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

 

 

Wednesday
Apr092014

Greenwickh, CT Residential Real Estate Blog and Analysis Special Edition: 10 Palmer Terrace

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

 I am honored and proud to represent the owners of 10 Palmer Terrace in Riverside.  Below are the details.  Please do not hesitate to reach out if you would like more information.

 
Exceptional Colonial on Private Cul-de-Sac in Coveted Riverside Neighborhood

 

Exquisite 4 bedroom, versatile multi-level farmhouse style colonial, completely and masterfully rebuilt and expanded with brand new construction in 2005, boasts antique Australian cypress floors, a custom-designed chef's kitchen, and a wonderful outdoor granite stone patio with level lawns.   Ideally situated on a very quiet cul-de-sac steps away from the train station, Riverside elementary and Eastern middle schools.

 

A remarkable gourmet kitchen affords top-of-the-line appliances with rich granite countertops including a center island with breakfast bar seating, a side wet baking station, large farmhouse sink and plenty of well-appointed storage which gracefully unfolds into a family room, with French door access to the large sunny patio, a spacious dining area and living room, anchored by a gas fireplace and enclosed custom granite wet bar, cabinetry and wine refrigerator. A powder room sits just off the entryway.

 

Ascend half a flight of stairs to the quiet sleeping quarters, with copious closet space, one en-suite bedroom as well as two additional bedrooms with a shared hall bath.

 

The top floor offers a private oasis, with an incredible master bedroom highlighted by a vaulted ceiling, skylights and full bath with steam shower and separate office space. This sundrenched room affords countless possibilities such as an artist's studio or playroom. A separate staircase leads to a hardwood floor attic, easily converted to more living space.

 

Descend a couple of steps to an additional family room, also well suited as a media room or home office, complete with outdoor access to a blue stone front terrace and manicured front lawn.

 

The lower level features optimal space for relaxation (or as a possible in-law or au-pair suite) with a full bath, laundry facilities, a 500 bottle naturally cooled wine cellar as well as backyard and two car garage access.

 

A great opportunity to own in the best location in Riverside!

 

Special Features/Bullet Points:

4 bedrooms

4.5 baths

3281 sq. ft.

.028 acres

Built in 1956/57, rebuilt in 2005

Air conditioning 2 condensers

Forced air- gas heating 2 furnaces

3 climate controlled zones

Central fire, security, gas and carbon monoxide monitor system

Gas fireplace with remote control and thermostat

Two car extra height garage plus parking bay

2 electric panels

Copper gutters

Clapboard siding and Cedar shingle trim

 

 

Sunday
Apr062014

Greenwich CT, Residential Real Estate Blog and Analysis: April 4th

Greenwich, CT Residential Real Estate Blog and Analysis:  
April 4th
  
A weekly analysis brought to you by Greenwich Real Estate Guy.
  

 

The open house list is updated for this week.  The analysis is the same as last week.  I have a new listing that will go live on Wednesday on one of the most sought after streets in Riverside. A true gem that is walking distance to train, schools, and on a private cul-de-sac. The list price will be $2.375M.  I will feature it next week and explain all of the reasons why it is such a great find.  However, if you would like more information before it goes live do not hesitate to reach out.

I will be hosting an open house at my listing pictured above, 30 Montgomery Lane in Greenwich.  It is a beautiful five bedroom home, nestled on 1.44 park-like acres on a quiet cul-de-sac and nearby to walking paths at the 91 acre Montgomery Pinetum Park, ideally situated close to town, schools and highways.   This inviting, multi-level residence boasts hardwood floors, a comfortable floor plan and wonderful flow. 

The spectacular gourmet kitchen, with a large center island, is the hub of this warm family home, featuring state-of-the-art appliances, granite countertops and rich cherry cabinetry, which seamlessly opens into a sundrenched eat-in nook and casual relaxation area, with sliding doors to the extensive outdoor deck.  Pass through into a formal dining room, with corner cabinets and additional deck access.  A commanding stone fireplace anchors the bright living room, affording sweeping front yard views from an impressive window seat.  The well manicured lawn is punctuated by lush perennial rock gardens bordering the property, a gazebo and a stone wall. 

The newsletter has had a lot of new subscribers over the last month so I wanted to take a second to explain the sections.  The first section is the featured property, with a short weekly roundup of the market.  The next couple of sections are charts and analysis of the market concluding with a months on average chart so one can see how their price range is doing compared to other price ranges as well as compared to earlier months and years.  Following the analysis is the Open house list.  I use a myriad of sources including the Greenwich Times, Greenwich Multiple Listing Service, Fairfield County Multiple Listing Service, as well as Real Estate websites such as Trulia and Zillow.  

We currently have 547 total properties for sale in Greenwich.  That is up 30 since March 1. Thirty new properties is a nice size jump, but when realizing that there were 114 new listings, a net of thirty does not seem so bad.  Last year at this time we had 598 total properties for sale based on my April 5th, 2013 newsletter.  Hence, it is a ten percent more competitive market this year than last year.

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 have had 38 properties sell so far in March.  Keeping on pace for the past few years.

 

New Listings

We have had 114 new listings so far in March.  This is up from last year but down from 2011 and 2012.  

 

 

  
Year to Date Sold

 

The $500K to $1M range continue to see increases.  It jumped another 3 percent to 22%.  We are still seeing an improvement in properties priced over $2M from last year.  However, the lower priced homes have made a push in the 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
0-$500K 10.2 6.0 7.0
$500K-$1M 9.7 8.6 9.0
$1M-$1.5M 5.5 9.5 8.9
$1.5M-$2M 8 14.5 13.6
$2M-$3M 4.7 9.2 11.6
$3M-$4M 11 13.1 11.8
$4M-$5M 11.9 8.9 13.1
$5M-$7.5M 20.7 32.0 39.5
$7.5M-$10M n/a n/a 71.5
$10M+ 22.4 27.2 42.0

 

 

 

 
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
0-$500K 4.26 4.4 5.2 4.2 4 4.2 4 3.8
$500K-$1M 4.65 4.9 4.6 3.4 3.2 3 3.8 4.4
$1M-$1.5M 4.96 5.2 4.6 3.6 3 3.5 4 4.1
$1.5M-$2M 5.61 5.6 5.1 5 4.7 5 6.4 6.1
$2M-$3M 7.84 9.1 8.3 6.3 5.4 5.9 6.9 8
$3M-$4M 20.22 23.4 21.3 17.1 15.8 16.3 15.3 16.5
$4M-$5M 22 23.9 25.3 18.8 14.1 15 13.7 13.7
$5M-$7.5M 40.8 31.6 26.4 25 21.5 22.2 24 25.1
$7.5M-$10M 44.8 52.1 58.8 53.1 46.3 46.3 46.3 42.9
$10M+ 272 103.2 92.1 72.2 61.5 66 63 66
 

 

 

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 April 6th
  
 
 Below are the open houses for Sunday.  I will be hosting an Open house at my listing 30 Montgomery Lane. Stop by and say hello.

 

 

 

Street Name Area Time List Price Listing Office
21 Cary Road Riverside 1-3 p.m. $469K Coldwell
51 Forest Ave #1 Old Greenwich 1-4 p.m. $532K BHHS
20 High Street Greenwich 12-2 p.m. $575K Coldwell
32 Ettl Lane Greenwich 1-3 p.m. $715K Keller Williams
30 Ettl Lane Greenwich 1-3 p.m. $820K Shore and Country
82 Northfield St #A Greenwich 2-4 p.m. $949.8K Coldwell
215 Palmer Hill Road Old Greenwich 1-4 p.m. $1.199M BHHS
304 Orchard Street Greenwich 1-4 p.m. $1.285M Sotheby's
16 Licata Terrace Cos Cob 2-4 p.m. $1.35M Coldwell
48 Orchard Street Cos Cob 1-3 p.m. $1.495M BHHS
52 Benjamin Street Old Greenwich 1-3 p.m. $1.535M BHHS
44 Bote Road Greenwich 1-3 p.m. $1.595M Coldwell
469 Taconic Road Greenwich 1-3 p.m. $1.599M Weichert
9 Mortimer Drive Old Greenwich 1-4 p.m. $1.649M Weichert
810 Lake Avenue Greenwich 1-3 p.m. $1.695M Sotheby's
330 Sound Beach Old Greenwich 1-4 p.m. $1.745M Raveis
134 Butternut Hollow Greenwich 2-4 p.m. $1.795M Houlihan Lawrence
73 Connecticut Avenue Greenwich 1-3 p.m. $1.995M Raveis
741 Riversville Road Greenwich 2-4 p.m. $1.995M Houlihan Lawrence
69 Hillcrest Park Old Greenwich 2-4 p.m. $2.195M Newbridge
30 Montgomery Lane Greenwich 2-4 p.m. $2.245M Houlihan Lawrence
35 Shady Lane Greenwich 2-4 p.m. $2.295M Coldwell
55 Shore Road Old Greenwich 1-3 p.m. $2.349M Weichert
32 Welwyn Road Riverside 1-4 p.m. $2.375M Centric
18 Hawkwood Lane Greenwich 2-4 p.m. $2.55M Houlihan Lawrence
58 Thunder Mountain Greenwich 1-4 p.m. $2.575M BHHS
2 Old Church #2 Greenwich 2-4 p.m. $2.649M Houlihan Lawrence
10 Gaston Farm Road Greenwich 2-4 p.m. $2.695M Houlihan Lawrence
268 Palmer Hill Road Riverside 1-3 p.m. $2.895M Raveis
46 Will Merry Lane Greenwich 1-4 p.m. $2.995M Raveis
87 Perkins Road Greenwich 1-3 p.m. $2.9M BHHS
46 Park Avenue Old Greenwich 2-4 p.m. $3.199M Houlihan Lawrence
36 Shore Road Old Greenwich 2-4 p.m. $3.295M Houlihan Lawrence
159 Park Avenue Greenwich 2-4 p.m. $3.2M Houlihan Lawrence
27 Chieftans Road Greenwich 2-4 p.m. $3.395M Houlihan Lawrence
75 Dearfield Drive Greenwich 1-4 p.m. $3.495M Coldwell
2 Winding Lane Greenwich 2-4 p.m. $4.45M Houlihan Lawrence
212 Taconic Road Greenwich 1-4 p.m. $4.5M BHHS
733 Lake Avenue Greenwich 2-4 p.m. $4.795M Houlihan Lawrence
26 Glen Avon Drive Riverside 2-4 p.m. $4.85M Houlihan Lawrence
22 Stillman Lane Greenwich 1-3 p.m. $5.495M Houlihan Lawrence
20 Langhorne Lane Greenwich 1-3 p.m. $6.195M Coldwell
7 Oakwood Lane Greenwich 2-4 p.m. $6.875M Houlihan Lawrence

 

 

 

 

 

 

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.

 

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
Mar292014

Greenwich CT, Residential Real Estate Blog and Analysis: March 28th

Greenwich, CT Residential Real Estate Blog and Analysis:  
March 28th
  
A weekly analysis brought to you by Greenwich Real Estate Guy.
  

 

I would like to apologize for the last few weeks.  The spring market is upon us and I have been busy with clients and showings.  However, the numbers, analysis, and open houses are completely up to date.

The above magnificent English Manor is located at 9 Mayo Avenue.  The first reason I was drawn to this property is that it is past the gates of the Belle Haven Association.  However, the home sits outside of the association.  Hence, you get the benefit of the security gate without the fees of the association.  The home was built in 2012, and while walking through it feels like it has not been lived in.   I was struck by the details of the finishes.  I loved the molding of the arches, the complement of the colors of the wood with the color of the paint on the walls.  There is a 1,500 s.f. basement, a heated pool, four bedrooms, five full and one half baths, three fire places, and the list goes on and on.  However, for me it is the location.  The ability to walk out your door and go for walks within the Belle Haven Association, as well as being close to train and Greenwich Avenue's shops and restaurants.  The home has been on the market for 18 days and is listed at $5.75M.

The newsletter has had a lot of new subscribers over the last month so I wanted to take a second to explain the sections.  The first section is the featured property, with a short weekly roundup of the market.  The next couple of sections are charts and analysis of the market concluding with a months on average chart so one can see how their price range is doing compared to other price ranges as well as compared to earlier months and years.  Following the analysis is the Open house list.  I use a myriad of sources including the Greenwich Times, Greenwich Multiple Listing Service, Fairfield County Multiple Listing Service, as well as Real Estate websites such as Trulia and Zillow.  

We currently have 547 total properties for sale in Greenwich.  That is up 30 since March 1. Thirty new properties is a nice size jump, but when realizing that there were 114 new listings, a net of thirty does not seem so bad.  Last year at this time we had 598 total properties for sale based on my April 5th, 2013 newsletter.  Hence, it is a ten percent more competitive market this year than last year.

 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 have had 38 properties sell so far in March.  Keeping on pace for the past few years.

 

New Listings

We have had 114 new listings so far in March.  This is up from last year but down from 2011 and 2012.  

 

 

  
Year to Date Sold

 

The $500K to $1M range continue to see increases.  It jumped another 3 percent to 22%.  We are still seeing an improvement in properties priced over $2M from last year.  However, the lower priced homes have made a push in the 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
0-$500K 10.2 6.0 7.0
$500K-$1M 9.7 8.6 9.0
$1M-$1.5M 5.5 9.5 8.9
$1.5M-$2M 8 14.5 13.6
$2M-$3M 4.7 9.2 11.6
$3M-$4M 11 13.1 11.8
$4M-$5M 11.9 8.9 13.1
$5M-$7.5M 20.7 32.0 39.5
$7.5M-$10M n/a n/a 71.5
$10M+ 22.4 27.2 42.0

 

 

 

 
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
0-$500K 4.26 4.4 5.2 4.2 4 4.2 4 3.8
$500K-$1M 4.65 4.9 4.6 3.4 3.2 3 3.8 4.4
$1M-$1.5M 4.96 5.2 4.6 3.6 3 3.5 4 4.1
$1.5M-$2M 5.61 5.6 5.1 5 4.7 5 6.4 6.1
$2M-$3M 7.84 9.1 8.3 6.3 5.4 5.9 6.9 8
$3M-$4M 20.22 23.4 21.3 17.1 15.8 16.3 15.3 16.5
$4M-$5M 22 23.9 25.3 18.8 14.1 15 13.7 13.7
$5M-$7.5M 40.8 31.6 26.4 25 21.5 22.2 24 25.1
$7.5M-$10M 44.8 52.1 58.8 53.1 46.3 46.3 46.3 42.9
$10M+ 272 103.2 92.1 72.2 61.5 66 63 66
 

 

 

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 March 30th
  
 
 Below are the 25 Open Houses for Sunday.  I will be hosting the open house at 36 Valleywood Road.  Stop by and say hello.

 

 

 

Street Name Area List Price Time Listing Office
112 Putnam Park Greenwich $535K 1-4 p.m. BHHS
27 Byram Terrace Greenwich $575K 2-4 p.m. Coldwell
5 Kinsman Lane Greenwich $875K 1-3 p.m. Shore and Country
40 Ettl Lane #14 Greenwich $875K 2-4 p.m. Weichert
13 Pleasant Street Cos Cob $885K 1-3 p.m. Sothebys
201 Cat Rock Road Cos Cob $1.175M 1-4 p.m. BHHS
123 East Elm Street Greenwich $1.195M 2-4 p.m. Coldwell
35 Center Drive Old Greenwich $1.195M 1-3 p.m. Halstead
304 Orchard Street Greenwich $1.285M 1-4 p.m. Sothebys
1017 North Street Greenwich $1.295M 2-4 p.m. Coldwell
15 Stonebrook Lane Cos Cob $1.35M 12-3 p.m. Coldwell
16 Orchard Place #B Greenwich $1.395M 2-4 p.m. Coldwell
6 Highview Avenue Old Greenwich $1.395M 1-3 p.m. Coldwell
36 Valleywood Road Cos Cob $1.495M 2-4 p.m. Houlihan Lawrence
469 Taconic Road Greenwich $1.599M 1-4 p.m. Weichert
16 Orchard Place #A Greenwich $1.75M 2-4 p.m. Coldwell
69 Hillcrest Park Road Old Greenwich $2.195M 12-2 p.m. Newbridge
13 St. Claire Aenue Old Greenwich $2.195M 1-3 p.m. Sothebys
6 Gaston Farm Road Greenwich $2.325M 1-3 p.m. Coldwell
333 Sound Beach Avenue Old Greenwich $2.345M 2-4 p.m. Shore and Country
55 Shore Road Old Greenwich $2.349M 1-3 p.m. Weichert
35 Keofferam Road Old Greenwich $2.695M 1-3 p.m. Coldwell
1 Ginkgo Lane Greenwich $3.375M 1-3 p.m. Shore and Country
20 Langhorne Lane Greenwich $6.195M 1-3 p.m. Coldwell
18 Pinecroft Road Greenwich $6.2M 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.

 

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
Mar082014

Greenwich CT, Residential Real Estate Blog and Analysis: March 7th

Greenwich, CT Residential Real Estate Blog and Analysis:  
March 7th
  
A weekly analysis brought to you by Greenwich Real Estate Guy.
  

 

The featured property and analysis are the same as last week.  I have updated the 35 open houses this Sunday.  

 

The above colonial was renovated in 2013 and is located in Old Greenwich.  The address is 14 Edgewater Drive.  This is my favorite property under $2M currently on the market.  If you have read this newsletter for a while, you know location is the most important aspect for me.  This home is a couple of blocks away from the Elementary School, shops, restaurants, and train of Old Greenwich.  I also love homes that have period details, but have been renovated.  I love the wrap around porch, as well as the patio in the back with the outdoor fireplace.  This great home for gathering has four bedrooms, two full baths, and one half bath.  It sits on .17 of an acre and is listed at 2,286 s.f. and is listed at $1.995M.

 

The newsletter has had a lot of new subscribers over the last month so I wanted to take a second to explain the sections.  The first section is the featured property, with a short weekly roundup of the market.  The next couple of sections are charts and analysis of the market concluding with a months on average chart so one can see how their price range is doing compared to other price ranges as well as compared to earlier months and years.  Following the analysis is the Open house list.  I use a myriad of sources including the Greenwich Times, Greenwich Multiple Listing Service, Fairfield County Multiple Listing Service, as well as Real Estate websites such as Trulia and Zillow.  

 

We currently have 517 total properties for sale in Greenwich.  That is up 14, from last week and 29 from two weeks ago, which is 5.6% growth.   However, looking back at my February 22nd newsletter from last year we had 563 properties for sale.  So, all and all we are still more competitive of a market than last year.  In the past week we have had 41 new listings compared to seven properties that closed.  

 

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

 

 

 

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

 

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

 

**All opinions garnered from the statistics are my own

 

 

   
Properties Sold

 

This is the first month in a long time that our sold numbers did not match last year.  My opinion is that it is a one off, we will have to see if it becomes a trend.

 

New Listings

As you can see the inventory has finally started to pick up.  We had more new listings this month than the previous four years.

 

 

  
Year to Date Sold

 

There is a big jump in the $500K to $1M price range jumping from 16% to 19% of the total inventory sold.  That is a big jump for just one week.  However, when looking at last year's February 22nd newsletter 68% of the properties sold year to date were under $2M.  This year that has dropped 16 percentage points to 52%.
 
 
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.  Obviously, one month is not enough of a sample size, so I have created two months on average charts.  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
0-$500K 10.2 6.0
$500K-$1M 9.7 8.6
$1M-$1.5M 5.5 9.5
$1.5M-$2M 8 14.5
$2M-$3M 4.7 9.2
$3M-$4M 11 13.1
$4M-$5M 11.9 8.9
$5M-$7.5M 20.7 32.0
$7.5M-$10M n/a n/a
$10M+ 22.4 27.2
 

 

$7.5M-$10M is n/a as we have not had a property sell in that price range this year. As you can tell by the almost doubling of the $0-$500K range this week it has more than cut the moa in half.

 
The chart below is the amount of months on average to sell throughcurrent inventory based on all of 2013 sold numbers by price range.  As you see, the small small sample size skews a bit, but could also show the beginning of trends.

 

 

 

 

 

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

 

 

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 March 9th
  
 
 Below are the 35 Open Houses for Sunday. 

 

 

Street Name Area List Price   Listing Office
53 Rodwell Avenue #A Greenwich 549000 1-4 p.m. Raveis
48 Almira Drive Greenwich 635000 1-4 p.m. Raveis
12 Greenwich Hills Greenwich 695000 2-4 p.m. Anderson
73 William Street Greenwich 799000 1-3 p.m. Coldwell
17 Wescott Street Riverside 825000 1-3 p.m. Newbridge
40 Ettl Lane #14 Greenwich 875000 1-3 p.m. Weichert
31 Scott Road Greenwich 879500 1-3 p.m. Weichert
40 Hassake Road OG 899000 1-3 p.m. Shore and Country
82 Northfield Street #A GR 949800 1-3 p.m. Coldwell
7 Fletcher Avenue #A Greenwich 955500 2-4 p.m. Anderson
19 Wescott Street RV 1027000 1-3 p.m. Coldwell
160 Valley Road CC 1195000 2-4 p.m. Raveis
19 Richmond Drive OG 1285000 1-4 p.m. Sothebys
27 Thornhill Road Riverside 1379000 1-3 p.m. Coldwell
16 Orchard Place #B Greenwich 1395000 1-3 p.m. Coldwell
45 Orchard Place #E Greenwich 1450000 1-3 p.m. Coldwell
469 Taconic Road Greenwich 1599000 2-4 p.m. Weichert
43 Stag Lane Greenwich 1745000 2-4 p.m. Sothebys
16 Orchard Place #A Greenwich 1750000 1-3 p.m. Coldwell
330 Sound Beach Road Old Greenwich 1799000 1-4 p.m. Raveis
105 Shore Road Old Greenwich 1895000 1-3 p.m. Coldwell
48 Winthrop Drive RV 1975000 1-4 p.m. Coldwell
6 Gaston Farm Road Greenwich 2325000 1-3 p.m. Coldwell
55 Shore Road OG 2349000 1-3 p.m. Weichert
55 Shore Road Old Greenwich 2349000 1-3 p.m. Weichert
299 Palmer Hill Riverside 2399000 1-4 p.m. Raveis
4 River Avenue Greenwich 2399900 12-3 p.m. Raveis
15 Palmer Terrace RV 2599000 1-3 p.m. Raveis
520 North Street GR 2750000 1-3 p.m. Coldwell
268 Palmer Hill Road Riverside 2895000 1-4 p.m. Raveis
8 Colonial Lane Riverside 2975000 2-4 p.m. Anderson
46 Will Merry Lane Greenwich 2995000 1-4 p.m. BHHS
7 Juniper Hill Road Greenwich 2995000 2-4 p.m. Raveis
5 Sylvan Lane Old Greenwich 3195000 1-3 p.m. Coldwell
20 Langhorne Lane Greenwich 6195000 1-3 p.m. Coldwell

 

 

 

 

 

 

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.

 

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
Mar012014

Greenwich CT, Residential Real Estate Blog and Analysis: February 28th

Greenwich, CT Residential Real Estate Blog and Analysis: 
February 28th
  
A weekly analysis brought to you by Greenwich Real Estate Guy.
  

 

The above colonial was renovated in 2013 and is located in Old Greenwich.  The address is 14 Edgewater Drive.  This is my favorite property under $2M currently on the market.  If you have read this newsletter for a while, you know location is the most important aspect for me.  This home is a couple of blocks away from the Elementary School, shops, restaurants, and train of Old Greenwich.  I also love homes that have period details, but have been renovated.  I love the wrap around porch, as well as the patio in the back with the outdoor fireplace.  This great home for gathering has four bedrooms, two full baths, and one half bath.  It sits on .17 of an acre and is listed at 2,286 s.f. and is listed at $1.995M.

 

The newsletter has had a lot of new subscribers over the last month so I wanted to take a second to explain the sections.  The first section is the featured property, with a short weekly roundup of the market.  The next couple of sections are charts and analysis of the market concluding with a months on average chart so one can see how their price range is doing compared to other price ranges as well as compared to earlier months and years.  Following the analysis is the Open house list.  I use a myriad of sources including the Greenwich Times, Greenwich Multiple Listing Service, Fairfield County Multiple Listing Service, as well as Real Estate websites such as Trulia and Zillow.  

 

We currently have 517 total properties for sale in Greenwich.  That is up 14, from last week and 29 from two weeks ago, which is 5.6% growth.   However, looking back at my February 22nd newsletter from last year we had 563 properties for sale.  So, all and all we are still more competitive of a market than last year.  In the past week we have had 41 new listings compared to seven properties that closed.  

 

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

 

 

 

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

 

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

 

**All opinions garnered from the statistics are my own

 

 

   
Properties Sold

 

This is the first month in a long time that our sold numbers did not match last year.  My opinion is that it is a one off, we will have to see if it becomes a trend.

 

New Listings

As you can see the inventory has finally started to pick up.  We had more new listings this month than the previous four years.

 

 

  
Year to Date Sold

 

There is a big jump in the $500K to $1M price range jumping from 16% to 19% of the total inventory sold.  That is a big jump for just one week.  However, when looking at last year's February 22nd newsletter 68% of the properties sold year to date were under $2M.  This year that has dropped 16 percentage points to 52%.
 
 
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.  Obviously, one month is not enough of a sample size, so I have created two months on average charts.  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
0-$500K 10.2 6.0
$500K-$1M 9.7 8.6
$1M-$1.5M 5.5 9.5
$1.5M-$2M 8 14.5
$2M-$3M 4.7 9.2
$3M-$4M 11 13.1
$4M-$5M 11.9 8.9
$5M-$7.5M 20.7 32.0
$7.5M-$10M n/a n/a
$10M+ 22.4 27.2
 

 

$7.5M-$10M is n/a as we have not had a property sell in that price range this year. As you can tell by the almost doubling of the $0-$500K range this week it has more than cut the moa in half.

 
The chart below is the amount of months on average to sell throughcurrent inventory based on all of 2013 sold numbers by price range.  As you see, the small small sample size skews a bit, but could also show the beginning of trends.

 

 

 

 

 

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

 

 

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 March 2nd
  
 
 Below are the 21 Open Houses for Sunday. SInce, it may be the last time you venture outside for days after the storm comes Sunday evening, why not see some houses :) Stay safe.

 

 

Street Name Area List Price Time Listing Office
138 N. Water Street Greenwich $525K 12-3 p.m. Coldwell
53 Rodwell Ave #A Greenwich $549K 1-4 p.m. Raveis
20 High Street Greenwich $575K 12-2 p.m. Coldwell
103 E. Elm Street Greenwich $595K 1-3 p.m. Keller
53 William Street #A Greenwich $725K 1-4 p.m. Sothebys
2 Nimitz Place Old Greenwich $795K 1-3 p.m. Coldwell
73 William Street Greenwich $799K 1-3 p.m. Coldwell
40 Ettl Lane #14 Greenwich $875K 1-4 p.m. Weichert
13 Pleasant Street Cos Cob $885K 1-3 p.m. Sothebys
19 Wescott Street Riverside $1.027M 1-3 p.m. Coldwell
42 Ridge Street Cos Cob $1.099M 1-3 p.m. Sothebys
14 W. End Avenue Old Greenwich $1.195M 1-3 p.m. BHHS
160 Valley Road Cos Cob $1.195M 2-4 p.m. Raveis
12 River Lane Cos Cob $1.559M 1-4 p.m. Coldwell
469 Taconic Road Greenwich $1.679M 1-3 p.m. Weichert
315 Field Point Greenwich $2.095M 1-4 p.m. BHHS
55 Shore Road Old Greenwich $2.349M 1-3 p.m. Weichert
65 Winthrop Drive Riverside $2.595M 1-3 p.m. Raveis
268 Palmer Hill Road Riverside $2.895M 2-4 p.m. Raveis
72 Shore Road Old Greenwich $3.175M 2-4 p.m. Raveis
20 Langhorne Lane Greenwich $6.195M 1-3 p.m. Coldwell

 

 

 

 

 

 

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.

 

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.