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
May162015

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

Greenwich, CT Residential Real Estate Blog and Analysis:  
May 15th
A weekly analysis brought to you by Greenwich Real Estate Guy.

All charts, graphs, analysis, and of course open house list with links have been updated.  Also, attached is the greater Greenwich report for April that Houlihan Lawrence puts out.  If, you would like to be added to receive the Greater Greenwich (all of Greenwich), or the town reports for Greenwich, Cos Cob, Riverside, or Old Greenwich, send me a quick note and I can set you up.  Also, I would be happy to run any customized analysis for you.
Pictured above is 21 Byfield Lane.  This 6,136 s.f. home sits on two acres in mid country on a private cul-de-sac.  A great location with privacy that includes a great patio for entertaining.  The living room overlooks the heated pool as well as the lake with a great gazebo and lakeside dock.  There is a great entertainment room with fireplace that serves the pool area.  The master suite has a fireplace and great views from the room, with an incredible master bath.  Lastly, it has a four car garage and generator.  The house has been on the market 11 days and is priced at $3.15M.
I have included a link to the 1st Quarter Market Report my firm puts out for your review.

Here is a link to the Greater Greenwich April report:
 
 

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 we are trending close to last year's sold numbers.  In April 59 properties sold this year vs. 57 last year.

 

New Listings

We had 157 new properties listed in Greenwich in April which is always the biggest month of new listings.  However, it is down from last years totals.

Year to Date Sold

The value in these two charts are comparing the market of what is available vs. what has sold.  These two graphs really break down the competition in the price ranges.  For example, $0-$2M is 63% of the sold properties ytd.  Yet, the inventory of 0-$2M is only 35% of the total inventory on the market.  

 
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.  The first chart is the 2014 inventory vs. sold numbers.  The second chart is inventory today vs. sold properties.  

  

 

Price Range 1/31/14 2/28/14 3/28/14 4/25/14 5/16/14 7/31/14 12/31/14
0-$500K 10.2 6.0 7.0 6.1 5.5 5.6 3
$500K-$1M 9.7 8.6 9.0 8.7 8.6 5.2 3.7
$1M-$1.5M 5.5 9.5 8.9 10.3 7.8 6.4 4.4
$1.5M-$2M 8 14.5 13.6 18.4 17.8 11 6.7
$2M-$3M 4.7 9.2 11.6 14.3 14.2 11.1 7
$3M-$4M 11 13.1 11.8 14.2 14.5 10.4 9
$4M-$5M 11.9 8.9 13.1 14.4 22.1 17.7 18.4
$5M-$7.5M 20.7 32.0 39.5 59 56.6 32 25.1
$7.5M-$10M n/a n/a 71.5 51 31.5 59.5 21.6
$10M+ 22.4 27.2 42.0 22.7 33.8 29.9 35.2

Price Range 2/28/15 3/30/15 4/30/15
0-$500K 4.5 4 9.6
$500K-$1M 6.3 4.2 7.5
$1M-$1.5M 4.8 4.5 6
$1.5M-$2M 6.9 7 8.8
$2M-$3M 10.1 8 14
$3M-$4M 31 20.5 25.5
$4M-$5M 54.3 26.6 30.3
$5M-$7.5M 49.1 30.2 34.6
$7.5M-$10M 20.4 36 31.3
$10M+ 41.7 76.5 80.5

Looking at these two charts really shows the market and the difference between last year.  The numbers typically go up in April, as that is the month that the most amount of inventory hits the market.  It is interesting to see this year's 

Open Houses for May 17th
  
Below are the 63 Open Houses this Sunday.  


Street Name Area List Price Time Listing Office
13 Hickory Drive Greenwich $4.2K 1-4 p.m. Raveis
7 Brookside Park Old Greenwich $5.7K 12-3 p.m. RE/MAX
1465 Putnam #119 Old Greenwich $430K 1-3 p.m. Raveis
147 Putnam Park Greenwich $500K 2-4 p.m. Raveis
57 View Street Greenwich $579K 1-4 p.m. Raveis
30 Almira Drive Greenwich $595K 2-4 p.m. Raveis
30 Edgewood #A Greenwich $600K 1-3 p.m. Coldwell Banker
36 Francis Lane Greenwich $619K 1-3 p.m. Douglas Elliman
30 Edgewood #B Greenwich $625K 1-3 p.m. Coldwell Banker
7 River Road #304 Cos Cob $648K 1-3 p.m. Coldwell Banker
69 Sheephill Road Riverside $678K 2-4 p.m. Houlihan Lawrence
20 Morgan Avenue Greenwich $699K 1-4 p.m. BHHS
351 Pemberwick #101 Greenwich $719K 2-4 p.m. Raveis
6 Caroline Farms #4 Cos Cob $735K 2-4 p.m. Douglas Elliman
70 Riverdale #1001 Greenwich $789K 1-3 p.m. Houlihan Lawrence
7 Brookside Park Old Greenwich $865K 12-3 p.m. RE/MAX
52 Butler Street Cos Cob $875K 1-3 p.m. Coldwell Banker
63 Indian Harbor #6 Greenwich $875K 2-4 p.m. Coldwell Banker
13 Hickory Drive Greenwich $880K 1-4 p.m. Raveis
42 Ridge Street Cos Cob $935K 1-3 p.m. Raveis
2 Sheldrake Road Greenwich $1.096M 1-4 p.m. BHHS
84 Cognewaugh Road Cos Cob $1.179M 1-4 p.m. BHHS
31 Orchard Street Cos Cob $1.2M 1-3 p.m. Houlihan Lawrence
30 Edgewood Greenwich $1.225M 1-3 p.m. Coldwell Banker
15 Stone Brook Cos Cob $1.35M 1-4 p.m. Weichert
41 Leonard Avenue Riverside $1.395M 1-4 p.m. Sotheby's
7 Cottontail Road Cos Cob $1.425M 2-4 p.m. Sotheby's
30 Stag Lane Greenwich $1.499M 1-3:30 p.m. Real Living
365 Round Hill Greenwich $1.695M 1-3 p.m. Davenport
3 Whitney Drive Greenwich $1.75M 1-3 p.m. Raveis
15 Fairgreen Lane Old Greenwich $1.795M 12-2 p.m. Houlihan Lawrence
29 Coventry Lane Riverside $1.895M 1-3 p.m. Coldwell Banker
83 Summit Road Riverside $1.925M 1-4 p.m. Raveis
37 Mianus View Cos Cob $1.975M 1-4 p.m. BHHS
40 Forest Avenue Old Greenwich $2.15M 1-4 p.m. Coldwell Banker
2 Grimes Road Old Greenwich $2.175M 2-4 p.m. Houlihan Lawrence
324 Palmer Hill Road Riverside $2.195M 1-3 p.m. Houlihan Lawrence
69 Mallard Drive Greenwich $2.295M 1-3 p.m. Sotheby's
10 Park Avenue Old Greenwich $2.299M 1-4 p.m. Coldwell Banker
19 Pintail Lane Greenwich $2.695M 1-3 p.m. Sotheby's
10 Durkin Place Riverside $2.75M 1-4 p.m. Raveis
72 Hillcrest Park Old Greenwich $2.8M 2-4 p.m. Houlihan Lawrence
39 Midbrook Lane Old Greenwich $2.899M 1:30-3:30 p.m. Raveis
44 Cedar Cliff Riverside $2.95M 1-5 p.m. Coldwell Banker
43 Harding Road Old Greenwich $2.995M 1-4 p.m. Douglas Elliman
97 Shore Road Old Greenwich $3.15M 1-3 p.m. Houlihan Lawrence
3 Dewart Road Greenwich $3.2M 2-4 p.m. David Ogilvy
1 Reynwood Manor Greenwich $3.25M 1-3 p.m. Coldwell Banker
26 Twin Lakes Riverside $3.395M 1-4 p.m. Raveis
50 Lockwood Avenue Old Greenwich $3.495M 11-1 p.m. Raveis
5 Grimes Road Old Greenwich $3.595M 1-3 p.m. Coldwell Banker
10 Tyler Lane Riverside $3.65M 1-3 p.m. Coldwell Banker
33 Hendrie Avenue Riverside $3.695M 1-3 p.m. Houlihan Lawrence
98 North Street Greenwich $3.75M 11-1 p.m. Coldwell Banker
8 Dearfield Drive Greenwich $3.825M 1-3 p.m. Raveis
14 Sherwood Farm Greenwich $3.995M 2-4 p.m. Halstead
31 Owenoke Way Riverside $3.995M 1-4 p.m. BHHS
10 Esther Place Old Greenwich $4.295M 1-3 p.m. Houlihan Lawrence
390 Lake Avenue Greenwich $4.85M 1-4 p.m. BHHS
591 Round Hill Greenwich $5.499M 1-4 p.m. Raveis
110 Valley Drive Greenwich $5.995M 1-3 p.m. Coldwell Banker
303 Milbank Avenue Greenwich $6.4M 3:30-5:30 p.m. Coldwell Banker
11 Partridge Hollow Greenwich $6.495M 2-4 p.m. David Ogilvy


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
May032015

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

Greenwich, CT Residential Real Estate Blog and Analysis:  
May 1st
A weekly analysis brought to you by Greenwich Real Estate Guy.
 
How did it already become May?  The charts and graphs will be updated in two weeks.  I doubt there will be many open houses next week.  Who would be able to see homes when they are putting so much into pampering the mothers out there?
Pictured above is 36 Carrington Drive.  Walking into this center hall colonial I was taken aback by the home.  This is one you definitely want to peruse through the pictures.  Immaculately cared for in every detail.  The interior shows incredibly well, with impeccable taste and a nice flow throughout.  The master suite is everything today's buyer is looking for.  The lower level has a play room and a home theatre.  A great  pool and tennis court round out the amenities.  The house sits on 2 acres and is priced at $1.975M.  Greenwich address and phone with use of town amenities, and beach, with zoned for Stanford schools and Stanford taxes. 
When I came up with the idea for the blog it was to educate sellers and buyers of the market so that they can make more informed decisions.  When I moved here, I felt I wanted more information at my fingertips.  I realize that the featured property are only properties for sale, so thought I would list off the properties I have sold in the last twelve months, so readers can see what properties sell for as well.  If you have any questions into these negotiations please do not hesitate to reach out.
29 Wesskum Wood, Riverside                        $2.55M
10 Palmer Terrace, Riverside                          $2.15

107 Patterson Avenue, Greenwich                 $4.9M

30 North Street, Greenwich (sold private)       $4.85M

10 Maher Avenue, Greenwich                         $1.882M

1465 E. Putnam #530, Old Greenwich             $368K

6 Lucy Street, Greenwich                                 $575K

50 Lafayette Place #4G, Greenwich                 $440K

8 Cliff Road, Greenwich (sold private)              $1.75M

34 Bruce Park #B, Greenwich                           $2.5375M

71 Maher, Greenwich (buyer side sold private)  $2.87M

71 Maher, Greenwich (seller side sold private)   $2.87M

184 Stanwich, Greenwich                                   $2.8M

10 James Street, Greenwich (bank owned)        $685K

I genuinely appreciate all of the subscribers who have asked me to be their realtor as well as those who have referred me to others. Thank you so much.

I have also included a link to the 1st Quarter Market Report my firm puts out for your review.

 

 

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

 

January was obviously disappointing.  However, for how disappointing January was, February was promising.  We had 52 total properties sell in the month of February.  More than the last four years.

 

New Listings

The new listings for February were 95.  This number is slightly less than the last three years. 

 

  
Year to Date Sold

The value in these two charts are comparing the market of what is available vs. what has sold.  Obviously, we are only one month in, so each transaction would have a more profound impact on each graph.

 
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 the 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 12/31/14
0-$500K 10.2 6.0 7.0 6.1 5.5 5.6 3
$500K-$1M 9.7 8.6 9.0 8.7 8.6 5.2 3.7
$1M-$1.5M 5.5 9.5 8.9 10.3 7.8 6.4 4.4
$1.5M-$2M 8 14.5 13.6 18.4 17.8 11 6.7
$2M-$3M 4.7 9.2 11.6 14.3 14.2 11.1 7
$3M-$4M 11 13.1 11.8 14.2 14.5 10.4 9
$4M-$5M 11.9 8.9 13.1 14.4 22.1 17.7 18.4
$5M-$7.5M 20.7 32.0 39.5 59 56.6 32 25.1
$7.5M-$10M n/a n/a 71.5 51 31.5 59.5 21.6
$10M+ 22.4 27.2 42.0 22.7 33.8 29.9 35.2
Price Range 2/28/15 3/30/15
0-$500K 4.5 4
$500K-$1M 6.3 4.2
$1M-$1.5M 4.8 4.5
$1.5M-$2M 6.9 7
$2M-$3M 10.1 8
$3M-$4M 31 20.5
$4M-$5M 54.3 26.6
$5M-$7.5M 49.1 30.2
$7.5M-$10M 20.4 36
$10M+ 41.7 76.5

This chart above is the months on average based on the amount sold so far this year.  I feel it is a good comparison between 12/31/14 based on last year's numbers vs. currently using this year's activity to date.  As you can see the market needs more inventory in under $3M range and continue to see improvement in the higher price ranges.  Obviously, in times of lower inventory it dramatically changes the numbers.  

Open Houses for May 3rd
  
One way of telling if the weather has changed is the amount of open houses.  Below are the 67 Open Houses this Sunday.  



Street Name Area List Price Time Listing Office
17 Amherst Road Riverside $3.6K 2-4 p.m. Houlihan Lawrence
30 Old Stone Bridge Cos Cob $8.5K 1-4 p.m. BHHS
633 Steamboat #1 Greenwich $8.5K 1-4 p.m. BHHS
1465 Putnam #311 Old Greenwich $319.5K 2-4 p.m. Raveis
47 Lafayette Place #4C Greenwich $478K 1-4 p.m. BHHS
47 Lafayette Place #2I Greenwich $549K 1-4 p.m. Raveis
30 Almira Drive Greenwich $595K 2-4 p.m. Raveis
9 River Road #418 Cos Cob $695K 1-4 p.m. Laurel Properties
10 Cary Road Riverside $735K 1-3 p.m. Coldwell Banker
17 Pilgrim Drive Greenwich $750K 1-4 p.m. BHHS
106 Putnam Park Greenwich $785K 1-4 p.m. Laurel Properties
17 Amherst Road Riverside $849K 2-4 p.m. Houlihan Lawrence
7 Brookside Park Old Greenwich $875K 1-4 p.m. RE/MAX 
13 Hickory Drive Greenwich $899.5K 1-3 p.m. Raveis
8 Norias Road Greenwich $1.099M 1-4 p.m. Houlihan Lawrence
96 Dingletown Greenwich $1.1M 1-4 p.m. Douglas Elliman
84 Cognewaugh Cos Cob $1.179M 1-4 p.m. BHHS
210 Lyon Farm Greenwich $1.197M 12-2 p.m. Raveis
40 Sundance Drive Cos Cob $1.275M 1-3 p.m. Keller Williams
15 Stone Brook Lane Cos Cob $1.35M 1-4 p.m. Weichert
61 Gregory Road Cos Cob $1.395M 1-4 p.m. Raveis
633 Steamboat #1 Greenwich $1.45M 1-4 p.m. BHHS
185 North Maple Greenwich $1.625M 1-4 p.m. BHHS
3 Whitney Drive Greenwich $1.75M 1-3 p.m. Raveis
89 Mallard Drive Greenwich $1.755M 2-4 p.m. Houlihan Lawrence
29 Coventry Lane Riverside $1.895M 1-3 p.m. Coldwell Banker
83 Summit Road Riverside $1.925M 1-4 p.m. Raveis
108 Glenville Road Greenwich $1.988M 12-3 p.m. DMK
315 Field Point Greenwich $1.995M 1-4 p.m. BHHS
112 Taconic Road Greenwich $2M 1-4 p.m. BHHS
74 Old Stone Bridge Cos Cob $2.1M 1-4 p.m. Coldwell Banker
20 Morningside Drive Greenwich $2.195M 1-3 p.m. Houlihan Lawrence
3 Azalea Terrace Cos Cob $2.275M 1-4 p.m. BHHS
69 Mallard Drive Greenwich $2.295M 1-3 p.m. Sotheby's
10 Park Avenue Old Greenwich $2.299M 1-3 p.m. Coldwell Banker
19 Dingletown Greenwich $2.395M 1-4 p.m. Hoffman
82 Butternut Hollow Greenwich $2.495M 1-3 p.m. Coldwell Banker
527 Stanwich Road Greenwich $2.5M 1-4 p.m. BHHS
393 Sound Beach Old Greenwich $2.529M 1-4 p.m. BHHS
21 Mohawk Lane Greenwich $2.725M 1-3 p.m. Coldwell Banker
11 Red Coat Lane Greenwich $2.75M 1-3 p.m. Sotheby's
17 Tomac Avenue Old Greenwich $2.795M 2-4 p.m. Douglas Elliman
900 Lake Avenue Greenwich $2.995M 2-4 p.m. Raveis
4 Cedar Lane Cos Cob $2.995M 1-4 p.m. BHHs
50 Indian Head Riverside $3.1995M 2-4 p.m. Coldwell Banker
44 Cedar Cliff Road Riverside $3.2M 1-3 p.m. Coldwell Banker
16 Norton Lane Old Greenwich $3.275M 1-4 p.m. BHHs
54 Shore Road Old Greenwich $3.29M 2-4 p.m. Douglas Elliman
27 Cobb Island Greenwich $3.295M 2-4 p.m. Houlihan Lawrence
59 Gilliam Lane Riverside $3.3M 1-4 p.m. BHHS
95 Stanwich Greenwich $3.495M 1-4 p.m. Raveis
647 River Road Cos Cob $3.5M 1-4 p.m. BHHS
33 Hendrie Avenue Riverside $3.695M 1-3 p.m. Houlihan Lawrence
212 Taconic Road Greenwich $3.985M 1-3 p.m. Sotheby's
15 Wyckham Hill Greenwich $3.995M 1-4 p.m. BHHS
14 Sherwood Farm Greenwich $3.995M 1-4 p.m. Halstead
19 Desiree Drive Greenwich $3.995M 1-3 p.m. David Ogilvy
8 Willow Road Riverside $3.995M 2-4 p.m. Coldwell Banker
31 Owenoke Way Riverside $4.095M 1-4 p.m. BHHS
56 Milbank #2 Greenwich 4.25M 1-3 p.m. Coldwell Banker
11 Stallion Trail Greenwich $4.849M 1-3 p.m. Houlihan Lawrence
851 Lake Avenue Greenwich $5.25M 1-4 p.m. BHHS
421 Field Point Greenwich $5.7M 1-4 p.m. BHHS
14 Golf Club Road Greenwich $6.095M 2-4 p.m. Coldwell Banker
12 Byfield Lane Greenwich $6.299M 1-4 p.m. BHHS
3 Dunwoodie Place Greenwich $6.595M 1-4 p.m. BHHS
233 Byram Shore Greenwich $6.75M 1-4 p.m. BHHS
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
Apr252015

Greenwich CT, Residential Real Estate Blog and Analysis: April 24th

Greenwich, CT Residential Real Estate Blog and Analysis:  
April 24th
A weekly analysis brought to you by Greenwich Real Estate Guy.

The above pictured colonial is located in the heart of Riverside at33 Hendrie Avenue.  Just a stone's throw from Riverside Elementary and Eastern Middle School, the house is set back from the road behind the fieldstone walls creating a grand front yard and curved driveway that welcomes you.  Personally I love the charm of turn of the century homes.  This has the balance of keeping that charm with top of the line renovations by renowned Architect Louise Brooks.  I loved the master suite of this house.  His and her walk in closets, with a nice sitting room for reading, as well as an exceptional master bath.  The six bedroom four and one half baths home is listed as 5,061 s.f.  There will be an open house here from 1-3 p.m. on Sunday. The list price is $3.695M.
When I came up with the idea for the blog it was to educate sellers and buyers of the market so that they can make more informed decisions.  When I moved here, I felt I wanted more information at my fingertips.  I realize that the featured property are only properties for sale, so thought I would list off the properties I have sold in the last twelve months, so readers can see what properties sell for as well.  If you have any questions into these negotiations please do not hesitate to reach out.
29 Wesskum Wood, Riverside                        $2.55M
10 Palmer Terrace, Riverside                          $2.15

107 Patterson Avenue, Greenwich                 $4.9M

30 North Street, Greenwich (sold private)       $4.85M

10 Maher Avenue, Greenwich                         $1.882M

1465 E. Putnam #530, Old Greenwich             $368K

6 Lucy Street, Greenwich                                 $575K

50 Lafayette Place #4G, Greenwich                 $440K

8 Cliff Road, Greenwich (sold private)              $1.75M

34 Bruce Park #B, Greenwich                           $2.5375M

71 Maher, Greenwich (buyer side sold private)  $2.87M

71 Maher, Greenwich (seller side sold private)   $2.87M

184 Stanwich, Greenwich                                   $2.8M

10 James Street, Greenwich (bank owned)        $685K

This is over $30M in the last twelve months.  $30M for the year of 2014 would have put me #17 out of 1,300 realtors, which would be in the top 1.5%.  I genuinely appreciate all of the subscribers who have used me and referred me to others.  Thank you so much.

I have also included a link to the 1st Quarter Market Report my firm puts out for your review.

 
 

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

 

January was obviously disappointing.  However, for how disappointing January was, February was promising.  We had 52 total properties sell in the month of February.  More than the last four years.

 

New Listings

The new listings for February were 95.  This number is slightly less than the last three years. 

 

  
Year to Date Sold

The value in these two charts are comparing the market of what is available vs. what has sold.  Obviously, we are only one month in, so each transaction would have a more profound impact on each graph.

 
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 the 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 12/31/14
0-$500K 10.2 6.0 7.0 6.1 5.5 5.6 3
$500K-$1M 9.7 8.6 9.0 8.7 8.6 5.2 3.7
$1M-$1.5M 5.5 9.5 8.9 10.3 7.8 6.4 4.4
$1.5M-$2M 8 14.5 13.6 18.4 17.8 11 6.7
$2M-$3M 4.7 9.2 11.6 14.3 14.2 11.1 7
$3M-$4M 11 13.1 11.8 14.2 14.5 10.4 9
$4M-$5M 11.9 8.9 13.1 14.4 22.1 17.7 18.4
$5M-$7.5M 20.7 32.0 39.5 59 56.6 32 25.1
$7.5M-$10M n/a n/a 71.5 51 31.5 59.5 21.6
$10M+ 22.4 27.2 42.0 22.7 33.8 29.9 35.2
Price Range 2/28/15 3/30/15
0-$500K 4.5 4
$500K-$1M 6.3 4.2
$1M-$1.5M 4.8 4.5
$1.5M-$2M 6.9 7
$2M-$3M 10.1 8
$3M-$4M 31 20.5
$4M-$5M 54.3 26.6
$5M-$7.5M 49.1 30.2
$7.5M-$10M 20.4 36
$10M+ 41.7 76.5

This chart above is the months on average based on the amount sold so far this year.  I feel it is a good comparison between 12/31/14 based on last year's numbers vs. currently using this year's activity to date.  As you can see the market needs more inventory in under $3M range and continue to see improvement in the higher price ranges.  Obviously, in times of lower inventory it dramatically changes the numbers.  

Open Houses for April 26th
  
One way of telling if the weather has changed is the amount of open houses.  Below are the 59 Open Houses this Sunday.  Come visit me at 40 Riverside Lane, I will be there from 1-4 p.m.

Street Name Area List Price Time Listing Office
13 Hickory Drive Greenwich $4.35K 1-4 p.m. Raveis
70 Riverdale #1001 Greenwich $4.5K 2-4 p.m. Houlihan Lawrence
16 Mackenzie Glen Greenwich $8K 2-4 p.m. Raveis
633 Steamboat Greenwich $8.5K 1-4 p.m. BHHS
40 RIVERSIDE LANE Riverside $9K 1-4 p.m. Houlihan Lawrence
17 Lincoln Avenue Greenwich $9.2K 1-4 p.m. Sotheby's
30 Edgewood #A Greenwich $600K 1-4 p.m. Coldwell Banker
30 Edgewood #B Greenwich $625K 1-4 p.m. Coldwell Banker
10 Cary Road Riverside $735K 1-3 p.m. Coldwell Banker
6 Caroline Farms #4 Cos Cob $749K 1-4 p.m. Douglas Elliman
106 Putnam Park Greenwich $785K 2-4 p.m. Laurel
70 Riverdale #1001 Greenwich $789K 2-4 p.m. Houlihan Lawrence
7 Brookside Park Old Greenwich $899K 1-4 p.m. RE/MAX
13 Hickory Drive Greenwich $899.5K 1-4 p.m. Raveis
42 Ridge Street Cos Cob $975K 1-4 p.m. Raveis
172 Field Point #9 Greenwich $985K 1-3 p.m. Raveis
23 Center Drive Old Greenwich $1.025M 1-3 p.m. Halstead
39 Halsey Drive Old Greenwich $1.195M 1-3 p.m. Sotheby's
31 Orchard Street Cos Cob $1.2M 2-4 p.m. Houlihan Lawrence
30 Edgewood Greenwich $1.225M 1-4 p.m. Coldwell Banker
51 Benjamin Street Old Greenwich $1.25M 1-3 p.m. Raveis
21 Indian Mill Road Cos Cob $1.395M 2-4 p.m. David Ogilvy
61 Gregory Road Cos Cob $1.395M 2-4 p.m. Raveis
633 Steamboat #1 Greenwich $1.45M 1-4 p.m. BHHS
30 Stag Lane Greenwich $1.499M 1-3:30 p.m. Real Living
15 Ferncliff Road Cos Cob $1.59M 1-3 p.m. Coldwell Banker
16 Mackenzie Glen Greenwich $1.699M 2-4 p.m. Raveis
15 Fairgreen Lane Old Greenwich $1.795M 2:30-4:30 p.m. Houlihan Lawrence
83 Summit Road Riverside $1.925M 1-4 p.m. Raveis
2 Finney Knoll Riverside $1.949M 1-3 p.m. Coldwell Banker
233 Milbank-5 Greenwich $1.95M 1-3 p.m. Houlihan Lawrence
40 RIVERSIDE LANE Riverside $1.95M 1-4 p.m. Houlihan Lawrence
17 Park Avenue Old Greenwich $1.99M 2-4 p.m. BHHS
233-1 Milbank Greenwich $2.05M 1-3 p.m. Houlihan Lawrence
27 Ballwood Road Old Greenwich $2.095M 2-4 p.m. Houlihan Lawrence
29 Old Wagon Old Greenwich $2.175M 1-4 p.m. Raveis
16 Crescent Road Riverside $2.195M 1-4 p.m. Coldwell Banker
270 Palmer Hill Road Riverside $2.25M 1-4 p.m. Coldwell Banker
10 Park Avenue Old Greenwich $2.299M 1-4 p.m. Coldwell Banker
69 Mallard Drive Greenwich $2.375M 2-4 p.m. Sotheby's
2 Boxwood Lane Greenwich $2.395M 1-3 p.m. Raveis
119 Doubling Road Greenwich $2.495M 1-4 p.m. Raveis
17 Lincoln Avenue Greenwich $2.599M 1-4 p.m. Sotheby's
272 Palmer Hill Road Riverside $2.65M 1-4 p.m. Greenwich Land
36 Riversville Road Greenwich $2.695M 1-3 p.m. Raveis
11 Red Coat Lane Greenwich $2.75M 1-3 p.m. Sotheby's
39 Midbrook Lane Old Greenwich $3.1M 1-4 p.m. Raveis
30 Burning Tree Greenwich $3.295M 1-3p.m. Raveis
50 Lockwood Ave Old Greenwich $3.495M 10-12:30 Raveis
150 Riverside Ave Riverside $3.495M 2-4 p.m. Sotheby's
31 Owenoke Way Riverside $4.095M 1-3 p.m. BHHS
58 Ridge Street Greenwich $4.15M 1-3 p.m. Sotheby's
21 Walsh Lane Greenwich $4.195M 1-3 p.m. BHHS
56 Milbank #2 Greenwich $4.25M 1-3 p.m. Coldwell Banker
10 Esther Place Old Greenwich $4.295M 1-3 p.m. Houlihan Lawrence
591 Round Hill Greenwich $5.499M 1-4 p.m. Raveis
20 Langhorne Lane Greenwich $5.895M 1-4 p.m. Raveis
36 Perkins Road Greenwich $5.959M 12-2 p.m. Sotheby's
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
Apr112015

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

Greenwich, CT Residential Real Estate Blog and Analysis:  
April 10th
A weekly analysis brought to you by Greenwich Real Estate Guy.
There will not be a newsletter next week as we will be vacationing in Jamaica.  Pictured above is 268 Palmer Hill Road.  This lovely home was designed by Steven Mueller and built in 2009.  It sits on .47 of an acre and consists of 6,335 s.f.  There are six bedrooms and four full baths, with one half bath as well.   The aspects that jumped out to me was the flow.  The kitchen opens up to a nice family area.  The master suite has a walk-in closet and fireplace, with a great bathroom.  The patio opens up to a great level yard. It is a stone's throw from North Mianus Elementary school.  268 Palmer Hill just came on the market on Wednesday and is priced at $2.75M.
When I came up with the idea for the blog it was to educate sellers and buyers of the market so that they can make more informed decisions.  When I moved here, I felt I wanted more information at my fingertips.  I realize that the featured property are only properties for sale, so thought I would list off the properties I have sold in the last twelve months, so readers can see what properties sell for as well.  If you have any questions into these negotiations please do not hesitate to reach out.
29 Wesskum Wood, Riverside                        $2.55M
10 Palmer Terrace, Riverside                          $2.15

107 Patterson Avenue, Greenwich                 $4.9M

30 North Street, Greenwich (sold private)       $4.85M

10 Maher Avenue, Greenwich                         $1.882M

1465 E. Putnam #530, Old Greenwich             $368K

6 Lucy Street, Greenwich                                 $575K

50 Lafayette Place #4G, Greenwich                 $440K

8 Cliff Road, Greenwich (sold private)              $1.75M

34 Bruce Park #B, Greenwich                           $2.5375M

71 Maher, Greenwich (buyer side sold private)  $2.87M

71 Maher, Greenwich (seller side sold private)   $2.87M

184 Stanwich, Greenwich                                    $2.8M

As I write these down I realize this is over $30M in the last twelve months.  $30M for the year of 2014 would have put me #17 out of 1,300 realtors, which would be in the top 1.5%.  I genuinely appreciate all of the subscribers who have used me and referred me to others.  Thank you so much.

I have also included a link to the 1st Quarter Market Report my firm puts out for your review.

 

 

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

 

January was obviously disappointing.  However, for how disappointing January was, February was promising.  We had 52 total properties sell in the month of February.  More than the last four years.

 

New Listings

The new listings for February were 95.  This number is slightly less than the last three years. 

 

  
Year to Date Sold

The value in these two charts are comparing the market of what is available vs. what has sold.  Obviously, we are only one month in, so each transaction would have a more profound impact on each graph.

 
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 12/31/14
0-$500K 10.2 6.0 7.0 6.1 5.5 5.6 3
$500K-$1M 9.7 8.6 9.0 8.7 8.6 5.2 3.7
$1M-$1.5M 5.5 9.5 8.9 10.3 7.8 6.4 4.4
$1.5M-$2M 8 14.5 13.6 18.4 17.8 11 6.7
$2M-$3M 4.7 9.2 11.6 14.3 14.2 11.1 7
$3M-$4M 11 13.1 11.8 14.2 14.5 10.4 9
$4M-$5M 11.9 8.9 13.1 14.4 22.1 17.7 18.4
$5M-$7.5M 20.7 32.0 39.5 59 56.6 32 25.1
$7.5M-$10M n/a n/a 71.5 51 31.5 59.5 21.6
$10M+ 22.4 27.2 42.0 22.7 33.8 29.9 35.2
Price Range 2/28/15
0-$500K 4.5
$500K-$1M 6.3
$1M-$1.5M 4.8
$1.5M-$2M 6.9
$2M-$3M 10.1
$3M-$4M 31
$4M-$5M 54.3
$5M-$7.5M 49.1
$7.5M-$10M 20.4
$10M+ 41.7

This chart above is the months on average based on the amount sold so far this year.  I feel it is a good comparison between 12/31/14 based on last year's numbers vs. currently using this year's activity to date.  As you can see the market needs more inventory in under $3M range and continue to see improvement in the higher price ranges.  Obviously, in times of lower inventory it dramatically changes the numbers.  

Open Houses for April 12th
  
One way of telling if the weather has changed is the amount of open houses.  We went from 25 a couple of weeks ago to 62 this Sunday.  Come visit my open house at 40 Riverside Lane.


Street Name Area List Price Time Listing Office
40 Riverside Lane Riverside $9K 1-4 p.m. Houlihan Lawrence
97 Hamilton Avenue Greenwich $499K 1-4 p.m. Raveis
147 Putnam Park Greenwich $500K 2-4 p.m. Raveis
47 Lafayette Place #2i Greenwich $549K 1-3 p.m. Raveis
30 Almira Drive Greenwich $595K 2-4 p.m. Raveis
30 Edgewood #A Greenwich $600K 1-4 p.m. Coldwell Banker
30 Edgewood #B Greenwich $625K 1-4 p.m. Coldwell Banker
8 Relay Court Cos Cob $819.5K 1-4 p.m. Coldwell Banker
52 Butler Street Cos Cob $875K 2-4 p.m. Coldwell Banker
9 Lantern Lane Greenwich $895K 1-4 p.m. Raveis
13 Hickory Drive Greenwich $899.5K 1-4 p.m. Raveis
7 Brookside Park Old Greenwich $950K 1-4 p.m. Re/Max
42 Ridge Street Cos Cob $975K 2-4 p.m. Raveis
54 Orchard Street Cos Cob $999K 2-4 p.m. Coldwell Banker
23 Center Drive Old Greenwich $1.095M 2-4 p.m. Halstead
2 Sheldrake Road Greenwich $1.096M 1-4 p.m. BHHS
17 Manor Road Old Greenwich $1.195M 1-3 p.m. Coldwell Banker
30 Edgewood Avenue Greenwich $1.225M 1-4 p.m. Coldwell Banker
31 Orchard Street Cos Cob $1.25M 1-3 p.m. Houlihan Lawrence
30 Old Stone Bridge Cos Cob $1.4M 1-4 p.m. BHHS
21 Indian Mill Road Cos Cob $1.45M 2-4 p.m. David Ogilvy
4 Mortimer Drive Old Greenwich $1.46M 1-4 p.m. Sotheby's
45 William Street #A Greenwich $1.595M 1-3 p.m. BHHS
15 Ferncliff Road Cos Cob $1.649M 1-3 p.m. Coldwell Banker
178 Milbank Avenue #B Greenwich $1.675M 1-3 p.m. Coldwell Banker
365 Round Hill Road Greenwich $1.695M 1-3 p.m. Davenport
171 Riverside Avenue Riverside $1.75M 1-4 p.m. BHHS
39 Bowman Drive Greenwich $1.79M 2-4 p.m. Raveis
233 Milbank #6 Greenwich $1.795M 1-3 p.m. Houlihan Lawrence
233 Milbank #8 Greenwich $1.795M 1-3 p.m. Houlihan Lawrence
16 Jada Lane Greenwich $1.8M 2-4 p.m. Coldwell Banker
48 Glenville Road Greenwich $1.849M 1-3 p.m. Houlihan Lawrence
21 Sawmill Lane Greenwich $1.89M 1-4 p.m. Douglas Elliman
5 Idar Court #B Greenwich $1.899M 1-3 p.m. The Relocation Group
233 Milbank #5 Greenwich $1.95M 1-3 p.m. Houlihan Lawrence
82 Elm Street #B Greenwich $1.95M 1-3 p.m. Houlihan Lawrence
40 Riverside Lane Riverside $1.95M 1-4 p.m. Houlihan Lawrence
2 Finney Knoll Lane Riverside $1.99M 1-3 p.m. Coldwell Banker
11 Lockwood Drive Old Greenwich $1.995M 2-4 p.m. Sotheby's
233-1 Milbank Greenwich $2.05M 1-3 p.m. Houlihan Lawrence
270 Palmer Hill Road Riverside $2.25M 3-5 p.m. Coldwell Banker
39 Lockwood Drive Old Greenwich $2.295M 2-4 p.m. Houlihan Lawrence
10 Elizabeth Lane Riverside $2.3M 1-3 p.m. BHHS
38 Byfield Lane Greenwich $2.395M 1-3 p.m. Raveis
30 Sherwood Lane Greenwich $2.495M 2-4 p.m. BHHS
17 Lincoln Avenue Greenwich $2.599M 1-4 p.m. Sotheby's
268 Palmer Hill Road Riverside $2.75M 1-4 p.m. Houlihan Lawrence
11 Meyer Place Riverside $2.888M 2-4 p.m. Coldwell Banker
39 Midbrook Lane Old Greenwich $3.299M 10-12:30 p.m. Raveis
33 Normandy Lane Riverside $3.395M 1-4 p.m. BHHS
50 Lockwood Avenue Old Greenwich $3.495M 10:30-12 p.m. Raveis
19 Desiree Drive Greenwich $3.995M 12-2 p.m. David Ogily
31 Owenoke Way Riverside $4.095M 1-4 p.m. BHHS
400 Stanwich Road Greenwich $4.15M 1-4 p.m. Coldwell Banker
10 Esther Place Old Greenwich $4.295M 1-3 p.m. Houlihan Lawrence
3 Gisborne Place Old Greenwich $4.595M 2-4 p.m. Coldwell Banker
26 Stillman Lane Greenwich $4.85M 1-4 p.m. Coldwell Banker
22 Stillman Lane Greenwich $4.995M 1-4 p.m. Coldwell Banker
20 Langhorne Lane Greenwich $5.995M 1:30-4:30 p.m. Raveis
3 Dunwoodie Place Greenwich $6.595M 1-4 p.m. BHHS
2 Conyers Farm Drive Greenwich $6.995M 2-4 p.m. Houlihan Lawrence
12 Byfield Lane Greenwich $6.999M 1-4 p.m. BHHS
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
Mar212015

Greenwich CT, Residential Real Estate Blog and Analysis: March 20th

Greenwich, CT Residential Real Estate Blog and Analysis:  
March 20th
A weekly analysis brought to you by Greenwich Real Estate Guy.
Pictured above is 40 Riverside Lane. We have lowered the price to $1.95M.  We have seen great activity since lowering the price three days ago, so please reach out if you would like to set up a showing.  As you will read below there are many features. One of my personal favorites is the back patio space with an outdoor fireplace and outdoor kitchen featuring a gas grill as well as a green egg cooker for the barbecue enthusiast.

 

This exceptional 4,000 sq. ft. colonial was built in 2006 and boasts lustrous hardwood floors, elegant custom millwork and a thoughtful floor plan that affords wonderful flow for both casual get-togethers and formal gatherings.  One hallmark of this distinctive property is the fabulous outdoor bluestone patio with a commanding natural stone fireplace as well as a custom stone barbeque area, with a built-in grill, Green Egg Cooker and refrigerator providing a sensational backdrop for countless hours of entertaining.


The lofty double-height, sundrenched entryway sets the tone for this beautifully appointed five bedroom home. The refined living room gives way to a gracious dining room, classically designed with custom raised paneling and built-in cabinetry, including shelving. A swinging French butler's door leads into a bright chef's kitchen.  The delightful eat-in kitchen features breakfast bar seating for three, rich granite countertops, an efficient built-in desk and gleaming bow windows overlooking the backyard, with access to the magnificent patio, creating a seamless flow for indoor/outdoor entertaining. The kitchen harmoniously expands into the family room, anchored by a fireplace with a fieldstone surround, which is flanked by custom bookcases and cabinetry. A fully equipped laundry room and mudroom with storage, sit nearby and offer access to the garage. A lovely powder room with a pedestal sink sits just off the entryway.

A dramatic open staircase leads to the comfortable second level with a stunning master bedroom offering a large walk-in closet with custom cabinetry and a sumptuous marble bathroom, complete with an inviting Jacuzzi soaking tub, generous shower and water closet. Two spacious bedrooms share a charming hall bathroom and one additional bedroom, with an en-suite bath punctuated by a sky-light, comprise the second floor.

The splendid lower level is defined by a very large recreational space featuring a gas fireplace and a wall of custom cabinetry, ideally suited as an additional family room with plenty of room for game tables or as a playroom, allowing for hours of creative fun. A separate bedroom and full bath, suitable as an au pair suite, or could be utilized as a home gym. Ample storage space round out the lower level.

Set on a .20 of a newly landscaped acre, this clapboard sided home exudes genuine curb appeal with a split rail fence and a welcoming, spacious front porch with columns, providing the perfect spot to sit and enjoy a leisurely afternoon! Conveniently located in Riverside with easy access to town, schools, highways and the train.

January was very slow as far as sold properties.  You will see as you look at the charts below that February more than out did January.  January was down 52% in volume over last year.  We made up for that in February, as we are now at the same point practically that we had at this point of last year.  This is a great one sheet on January and February Sales.  There are 553 properties for sale in Greenwich currently, up twelve from last week.  453 of which are single family homes.  We have 116 properties under contract. 

When looking at 2014 as a whole it was a very surprising year.  We finished 2013 with a flurry of activity and started 2014 with that activity.  The year as a whole however ended up 6.2% down in total transactions.  However, the average sales price was up 19.8%.  The median sale price was up 11.1%.  Even the average price per square foot was up 9.9%.
When looking at all of this data we get a clearer picture.  Ultimately the high end market was extraordinary.  The over $10M market which has been hit so hard lately was up 87% over last year.  Obviously, this causes the median and average prices to jump.  We had an incredible year, especially in the high end.  When we hear that the average price per home is up, the median price is up, the amount per s.f. is up, it would be easy to say we had the year of all years.  Conversely, if we said that the amount of transactions is down 6.2% we could say it was a slow year.  As most times, the truth lies in the middle.  In 2013 we saw the activity jump from 2012, but most of that was in the under $2M range and especially under $1m.  This year, the inventory of these markets were lacking all year.  In turn, that really affected the activity, and is where we saw most of the activity in 2013.  The under $1M properties sold dropped 12% from 2013.  The $1M-$2M dropped and even more astounding 21%.  These price points have been the pulse of the market and is the reason that the activity dropped 6%.  

In my opinion overall, the market in 2014 was good, and could have been great if we had more inventory, especially in the under $2M market.  Everything points to a robust market in 2015.  As mentioned, the activity for the year was down about 6%.  However, when you look at November and December of this year we are up 7.5% on activity vs. 2013.  

I have also included a link to the 4th Quarter Market Report my firm puts out for your review.

 

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

 

January was obviously disappointing.  However, for how disappointing January was, February was promising.  We had 52 total properties sell in the month of February.  More than the last four years.

 

New Listings

The new listings for February were 95.  This number is slightly less than the last three years. 

 

  
Year to Date Sold

The value in these two charts are comparing the market of what is available vs. what has sold.  Obviously, we are only one month in, so each transaction would have a more profound impact on each graph.

 
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 12/31/14
0-$500K 10.2 6.0 7.0 6.1 5.5 5.6 3
$500K-$1M 9.7 8.6 9.0 8.7 8.6 5.2 3.7
$1M-$1.5M 5.5 9.5 8.9 10.3 7.8 6.4 4.4
$1.5M-$2M 8 14.5 13.6 18.4 17.8 11 6.7
$2M-$3M 4.7 9.2 11.6 14.3 14.2 11.1 7
$3M-$4M 11 13.1 11.8 14.2 14.5 10.4 9
$4M-$5M 11.9 8.9 13.1 14.4 22.1 17.7 18.4
$5M-$7.5M 20.7 32.0 39.5 59 56.6 32 25.1
$7.5M-$10M n/a n/a 71.5 51 31.5 59.5 21.6
$10M+ 22.4 27.2 42.0 22.7 33.8 29.9 35.2
Price Range 2/28/15
0-$500K 4.5
$500K-$1M 6.3
$1M-$1.5M 4.8
$1.5M-$2M 6.9
$2M-$3M 10.1
$3M-$4M 31
$4M-$5M 54.3
$5M-$7.5M 49.1
$7.5M-$10M 20.4
$10M+ 41.7

This chart above is the months on average based on the amount sold so far this year.  I feel it is a good comparison between 12/31/14 based on last year's numbers vs. currently using this year's activity to date.  As you can see the market needs more inventory in under $3M range and continue to see improvement in the higher price ranges.  Obviously, in times of lower inventory it dramatically changes the numbers.  

Open Houses for March 22nd
  
Please Below are the 25 open houses this weekend.  Come visit my open house at 40 Riverside Lane.
Street Name Area List Price Time Listing Office
147 Putnam Park Greenwich $500K 2-4 p.m. Raveis
36 Francis Lane Greenwich $629K 1-3 p.m. Douglas Elliman
30 Almira Drive Greenwich $649.9K 1-3:30 p.m. Raveis
42 Ridge Street Cos Cob $975K 2-4 p.m. Raveis
35 Center Drive Old Greenwich $999K 1-3 p.m. Halstead
201 Cat Rock Road Cos Cob $1.195M 1-4 p.m. BHHS
69 Stanwich Road Greenwich $1.35M 1-4 p.m. BHHS
11 Suburban Avenue Cos Cob $1.35M 1-4 p.m. Coldwell Banker
633 Steamboat #1 Greenwich $1.45M 1-4 p.m. BHHS
365 Round Hill Road Greenwich $1.695M 1-3 p.m. Davenport
15 Ferncliff Road Cos Cob $1.695M 1-3 p.m. Coldwell Banker
89 Mallard Drive Greenwich $1.825M 2-4 p.m. Houlihan Lawrence
43 Riverside Lane Riverside $1.849M 1-4 p.m. BHHS
30 Lockwood Drive Old Greenwich  $1.85M 1-3 p.m. Houlihan Lawrence
40 RIVERSIDE LANE Riverside $1.95M 1-4 p.m. Houlihan Lawrence
2 Finney Knoll Riverside $1.99M 1-4 p.m. Coldwell Banker
22 Red Coat Lane Greenwich $2.25M 2-4 p.m. Sotheby's
39 Lockwood Drive Old Greenwich $2.295M 1-4 p.m. Houlihan Lawrence
17 Lincoln Avenue Greenwich $2.795M 2-4 p.m. Sotheby's
33 Normandy Lane Riverside $3.395M 1-4 p.m. BHHS
1 Reynwood Manor Greenwich $3.495M 1-3 p.m. Coldwell Banker
70 Sherwood Avenue Greenwich $3.975M 1-4 p.m. Charles Paternina
26 Stillman Lane Greenwich $4.85M 1-3 p.m. Coldwell Banker
22 Stillman Lane Greenwich $4.995M 1-3 p.m. Coldwell Banker
14 Golf Club Road Greenwich $6.095M 12-2 p.m. Coldwell Banker
Best,                                                                     
                                                                                  
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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.