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
Aug192017

Greenwich Real Estate Guy's Blog: August 20th Open House List

The Greenwich Real Estate Guy's Blog: August 20th Open House List
A weekly analysis brought to you by Greenwich Real Estate Guy.
 

Dear Readers,

 

Pictured above is 84 Connecticut Avenue.  Here are the remarks from agent Julie Church:
Downsize to this perfect 2016 new construction. Walk to Greenwich Avenue and the train. Interior design by Rich Mele. Bright double height entry with large windows. 4 bedrooms, 4.1 baths. Open plan kitchen to family room for today's lifestyle. French doors leading out to backyard and covered terrace. Lower level has 10 ft ceilings and includes a media room, exercise room, bedroom, full bath, and potential wine cellar. Radiant floor heating; elevator. Possibility for a lift in the garage which would allow two cars to be parked. Staged by Iconic Modern.
Price is $3.35M and there will be an open house this Sunday from 1-3 p.m.
 Below are the 41 open houses this Sunday.
Street Name Area List Price Time Listing Office
10 Macarthur Drive Old Greenwich $4.2K 1-3 p.m. David Ogilvy
4 Putnam Park Greenwich $365K 2-4 p.m. Raveis
328 Booth Place #3 Greenwich $539K 1-3 p.m. Keller Williams
4 Lafayette Court #2B Greenwich $553K 1-4 p.m. Coldwell Banker
120 Halstead Avenue #1 Greenwich $559.9K 1-3 p.m. Raveis
112 Pemberwick Road Greenwich $699K 2-4 p.m. Houlihan Lawrence
11 Lafayette Court #6A Greenwich $749K 1-4 p.m. Coldwell Banker
1015 North Street Greenwich $779K 1-3 p.m. Sotheby's
35 Edgewood Avenue Greenwich $815K 1-3 p.m. Houlihan Lawrence
25 Stuart Drive Old Greenwich $1.05M 12-2 p.m. Sotheby's
91 Stonehedge Drive Greenwich $1.129M 1-3 p.m. Coldwell Banker
115 River Road #7 Cos Cob $1.159M 1-3 p.m. Raveis
9 Nimitz Place Old Greenwich $1.198M 1-3 p.m. Houlihan Lawrence
112 Cat Rock Road Cos Cob $1.395M 1-4 p.m. Coldwell Banker
65 Stonehedge Drive Greenwich $1.395M 1-3 p.m. Sotheby's
21 Indian Mill Cos Cob $1.395M 1-4 p.m. Halstead
54 Valleywood Road Cos Cob $1.399M 11-1 p.m. Coldwell Banker
15 Steep Hollow Cos Cob $1.5M 2-4 p.m. Coldwell Banker
19 Blind Brook Lane Greenwich $1.545M 1-4 p.m. BHG Rand
34 Ettl Lane Greenwich $1.797M 1-3 p.m. Coldwell Banker
30 Cognewaugh Road Cos Cob $1.8M 2-4 p.m. Raveis
523 Putnam #1A Cos Cob $1.825M 11-1 p.m. Houlihan Lawrence
80 E. Elm Street #A Greenwich $1.8999M 2-4 p.m. Houlihan Lawrence
19 Saint Claire Avenue Old Greenwich $1.995M 1-3 p.m. Halstead
76 Milbank Avenue Greenwich $2.1M 2-4 p.m. Anderson Associates
7 Welwyn Road Riverside $2.175M 1-3 p.m. Sotheby's
7 Welwyn Road (Land) Riverside $2.175M 1-3 p.m. Sotheby's
16 Laddins Rock Old Greenwich $2.249M 1-4 p.m. BHHS
17 Salem Street Cos Cob $2.295M 2-4 p.m. Raveis
64 Butternut Hollow Greenwich $2.295M 2-4 p.m. Raveis
747 Riversville Road Greenwich $2.45M 1-3 p.m. BHHS
69 Circle Drive Greenwich $2.485M 1-3 p.m. Real Living
31 Chapel Lane Riverside $2.499M 2-4 p.m. Coldwell Banker
43 Grahampton Lane Greenwich $3.095M 1-3 p.m. Houlihan Lawrence
84 Connecticut Avenue Greenwich $3.35M 1-3 p.m. Houlihan Lawrence
82 Cat Rock Road Cos Cob $3.4988M 1-4 p.m. BHHS
532 North Street Greenwich $3.595M 1-3 p.m. Houlihan Lawrence
35 West Way Old Greenwich $5.295M 1-3 p.m. Halstead
38 Dairy Road Greenwich $5.495M 11:30-3 p.m. Coldwell Banker
19 Porchuck Road Greenwich $5.675M 2-4 p.m. Anderson Associates
85 Indian Head Riverside $6.75M 2:30-4:30 p.m. Coldwell Banker
I have paid to open the MLS to you, so feel free to  search properties based on your own parameters or set up a portal to get notifications on a customized search.  For readers that just follow on the Greenwich Patch I will not be posting all entries on the patch.  You can read all postings at  www.greenwichrealestateguy.com/blog.   
If easier, please subscribe here to receive each post. Please do not hesitate to email (jrandall@houlihanlawrence.com) or call (203-273-1034) if I can assist in any way.
  
Best,                                                                     
                                                                                  
Jared Randall                                                 Join my Mailing List 
Houlihan Lawrence Greenwich                     Search Properties 
cell:  203-273-1034                                         View My Website 
       

 

 

 

Sunday
Aug132017

Greenwich Real Estate Guy's Blog: August 13th Open House List

The Greenwich Real Estate Guy's Blog: August 13th Open House List
A weekly analysis brought to you by Greenwich Real Estate Guy.
 
 

 

Pictured above is my listing at 444 Old Church Road.  I will be hosting an open house here from 1-4 p.m. on Sunday.  Please stop by and see all the incredible amenities this house offers so close to town.  
Below are the 45 open houses this Sunday.
Street Name Area List Price Time Listing Office
47 Terrace Avenue Riverside $6.95K 1-3 p.m. Raveis
36 Meyer Place Riverside $10K 1-3 p.m. Coldwell Banker
328 Lake Avenue Greenwich $14K 2-4 p.m. Houlihan Lawrence
14 Coventry Lane Riverside $14.5K 1-3 p.m. BHHS
110 Valley Drive Greenwich $24K 1-4 p.m. Coldwell Banker
120 Halstead Avenue #1 Greenwich $564K 1-3 p.m. Raveis
184 Peck Avenue #4 Greenwich $649K 12-2 p.m. Raveis
22 Grey Rock Drive Greenwich $769K 1-3 p.m. Coldwell Banker
1015 North Street Greenwich $779K 1-3 p.m. Sotheby's
15 Lafayette Court #1E Greenwich $795K 2-4 p.m. Douglas Elliman
41 Ettl Lane Greenwich $899K 1-3 p.m. Coldwell Banker
14 Clover Place Cos Cob $1.145M 1-3 p.m. BHHS
44 Valley Road #A Cos Cob $1.15M 2-4 p.m. Coldwell Banker
362 Davis Avenue #4 Greenwich $1.195M 2-4 p.m. David Ogilvy and Associates
19 Field Road Cos Cob $1.265M 1-3 p.m. Houlihan Lawrence
21 Harding Road Old Greenwich $1.395M 2-4 p.m. Houlihan Lawrence
16 Cottontail Road Cos Cob $1.399M 1-3 p.m. Coldwell Banker
15 Sundance Drive Cos Cob $1.499M 1-3 p.m. Coldwell Banker
3 Nutmeg Drive Greenwich $1.5495M 1-3 p.m. Madison and Post
34 Ettl Lane Greenwich $1.797M 1-3 p.m. Coldwell Banker
7 Tinker Lane Greenwich $1.799M 11-1 p.m. Houlihan Lawrence
30 Cognewaugh Road Cos Cob $1.8M 1-4 p.m. Raveis
7 Old Camp Lane Cos Cob $1.8M 1-3 p.m. Anderson Associates
199 Valley Road Cos Cob $1.89M 2-4 p.m. Shoen Realty
323 Sound Beach Old Greenwich $1.995M 2-4 p.m. Houlihan Lawrence
10 Shady Brook Old Greenwich $2.05M 2-4 p.m. Houlihan Lawrence
31 Evergreen Road Greenwich $2.2M 12-2 p.m. Houlihan Lawrence
12 Nimitz Place Old Greenwich $2.29M 1-4 p.m. BHHS
26 Nimitz Place Old Greenwich $2.325M 2-4 p.m. Town Green
32 Perryridge Road Greenwich $2.375M 1-3 p.m. Sotheby's
69 Circle Drive Greenwich $2.485M 1-3 p.m. Real Living
36 Meyer Place Riverside $2.495M 1-3 p.m. Coldwell Banker
328 Lake Avenue Greenwich $2.75M 2-4 p.m. Houlihan Lawrence
22 Widgeon Way Greenwich $2.999M 2-4 p.m. Houlihan Lawrence
444 Old Church Road Greenwich $2.9999M 1-4 p.m. Houlihan Lawrence
25 Windabout Drive Greenwich $3.1M 12-2 p.m. Coldwell Banker
84 Connecticut Avenue Greenwich $3.35M 1-3 p.m. Houlihan Lawrence
14 Sherwood Farm Lane Greenwich $3.395M 2-4 p.m. Halstead
14 Coventry Lane Riverside $3.995M 1-3 p.m. BHHS
851 Lake Avenue Greenwich $4.195M 3-5 p.m. Coldwell Banker
5 Indian Head Road Riverside $4.995M 2-4 p.m. Halstead
33 Willowmere Circle Riverside $5.45M 2-4 p.m. Houlihan Lawrence
38 Dairy Road Greenwich $5.495M 11:30-2 p.m. Coldwell Banker
110 Valley Drive Greenwich $5.849M 1-4 p.m. Coldwell Banker
85 Indian Head Road Riverside $6.75M 2:30-5 p.m. Coldwell Banker
I have paid to open the MLS to you, so feel free to  search properties based on your own parameters or set up a portal to get notifications on a customized search.  For readers that just follow on the Greenwich Patch I will not be posting all entries on the patch.  You can read all postings at  www.greenwichrealestateguy.com/blog.   
If easier, please subscribe here to receive each post. Please do not hesitate to email (jrandall@houlihanlawrence.com) or call (203-273-1034) if I can assist in any way.
  
Best,                                                                     
                                                                                  
Jared Randall                                                 Join my Mailing List 
Houlihan Lawrence Greenwich                     Search Properties 
cell:  203-273-1034                                         View My Website 
       

 

 

Sunday
Aug062017

Greenwich Real Estate Guy's Blog: August 6th Open House List and 2nd Quarter Market Report

The Greenwich Real Estate Guy's Blog: August 6th Open House List and 2017 2nd Quarter Market Report
A weekly analysis brought to you by Greenwich Real Estate Guy.
 
 

 

Since, the feedback has been that readers like the analytics, I have kept the 2nd Quarter Report up as the feature.  Scroll down for August 6th's Open Homes.
I have attached our 2017 2nd Quarter Market Report.  Below is the summary and some local trends.  Click on the picture or the link for the detailed report.
There's an old joke about economists. If you put 10 of them in a room, you will get 11 opinions. Don't worry, the real estate market isn't quite at that point. But there are some notable trends in the broader metrics that impact the real estate market. They don't always follow the path expected and predicted by the so-called experts, and are open to interpretation. 

For example, heading into the quarter, there was a lot of concern that because the Trump administration had not yet been able to deliver on the president's economic campaign promises, like tax cuts, that would negatively impact the stock market. And yet, on June 30th when the quarter closed, the stock market had turned in the best quarter in years. The Nasdaq rose 14 percent, with the Dow and S&P 500 notching gains of 8 percent. Reality defies expectations. 

For our real estate market, sometimes things appear one way at first, but a broader view tells a more thoughtful and complete story. For example, one way to look at the market is that it has tempered a bit in the second quarter compared to the beginning of 2017. But taking a broader view, the Greenwich market still experienced gains in the first half compared to the same period a year ago. We feel the long-term perspective is the more indicative view. 

Also of note: average prices are on the rise, up nearly 4 percent. We believe that number is a vote of confidence. When buyers decide to commit to a well-priced property, they will be willing to pay up at least a little. But here's the reality check. The number of homes sold declined by 6 percent. We interpret that to mean that only homes that are priced right, get the serious buyers who appreciate value and complete the purchase at a good price. Sellers must strategically price their homes when they first come to market and not fish for an unrealistic price. 
Here are some trends we are seeing this summer: 

More millennials will likely be able to get mortgages. High student debt has kept many young people from qualifying for a mortgage, preventing them from buying their first home. Starting in July, Fannie Mae and Freddie Mac are going to allow buyers to have higher levels of debt and still qualify for a home loan. Specifically, they are raising their debt- to-income ratio to 50 percent of pretax income from 45 percent. Some experts worry about the risk, but as a practical matter, financing will be more available. 

Demand continues to be highest at the more affordable price points. Homes under $1 million dollars showed the most demand in the first half of the year. Those under $2 million were not far behind. 

Banks are getting more eager to lend. Higher interest rates have meant a downward trend in mortgage refinancing. And as we noted above, home prices are higher and sales are down. That means less demand for new mortgages. Expect the banks to be at least a little more open-minded when it comes to issuing loans. 

Time remains on the buyer's side. Days on market continues to expand. It now takes 220 days on average to sell a home in Greenwich, CT. There is a lot of inventory to choose from, and buyers are aware of the options. They demand value. 

Dream homes are seeing more interest and may be reaching a tipping point. As the quarter ended, while overall deal activity declined, there was a pickup in high-end deals which had been a slower price point. For example, in the first half of 2017 sales of homes in the $6 million to $8 million range doubled from the same period a year ago. This could serve as a catalyst for buyers on the sidelines to start getting more serious about locking in the home they have had their eye on. We're closely watching this trend for more signs of a pickup.

Some regional statistics we'd like to share: 

Greenwich North of the Parkway continues to be a place where buyers can find value. Sales declined significantly, and when they did occur sales prices were only 86 percent of the asking price. Homes have been on the market an average of about 450 days. Buyers who want privacy and convenience to the Merritt Parkway will find attractive options. 

Prices are also lower in Greenwich South of the Parkway. But the lower prices are driving sales, which were up more than 20 percent this past quarter compared to the second quarter of 2016. Days on market, at 221, is less than half the time of Greenwich North of the Parkway. The larger lot sizes and private schools, along with convenience to Greenwich avenue give it an edge. Buyers will find value but do need to move faster. 

We are seeing pricing strength in Greenwich South of the Post Road. Sales, however, declined in the second quarter, and it took longer to sell homes. A large portion of this area is waterfront where big deals continue to happen. The strongest demand year-to-date has been in the $1 million to $3 million price range. Prices are also rising in Cos Cob. However, sales declined more than 40 percent in the second quarter. 

After struggling a year ago, Riverside is showing strong gains in both sales and prices. Homes are selling faster, signaling buyers recognize value. The most affordable price points are seeing the most demand. 

The quaint village of Old Greenwich remains a favorite of NYC buyers. They love the walkability to the train and the proximity to the beach, shopping and dining. While sales and prices did move lower in the second quarter, annualized year-over-year prices did rise. The Condominium market is up modestly so far in 2017, and prices are on the rise. 

Newbies no more! Houlihan Lawrence participated in seven of the top 10 sales this year. It's hard to believe we only opened our Greenwich office in 2013. We feel so firmly rooted in the community. Thank you for embracing us and making us part of one of the most important family decisions of your life. 


Stephen Meyers
CEO

Chris Meyers 
President 
 
Below are the 49 open houses this Sunday.
Street Name Area List Price Time Listing Office
9 Rockland Place Greenwich $3.4K 2-4 p.m. Sotheby's
22 Sound Beach Avenue Old Greenwich $4.995K 1-3 p.m Weichert
58 Moshier Street Greenwich $5.75K 1-3 p.m Coldwell Banker
30 Bote Road Greenwich $6.5K 1-3 p.m Coldwell Banker
71 Orchard Place #A Greenwich $7.35K 1-4 p.m. Davenport
27 Alden Road Greenwich $8.499K 12-3 p.m. Global
5 Brown House Road Old Greenwich $12.5K 2:30-5 p.m. Coldwell Banker
54 Mallard Drive Greenwich $17K 1-4 p.m. BHHS
120 Halstead Avenue #1 Greenwich $564K 1-4 p.m. Raveis
150 Prospect Street #6 Greenwich $585K 1-3 p.m Sotheby's
247 Byram Road Greenwich $649K 1-4 p.m. Coldwell Banker
9 Rockland Place Greenwich $689.9K 2-4 p.m. Sotheby's
6 Hines Lane Riverside $775K 2-4 p.m. Coldwell Banker
6 Hines Lane (Land) Riverside $775K 2-4 p.m. Coldwell Banker
1015 Noth Street Greenwich $779K 1-3 p.m Sotheby's
15 Lafayette Court #1E Greenwich $795K 2-4 p.m. Douglas Elliman
176 Weaver Street Greenwich $799K 1-4 p.m. Halstead
197 Sheephill Road #C Riverside $825K 2-4 p.m. Coldwell Banker
69 Riverdale Avenue #305 Greenwich $945K 2-4 p.m. Coldwell Banker
21 Cary Road Riverside $975K 1-4 p.m. Higgins Group
40 Ettl Lane #22 Greenwich $995K 2-4 p.m. Houlihan Lawrence
58 Moshier Street Greenwich $1.075M 1-3 p.m. Coldwell Banker
16 Hawthorne S #4 Greenwich $1.15M 1-4 p.m. BHHS
16 Hawthorne S #5 Greenwich $1.15M 1-4 p.m. BHHS
14 Clover Place Cos Cob $1.195M 1-3 p.m. BHHS
101 Lewis Street #M Greenwich $1.249M 2-4 p.m. Keller Williams
13 Deluca Drive Cos Cob $1.25M 2-4 p.m. Raveis
41 Leonard Avenue Riverside $1.35M 12-2 p.m. Keller Williams
7 Cherry Valley Road Greenwich $1.395M 1-3 p.m. Coldwell Banker
54 Valleywood Road Cos Cob $1.399M 11-1 p.m. Coldwell Banker
16 Cottontail Road Cos Cob $1.399M 1-3 p.m Coldwell Banker
112 Sheephill Road Riverside $1.499M 2-4 p.m. Raveis
19 Blind Brook Lane Greenwich $1.545M 1-3 p.m BHG Rand
3 Nutmeg Drive Greenwich $1.545M 1-3 p.m Madison and Post
16 Pleasant View Old Greenwich $1.575M 2-4 p.m. BHHS
30 Bote Road Greenwich $1.595M 1-3 p.m Coldwell Banker
92 Old Stone Bridge Cos Cob $1.65M 2-4 p.m. Coldwell Banker
56 Londonderry Drive Greenwich $1.675M 1-3 p.m Houlihan Lawrence
34 Ettl Lane Greenwich $1.797M 1-3 p.m Coldwell Banker
31 Horseshoe Road Cos Cob $1.799M 1-3 p.m Halstead
29 Old Stone Bridge Cos Cob $1.875M 2-4 p.m. Coldwell Banker
80 E Elm Street #A Old Greenwich $1.8999M 11-2 p.m. Houlihan Lawrence
97 Valley Road N Cos Cob $1.995M 2-4 p.m. Houlihan Lawrence
19 Saint Claire Old Greenwich $1.995M 1-3 p.m Halstead
21 Londonderry Drive Greenwich $2M 1-3 p.m Coldwell Banker
31 Evergreen Road Greenwich $2.2M 1-3 p.m Houlihan Lawrence
17 Salem Street Cos Cob $2.295M 2-4 p.m. Raveis
69 Circle Drive Greenwich $2.485M 12-2 p.m. Real Living
11 Grimes Road Old Greenwich $2.575M 1-4 p.m. Real Living
181 Milbank Avenue #W Greenwich $2.749M 10:30-2:30 Coldwell Banker
27 Alden Road Greenwich $2.7999M 12-3 p.m. Global
5 Brown House Road Old Greenwich $2.8495M 2:30-5 p.m. Coldwell Banker
350 Riversville Road Greenwich $2.85M 12-2 p.m. Coldwell Banker
19 Bailiwick Road Greenwich $2.995M 2-4 p.m. Houlihan Lawrence
22 Widgeon Way Greenwich $2.999M 1-3 p.m Houlihan Lawrence
9 Game Cock Road Greenwich $2.999M 1-3 p.m Coldwell Banker
366 Sound Beach Old Greenwich 3.3M 1-3 p.m Coldwell Banker
84 Connecticut Avenue Greenwich $3.35M 2-4 p.m. Houlihan Lawrence
54 Mallard Drive Greenwich $3.695M 1-4 p.m. BHHS
851 Lake Avenue Greenwich $4.195M 3-5 p.m. Coldwell Banker
35 West Way Old Greenwich $5.295M 1-3 p.m Halstead
610 Lake Avenue Greenwich $5.495M 1-3 p.m Coldwell Banker
38 Dairy Road Greenwich $5.495M 11:30-2 p.m. Coldwell Banker
11 Rock Ridge Avenue Greenwich $6.2M 3-5 p.m. Sotheby's
I have paid to open the MLS to you, so feel free to  search properties based on your own parameters or set up a portal to get notifications on a customized search.  For readers that just follow on the Greenwich Patch I will not be posting all entries on the patch.  You can read all postings at  www.greenwichrealestateguy.com/blog.   
If easier, please subscribe here to receive each post. Please do not hesitate to email (jrandall@houlihanlawrence.com) or call (203-273-1034) if I can assist in any way.
  
Best,                                                                     
                                                                                  
Jared Randall                                                 Join my Mailing List 
Houlihan Lawrence Greenwich                     Search Properties 
cell:  203-273-1034                                         View My Website 
       

 

 

Thursday
Jul272017

Greenwich Real Estate Guy's Blog: 2nd Quarter Market Report and July 30th Open House List

The Greenwich Real Estate Guy's Blog: 2017 2nd Quarter Market Report and July 30th Open House List
A weekly analysis brought to you by Greenwich Real Estate Guy.
 
 

 

I have attached our 2017 2nd Quarter Market Report.  Below is the summary and some local trends.  Click on the picture or the link for the detailed report.
There's an old joke about economists. If you put 10 of them in a room, you will get 11 opinions. Don't worry, the real estate market isn't quite at that point. But there are some notable trends in the broader metrics that impact the real estate market. They don't always follow the path expected and predicted by the so-called experts, and are open to interpretation. 

For example, heading into the quarter, there was a lot of concern that because the Trump administration had not yet been able to deliver on the president's economic campaign promises, like tax cuts, that would negatively impact the stock market. And yet, on June 30th when the quarter closed, the stock market had turned in the best quarter in years. The Nasdaq rose 14 percent, with the Dow and S&P 500 notching gains of 8 percent. Reality defies expectations. 

For our real estate market, sometimes things appear one way at first, but a broader view tells a more thoughtful and complete story. For example, one way to look at the market is that it has tempered a bit in the second quarter compared to the beginning of 2017. But taking a broader view, the Greenwich market still experienced gains in the first half compared to the same period a year ago. We feel the long-term perspective is the more indicative view. 

Also of note: average prices are on the rise, up nearly 4 percent. We believe that number is a vote of confidence. When buyers decide to commit to a well-priced property, they will be willing to pay up at least a little. But here's the reality check. The number of homes sold declined by 6 percent. We interpret that to mean that only homes that are priced right, get the serious buyers who appreciate value and complete the purchase at a good price. Sellers must strategically price their homes when they first come to market and not fish for an unrealistic price. 
Here are some trends we are seeing this summer: 

More millennials will likely be able to get mortgages. High student debt has kept many young people from qualifying for a mortgage, preventing them from buying their first home. Starting in July, Fannie Mae and Freddie Mac are going to allow buyers to have higher levels of debt and still qualify for a home loan. Specifically, they are raising their debt- to-income ratio to 50 percent of pretax income from 45 percent. Some experts worry about the risk, but as a practical matter, financing will be more available. 

Demand continues to be highest at the more affordable price points. Homes under $1 million dollars showed the most demand in the first half of the year. Those under $2 million were not far behind. 

Banks are getting more eager to lend. Higher interest rates have meant a downward trend in mortgage refinancing. And as we noted above, home prices are higher and sales are down. That means less demand for new mortgages. Expect the banks to be at least a little more open-minded when it comes to issuing loans. 

Time remains on the buyer's side. Days on market continues to expand. It now takes 220 days on average to sell a home in Greenwich, CT. There is a lot of inventory to choose from, and buyers are aware of the options. They demand value. 

Dream homes are seeing more interest and may be reaching a tipping point. As the quarter ended, while overall deal activity declined, there was a pickup in high-end deals which had been a slower price point. For example, in the first half of 2017 sales of homes in the $6 million to $8 million range doubled from the same period a year ago. This could serve as a catalyst for buyers on the sidelines to start getting more serious about locking in the home they have had their eye on. We're closely watching this trend for more signs of a pickup.

Some regional statistics we'd like to share: 

Greenwich North of the Parkway continues to be a place where buyers can find value. Sales declined significantly, and when they did occur sales prices were only 86 percent of the asking price. Homes have been on the market an average of about 450 days. Buyers who want privacy and convenience to the Merritt Parkway will find attractive options. 

Prices are also lower in Greenwich South of the Parkway. But the lower prices are driving sales, which were up more than 20 percent this past quarter compared to the second quarter of 2016. Days on market, at 221, is less than half the time of Greenwich North of the Parkway. The larger lot sizes and private schools, along with convenience to Greenwich avenue give it an edge. Buyers will find value but do need to move faster. 

We are seeing pricing strength in Greenwich South of the Post Road. Sales, however, declined in the second quarter, and it took longer to sell homes. A large portion of this area is waterfront where big deals continue to happen. The strongest demand year-to-date has been in the $1 million to $3 million price range. Prices are also rising in Cos Cob. However, sales declined more than 40 percent in the second quarter. 

After struggling a year ago, Riverside is showing strong gains in both sales and prices. Homes are selling faster, signaling buyers recognize value. The most affordable price points are seeing the most demand. 

The quaint village of Old Greenwich remains a favorite of NYC buyers. They love the walkability to the train and the proximity to the beach, shopping and dining. While sales and prices did move lower in the second quarter, annualized year-over-year prices did rise. The Condominium market is up modestly so far in 2017, and prices are on the rise. 

Newbies no more! Houlihan Lawrence participated in seven of the top 10 sales this year. It's hard to believe we only opened our Greenwich office in 2013. We feel so firmly rooted in the community. Thank you for embracing us and making us part of one of the most important family decisions of your life. 


Stephen Meyers
CEO

Chris Meyers 
President 
 
Below are the 49 open houses this Sunday.
Street Name Area List Price Time Listing Office
53 Hillside Road Greenwich $19.5K 1-3 p.m. Coldwell Banker
110 Valley Drive Greenwich $24K 1-4 p.m. Coldwell Banker
7 River Road #304 Cos Cob $649K 1-3 p.m. Coldwell Banker
243 Hamilton Avenue #B Greenwich $735K 1-3 p.m. Higgins Group
25 Valley Road #1 Cos Cob $739K 12-2 p.m. Raveis
25 Valley Road #1 (Land) Cos Cob $739K 12-2 p.m. Raveis
17 Amherst Road Riverside $845K 1-3 p.m. Houlihan Lawrence
21 Cary Road Riverside $975K 1-4 p.m. Higgins Group
77 Ritch Avenue #B Greenwich $999K 1-3 p.m. Higgins Group
1 Northfield Street #A Greenwich $1.125M 1-3 p.m. Raveis
50 Stonehedge Drive S. Greenwich $1.135M 2-4 p.m. Anderson
14 Clover Place Cos Cob $1.195M 1-3 p.m. BHHS
44 Valley Road #A Cos Cob $1.199M 2-4 p.m. Coldwell Banker
91 Stonehedge N Greenwich $1.229M 1-3 p.m. Coldwell Banker
85 Bowman Drive Greenwich $1.249M 1-4 p.m. Halstead
316 Valley Road Cos Cob $1.249M 1-4 p.m. BHHS
65 Stonehedge Drive S Greenwich $1.395M 1-3 p.m. Sotheby's
7 Suburban Avenue Cos Cob $1.395M 2-4 p.m. Coldwell Banker
54 Valleywood Road Cos Cob $1.449M 11-1 p.m. Coldwell Banker
353 Riversville Road Greenwich $1.495M 1-4 p.m. BHHS
112 Sheephill Road Riverside $1.499M 2-4 p.m. Raveis
16 Pleasant View Place Old Greenwich $1.575M 1-4 p.m. BHHS
19 Blind Brook Lane Greenwich $1.595M 1-3 p.m. BHG Rand
21 Stanwich Lane Greenwich $1.62M 1-3 p.m. Sotheby's
6 Glen Road Greenwich $1.625M 1-4 p.m. Sotheby's
31 Richmond Drive Old Greenwich $1.795M 1:30-3:30 p.m. Coldwell Banker
34 Ettl Lane Greenwich $1.797M 3-5 p.m. Coldwell Banker
17 Old Wagon Old Greenwich $2.199M 1-3 p.m. Keller Williams
16 Laddins Rock Road Old Greenwich $2.249M 1-4 p.m. BHHS
12 Nimitz Place Old Greenwich $2.29M 12-3 p.m. BHHS
15 Old Orchard Road Riverside $2.295M 1-3 p.m. BHHS
17 Salem Street Cos Cob $2.295M 1-4 p.m. Raveis
106 Porchuck Road Greenwich $2.33M 1-4 p.m. BHHS
14 Kernan Place Old Greenwich $2.395M 1-3 p.m. Houlihan Lawrence
69 Circle Drive Greenwich $2.485M 12-3 p.m. Real Living
39 Mohawk Lane Greenwich $2.495M 2-4 p.m. Anderson Associates
75 Dearfield Drive Greenwich $2.495M 2-4 p.m. Coldwell Banker
31 Chapel Lane Riverside $2.499M 1-3 p.m. Coldwell Banker
84 Connecticut Avenue Greenwich $3.35M 2-4 p.m. Houlihan Lawrence
14 Sherwood Farm Greenwich $3.395M 2-4 p.m. Halstead
82 Cat Rock Road Cos Cob $3.498M 1-4 p.m. BHHS
532 North Street Greenwich $3.595M 1-3 p.m. Houlihan Lawrence
20 Alpine Road Greenwich $3.85M 1-4 p.m. Coldwell Banker
53 Hillside Road Greenwich $4.395M 1-3 p.m. Coldwell Banker
171 Cognewaugh Road Cos Cob $4.495M 2-4 p.m. Raveis
198 Shore Road Old Greenwich $4.75M 2-4 p.m. Halstead
198 Shore Road (Land) Old Greenwich $4.75M 2-4 p.m. Halstead
110 Valley Drive Greenwich $5.849M 1-4 p.m. Coldwell Banker
558 Lake Avenue Greenwich $5.95M 1-4 p.m. Sotheby's
I have paid to open the MLS to you, so feel free to  search properties based on your own parameters or set up a portal to get notifications on a customized search.  For readers that just follow on the Greenwich Patch I will not be posting all entries on the patch.  You can read all postings at  www.greenwichrealestateguy.com/blog.   
If easier, please subscribe here to receive each post. Please do not hesitate to email (jrandall@houlihanlawrence.com) or call (203-273-1034) if I can assist in any way.
  
Best,                                                                     
                                                                                  
Jared Randall                                                 Join my Mailing List 
Houlihan Lawrence Greenwich                     Search Properties 
cell:  203-273-1034                                         View My Website 

 

 

Thursday
Jul272017

Greenwich Real Estate Guy's Blog: Open House List July 23rd

The Greenwich Real Estate Guy's Blog: Open House List July 23rd
A weekly analysis brought to you by Greenwich Real Estate Guy.
 
 

 

I am hosting an open house from 1-4 p.m. on Sunday at 444 Old Church Road.  Please come by and tour this beautiful home full of amenities so close to town:
Relish the ease and convenience of living across from Greenwich Country Day and 2.5 minutes from Brunswick School and Greenwich Academy in a spectacular, 2008 renovated 5 bedroom stone and stucco home on one gorgeous, gated acre with a pool, bar, pergola, stone terraces and outdoor fireplace ideal for indoor/outdoor entertaining. Boasts exquisite custom millwork, curved walls, vertical windows, six fireplaces and Brazilian mahogany floors. Features a fabulous eat-in, granite kitchen with a wet bar and 14' center island that opens into family room; sunroom; elegant living and dining rooms; wood paneled office; stunning master suite and dramatic entry hall with coffered ceiling. The magnificent property highlights lush specimen trees, vibrant mature plantings and natural spring pond.
The Broker of our office sent out a quick recap of the market today:

I wanted to examine how the single family home market is faring in Greater Greenwich so far this year.  While the first quarter got us off to a solid start we have all but erased those gains in the marketplace as of this morning.  The headlines look like this:

* Home sales in Greenwich are essentially unchanged vs. a year ago.
* Home prices (median) in Greenwich are DOWN 2.6% at $1,747,500.
* Inventory is DOWN 8.4%
* Pending deals are DOWN 16%
* Average DOM is 209 days.
* Sold/List Price Ratio is 95%
* Sold/Original List Price Ratio is 90%.
* Average sold price per square foot is $567

We do see an uptick in deal activity in the $3m-$10m ranges, which is good.  This trend seemed to begin just before the close of Q2 and continues with word of other good deals coming together.
Below are the 72 open houses this Sunday.
Street Name Area List Price Time Listing Office
9 River Road #405 Cos Cob $2.5K 1-4 p.m. Raveis
60 Oak Ridge #2S Greenwich $2.7K 12-2 p.m. Coldwell Banker
9 Rockland Place Greenwich $3.4K 2-4 p.m. Sotheby's
58 Moshier Street Greenwich $5.95K 1-4 p.m. Coldwell Banker
36 Meyer Place Riverside $10K 1-3 p.m. Coldwell Banker
5 Brown House Road Old Greenwich $12.5K 2:30-5 p.m. Coldwell Banker
4 Putnam Park Greenwich $365K 2-4 p.m. Raveis
47 Lafayette Place #2G Greenwich $395K 1-3 p.m. Sotheby's
9 River Road #405 Cos Cob $415K 1-4 p.m. Raveis
12 Glenville Street #206 Greenwich $535K 1-4 p.m. Houlihan Lawrence
150 Prospect #6 Greenwich $585K 1-3 p.m. Sotheby's
453 Putnam Avenue #1A Cos Cob $639K 1-3 p.m. BHHS
247 Byram Road Greenwich $649K 12-2 p.m. Coldwell Banker
28 Homestead Lane Greenwich $649K 12-2 p.m. Platinum Drive
9 Rockland Place Greenwich $689.9K 2-4 p.m. Sotheby's
112 Pemberwick Road Greenwich $699K 2-4 p.m. Houlihan Lawrence
184 Peck Avenue #4 Greenwich $699K 1-3 p.m. Raveis
243 Hamilton Ave #B Greenwich $735K 1-3 p.m. Higgins
15 Concord Street Greenwich $749.9K 12-3 p.m. William Pitt Sotheby's
35 Scott Road Greenwich $825K 2-4 p.m. Coldwell Banker
4 Weaver Street Greenwich $1.093M 1-3 p.m. Plaza Realty
58 Moshier Street Greenwich $1.095M 1-4 p.m. Coldwell Banker
56 Sherwood Place #8 Greenwich $1.139M 1-3 p.m. BHHS
16 Hawthorne Street #4 Greenwich $1.15M 1-4 p.m. BHHS
16 Hawthorne Street #5 Greenwich $1.15M 1-4 p.m. BHHS
1 Northfield Street #A Greenwich $1.192M 12-2 p.m. Raveis
26 Sundance Drive Cos Cob $1.26M 1-3 p.m. Sotheby's
76 Circle Drive Greenwich $1.449M 11-1 p.m. Higgins
353 Riversville Road Greenwich $1.495M 1-4 p.m. BHHS
14 Tyler Lane Riverside $1.4999M 2-4 p.m. Coldwell Banker
15 Steep Hollow Cos Cob $1.5M 2-4 p.m. Coldwell Banker
16 Pleasant View Old Greenwich $1.575M 1-4 p.m. BHHS
17 Tory Road Riverside $1.595M 2-4 p.m. Houlihan Lawrence
30 Bote Road Greenwich $1.595M 1-3 p.m. Coldwell Banker
21 Stanwich Lane Greenwich $1.62M 1-3 p.m. Sotheby's
44 N Hawthorne Greenwich $1.625M 2-4 p.m. Douglas Elliman
79 Connecticut Avenue Greenwich $1.649M 1-3 p.m. Relocation Group
6 Saint Claire Avenue Old Greenwich $1.685M 12-3 p.m. New England Land
24 Juniper Lane Riverside $1.699M 12-3 p.m. BHHS
1 Finney Knoll Riverside $1.795M 1-3 p.m. Houlihan Lawrence
34 Ettl Lane Greenwich $1.797M 1-4 p.m. Coldwell Banker
4 Grove Lane Greenwich $1.949M 1-4 p.m. Coldwell Banker
111 Stanwich Road Greenwich $1.995M 2-4 p.m. Houlihan Lawrence
97 Valley Road Cos Cob $1.995M 2-4 p.m. Houlihan Lawrence
19 Saint Claire Avenue Old Greenwich $1.995M 1-3 p.m. Halstead
317 Overlook Drive Greenwich $2.099M 1-3 p.m. William Pitt Sotheby's
93 Summit Road Riverside $2.149M 1-3 p.m. BHHS
10 Lincoln Avenue Old Greenwich $2.195M 3-5 p.m. Houlihan Lawrence
300 Riversville Road Greenwich $2.285M 11-1 p.m. Houlihan Lawrence
30 Heusted Drive Old Greenwich $2.289M 1-3 p.m. Coldwell Banker
52 Winthrop Drive Riverside $2.295M 1-3 p.m. BHHS
25 Copper Beech Road Greenwich $2.299M 2-4 p.m. BHHS
26 Nimitz Place Old Greenwich $2.325M 2-4 p.m. Town Green
69 Circle Drive Greenwich $2.485M 12-3 p.m. Real Living
1 Home Place #B Greenwich $2.4995M 1-3 p.m. Douglas Elliman
7 Ricki Beth Lane Old Greenwich $2.5M 1-3 p.m. BHHS
74 Willowmere Circle Riverside $2.795M 2-4 p.m. Houlihan Lawrence
26 Stoney Ridge Riverside $2.795M 1-3 p.m. Sotheby's
5 Brown House Road Old Greenwich $2.8495M 2:30-5 p.m. Coldwell Banker
444 Old Church Road Greenwich $3.00 1-4 p.m. Houlihan Lawrence
110 Shore Road Old Greenwich $3.3M 12-2 p.m. Halstead
84 Connecticut Avenue Greenwich $3.35M 1-3 p.m. Houlihan Lawrence
14 Sherwood Farm Greenwich $3.395M 1-4 p.m. Halstead
340 Old Church Road Greenwich $3.45M 1-3 p.m. Coldwell Banker
2 Laurel Lane Spur Greenwich $3.495M 1-3 p.m. Real Living
29 Pecksland Road Greenwich $3.795M 2-4 p.m. Houlihan Lawrence
8 Cathlow Drive Riverside $51.95M 1-4 p.m. Coldwell Banker
35 West Way Old Greenwich $5.295M 1-3 p.m. Halstead
38 Dairy Road Greenwich $5.495M 12-2 p.m. Coldwell Banker
110 Valley Drive Greenwich $5.995M 2-4 p.m. Coldwell Banker
5 Sylvan Lane Old Greenwich $6.395M 1-3 p.m. Halstead
85 Indian Head Riverside $6.75M 2:30-4:30 p.m. Coldwell Banker
I have paid to open the MLS to you, so feel free to  search properties based on your own parameters or set up a portal to get notifications on a customized search.  For readers that just follow on the Greenwich Patch I will not be posting all entries on the patch.  You can read all postings at  www.greenwichrealestateguy.com/blog.   
If easier, please subscribe here to receive each post. Please do not hesitate to email (jrandall@houlihanlawrence.com) or call (203-273-1034) if I can assist in any way.
  
Best,                                                                     
                                                                                  
Jared Randall                                                 Join my Mailing List 
Houlihan Lawrence Greenwich                     Search Properties 
cell:  203-273-1034                                         View My Website