 

There are two individuals I feel most confident about when it comes to home mortgages.  One in Manhattan and one in Greenwich.  They are Jeff Ihrig of First Republic in Manhattan, and in Greenwich I prefer Treena David-Chirico of Wells Fargo NMLSR ID 404288.

 

 

Jeff can be reached at 646-372-5181.  Treena's phone number is 203-618-3923.  You can go to her website to input your specific information to receive rates.  Her website is www.wfhm.com/treena-david-chirico.

 

Monday
Jul212014

Greenwich, CT Residential Real Estate Blog and Analysis: July 18th

Greenwich, CT Residential Real Estate Blog and Analysis:  
July 18th
  
A weekly analysis brought to you by Greenwich Real Estate Guy.
  

The above colonial is located at 10 Maher Avenue in Greenwich.  I will be hosting an open house here from 1-4 on Sunday.  Please stop in and say hi.  Let me know if you would like to set up a showing.  My cell is 203-273-1034.

 

Charming Colonial in the Heart of Greenwich

 

A sundrenched, in-town 5 bedroom colonial, steps away from shopping and schools, affords an open and airy floor plan providing wonderful flow. Built in 1933 this gracious 2334 sq. ft. home boasts hardwood floors, lofty ceilings and unique vintage details and sits on .19 acres of well-manicured, beautifully landscaped property. Recent upgrades include the cedar shingle roof and copper gutters.

 

A quaint, new white picket fence graces the front of this delightful residence adding to its genuine curb appeal.   Step through the latched gate to a lush lawn, punctuated by mature hydrangea and rhododendron bushes.   A welcoming, large front porch with an inviting Dutch door leads into a stately entryway. The generous formal living room is bathed in natural light from the front facing bay windows and unfolds into the elegant dining room, complete with a wood-burning fireplace and swinging door to the butler's pantry. The casual living room, centered around another fireplace, expands into the bright kitchen, providing a perfect backdrop for intimate gatherings.   A small mudroom, powder room and side porch entry sit just conveniently off the family room, rounding out the main level.

 

A spacious master bedroom, three additional bedrooms and a full bath comprise the sunlit second level.

 

The top floor provides an additional private home office or bedroom, with a small landing space and easy access to a walk-in attic.

 

A full bathroom and laundry room are located in the unfinished lower level, offering endless potential for additional recreational living space.

 

The side porch accesses the detached two-car garage, and pristine level backyard with a private stone terrace. Ideally located on the same street as Brunswick Academy and just steps away from Greenwich Academy, Whole Foods and the esteemed Greenwich Avenue shopping and dining district. Convenient to the train and major highways to New York City.

 

A charming home close to it all!

 

Bullet Points:

 

Built in 1933

New Cedar Shingle Roof

New Copper gutters

2334 square feet

.19 well-manicured, level acres

 

5 bedrooms

2 full baths/1 half bath

Four levels

Detached Two Car Garage

Completely Rebuilt Large Front Porch

Gas-lit Outdoor sconces

 

Backyard Stone Terrace

Belgian Block Lined Driveway

White Picket Fence, recently added

Mature plantings

 

Central Air Conditioning

2 wood-burning fireplaces

Listing Price:  $2.195M

 

 

We currently have 690 properties for sale in all of Greenwich.  For the month of June we sold 99 places compared to 110 in 2013, thus continuing the trend of 10% behind in activity.  In July we have sold 60 properties month to date, which is on pace for the 113 we sold last year.

 

The couple of positives in the market is that we have 110 properties that have met all of their contingencies and are just waiting for a close date.  With another 71 properties that are under contingent contract.   Another of the positives vs. last year is the luxury market, we have sold 8 properties over $10M which is more than all of last year.  When you look at the charts you will see the market leans more and more toward the buyer as you go up in price range.  This shows that this is the best time to trade up in price range.  If you can sell in the $2M-$3M range you will have a market where the buyers are looking, but if you buy in the $3M-$5M range you will buy in a market where it is less competitive.

 

I have invested in my own MLS Search for my readers.  This will give access to a lot of the listing information I have.  Also, if I have already set you up with your personal portal, you will now be able to search your own searches outside of what I set up for you.  Feel free to test out and search properties.  I feel the best attribute is that you can save your own search and choose to get alerts as new properties come on to the market, properties are sold, or change in price.  All specific to your customized search.  Hence, you will speed up your learning curve, becoming an expert in the specific market you care about.

 

Please let me know if you would like me to provide customized information or statistics for you based on your criteria.

 

**The information on the featured property and all statistical information is from the Greenwich MLS.

 

**All opinions garnered from the statistics are my own

 

 

   
Properties Sold

 

As one can see this market in terms of transactions is still figuring itself out.  The first three months were on pace for the same output as last year and the last three have been below.  However, July is less below than June was so it will be interesting to see if we can catch up in August and September then demonstrating it was the longer winter that put us off.

 

New Listings

We had 158 new listings in May and 130 in June. We had more listings in June than the past few years, where May was more in line.

 

 

  
Year to Date Sold

 

The percentages have leveled off and are sustaining.
 
Year to Date Available
  

 

In an effort to define the different markets as a good time to buy or sale I believe one needs to look at the months on average it would take to sell through the inventory we have.  This one below is the amount of months on average to sell through our current inventory based on 2014 ytd sold numbers by price range.

  

 

Price Range 1/31/14 2/28/14 3/28/14 4/25/14 5/16/14
0-$500K 10.2 6.0 7.0 6.1 5.5
$500K-$1M 9.7 8.6 9.0 8.7 8.6
$1M-$1.5M 5.5 9.5 8.9 10.3 7.8
$1.5M-$2M 8 14.5 13.6 18.4 17.8
$2M-$3M 4.7 9.2 11.6 14.3 14.2
$3M-$4M 11 13.1 11.8 14.2 14.5
$4M-$5M 11.9 8.9 13.1 14.4 22.1
$5M-$7.5M 20.7 32.0 39.5 59 56.6
$7.5M-$10M n/a n/a 71.5 51 31.5
$10M+ 22.4 27.2 42.0 22.7 33.8
 

 

I believe these chart above and below best show the Greenwich market.  We had an influx of inventory lately.  However, if you look at the specific price ranges 0-$500K dropped from 7 months to 5.5.  When looking closely you notice over the last six weeks the under $1.5M became more competitive, where the $1.5M-$4M became less competitive adding approximately three months per price range.  The $4M-$7.5M range is ice cold, and the luxury market of over $7.5M has actually done pretty well.
The chart below is the amount of months on average to sell throughcurrent inventory based on all of 2013 sold numbers by price range. 

 

 

 

 

Price Range 8/30/13 9/30/13 10/25/13 11/30/13 12/30/13 1/31/14 2/28/14 3/28/14 4/25/14 5/16/14
0-$500K 4.26 4.4 5.2 4.2 4 4.2 4 3.8 3.7 4
$500K-$1M 4.65 4.9 4.6 3.4 3.2 3 3.8 4.4 5.2 5.4
$1M-$1.5M 4.96 5.2 4.6 3.6 3 3.5 4 4.1 5.6 5.4
$1.5M-$2M 5.61 5.6 5.1 5 4.7 5 6.4 6.1 7.2 7.1
$2M-$3M 7.84 9.1 8.3 6.3 5.4 5.9 6.9 8 9.1 10.3
$3M-$4M 20.22 23.4 21.3 17.1 15.8 16.3 15.3 16.5 19.8 18.5
$4M-$5M 22 23.9 25.3 18.8 14.1 15 13.7 13.7 18 21
$5M-$7.5M 40.8 31.6 26.4 25 21.5 22.2 24 25.1 28.4 32
$7.5M-$10M 44.8 52.1 58.8 53.1 46.3 46.3 46.3 42.9 46.3 48
$10M+ 272 103.2 92.1 72.2 61.5 66 63 66 54 67.5

 

 

 

I find these two charts to be very intriguing.  One can see the huge discrepancy based on the 2013 numbers between the luxury market and under $3M.  However, at the top if we use the inventory based on the ytd sold numbers it is not as definitive. The luxury market is doing much better than last year and each market seems to be doing relatively well.

 

 

 

 

 

 


Open Houses July 20th
  
 
 Below are the 50 open houses this Sunday.  Feel free to visit me at 10 Maher Avenue from 1-4 p.m.

 

 

Street Name Area List Price Time Listing Office
10 Birchwood Drive Greenwich $9.5K 1-3 p.m. Houlihan Lawrence
268 Palmer Hill Road Riverside $13K 1-3 p.m. Raveis
194 Putnam Park Riverside $375K 1-3 p.m. Real Living
10 Hollow Wood #A Greenwich $499K 1-3 p.m. Relocation Group
9 River Road #418 Cos Cob $550K 1-3 p.m. Real Living
47 Lafayette Place #2I Greenwich $575K 1-3 p.m. Raveis
112 Pemberwick Road Greenwich $610K 2-4 p.m. Shore and Country
28 Rippowam Road #A Cos Cob $659.9K 1-3 p.m. Raveis
8 Nedley Lane Greenwich $699K 1-3 p.m. Coldwell Banker
6 Buena Vista Drive Greenwich $839K 2-4 p.m. Weichert
122 Lancer Road Riverside $895K 12-2 p.m. Coldwell Banker
23 Georgetown North Greenwich $925K 1-4 p.m. Raveis
52 Hettiefred Road Greenwich $965K 1-3 p.m. Relocation Group
15 Lyon Farm #15 Greenwich $1.195M 1-4 p.m. Sotheby's
94 Cognewaugh Road Cos Cob $1.195M 2-4 p.m. Houlihan Lawrence
1017 North Street Greenwich $1.249M 3:30 -5:30 p.m. Coldwell Banker
392 Davis Avenue Greenwich $1.495M 1-4 p.m. Raveis
34 Loading Rock Riverside $1.495M 1-4 p.m. Raveis
365 Round Hill Road Greenwich $1.595M 1-3 p.m. Weichert
65 Fairfield Road Greenwich $1.695M 12-2 p.m. Raveis
29 Bowman Drive Greenwich $1.89M 1-4 p.m. Raveis
5 Idar Court #B Greenwich $1.899M 1-3 p.m. Relocation Group
15 Spring Street Riverside $1.95M 1-3 p.m. BHHS
1397 King Street Greenwich $1.995M 1-3 p.m. Weichert
127 Sound Beach Avenue Old Greenwich $1.995M 2-4 p.m. Shore and Country
24 Bedford Road Greenwich $2.15M 12-2 p.m. Raveis
55 Shore Road Old Greenwich $2.195M 1-3 p.m. Weichert
10 MAHER AVENUE Greenwich $2.195M 1-4 p.m. Houlihan Lawrence
45 Old Stone Bridge Cos Cob $2.225M 1-3 p.m. Sotheby's
270 Palmer Hill Riverside $2.295M 1-4 p.m. Raveis
19 Pine Ridge Road Greenwich $2.295M 1-3 p.m. Sotheby's
10 Birchwood Drive Greenwich $2.495M 1-3 p.m. Houlihan Lawrence
98 Londonderry Drive Greenwich $2.495M 12-2 p.m. Sotheby's
81 Sawmill Lane Greenwich $2.595M 1-3 p.m. Sotheby's
28 Sawmill Lane Greenwich $2.695M 1-3 p.m. Sotheby's
268 Palmer Hill Riverside $2.85M 1-3 p.m. Raveis
6 Interlaken Road Greenwich $2.875M 12-2 p.m. Raveis
30 Hillcrest Park Old Greenwich $2.975M 1-4 p.m. Higgins Group
115 Maple Avenue Greenwich $3.225M 3-5 p.m. Douglas Elliman
348 Sound Beach Old Greenwich $3.395M 1-4 p.m. BHHS
44 Cedar Cliff Riverside $3.4M 1-3 p.m. Coldwell Banker
349 Sound Beach Old Greenwich $3.575M 1-3 p.m. Sotheby's
132 Cedar Cliff Road Riverside $3.75M 1-4 p.m. BHHS
2 Meadow Place Old Greenwich $4.2M 2-4 p.m. Coldwell Banker
585 Round Hill Road Greenwich $4.295M 11:30-1:30 p.m. Coldwell Banker
146 Hendrie Avenue Riverside $4.595M 11:00-2:00 p.m. Pulse Realty
19 Shoal Point Lane Riverside $4.85M 3-5 p.m. Coldwell Banker
20 Langhorne Lane Greenwich $5.995M 2-4 p.m. Coldwell Banker
7 Oakwood Lane Greenwich $6.495M 12-2 p.m. Houlihan Lawrence
26 Mayfair Lane Greenwich $7.2M 2-5 p.m. Weichert

 

 

 

Best,                                                                     
                                                                                  
Jared Randall                                                 Join my Mailing List
Houlihan Lawrence Greenwich                     Search Properties
www.greenwichrealestateguy.com                Forward to a Friend
cell:  203-273-1034                                         View My Website
email:  jrandall@houlihanlawrence.com     Like me on Facebook
       

  

Mortgage Information

 

 

There are two individuals I feel most confident about when it comes to home mortgages.  One in Manhattan and one in Greenwich.  They are Jeff Ihrig of First Republic in Manhattan, and in Greenwich I prefer Treena David-Chirico of Wells Fargo NMLSR ID 404288.

 

 

Jeff can be reached at 646-372-5181.  Treena's phone number is 203-618-3923.  You can go to her website to input your specific information to receive rates.  Her website is www.wfhm.com/treena-david-chirico.

 

Sunday
Jul132014

Greenwich, CT Residential Real Estate Blog and Analysis: July 11th

Greenwich, CT Residential Real Estate Blog and Analysis:  
July 11th
  
A weekly analysis brought to you by Greenwich Real Estate Guy.
  

The above colonial is located at 10 Maher Avenue in Greenwich.  Please let me know if you would like to set up a showing.  My cell is 203-273-1034.

 

Charming Colonial in the Heart of Greenwich

 

A sundrenched, in-town 5 bedroom colonial, steps away from shopping and schools, affords an open and airy floor plan providing wonderful flow. Built in 1933 this gracious 2334 sq. ft. home boasts hardwood floors, lofty ceilings and unique vintage details and sits on .19 acres of well-manicured, beautifully landscaped property. Recent upgrades include the cedar shingle roof and copper gutters.

 

A quaint, new white picket fence graces the front of this delightful residence adding to its genuine curb appeal.   Step through the latched gate to a lush lawn, punctuated by mature hydrangea and rhododendron bushes.   A welcoming, large front porch with an inviting Dutch door leads into a stately entryway. The generous formal living room is bathed in natural light from the front facing bay windows and unfolds into the elegant dining room, complete with a wood-burning fireplace and swinging door to the butler's pantry. The casual living room, centered around another fireplace, expands into the bright kitchen, providing a perfect backdrop for intimate gatherings.   A small mudroom, powder room and side porch entry sit just conveniently off the family room, rounding out the main level.

 

A spacious master bedroom, three additional bedrooms and a full bath comprise the sunlit second level.

 

The top floor provides an additional private home office or bedroom, with a small landing space and easy access to a walk-in attic.

 

A full bathroom and laundry room are located in the unfinished lower level, offering endless potential for additional recreational living space.

 

The side porch accesses the detached two-car garage, and pristine level backyard with a private stone terrace. Ideally located on the same street as Brunswick Academy and just steps away from Greenwich Academy, Whole Foods and the esteemed Greenwich Avenue shopping and dining district. Convenient to the train and major highways to New York City.

 

A charming home close to it all!

 

Bullet Points:

 

Built in 1933

New Cedar Shingle Roof

New Copper gutters

2334 square feet

.19 well-manicured, level acres

 

5 bedrooms

2 full baths/1 half bath

Four levels

Detached Two Car Garage

Completely Rebuilt Large Front Porch

Gas-lit Outdoor sconces

 

Backyard Stone Terrace

Belgian Block Lined Driveway

White Picket Fence, recently added

Mature plantings

 

Central Air Conditioning

2 wood-burning fireplaces

Listing Price:  $2.195M

 

 

The stats have not been updated since last week. The first three months of 2014 we sold 128 properties vs 122 properties in 2013 which is up 4%.  However, the last three months April-June, we have sold 215 in 2014 down from 265 in 2013.  This is down 19% for the last three months and down 12% YTD.  Also, compared to this time last year we have 711 properties for sale in Greenwich compared to 692 last year.  Throughout this year we have typically been below inventory against last year.  

 

The couple of positives in the market is that we have 110 properties that have met all of their contingencies and are just waiting for a close date.  With another 71 properties that are under contingent contract.   Another of the positives vs. last year is the luxury market, we have sold 8 properties over $10M which is more than all of last year.  When you look at the charts you will see the market leans more and more toward the buyer as you go up in price range.  This shows that this is the best time to trade up in price range.  If you can sell in the $2M-$3M range you will have a market where the buyers are looking, but if you buy in the $3M-$5M range you will buy in a market where it is less competitive.

 

I have invested in my own MLS Search for my readers.  This will give access to a lot of the listing information I have.  Also, if I have already set you up with your personal portal, you will now be able to search your own searches outside of what I set up for you.  Feel free to test out and search properties.  I feel the best attribute is that you can save your own search and choose to get alerts as new properties come on to the market, properties are sold, or change in price.  All specific to your customized search.  Hence, you will speed up your learning curve, becoming an expert in the specific market you care about.

 

Please let me know if you would like me to provide customized information or statistics for you based on your criteria.

 

**The information on the featured property and all statistical information is from the Greenwich MLS.

 

**All opinions garnered from the statistics are my own

 

 

   
Properties Sold

 

This shows the difference in the first three months vs. the last three months.  You can see that June was lower than the last three years, that is a tad skewed as June of 2011 was the last month before tax advantage changed. 

 

New Listings

We had 158 new listings in May and 130 in June. We had more listings in June than the past few years, where May was more in line.

 

 

  
Year to Date Sold

 

The percentages have leveled off.  The biggest differential is that the $2M-$3M grew two percentage points, while the $3M-$4M dropped two percentage points.  This shows that it is the perfect time to jump up in price range current.
 
Year to Date Available
  

 

In an effort to define the different markets as a good time to buy or sale I believe one needs to look at the months on average it would take to sell through the inventory we have.  This one below is the amount of months on average to sell through our current inventory based on 2014 ytd sold numbers by price range.

  

 

Price Range 1/31/14 2/28/14 3/28/14 4/25/14 5/16/14
0-$500K 10.2 6.0 7.0 6.1 5.5
$500K-$1M 9.7 8.6 9.0 8.7 8.6
$1M-$1.5M 5.5 9.5 8.9 10.3 7.8
$1.5M-$2M 8 14.5 13.6 18.4 17.8
$2M-$3M 4.7 9.2 11.6 14.3 14.2
$3M-$4M 11 13.1 11.8 14.2 14.5
$4M-$5M 11.9 8.9 13.1 14.4 22.1
$5M-$7.5M 20.7 32.0 39.5 59 56.6
$7.5M-$10M n/a n/a 71.5 51 31.5
$10M+ 22.4 27.2 42.0 22.7 33.8
 

 

I believe these chart above and below best show the Greenwich market.  We had an influx of inventory lately.  However, if you look at the specific price ranges 0-$500K dropped from 7 months to 5.5.  When looking closely you notice over the last six weeks the under $1.5M became more competitive, where the $1.5M-$4M became less competitive adding approximately three months per price range.  The $4M-$7.5M range is ice cold, and the luxury market of over $7.5M has actually done pretty well.
The chart below is the amount of months on average to sell throughcurrent inventory based on all of 2013 sold numbers by price range. 

 

 

 

 

Price Range 8/30/13 9/30/13 10/25/13 11/30/13 12/30/13 1/31/14 2/28/14 3/28/14 4/25/14 5/16/14
0-$500K 4.26 4.4 5.2 4.2 4 4.2 4 3.8 3.7 4
$500K-$1M 4.65 4.9 4.6 3.4 3.2 3 3.8 4.4 5.2 5.4
$1M-$1.5M 4.96 5.2 4.6 3.6 3 3.5 4 4.1 5.6 5.4
$1.5M-$2M 5.61 5.6 5.1 5 4.7 5 6.4 6.1 7.2 7.1
$2M-$3M 7.84 9.1 8.3 6.3 5.4 5.9 6.9 8 9.1 10.3
$3M-$4M 20.22 23.4 21.3 17.1 15.8 16.3 15.3 16.5 19.8 18.5
$4M-$5M 22 23.9 25.3 18.8 14.1 15 13.7 13.7 18 21
$5M-$7.5M 40.8 31.6 26.4 25 21.5 22.2 24 25.1 28.4 32
$7.5M-$10M 44.8 52.1 58.8 53.1 46.3 46.3 46.3 42.9 46.3 48
$10M+ 272 103.2 92.1 72.2 61.5 66 63 66 54 67.5

 

 

 

I find these two charts to be very intriguing.  One can see the huge discrepancy based on the 2013 numbers between the luxury market and under $3M.  However, at the top if we use the inventory based on the ytd sold numbers it is not as definitive. The luxury market is doing much better than last year and each market seems to be doing relatively well.

 

 

 

 

 

 


Open Houses July 13th
  
 
 Below are the 64 open houses this Sunday.

 

 

Address Area List Price Time Listing Office
51 Forest Avenue #75 Old Greenwich $4.2K 1-3 p.m. Weichert
24 Shore Road Old Greenwich $7.5K 2-4 p.m. Houlihan Lawrence
6 Hemlock Drive Greenwich $9K 2-4 p.m. Houlihan Lawrence
993 Lake Avenue Greenwich $9K 1-4 p.m. Houlihan Lawrence
30 Sherwood Avenue Greenwich $12.5K 1-4 p.m. BHHS
18 Perryridge Road Greenwich $16K 1-3 p.m. Houlihan Lawrence
1535 Putnam #301 Old Greenwich $295K 2-4 p.m. Houlihan Lawrence
171 Putnam Park Greenwich $425K 1-4 p.m. BHHS
20 High Street Greenwich $569K 1-3 p.m. Coldwell Banker
71 Byram Road Greenwich $649K 1-3 p.m. Sotheby's
17 Pleasant Street Cos Cob $650K 1-3 p.m. Coldwell Banker
48 Rodwel Avenue #A Greenwich $669K 1-3 p.m. Raveis
303 Bruce Park Drive Greenwich $749K 12-3 p.m. Weichert
26 Hunt Terrace Greenwich $789K 2-4 p.m. Raveis
8 Relay Court Cos Cob $819.5K 2-4 p.m. Coldwell Banker
6 Buena Vista Drive Greenwich $839K 1-3 p.m. Weichert
70 Riverdale #903 Greenwich $839K 2-4 p.m. Coldwell Banker
40 Ettl Lane #14 Greenwich $855K 1-3 p.m. Weichert
19 Wescott Street Riverside $890K 11-1 p.m. Coldwell Banker
82 Northfield Street #A Greenwich $950K 1-3 p.m. Coldwell Banker
178 Weaver Street Greenwich $1.049M 1-3 p.m. Coldwell Banker
70 Gregory Road Cos Cob $1.35M 1-4 p.m. William Pitt Sotheby's
69 Stanwich Road Greenwich $1.375M 1-4 p.m. BHHS
36 Sherwood Avenue Greenwich $1.395M 1-4 p.m. Coldwell Banker
392 Davis Avenue Greenwich $1.495M 1-4 p.m. Raveis
134 Butternut Hollow Greenwich $1.65M 2-4 p.m. Houlihan Lawrence
106 Hunting Ridge Greenwich $1.695M 1-4 p.m. BHHS
24 Shore Road Old Greenwich $1.695M 2-4 p.m. Houlihan Lawrence
225 Milbank #A Greenwich $1.775M 1-4 p.m. Houlihan Lawrence
225 Milbank #B Greenwich $1.775M 1-4 p.m. Houlihan Lawrence
233 Milbank #6 Greenwich $1.795M 1-4 p.m. Houlihan Lawrence
233 Milbank #8 Greenwich $1.795M 1-4 p.m. Houlihan Lawrence
80 Elm Street #A Greenwich $1.825M 1-4 p.m. Houlihan Lawrence
223 Milbank #B Greenwich $1.875M 1-4 p.m. Houlihan Lawrence
11 Circle Drive Greenwich $2.085M 1-4 p.m. BHHS
55 Shore Road Old Greenwich $2.195M 1-3 p.m. Weichert
25 Willowmere Avenue Riverside $2.295M 1-3 p.m. Coldwell Banker
270 Palmer Hill Road Riverside $2.295M 2-5 p.m. Raveis
16 Crescent Road Riverside $2.295M 1-4 p.m. Coldwell Banker
39 Skylark Road Greenwich $2.345M 2-4 p.m. Houlihan Lawrence
27 Dandy Drive Cos Cob $2.395M 1-3 p.m. Sotheby's
10 Birchwood Drive Greenwich $2.495M 2-4 p.m. Houlihan Lawrence
178 Weaver Street Greenwich $2.499M 1-3 p.m. Coldwell Banker
30 Sherwood Avenue Greenwich $2.5M 1-4 p.m. BHHS
10 Newton Street Riverside $2.595M 1-4 p.m. BHHS
6 Hemlock Drive Greenwich $2.595M 2-4 p.m. Houlihan Lawrence
10 Deep Gorge Road Greenwich $2.695M 2-4 p.m. Houlihan Lawrence
680 Steamboat Road #4 Greenwich $2.7M 2-4 p.m. Houlihan Lawrence
33 Pleasant Street Riverside $2.749M 1-3 p.m. Keller Williams
6 Dingletown Road Greenwich $2.75M 2-4 p.m. Houlihan Lawrence
106 Patterson Avenue Greenwich $2.85M 2-4 p.m. Raveis
30 Hillcrest Park Road Old Greenwich $2.975M 1-4 p.m. Higgins Group
16 Mortimer Drive Old Greenwich $3M 2-4 p.m. Houlihan Lawrence
20 Heronvue Road Greenwich $3.375M 12-2 p.m. Coldwell Banker
180 North Street Greenwich $3.425M 2-4 p.m. Coldwell Banker
10 Ledge Road Old Greenwich $3.45M 1-4 p.m. BHHS
95 Connecticut Avenue Greenwich $3.695M 2-4 p.m. Coldwell Banker
18 Perryridge Road Greenwich $3.995M 1-3 p.m. Houlihan Lawrence
38 Bramble Lane Riverside $3.995M 1-4 p.m. BHHS
15 Lexington Avenue Greenwich $4.15M 1-3 p.m. Coldwell Banker
36 Day Road Greenwich $4.495M 2-4 p.m. Coldwell Banker
26 Glen Avon Drive Riverside $4.495M 1-4 p.m. BHHS
421 Field Point Road Greenwich $6M 1-4 p.m. BHHS
158 Clapboard Ridge Greenwich $6.449M 1-3 p.m. Coldwell Banker

 

 

 

Best,                                                                     
                                                                                  
Jared Randall                                                 Join my Mailing List
Houlihan Lawrence Greenwich                     Search Properties
www.greenwichrealestateguy.com                Forward to a Friend
cell:  203-273-1034                                         View My Website
email:  jrandall@houlihanlawrence.com     Like me on Facebook
       

  

Mortgage Information

 

 

There are two individuals I feel most confident about when it comes to home mortgages.  One in Manhattan and one in Greenwich.  They are Jeff Ihrig of First Republic in Manhattan, and in Greenwich I prefer Treena David-Chirico of Wells Fargo NMLSR ID 404288.

 

 

Jeff can be reached at 646-372-5181.  Treena's phone number is 203-618-3923.  You can go to her website to input your specific information to receive rates.  Her website is www.wfhm.com/treena-david-chirico.

 

Wednesday
Jul092014

Greenwich, CT Residential Real Estate Blog and Analysis Special Edition: 10 Maher Avenue

Greenwich, CT Residential Real Estate Blog and Analysis, Special Edition:  10 Maher Avenue
  
A weekly analysis brought to you by Greenwich Real Estate Guy.
 

    

I am excited to bring 10 Maher Avenue to the market.  Please let me know if you would like to set up a showing to view. 
 

Charming Colonial in the Heart of Greenwich

 

A sundrenched, in-town 5 bedroom colonial, steps away from shopping and schools, affords an open and airy floor plan providing wonderful flow. Built in 1933 this gracious 2334 sq. ft. home boasts hardwood floors, lofty ceilings and unique vintage details and sits on .19 acres of well-manicured, beautifully landscaped property. Recent upgrades include the cedar shingle roof and copper gutters.

 

A quaint, new white picket fence graces the front of this delightful residence adding to its genuine curb appeal.   Step through the latched gate to a lush lawn, punctuated by mature hydrangea and rhododendron bushes.   A welcoming, large front porch with an inviting Dutch door leads into a stately entryway. The generous formal living room is bathed in natural light from the front facing bay windows and unfolds into the elegant dining room, complete with a wood-burning fireplace and swinging door to the butler's pantry. The casual living room, centered around another fireplace, expands into the bright kitchen, providing a perfect backdrop for intimate gatherings.   A small mudroom, powder room and side porch entry sit just conveniently off the family room, rounding out the main level.

 

A spacious master bedroom, three additional bedrooms and a full bath comprise the sunlit second level.

 

The top floor provides an additional private home office or bedroom, with a small landing space and easy access to a walk-in attic.

 

A full bathroom and laundry room are located in the unfinished lower level, offering endless potential for additional recreational living space.

 

The side porch accesses the detached two-car garage, and pristine level backyard with a private stone terrace. Ideally located on the same street as Brunswick Academy and just steps away from Greenwich Academy, Whole Foods and the esteemed Greenwich Avenue shopping and dining district. Convenient to the train and major highways to New York City.

 

A charming home close to it all!

 

Bullet Points:

 

Built in 1933

New Cedar Shingle Roof

New Copper gutters

2334 square feet

.19 well-manicured, level acres

 

5 bedrooms

2 full baths/1 half bath

Four levels

Detached Two Car Garage

Completely Rebuilt Large Front Porch

Gas-lit Outdoor sconces

 

Backyard Stone Terrace

Belgian Block Lined Driveway

White Picket Fence, recently added

Mature plantings

 

Central Air Conditioning

2 wood-burning fireplaces

Listing Price:  $2.195M