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
Oct182014

Greenwich CT, Residential Real Estate Blog and Analysis: October 17th

Greenwich, CT Residential Real Estate Blog and Analysis:  
October 17th
  
A weekly analysis brought to you by Greenwich Real Estate Guy.
  
Dear Jared 
 
I would like to take a minute to thank everyone.  We just ended the third quarter.  There are over 1,120 Realtors in Greenwich and when counting my private sales I ranked 12th in gross volume for the third quarter.  I truly appreciate everyone who takes the time to read and follow this blog as well as those of you who have used me and continue to tell your friends about me.  Thank you.  The charts are as of end of Q3, the open house list has been updated.
There are times as a Realtor where you walk into a home and you get a wow factor.  Obviously, being a Realtor in Greenwich, this can happen quite often.  The above pictured 47 Shore Road is one of these homes.  This home has everything in my opinion.  There is incredible outdoor space with a phenomenal patio including two outdoor fireplaces, a beautiful outdoor kitchen, culminating in the perfect entertainment spot.  The main home has six bedrooms, with four full baths. The home is set up with a smart home system so you can have the lights and a/v controlled by iPads.  The kitchen is immaculate and opens perfectly into the family room with fireplace. There is a two bedroom cottage on the property as well perfect to rent out or have guests from out of town.  The house boasts a fantastic lower level equipped with a gym, bedroom, bath and a playroom.  All encompassing there are 5,712 s.f. 8 bedrooms, 6 and one half baths and three fireplaces.  The house went up for rent three days ago, and on the first day received three offers.  However, the house is also for sale and is offered at $4.75M.
All charts and numbers have been updated.  I have also included a link to the 3rd Quarter Market Report my firm puts out for your review.

 3rd Quarter Market Report


 

 

 

As We currently have 699 properties available in Greenwich down from 714 a couple of weeks ago.  The numbers for September were very positive.  We had 59 properties sell vs 47 last year in the month of September.  Percentage wise the strongest month we have had since the first quarter.  

 

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 you can see from above a great September for us.  The first month since January where we have double digit percentage growth in amount of transactions over last year.

 

New Listings

We had 157 new listings in September very comparable to last year's 160.

 

 

  
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 October 19th
  
 
 Below are the 62 open houses this weekend.  

 

 

Street Name Area Time List Price Listing Office
5 Grove Street Cos Cob 3-5 p.m. $3.8K Coldwell Banker
12 Lockwood Drive Old Greenwich 1-3 p.m. $5.6K Weichert
45 William Street #A Greenwich 1-4 p.m. $6.5K BHHS
5 Grimes Road Old Greenwich 2-4 p.m. $13K Coldwell Banker
95 Connecticut Avenue Greenwich 11-1 p.m. $16K Coldwell Banker
1535 E. PUTNAM #301 Old Greenwich 1-3 p.m. $295K Houlihan Lawrence
53 Rodwell Avenue #A Greenwich 1-3 p.m. $494K Keller Williams
104 River Run Greenwich 2-4 p.m. $529K BHHS
453 E. Putnam #3B Cos Cob 1-3 p.m. $565K Weichert
13 Fletcher Avenue Greenwich 1-4 p.m. $650K Weichert
303 Bruce Park Greenwich 12-3 p.m. $699K Weichert
33 Morgan Avenue Greenwich 2-4 p.m. $780K Coldwell Banker
57 Richmond Drive Old Greenwich 2-4 p.m. $895K Coldwell Banker
48 Spring Street #8 Greenwich 12-2 p.m. $949K Coldwell Banker
14 Cat Rock Road Cos Cob 1-4 p.m. $965K BHHS
7 Essex Road Greenwich 1-3 p.m. $985K Raveis
35 Center Drive Old Greenwich 1-3 p.m. $1.085M Halstead
285 Bruce Park #A Greenwich 1-3 p.m. $1.195M Weichert
285 Bruce Park #B Greenwich 1-3 p.m. $1.195M Weichert
201 Cat Rock Road Cos Cob 1-4 p.m. $1.195M BHHS
323 Cognewaugh Road Cos Cob 2-4 p.m. $1.225M Raveis
1017 North Street Greenwich 11-2 p.m. $1.275M Douglas Elliman
6 Ferris Drive Old Greenwich 1-4 p.m. $1.295M Keller Williams
12 Lockwood Drive Old Greenwich 1-3 p.m. $1.295M Weichert
392 Davis Avenue Greenwich 12-3 p.m. $1.395M Raveis
73 Stonehedge Drive Greenwich 1-3 p.m. $1.398M Coldwell Banker
75 Taconic Road Greenwich 2-4 p.m. $1.499M Raveis
365 Round Hill Road Greenwich 1-3 p.m. $1.595M Weichert
45 William Street #A Greenwich 1-4 p.m. $1.68M BHHS
84 Perkins Road Greenwich 1-3 p.m. $1.785M Newbridge
233 Milbank Avenue #8 Greenwich 2-4 p.m. $1.795M Houlihan Lawrence
14 Palmer Terrace Riverside 2-4 p.m. $1.85M Raveis
172 Cognewaugh Cos Cob 12-2 p.m. $1.999M Coldwell Banker
24 Bedford Road Greenwich 12-2 p.m. $2.15M Raveis
55 Shore Road Old Greenwich 1-5 p.m. $2.195M Weichert
39 Skylark Road Greenwich 1-3 p.m. $2.2M Houlihan Lawrence
16 Crescent Road Riverside 2-4 p.m. $2.295M Coldwell Banker
54 Sundance Drive Cos Cob 1-3 p.m. $2.299M Raveis
285 Bruce Park Greenwich 1-3 p.m. $2.39M Weichert
2 Idar Court #A Greenwich 1-3 p.m. $2.475M Coldwell Banker
10 Ridge Street #B Greenwich 2-4 p.m. $2.595M Houlihan Lawrence
5 Sylvan Lane Old Greenwich 1-3 p.m. $2.75M Coldwell Banker
522 North Street Greenwich 1-4 p.m. $2.785M Shore and Country
420 North Street Greenwich 1-4 p.m. $2.795M Sotheby's
106 Patterson Avenue Greenwich 1-4 p.m. $2.85M Raveis
265 Valley Road Cos Cob 1-4 p.m. $2.995M Higgins Group
7 Gisborne Place Old Greenwich 2-4 p.m. $2.995M Coldwell Banker
32 Sawmill Lane Greenwich 2-4 p.m. $3.195M Houlihan Lawrence
44 Cedar Cliff Road Riverside 1-4 p.m. $3.4M Coldwell Banker
9 Stallion Trail Greenwich 1-4 p.m. $3.45M BHHS
5 Grimes Road Old Greenwich 2-4 p.m. $3.595M Coldwell Banker
15 Lexington Avenue Greenwich 11-1 p.m. $3.695M Coldwell Banker
95 Connecticut Avenue Greenwich 11-1 p.m. $3.695M Coldwell Banker
98 North Street Greenwich 12-2 p.m. $3.85M Coldwell Banker
38 Bramble Lane Riverside 1-4 p.m. $3.895M BHHS
70 Sherwood Avenue Greenwich 10-4 p.m. $3.975M Charles Paternina
400 Stanwich Road Greenwich 2-4 p.m. $4.295M Coldwell Banker
36 DAY ROAD Greenwich 2-4 p.m. $4.495M Coldwell Banker
30 Vineyard Lane Greenwich 1-3 p.m. $4.85M Coldwell Banker
20 Langhorne Lane Greenwich 2-4 p.m. $5.995M Raveis
158 Clapboard Ridge Greenwich 2-4 p.m. $6.295M Coldwell Banker
14 Golf Club Road Greenwich 1:30-3:30 p.m. $6.85M 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.

 

Monday
Oct132014

Greenwich CT, Residential Real Estate Blog and Analysis: October 10th

Greenwich, CT Residential Real Estate Blog and Analysis:  
October 10th
  
A weekly analysis brought to you by Greenwich Real Estate Guy.
  
 
There are times as a Realtor where you walk into a home and you get a wow factor.  Obviously, being a Realtor in Greenwich, this can happen quite often.  The above pictured 47 Shore Road is one of these homes.  This home has everything in my opinion.  There is incredible outdoor space with a phenomenal patio including two outdoor fireplaces, a beautiful outdoor kitchen, culminating in the perfect entertainment spot.  The main home has six bedrooms, with four full baths. The home is set up with a smart home system so you can have the lights and a/v controlled by iPads.  The kitchen is immaculate and opens perfectly into the family room with fireplace. There is a two bedroom cottage on the property as well perfect to rent out or have guests from out of town.  The house boasts a fantastic lower level equipped with a gym, bedroom, bath and a playroom.  All encompassing there are 5,712 s.f. 8 bedrooms, 6 and one half baths and three fireplaces.  The house went up for rent three days ago, and on the first day received three offers.  However, the house is also for sale and is offered at $4.75M.
All charts and numbers have been updated.  I have also included a link to the 3rd Quarter Market Report my firm puts out for your review.

 3rd Quarter Market Report


 

 

 

As We currently have 699 properties available in Greenwich down from 714 a couple of weeks ago.  The numbers for September were very positive.  We had 59 properties sell vs 47 last year in the month of September.  Percentage wise the strongest month we have had since the first quarter.  

 

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 you can see from above a great September for us.  The first month since January where we have double digit percentage growth in amount of transactions over last year.

 

New Listings

We had 157 new listings in September very comparable to last year's 160.

 

 

  
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 October 12th
  
 
 Below are the19 open houses this weekend.  

 

 

Street Name Area List Price Time Listing Office
28 Rippowam #A Cos Cob $3.5K 2-4 p.m. David Ogilvy
2 Idar Court #A Greenwich $11K 1-3 p.m. Coldwell Banker
53 Rodwell Avenue #A Greenwich $494K 1-3 p.m. Keller Williams
453 E Putnam #1D Cos Cob $549K 1-4 p.m. New England Land
1 Scott Road Greenwich $649K 2-4 p.m. Coldwell Banker
1017 North Street Greenwich $1.275M 11-1 p.m. Douglas Elliman
6 Ferris Drive Old Greenwich $1.295M 1-3 p.m. Keller Williams
34 Oval Avenue Riverside $1.495M 1-3 p.m. Houlihan Lawrence
30 Old Stone Bridge Cos Cob $1.595M 2-4 p.m. BHHS
233 Milbank Avenue #8 Greenwich $1.795M 1-4 p.m. Houlihan Lawrence
17 Oval Avenue Riverside $1.869M 2-4 p.m. Shore and Country
88 Dingletown Greenwich $2.395M 1-4 p.m. William Pitt Sotheby's
69 Mallard Drive Greenwich $2.45M 12-2 p.m. Sotheby's
2 Idar Court #A Greenwich $2.475M 1-3 p.m. Coldwell Banker
5 Lake Drive Riverside $2.795M 1-3 p.m. BHHS
420 North Street Greenwich $2.795M 1-4 p.m. Sotheby's
35 Upland Drive Greenwich $3.995M 12-2 p.m. Raveis
30 Vineyard Lane Greenwich $4.85M 1-4 p.m. Coldwell Banker
11 N Crossway Old Greenwich $5.995M 1-3 p.m. Shore and Country

 

 

 

 

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.

 

Tuesday
Sep302014

Greenwich, CT Residential Real Estate Blog and Analysis: September 26th

Greenwich, CT Residential Real Estate Blog and Analysis:  
September 26th
  
A weekly analysis brought to you by Greenwich Real Estate Guy.
 

I have been knocked out of commission for the last few days with a nasty bug, so the only update is the open house list.  Enjoy your weekend.

The magnificent home above is located at 475 Round Hill Road.  This sprawling traditional estate is set on four spectacular rolling acres complete with a horse barn and Gunite pool.  Personally I loved the details from the great front door to the incredible floors, and custom moldings.  There are six bedrooms six full baths, with one half bath on 4.2 acres.  The home is 8,359 s.f. has a beautiful kitchen, screened in porch for your cocktail hours, and great master suite.  The home is currently listed at $8.25M.

 

Last week we discussed the price per square foot metric.  One of the many reasons I decided to work for Houlihan Lawrence because of their research, statistics and reporting.  This is one of the reports I love the most.  This is just for the town of Greenwich (not including Riverside, Cos Cob or Old Greenwich).  This spells out the market better than most documents.  I can run this query based on your customized search if you would like as well.  However, for Greenwich, one can see the listings are up 7%, and the pending properties are up 4% while the sold properties are up 3% but the median sold price is up 20%.

 

Greenwich Overview

 

  In regards to price per square foot, I feel this is the best tool to look at.  Again, I can customize these, but for the point of this newsletter this is the analysis on the active properties in all of Riverside.

 

Riverside Active

 

Conversely, here are the numbers for the sold in Riverside:

 

Riverside Sold

 

As discussed over the summer we felt there would be an influx of inventory.  the market did not disappoint over the last two weeks as we currently have 714 properties for sale, up 40 from just two weeks ago.

  

In the amount of transactions August what was not disappointing which is a good sign.  Actually, we had the same amount (92) in August of 2013 as we did in 2014. This is the first month in a while that has not been below last year, which is a great sign.

 

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.  However, this month we at least equaled the amount as last year.

 

New Listings

We had 62 new listings last month as you can see sill higher than last year but on par with the few years before that.

 

 

  
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 September 28th
  
 
 Below are the 48 open houses this weekend.  

 

 

 

Street Name Area List Price Time Listing Office
365 Round Hill Greenwich $7.5K 1-3 p.m. Weichert
92 Wesskum Wood Old Greenwich $11.5K 1-3 p.m. Sotheby's
151 Water Street Greenwich $470K 11-1 p.m. Coldwell Banker
3 Hollow Wood Lane Greenwich $499K 2-4 p.m Raveis
184 Peck Avenue #4 Greenwich $535K 2-4 p.m Coldwell Banker
104 River Run Greenwich $549K 2-4 p.m BHHS
453 E Putnam #3B Cos Cob $565K 1-3 p.m. Weichert
436 Valley Road Cos Cob $749K 1-3 p.m. Coldwell Banker
24 Pleasant Street Cos Cob $859K 1-3 p.m. Weichert
2 Gerald Court Riverside $869K 2-4 p.m Coldwell Banker
48 Spring Street #8 Greenwich $949K 12-2 p.m. Coldwell Banker
7 Sickle Bar Lane Riverside $995K 2-4 p.m Shore and Country
6 Pintail Lane Greenwich $1.315M 1-4 p.m. BHHS
392 Davis Avenue Greenwich $1.395M 1-4 p.m. Raveis
323 Cognewaugh Road Cos Cob $1.395M 2-4 p.m Raveis
30 Sundance Drive Cos Cob $1.395M 2-4 p.m Raveis
52 Benjamin Street Old Greenwich $1.399M 1-4 p.m. BHHS
365 Round Hill Greenwich $1.595M 10-12:30 p.m. Weichert
21 Heusted Drive Old Greenwich $1.595M 1-4 p.m. Benedict
45 William Street #A Greenwich $1.68M 1-4 p.m. BHHS
233 Milbank #8 Greenwich $1.795M 1-3 p.m. Houlihan Lawrence
16 Mackenzie Glen Greenwich $1.799M 1-4 p.m. Raveis
39 Bowman Drive Greenwich $1.89M 1-4 p.m. Raveis
5 Idar Court #B Greenwich $1.899M 1-3 p.m. Relocation Group
244 Stanwich Road Greenwich $1.925M 1-3 p.m. Sotheby's
127 Sound Beach Old Greenwich $1.995M 1-3 p.m. Shore and Country
55 Shore Road Old Greenwich $2.195M 1-3 p.m. Weichert
270 Palmer Hill Riverside $2.25M 1-4 p.m. Raveis
54 Sundance Drive Cos Cob $2.295M 2-4 p.m Raveis
18 Hawkwood Lane Greenwich $2.45M 2-4 p.m Houlihan Lawrence
505 E Putnam Greenwich $2.595M 1-4 p.m. BHHS
420 North Street Greenwich $2.795M 1-4 p.m. Sotheby's
14 Cove Ridge Lane Old Greenwich $2.85M 1-4 p.m. Coldwell Banker
106 Patterson Avenue Greenwich $2.85M 1-4 p.m. Raveis
265 Valley Road Cos Cob $2.995M 1-4 p.m. Higgins Group
50 Indian Head Riverside $3.1995M 1-3 p.m. Coldwell Banker
44 Cedar Cliff Road Riverside $3.4M 1-3 p.m. Coldwell Banker
343 Taconic Road Greenwich $3.495M 1-4 p.m. Raveis
29 Byfield Lane Greenwich $3.595M 1-3 p.m. Raveis
15 Lexington Avenue Greenwich $3.695M 1-2:30 p.m. Coldwell Banker
95 Connecticut Avenue Greenwich $3.695M 3-4 p.m. Coldwell Banker
20 Carpenters Brook Greenwich $3.8M 11-2 p.m. Coldwell Banker
98 North Street Greenwich $3.999M 12-2 p.m. Coldwell Banker
31 Owenoke Way Riverside $4.395M 1-3 p.m. BHHS
22 Stillman Lane Greenwich $4.99M 1-3 p.m. Weichert
30 Vineyard Lane Greenwich $5.1M 1-3 p.m. Coldwell Banker
20 Langhorne Lane Greenwich $5.995M 1:30-3:30 p.m. Coldwell Banker
229 Bedford Road Greenwich $6.795M 1-4 p.m. Raveis

 

 

 

 

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.

 

Tuesday
Sep302014

Greenwich, CT Residential Real Estate Blog and Analysis: September 19th

Greenwich, CT Residential Real Estate Blog and Analysis:  
September 19th
  
A weekly analysis brought to you by Greenwich Real Estate Guy.
 
Dear Jared,  
    
  

 

 

The magnificent home above is located at 475 Round Hill Road.  This sprawling traditional estate is set on four spectacular rolling acres complete with a horse barn and Gunite pool.  Personally I loved the details from the great front door to the incredible floors, and custom moldings.  There are six bedrooms six full baths, with one half bath on 4.2 acres.  The home is 8,359 s.f. has a beautiful kitchen, screened in porch for your cocktail hours, and great master suite.  The home is currently listed at $8.25M.

 

Last week we discussed the price per square foot metric.  One of the many reasons I decided to work for Houlihan Lawrence because of their research, statistics and reporting.  This is one of the reports I love the most.  This is just for the town of Greenwich (not including Riverside, Cos Cob or Old Greenwich).  This spells out the market better than most documents.  I can run this query based on your customized search if you would like as well.  However, for Greenwich, one can see the listings are up 7%, and the pending properties are up 4% while the sold properties are up 3% but the median sold price is up 20%.

 

Greenwich Overview

 

  In regards to price per square foot, I feel this is the best tool to look at.  Again, I can customize these, but for the point of this newsletter this is the analysis on the active properties in all of Riverside.

 

Riverside Active

 

Conversely, here are the numbers for the sold in Riverside:

 

Riverside Sold

 

As discussed over the summer we felt there would be an influx of inventory.  the market did not disappoint over the last two weeks as we currently have 714 properties for sale, up 40 from just two weeks ago.

  

In the amount of transactions August what was not disappointing which is a good sign.  Actually, we had the same amount (92) in August of 2013 as we did in 2014. This is the first month in a while that has not been below last year, which is a great sign.

 

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.  However, this month we at least equaled the amount as last year.

 

New Listings

We had 62 new listings last month as you can see sill higher than last year but on par with the few years before that.

 

 

  
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 September 21st
  
 
 Below are the 44 open houses this weekend.  

 

 

 

Street Name Area Price Time Listing Office
64 Glenville Street #B Greenwich $2.5K 1-3 p.m. Houlihan Lawrence
5 Grove Street Cos Cob $4.5K 2-4 p.m. Coldwell Banker
52 Hunt Terrace Greenwich $5.8K 12-2 p.m. Coldwell Banker
14 Chateau Ridge Road Greenwich $13.5K 1:30-3:30 p.m. Coldwell Banker
1465 E. Putnam #616 Old Greenwich $350K 2-4 p.m. Coldwell Banker
1465 E. Putnam #427 Old Greenwich $370K 1-3 p.m. Raveis
53 Rodwell Avenue #A Greenwich $494K 1-3 p.m. Keller Williams
20 High Street Greenwich $549K 12-2 p.m. Coldwell Banker
453 Putnam Avenue #3B Cos Cob $565K 1-3 p.m. Weichert 
165 Pine Street Greenwich $575.5K 1-3 p.m. Weichert
6 Hartford Avenue Greenwich $649.5K 1-4 p.m. BHHS
27 Bridge Street Greenwich $679K 1-3 p.m. Sotheby's
25 Tremont Street Cos Cob $795K 1-3 p.m. Shore and Country  
9 Georgetown North Greenwich $825K 2-4 p.m. Coldwell Banker
285 Bruce Park #A Greenwich $1.195M 1-3 p.m. Weichert
285 Bruce Park #B Greenwich $1.195M 1-3 p.m. Weichert
201 Cat Rock Road Cos Cob $1.195M 1-4 p.m. BHHs
52 Hunt Terrace Greenwich $1.349M 12-2 p.m. Coldwell Banker
392 Davis Avenue Greenwich $1.395M 1-4 p.m. Raveis
51 Glen Road Greenwich $1.395M 1-3 p.m. BHHS
257 Bruce Park Avenue Greenwich $1.395M 1-3 p.m. Coldwell
7 Osee Place Cos Cob $1.595M 1-3 p.m. Sotheby's
14 Summit Road Riverside $1.595M 1-4 p.m. Sotheby's
24 Irvine Road Old Greenwich $1.795M 2-4 p.m. Anderson
39 Bowman Drive Greenwich $1.89M 1-4 p.m. Raveis
14 Palmer Terrace Riverside $1.975M 1-3 p.m. Raveis
12 Ricki Beth Lane Old Greenwich $1.995M 2-4 p.m. Sotheby's
55 Shore Road Old Greenwich $2.195M 1-3 p.m. Weichert
39 Skylark Road Greenwich $2.2M 1-3 p.m. Houlihan Lawrence
16 Crescent Road Riverside $2.295M 1-4 p.m. Coldwell Banker
285 Bruce Park Avenue Greenwich $2.39M 1-3 p.m. Weichert
88 Dingletown Road Greenwich $2.395M 1-4 p.m. William Pitt Sotheby's
2 Idar Court #A Greenwich $2.475M 2-4 p.m. Coldwell Banker
420 North Street Greenwich $2.795M 1-3 p.m. Sotheby's
9 Tomney Road Greenwich $2.95M 1-4 p.m. BHHS
265 Valley Road Cos Cob $2.995M 1-4 p.m. Higgins Group
7 Gisborne Place Old Greenwich $2.995M 2-4 p.m. Coldwell Banker
603 Steamboat Road #5 Greenwich $3.465M 1-3 p.m. Halstead
70 Sherwood Avenue Greenwich $3.975M 10-6 p.m. (Sat) Charles Paternina
98 North Street Greenwich $3.999M 12-2 p.m. Coldwell Banker
20 Carpenters Brook Greenwich $4.1M 11-3 p.m. Coldwell Banker
10 Esther Place Old Greenwich $4.295M 2-4 p.m. Shore and Country 
31 Owenoke Way Riverside $4.395M 1-4 p.m. BHHS
30 Vineyard Lane Greenwich $5.1M 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.

 

Sunday
Sep072014

Greenwich, CT Residential Real Estate Blog and Analysis: September 5th

Greenwich, CT Residential Real Estate Blog and Analysis:  
September 5th
  
A weekly analysis brought to you by Greenwich Real Estate Guy.
 
 Dear Jared  
  

 

 

I will be hosting an open house for my listing 10 Maher Avenue from 1-4 p.m. on Sunday.  See the write up below.  I will be driving to Michigan this week (with the three kids wish me luck) so there will not be a newsletter next week.  Visit www.greenwichstreets.com for the open house list next week. One of our readers wrote me an incredibly insightful email in regards to price per square feet on properties.  This email coupled with a multitude of buyers that I am working with asking about price per square foot has me rethinking my opinion on price per square foot.  I have typically had difficult with this term as Greenwich has so many different layers.  From each area and neighborhood being specific to themselves it is difficult to look at price per square foot comparatively.  On a listing, the square feet can be listed from the tax card or by an architect, so I have had difficulty referencing this number.  Lastly, today's buyers are looking for the turn key move in ready home, which drastically changes the price per square feet.  For example if two properties sell on the same block and are comparable, but one is renovated while the other is not the numbers will differ drastically.  However, I am learning that buyers want this information.  Please know if you would like a custom report that dives into what you are most curious do not hesitate to email me.  Per the request I have run the analysis on price per square foot for the properties currently available and compared that to the price per square foot from the properties that have sold ytd.  I was surprised at the difference.


 

The active price per square foot is an average of $738.35.  However, of all of the sold prices year to date the price per square foot is $612.79.  This is a 17% difference.  I can run specific analysis on this statistic if you would like to let me know if you would like it broken down by area, price point, etc.

  

The charts and graphs will be updated first week of September after we get August numbers.  We currently have 676 properties for sale in all of Greenwich, up 13. I am hoping this is the start of some quality listings coming on the market.  I imagine the inventory will start to pick up between Labor Day and Thanksgiving. 

  

In the amount of transactions August what was not disappointing which is a good sign.  Actually, we had the same amount (92) in August of 2013 as we did in 2014. This is the first month in a while that has not been below last year, which is a great sign.

 
10 Maher Avenue is a sun drenched, 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

 

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.  However, this month we at least equaled the amount as last year.

 

New Listings

We had 62 new listings last month as you can see sill higher than last year but on par with the few years before that.

 

 

  
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 September 7th
  
 
 Below are the 58 open houses this weekend.  The fall market has officially begun.  Please come visit me at 10 Maher Avenue

 

 

 

Street Name Area List Price Time Listing Office
28 High Street Greenwich $465K 1-4 p.m. Raveis
35 Putnam Park Greenwich $479K 1-4 p.m. BHHS
53 Rodwell #A Greenwich $494K 1-3 p.m. Keller Williams
138 N.Water Greenwich $510K 12-2 p.m. Coldwell Banker
453 E. Putnam #3B Cos Cob $565K 1-3 p.m. Weichert
1 Scott Road Greenwich $649K 2-4 p.m. Coldwell Banker
27 Bridge Street Greenwich $679K 12-2 p.m. Sotheby's
12 Cross Street Greenwich $689K 2-4:30 p.m. Raveis
303 Bruce Park Avenue Greenwich $735K 12-3 p.m. Weichert
436 Valley Road Cos Cob $749K 1-3 p.m. Coldwell Banker
15 Lafayette #5B Greenwich $799.5K 11-1:30 BHHS
57 Richmond Drive Old Greenwich $995K 2-4 p.m. Coldwell Banker
7 Sickle Bar Riverside $995K 2-4 p.m. Shore and Country
4 Waterfall Lane Cos Cob $1.075M 2-4 p.m. Raveis
1017 North Street Greenwich $1.245M 11-1 p.m. Coldwell Banker
347 Riversville Road Greenwich $1.295M 1-4 p.m. Coldwell Banker
69 Stanwich Road Greenwich $1.375M 1-4 p.m. BHHS
392 Davis Avenue Greenwich $1.395M 1-4 p.m. Raveis
323 Cognewaugh Cos Cob $1.395M 2-4 p.m. Raveis
17 Indian Mill Road Cos Cob $1.42M 1-4 p.m. BHHS
51 Glen Road Greenwich $1.487M 1-3 p.m. BHHS
34 Oval Avenue Riverside $1.495M 2-4 p.m. Houlihan Lawrence
178 Milbank #B Greenwich $1.795M 1-3 p.m. Coldwell Banker
190 Lake Avenue Greenwich $1.895M 1-3 p.m. Halstead
35 Shady Lane Greenwich $1.995M 2-4 p.m. Coldwell Banker
127 Sound Beach Old Greenwich $1.995M 1-3 p.m. Shore and Country
11 Circle Drive Greenwich $2M 12-3 p.m. BHHS
10 MAHER AVENUE Greenwich $2.049M 1-4 p.m. Houlihan Lawrence
172 Cognewaugh Cos Cob $2.05M 1-3 p.m. Coldwell Banker
315 Field Point Greenwich $2.095M 1-4 p.m. BHHS
50 Orchard East Greenwich $2.099M 12-2 p.m. Greenwich Realty
55 Shore Road Old Greenwich $2.195M 1-5 p.m. Weichert
18 Hidden Brook Riverside $2.195M 1-3 p.m. Coldwell Banker
6 Gaston Farm Greenwich $2.2M 2-4 p.m. Coldwell Banker
270 Palmer Hill Riverside $2.295M 1-3 p.m. Raveis
16 Somerset Lane Riverside $2.35M 1-3 p.m. Sotheby's
2 Idar Court #A Greenwich $2.475M 2-4 p.m. Coldwell Banker
30 Sherwood Avenue Greenwich $2.5M 1-4 p.m. Douglas Elliman
33 Pleasant Street Riverside $2.749M 1-3 p.m. Keller Williams
268 Palmer Hill Riverside $2.75M 1-3 p.m. Raveis
5 Lake Drive Riverside $2.795M 1-4 p.m. BHHS
7 Gisborne Place Old Greenwich $2.995M 1-4 p.m. Coldwell Banker
5 Sylvan Lane Old Greenwich $3M 1-3 p.m. Coldwell Banker
34 A Bruce Park Greenwich $3.095M 1-3 p.m. Halstead
34 B Bruce Park Greenwich $3.295M 1-3 p.m. Halstead
20 Heronvue Road Greenwich $3.375M 1-3 p.m. Coldwell Banker
7 Nawthorne Road Old Greenwich $3.395M 1-4 p.m. Halstead
44 Cedar Cliff Riverside $3.4M 1:30-3:30 Coldwell Banker
29 Byfield Lane Greenwich $3.595M 1-3 p.m. Raveis
15 Lexington Avenue Greenwich $3.695M 1-3 p.m. Coldwell Banker
95 Connecticut Avenue Greenwich $3.695M 1-3 p.m. Coldwell Banker
5 Grimes Road Old Greenwich $3.995M 1-4 p.m. Coldwell Banker
38 Bramble Lane Riverside $3.995M 12-2 p.m. BHHS
20 Carpenters Brook Greenwich $4.1M 1-3 p.m. Coldwell Banker
585 Round Hill Greenwich $4.295M 1:30-3:30 Coldwell Banker
36 DAY ROAD Greenwich $4.495M 1-3 p.m. Coldwell Banker
22 Stillman Lane Greenwich $4.99M 1-3 p.m. Weichert
36 West Way Old Greenwich $5.75M 1-3 p.m. Halstead

 

 

 

 

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Jared Randall                                                 Join my Mailing List
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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.