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

 

 

Sunday
Dec142014

Greenwich, CT Residential Real Estate Blog and Analysis: December 12th

 
Greenwich, CT Residential Real Estate Blog and Analysis:  
  
December 12th
A weekly analysis brought to you by Greenwich Real Estate Guy.
 

This nicely updated home is in the heart of Riverside, in a sought after location of 32 Hidden Brook Road.  Aspects of the home that I loved was that there were five bedrooms and three full baths upstairs.  The kitchen is spacious with a nice flow throughout.  The lower level is finished with a bedroom and a bath perfect for an Au-Paire or guests.  The deck off of the kitchen is great for entertaining.  The home is listed as 3,562 s.f. with five bedrooms and four full baths with one half bath.  There is a two car attached garage, and a fireplace in the family room.  The lot is .27 of an acre, and is move in ready.  The price is $2,350,000. 

There are 543 properties for sale in Greenwich currently, 445 of which are single family homes.  This is down quite a bit over the last few weeks.  That trend will continue to drop, as properties will be taken off for the holidays and we should see some sales for tax reasons before the end of the year.

I would like to take a minute to thank everyone.  We just ended the third quarter.  There are over 1,120 Realtors in Greenwich and when counting my private sales I ranked 12th in gross volume for the third quarter.  I truly appreciate everyone who takes the time to read and follow this blog as well as those of you who have used me and continue to tell your friends about me.  Thank you.

 

The charts I will update for the end of year review after the holidays but the open house list is for this weekend.
I have also included a link to the 3rd 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

 

When looking above you can see that April through July are what really hurt us this year.  The beginning of the year and the last couple of months have held up very well.  Unfortunately, April through July is the busiest part of the year.

 

New Listings

We had 87 new listings in October.  This is a little less than the past two years.

 

 

  
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 December 14th
  
 
 Below are the 12 Open houses for this week.

 

 

Street Name Area List Price Time Listing Office
57 Richmond Drive Old Greenwich $895K 3-5 p.m. Coldwell Banker
14 Cat Rock Road Cos Cob $965K 1-4 p.m. BHHS
285 Bruce Park Avenue #B Greenwich $1.195M 1-3 p.m. Weichert
17 Lincoln Avenue Greenwich $2.795M 1-4 p.m. Sotheby's
106 Patterson Avenue Greenwich $2.85M 1-4 p.m. Raveis
11 Meyer Place Riverside $2.888M 1-3 p.m. Coldwell Banker
50 Lockwood Avenue Old Greenwich $3.495M 11-1 p.m. Raveis
1 Reynwood Manor Greenwich $3.599M 1-3 p.m. Coldwell Banker
70 Sherwood Avenue Greenwich $3.975M 1-4 p.m. Charles Paternina
22 Stillman Lane Greenwich $4.995M 1-3 p.m. Coldwell Banker
20 Langhorne Lane Greenwich $5.995M 1:30-3:30 p.m. Raveis
21 Midwood Drive Greenwich $10.85M 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.

 

 

Thursday
Dec112014

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

Greenwich, CT Residential Real Estate Blog and Analysis:  

  December 5th

A weekly analysis brought to you by Greenwich Real Estate Guy.

 

I am on vacation this week in Florida.  I apologize for the delay in getting the open house list out to you.  The open house list has been updated for this week.  

Please click on the above picture to see a video of the home at 8 Seagate Road in Riverside.  This home has one of the most beautiful views of any I have seen.  The 190 degree panoramic view of Old Greewich, the Sound, to Manhattan in the distance is breathtaking.  The walkout to Elias Point just adds to the scenery.  The home sits up high so has not been affected by any storm.  The Harbor Point Association adds to the privacy and quaintness of the location.  Yet, you are on the water in Riverside, close to everything.  The home contains five bedrooms, five baths, and two fireplaces.  It sits on 1.01 acres and has 6,534 s.f.  
I have also included a link to the 3rd Quarter Market Report my firm puts out for your review.


 You will be able to review the charts in detail below.  Quick synopsis is that we are down 9% in transactions vs. the same time last year.  Median prices are up 12.5%.  Inventory is up 2.8%, yet pendings are up 6.5%.  


 

I would like to take a minute to thank everyone.  We just ended the third quarter.  There are over 1,120 Realtors in Greenwich and when counting my private sales I ranked 12th in gross volume for the third quarter.  I truly appreciate everyone who takes the time to read and follow this blog as well as those of you who have used me and continue to tell your friends about me.  Thank you.  The charts are as of end of Q3, the open house list has been updated. 

 

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

 

When looking above you can see that April through July are what really hurt us this year.  The beginning of the year and the last couple of months have held up very well.  Unfortunately, April through July is the busiest part of the year.

 

New Listings

We had 87 new listings in October.  This is a little less than the past two years.

 

 

  
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 December 7th
  
 
 Below are the 27 Open houses for this week.

 

 

Street Name Area List Price Time Listing Office
148 E. Elm Street #1 Greenwich $5.2K 10-12 p.m. Coldwell Banker
30 Old Stone Bridge Cos Cob $8.5K 2-4 p.m. BHHS
10 Ridge Street #B Greenwich $8.5K 1-3 p.m. Houlihan Lawrence
53 Rodwell #A Greenwich $470K 1-1 p.m. Keller Williams
107 River Run Greenwich $525K 2-4 p.m. BHHS
23 Center Drive Old Greenwich $1.095M 1-3 p.m. Halstead
210 Lyon Farm Greenwich $1.224M 2-4 p.m. Raveis
1017 North Street Greenwich $1.275M 2-4 p.m. Douglas Elliman
17 Manor Road Old Greenwich $1.295M 1-4 p.m. Coldwell Banker
51 Glen Road Greenwich $1.395M 1-3 p.m. BHHS
30 Old Stone Bridge Cos Cob $1.595M 2-4 p.m. BHHS
142 Sound Beach Old Greenwich $1.699M 1-3 p.m. Sotheby's
233 Milbank #8 Greenwich $1.795M 1-3 p.m. Houlihan Lawrence
55 Shore Road Old Greenwich $1.998M 1-3 p.m. Weichert
69 Mallard Drive Greenwich $2.45M 1-3 p.m. Sotheby's
10 Ridge Street #B Greenwich $2.595M 1-3 p.m. Houlihan Lawrence
420 North Street Greenwich $2.699M 1-4 p.m. Sotheby's
7 Gisborne Place Old Greenwich $2.995M 1-3 p.m. Coldwell Banker
50 Lockwood Avenue Old Greenwich $3.495M 1:30-3:30 p.m. Raveis
122 Clapboard Ridge Road Greenwich $3.6M 1-3 p.m. David Ogilvy
70 Sherwood Avenue Greenwich $3.975M 1-4 p.m. Charles Paternina
31 Owenoke Way Riverside $4.295M 1-3 p.m. BHHS
22 Stillman Lane Greenwich $4.995M 1-3 p.m. Coldwell Banker
20 Langhorne Lane Greenwich $5.995M 11-1 p.m. Raveis
158 Clapboard Ridge Road Greenwich $6.295M 1-4 p.m. Coldwell Banker
14 Golf Club Road Greenwich $6.85M 12-2 p.m. Coldwell Banker
12 Byfield Lane Greenwich $7.499M 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
Nov222014

Greenwich, CT Residential Real Estate Blog and Analysis: November 21st

Greenwich, CT Residential Real Estate Blog and Analysis:  
 
November 21st
A weekly analysis brought to you by Greenwich Real Estate Guy.
 
  
 

The open house list has been updated for this week.  Please click on the above picture to see a video of the home at 8 Seagate Road in Riverside.  This home has one of the most beautiful views of any I have seen.  The 190 degree panoramic view of Old Greewich, the Sound, to Manhattan in the distance is breathtaking.  The walkout to Elias Point just adds to the scenery.  The home sits up high so has not been affected by any storm.  The Harbor Point Association adds to the privacy and quaintness of the location.  Yet, you are on the water in Riverside, close to everything.  The home contains five bedrooms, five baths, and two fireplaces.  It sits on 1.01 acres and has 6,534 s.f.  

 

There are 628 current properties for sale in all of Greenwich.

I have also included a link to the 3rd Quarter Market Report my firm puts out for your review.


 You will be able to review the charts in detail below.  Quick synopsis is that we are down 9% in transactions vs. the same time last year.  Median prices are up 12.5%.  Inventory is up 2.8%, yet pendings are up 6.5%.  

I would like to take a minute to thank everyone.  We just ended the third quarter.  There are over 1,120 Realtors in Greenwich and when counting my private sales I ranked 12th in gross volume for the third quarter.  I truly appreciate everyone who takes the time to read and follow this blog as well as those of you who have used me and continue to tell your friends about me.  Thank you.  The charts are as of end of Q3, the open house list has been updated. 

 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

 

When looking above you can see that April through July are what really hurt us this year.  The beginning of the year and the last couple of months have held up very well.  Unfortunately, April through July is the busiest part of the year.

 

New Listings

We had 87 new listings in October.  This is a little less than the past two years.

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
  
Open Houses for November 23rd
  
 
 Below are the 49 open houses this weekend.  I imagine this is one of the last big weekends for open houses, as the inventory tends to shrink from Thanksgiving to February.

 

 

Street Name Area List Price Time Listing Office
48 Rodwell Avenue #A Greenwich $4K 1-3 p.m. Raveis
12 Lockwood Drive Old Greenwich $5.35K 1-3 p.m. Weichert
9 River Road #409 Cos Cob $429.5K 1-3 p.m. Sotheby's
48 Rodwell Avenue #A Greenwich $639K 1-3 p.m. Raveis
13 Fletcher Avenue Greenwich $650K 2-4 p.m. Weichert
303 Bruce Park Greenwich $699K 12-3 p.m. Weichert
47 Lafayette Place #4E Greenwich $715K 1-3 p.m. Sotheby's
69 Riverdale Avenue #205 Greenwich $849.5K 1-3 p.m. Sotheby's
23 Center Drive Old Greenwich $1.095M 12-2 p.m. Halstead
285 Bruce Park #A Greenwich $1.195M 1-3 p.m. Weichert
285 Bruce Park #B Greenwich $1.195M 1-3 p.m. Weichert
28 Hollow Wood Lane Greenwich $1.249M 1-4 p.m. BHHS
12 Lockwood Drive Old Greenwich $1.295M 1-3 p.m. Weichert
233 Milbank #8 Greenwich $1.795M 12-4p.m. Houlihan Lawrence
11 Circle Drive Greenwich $1.95M 1-4 p.m. BHHS
55 Shore Road Old Greenwich $1.999M 1-3 p.m. Weichert
7 North Street Greenwich $2.195M 1-3 p.m. Sotheby's
21 Martin Dale Greenwich $2.195M 2-4 p.m. Houlihan Lawrence
88 Dingletown Road Greenwich $2.395M 1-3 p.m. William Pitt
34 Hearthstone Drive Riverside $2.4M 1-4 p.m. BHHS
420 North Street Greenwich $2.795M 1-4 p.m. Sotheby's
50 Lockwood Avenue Old Greenwich $3.495M 10:30-12:30 Raveis
15 Lexington Avenue Greenwich $3.695M 12-2 p.m. Coldwell Banker
57 Gilliam Lane Riverside $3.695M 1-3 p.m. Sotheby's
154 North Street Greenwich $3.825M 1-4 p.m. New England Land
38 Bramble Lane Riverside $3.895M 1-4 p.m. BHHS
70 Sherwood Avenue Greenwich $3.975M 10-4 p.m. Charles Paternina
21 Walsh Lane Greenwich $4.295M 1-4 p.m. BHHS
22 Stillman Lane Greenwich $4.995M 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.

 

 

Saturday
Nov152014

Greenwich, CT Residential Real Estate Blog and Analysis: November 14th

Greenwich, CT Residential Real Estate Blog and Analysis:  
 
November 14th
A weekly analysis brought to you by Greenwich Real Estate Guy.

 

Please click on the above picture to see a video of the home at 8 Seagate Road in Riverside.  This home has one of the most beautiful views of any I have seen.  The 190 degree panoramic view of Old Greewich, the Sound, to Manhattan in the distance is breathtaking.  The walkout to Elias Point just adds to the scenery.  The home sits up high so has not been affected by any storm.  The Harbor Point Association adds to the privacy and quaintness of the location.  Yet, you are on the water in Riverside, close to everything.  The home contains five bedrooms, five baths, and two fireplaces.  It sits on 1.01 acres and has 6,534 s.f.  

 

There are 628 current properties for sale in all of Greenwich.

I have also included a link to the 3rd Quarter Market Report my firm puts out for your review.


 You will be able to review the charts in detail below.  Quick synopsis is that we are down 9% in transactions vs. the same time last year.  Median prices are up 12.5%.  Inventory is up 2.8%, yet pendings are up 6.5%.  

I would like to take a minute to thank everyone.  We just ended the third quarter.  There are over 1,120 Realtors in Greenwich and when counting my private sales I ranked 12th in gross volume for the third quarter.  I truly appreciate everyone who takes the time to read and follow this blog as well as those of you who have used me and continue to tell your friends about me.  Thank you.  The charts are as of end of Q3, the open house list has been updated. 

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

 

When looking above you can see that April through July are what really hurt us this year.  The beginning of the year and the last couple of months have held up very well.  Unfortunately, April through July is the busiest part of the year.

 

New Listings

We had 87 new listings in October.  This is a little less than the past two years.

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

Open Houses for November 16th
  
 
 Below are the 49 open houses this weekend.  I imagine this is one of the last big weekends for open houses, as the inventory tends to shrink from Thanksgiving to February.

 

 

Street Name Area List Price Time Listing Office
27 Bridge Street Greenwich $2.95K 12-2 p.m. Sotheby's
57 Grey Rock Drive Greenwich $4K 1-4 p.m. Edwards
53 Indian Field Road Greenwich $5K 12-2 p.m. Raveis
14 Summit Road Riverside $6K 1-4 p.m. Sotheby's
10 Birchwood Drive Greenwich $7.5K 1-3 p.m. Houlihan Lawrence
10 Ridge Street #B Greenwich $8.5K 2-4 p.m. Houlihan Lawrence
2 Idar Court #A Greenwich $11K 2-4 p.m. Coldwell Banker
212 Taconic Road Greenwich $14.995K 1-4 p.m. BHHS
52 Lafayette Place #3A Greenwich $379.9K 1-4 p.m. BHHS
53 Rodwell Avenue #A Greenwich $494K 1-4 p.m. Keller Williams
45 Alexander Street #B Greenwich $649K 12-12 p.m. New England Land
100 Strickland Road #8 Cos Cob $670K 1-3 p.m. Raveis
27 Bridge Street Greenwich $679K 12-2 p.m. Sotheby's
20 Highland Place Greenwich $799K 2-4 p.m. Anderson Associates
66 Mary Lane Riverside $835K 1-3 p.m. Raveis
2 Gerald Court Riverside $869K 2-4 p.m. Coldwell Banker
57 Richmond Drive Old Greenwich $895K 2-4 p.m. Coldwell Banker
14 Cat Rock Road Cos Cob $965K 1-4 p.m. BHHS
35 Center Drive Old Greenwich $999K 1-3 p.m. Halstead
80 Bedford Road Greenwich $1M 1-4 p.m. BHHS
23 Manor Road Old Greenwich $1.089M 12-3 p.m. BHHS
1017 North Street Greenwich $1.275M 1-1 p.m. Douglas Elliman
17 Manor Road Old Greenwich $1.295M 1-4 p.m. Coldwell Banker
51 Glen Road Greenwich $1.395M 2-4 p.m. BHHS
53 Indian Field Road Greenwich $1.399M 12-2 p.m. Raveis
15 Nutmeg Drive Greenwich $1.5M 1-3 p.m. Anderson Associates
14 Summit Road Riverside $1.525M 1-4 p.m. Sotheby's
365 Round Hill Road Greenwich $1.595M 12:30-2:00 p.m. Weichert
30 Old Stone Bridge Cos Cob $1.595M 2-4 p.m. BHHS
16 Mackenzie Glen Greenwich $1.749M 1-4 p.m. Raveis
233 Milbank Avenue #8 Greenwich $1.795M 1-3 p.m. Houlihan Lawrence
55 Shore Road Old Greenwich $1.999M 1-3 p.m. Weichert
30 Montgomery Lane Greenwich $2.195M 2-4 p.m. Houlihan Lawrence
10 Birchwood Drive Greenwich $2.295M 1-3 p.m. Houlihan Lawrence
2 Idar Court #A Greenwich $2.475M 2-4 p.m. Coldwell Banker
10 Ridge Street #B Greenwich $2.595M 2-4 p.m. Houlihan Lawrence
527 Stanwich Road Greenwich $2.7M 1-4 p.m. BHHS
420 North Street Greenwich $2.795M 1-4 p.m. Sotheby's
106 Patterson Avenue Greenwich $2.85M 2-4 p.m. Raveis
265 Valley Road Cos Cob $2.995M 12-3 p.m. Higgins
7 Gisborne Place Old Greenwich $2.995M 1-3 p.m. Coldwell Banker
50 Lockwood Avenue Old Greenwich $3.495M 11-1 p.m. Raveis
1 Reynwood Manor Greenwich $3.599M 1-3 p.m. Coldwell Banker
70 Sherwood Avenue Greenwich $3.975M 10-4p.m. Charles Paternina
212 Taconic Road Greenwich $4.2M 1-4 p.m. BHHS
22 Stillman Lane Greenwich $4.995M 1-4 p.m. Coldwell Banker
421 Field Point Road Greenwich $5.7M 1-4 p.m. BHHS
20 Langhorne Lane Greenwich $5.995M 1:30-3:30 p.m. Raveis
21 Hurlingham Drive Greenwich $11.975M 2-4 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
Nov092014

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

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

Due to my schedule only the open house list is updated.

 

Keeping in line with the last few weeks I am featuring another property that wowed me as I walked through the home.  There are not many times as a Realtor that I am taken back with a home, this was definitely one of those occasions.  The above pictured 11 Wynnwood Road has everything today's buyers are looking for and then some.  The outdoor space consists of a  heated pool, with a spa, a flood lit tennis court, a pool house with a full bath and a kitchenette, a built in outdoor bbq, and a screened in porch.  The home itself sits on 2.24 acres in a 2 acre zone, on a cul-de-sac on a highly desirable street in mid country, just a short drive to town. The home contains 12,712 s.f. with five bedrooms, seven full baths with three half baths.  Aspects of the home I liked were the double height library, the flow of the house, the wine cellar, the media room, and the master suite.

 

 

There are 655 current properties for sale in all of Greenwich.
I have also included a link to the 3rd Quarter Market Report my firm puts out for your review.


 

I would like to take a minute to thank everyone.  We just ended the third quarter.  There are over 1,120 Realtors in Greenwich and when counting my private sales I ranked 12th in gross volume for the third quarter.  I truly appreciate everyone who takes the time to read and follow this blog as well as those of you who have used me and continue to tell your friends about me.  Thank you.  The charts are as of end of Q3, the open house list has been updated. 

 

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

 

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

 

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

 

**All opinions garnered from the statistics are my own

Properties Sold

 

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

 

New Listings

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

 

 

  
Year to Date Sold

 

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

 

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

  

 

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

 

 

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

 

 

 

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

 

 

 

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

Open Houses for November 9th
  
 
 Below are the 50 open houses this weekend.  

 

 

Street Name Area List Price Time Listing Office
5 Grove Street Cos Cob $3.5K 10-12 p.m. Coldwell Banker
4 Waterfall Lane Cos Cob $3.6K 2-4 p.m. Raveis
53 Indian Field Road Greenwich $5K 12-2 p.m. Raveis
70 Wesskum Wood Riverside $12K 1-3 p.m. Raveis
2 Homestead Lane #112 Greenwich $275K 1-3 p.m. Coldwell Banker
146 E. Putnam #616 Old Greenwich $350K 1-3 p.m. Coldwell Banker
20 High Street Greenwich $549K 12-2 p.m. Coldwell Banker
98 Valley Road #9 Cos Cob $599K 1-3 p.m. Houulihan Lawrence
24 Taylor Drive Cos Cob $629K 1-3 p.m. BHHS
13 Fletcher Avenue Greenwich $650K 2-4 p.m. Weichert
57 Richmond Drive Old Greenwich $895K 2-4 p.m. Coldwell Banker
7 Sickle Bar Lane Riverside $895K 1-3 p.m. Shore and Country
14 Cat Rock Road Cos Cob $965K 1-4 p.m. BHHS
35 Center Drive Old Greenwich $990K 1-3 p.m. Halstead
1 Ridge Road Cos Cob $1.099M 1-3 p.m. Shore and Country
285 Bruce Park #A Greenwich $1.195M 1-3 p.m. Weichert
285 Bruce Park #B Greenwich $1.195M 1-3 p.m. Weichert
1017 North Street Greenwich $1.275M 1-3 p.m. Douglas Elliman
17 Manor Road Old Greenwich $1.295M 1-? Coldwell Banker
69 Stanwich Road Greenwich $1.35M 1-4 p.m. BHHS
51 Glen Road Greenwich $1.395M 1-4 p.m. BHHS
53 Indian Field Road Greenwich $1.399M 12-2 p.m. Raveis
365 Round Hill Road Greenwich $1.595M 1-3 p.m. Weichert
314 N Maple Greenwich $1.775M 1-3 p.m. Shore and Country
178 Milbank Avenue #B Greenwich $1.795M 1-3 p.m. Coldwell Banker
233 Milbank #8 Greenwich $1.795M 12-2 p.m. Houlihan Lawrence
39 Bowman Drive Greenwich $1.85M 1-4 p.m. Raveis
3 Whitney Drive Greenwich $1.949M 1-4 p.m. Coldwell Banker
11 Circle Drive Greenwich $1.95M 1-4 p.m. BHHS
233-1 Milbank Avenue Greenwich $2.05M 12-2 p.m. Houlihan Lawrence
55 Shore Road Old Greenwich $2.195M 12-4 p.m. Weichert
16 Crescent Road Riverside $2.295M 1-3 p.m. Coldwell Banker
285 Bruce Park Greenwich $2.39M 1-3 p.m. Weichert
69 Mallard Drive Greenwich $2.45M 1-3 p.m. Sotheby's
106 Patterson Avenue Greenwich $2.85M 2-4 p.m. Raveis
46 Wilshire Road Greenwich $2.995M 1-3 p.m. Houlihan Lawrence
44 Cedar Cliff Riverside $3.4M 1-3 p.m. Coldwell Banker
9 Stallion Trail Greenwich $3.45M 1-4 p.m. BHHS
29 Byfield Lane Greenwich $3.595M 1-3 p.m. Raveis
5 Grimes Road Old Greenwich $3.595M 2-4 p.m. Coldwell Banker
15 Lexington Avenue Greenwich $3.695M 2-3:30 p.m. Coldwell Banker
95 Connecticut Avenue Greenwich $3.69M 2-3:30 p.m. Coldwell Banker
98 North Street Greenwich $3.85M 11-1 p.m. Coldwell Banker
70 Sherwood Avenue Greenwich $3.975M 1-4 p.m. Charles Paternina
29 Keofferam Road Old Greenwich $4.295M 1-3 p.m. Coldwell Banker
19 Shoal Point Lane Riverside $4.5M 2-5 p.m. Coldwell Banker
22 Stillman Lane Greenwich $4.995M 1-4 p.m. Coldwell Banker
11 Crossway Old Greenwich $5.995M 1-3 p.m. Shore and Country
14 Golf Club Greenwich $6.85M 12-1:30 p.m. Coldwell Banker
21 Midwood Greenwich $10.85M 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.