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
Sep202014

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.
  

 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 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 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.
  
 
I will be hosting an open house for my listing 10 Maher Avenuefrom 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.  Visitwww.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 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 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

 

 

 

 

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.

 

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

 

 

 

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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.