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
May202017

Greenwich Real Estate Guy's Blog: Open House List May 21st

The Greenwich Real Estate Guy's Blog: Open House List May 21st
A weekly analysis brought to you by Greenwich Real Estate Guy.
 
 

 

As you probably can tell if you follow the blog, writing is not necessarily my specialty :)  Hence, I hire copywriters to do my write ups for advertising.  That being said, I would be remiss not to mention from my standpoint what great value 444 Old Church Road, where I am doing an open house Sunday from 1-4 p.m.  This house was expanded and renovated by the owners.  When they expanded they left no stone unturned.  The amount of detail to their specifications is second to none, including the amenities.  They designed it so every bedroom has it's own bathroom, put the laundry on the second floor, great sound system throughout the house, and did a phenomenal job with the stone work to make an incredible patio, outdoor fire place, and unbelievable yard with pool, especially so close to town.  The kitchen overlooks the incredible yard and pool in a way you can always see the little ones playing.  Literally, two and a half minute drive to Whole Foods and the start of Greenwich Avenue.  Rare to get such a nice yard and pool so close to town.  If, you click on the listing you can see the more professional copy writers take on the home and property. It is priced a hair under $3M. Hope to see you Sunday between 1-4 p.m.
Below are the 130, yes that is right 130 Open Homes for Sunday
Street Name Area List Price Time Listing Office
15 Widgeon Way Greenwich $7.75K 1-4 p.m. Raveis
246 Riverside Avenue Riverside $12.5K 2-4 p.m. Raveis
123 Doubling Road Greenwich $26.9K 1-3 p.m. Houlihan Lawrence
4 Putnam Park Greenwich $375K 2-4 p.m. Raveis
245 Byram Road Greenwich $539.5K 2-4 p.m. Madison and Post
84 Weaver Street #C Greenwich $695K 1-3 p.m. Houlihan Lawrence
71 Richland Road #A Greenwich $699K 1-3 p.m. Douglas Elliman
9 Rockland Place Greenwich $734.9K 2-4 p.m. Sotheby's
20 Orchard Street Cos Cob $799K 1-4 p.m. Coldwell Banker
35 Scott Road Greenwich $825K 2-4 p.m. Coldwell Banker
22 Breezemont Avenue Riverside $845K 1-3 p.m. Sotheby's
22 Breezemont (Land) Riverside $845K 1-3 p.m. Sotheby's
12 Mary Lane Riverside $869K 1-3 p.m. Houlihan Lawrence
35 Edgewood Avenue Greenwich $895K 1-3 p.m. Houlihan Lawrence
49 Grey Rock Drive Greenwich $899K 1-3 p.m. Halstead
56 Northfield Street Greenwich $925K 1:30-3:30 p.m. Coldwell Banker
21 Hoover Road Riverside $935K 1-3 p.m. Coldwell Banker
40 Cassidy Street Greenwich $945K 1-3 p.m. Sotheby's
19 Canterbury Drive Greenwich $950K 1-4 p.m. Raveis
48 Spring Street #5 Greenwich $958K 2-4 p.m. Madison and Post
106 Florence Road Riverside $978K 1-3 p.m. Sotheby's
21 Cary Road Riverside $995K 1-4 p.m. Higgins Group
47 Riverside Avenue Riverside $999K 2-4 p.m. Houlihan Lawrence
28 Georgetowne North Greenwich $1.175M 11-1:30 p.m. Halstead
44 Valley Road #B Cos Cob $1.175M 1-3 p.m. Coldwell Banker
105 Hamilton Avenue #2 Greenwich $1.175M 1-3 p.m. Coldwell Banker
58 Moshier Street Greenwich $1.175M 2-4 p.m. Raveis
12 Georgetowne North Greenwich $1.184M 1-3 p.m. Coldwell Banker
2 Nassau Place #3 Cos Cob $1.195M 2-4 p.m. Houlihan Lawrence
50 Stonehedge Drive Greenwich $1.249M 2-4 p.m. Anderson Associates
101 Lewis Street #M Greenwich $1.249M 1-3 p.m. Keller Williams
85 Bowman Drive Greenwich $1.297M 1-3 p.m. Halstead
28 Powell Street Greenwich $1.299M 11-1:30 p.m. Coldwell Banker
24 Marshall Street Old Greenwich $1.299M 1-3 p.m. Houlihan Lawrence
7 Cherry Valley Road Greenwich $1.395M 1-3 p.m. Coldwell Banker
2 Bote Court Greenwich $1.449M 1-3:30 p.m. Douglas Elliman
50 Old Orchard Riverside $1.45M 1-3 p.m. David Ogilvy
17 Fairfield Avenue Old Greenwich $1.45M 1-3 p.m. David Ogilvy
61 Hunt Terrace Greenwich $1.475M 1-3 p.m. Halstead
41 Leonard Avenue Riverside $1.485M 1-3 p.m. Keller Williams
365 Round Hill Greenwich $1.495M 2-4 p.m. Davenport
12 Laddins Rock Old Greenwich $1.495M 1-4 p.m. Coldwell Banker
3 Nutmeg Drive Greenwich $1.5495M 1-3 p.m. Madison and Post
405 Lyon Farm Greenwich $1.55M 1-4 p.m. Sotheby's
89 Cognewaugh Road Cos Cob $1.595M 1-3 p.m. Coldwell Banker
54 Valleywood Road Cos Cob $1.599M 2-4 p.m. Coldwell Banker
17 Oval Avenue Riverside $1.695M 1-3 p.m. Houlihan Lawrence
6 Glen Road Greenwich $1.695M 1-4 p.m. Sotheby's
24 Juniper Lane Riverside $1.699M 11-1 p.m. BHHS
10 Carissa Lane Greenwich $1.699M 1-3 p.m. Douglas Elliman
2 Spruce Street Riverside $1.749M 1-3 p.m. Coldwell Banker
45 Circle Drive Greenwich $1.775M 2-4 p.m. Raveis
311 Cognewaugh Road Cos Cob $1.785M 2-4 p.m. Sotheby's
112 Patterson Avenue Greenwich $1.795M 1-3 p.m. Coldwell Banker
92 Old Stone Bridge Cos Cob $1.799M 1-3 p.m. Coldwell Banker
172 Byram Shore Greenwich $1.85M 2-4 p.m. Real Living
49 Zaccheus Mead Greenwich $1.85M 1-3 p.m. Houlihan Lawrence
29 Old Stone Bridge Cos Cob $1.875M 1-3 p.m. Coldwell Banker
22 Summit Road Riverside $1.875M 12-2 p.m. BHHS
22 Crescent Road Riverside $1.895M 1-3 p.m. Houlihan Lawrence
15 Widgeon Way Greenwich $1.9M 1-4 p.m. Raveis
380 Cognewaugh Road Cos Cob $1.925M 1-4 p.m. BHHS
9 Glen Court Greenwich $1.975M 1-4 p.m. New England
180 Stanwich Road Greenwich $2.195M 1-4 p.m. BHHS
280 Riversville Road Greenwich $2.195M 2-4 p.m. David Ogilvy
309 Stanwich Road Greenwich $2.195M 1-4 p.m. BHHS
38 Jones Park Drive Riverside $2.25M 1-3 p.m. Merritt Associates
55 Burning Tree Greenwich $2.295M 1-3 p.m. Houlihan Lawrence
35 Welwyn Road Riverside $2.295M 1-3 p.m. Houlihan Lawrence
17 Salem Street Cos Cob $2.295M 1-4 p.m. Raveis
7 Welwyn Road Riverside $2.325M 1-3 p.m. Sotheby's
7 Welwyn Road Riverside $2.325M 1-3 p.m. Sotheby's
25 Copper Beech Greenwich $2.388M 2-4 p.m. BHHS
414 Stanwich Road Greenwich $2.395M 1-3 p.m. Douglas Elliman
15 Edgewood Drive Greenwich $2.395M 2-4 p.m. Houlihan Lawrence
15 Old Orchard Riverside $2.395M 1-4 p.m. BHHS
75 Dearfield Drive Greenwich $2.495M 1-3 p.m. Coldwell Banker
10 Shady Brook Old Greenwich $2.495M 1-3 p.m. Houlihan Lawrence
66 Tomac Avenue Old Greenwich $2.495M 1-3 p.m. BHHS
16 Laddins Rock Road Old Greenwich $2.495M 1-3 p.m. BHHS
696 Lake Avenue Greenwich $2.55M 2-4 p.m. Houlihan Lawrence
5 Blanchard Road Greenwich $2.595M 12-2 p.m. Sotheby's
31 Chapel Lane Riverside $2.595M 3:30-5:30 p.m. Coldwell Banker
151 Milbank Avenue #3 Greenwich $2.65M 2-4 p.m. Coldwell Banker
300 Riversville Road Greenwich $2.685M 2-4 p.m. Houlihan Lawrence
86 Round Hill Road Greenwich $2.79M 1-4 p.m. Halstead
151 Milbank Avenue #2 Greenwich $2.795M 2-4 p.m. Coldwell Banker
14 Dewart Road Greenwich $2.795M 1-3 p.m. Houlihan Lawrence
14 Dewart Road Greenwich $2.795M 1-3 p.m. Houlihan Lawrence
246 Riverside Avenue Riverside $2.799M 2-4 p.m. Raveis
151 Milbank Avenue #4 Greenwich $2.875M 2-4 p.m. Coldwell Banker
151 Milbank Avenue #1 Greenwich $2.975M 2-4 p.m. Coldwell Banker
1 Home Place #B Greenwich $2.995M 1-3 p.m. Douglas Elliman
1 Home Place #A Greenwich $2.995M 1-3 p.m. Douglas Elliman
323 Cognewaugh Road Cos Cob $2.995M 2-4 p.m. Coldwell Banker
2 Dartmouth Road Cos Cob $2.995M 1-3 p.m. Coldwell Banker
23 Daffodil Lane Cos Cob $2.995M 1-3 p.m. Centric
444 OLD CHURCH ROAD Greenwich $2.999995M 1-4 p.m. Houlihan Lawrence
28 Heusted Drive Old Greenwich $2.999999M 12-2 p.m. Houlihan Lawrence
124 Porchuck Road Greenwich $3.1M 1-3 p.m. Coldwell Banker
64 Hillcrest Park Road Old Greenwich $3.249M 2-4 p.m. Houlihan Lawrence
43 Grahampton Lane Greenwich $3.25M 1-4 p.m. BHHS
110 Shore Road Old Greenwich $3.3M 2-4 p.m. Halstead
14 Sherwood Farm Greenwich $3.395M 2-4 p.m. Halstead
99 Hunting Ridge Road Greenwich $3.395M 3-5 p.m. Sotheby's
82 Cat Rock Road Cos Cob $3.795M 1-4 p.m. BHHS
106 Lockwood Road Riverside $3.795M 1-4 p.m. Houlihan Lawrence
54 Mallard Drive Greenwich $3.925M 1-4 p.m. BHHS
20 Alpine Road Greenwich $3.995M 12-3 p.m. Coldwell Banker
310 Round Hill Road Greenwich $3.995M 2-4 p.m. Halstead
80 Cat Rock Road Cos Cob $4.45M 1-4 p.m. BHHS
79 Pecksland Road Greenwich $4.4975M 1-4 p.m. Sotheby's
128 Porchuck Road Greenwich $4.499M 1-4 p.m. BHHS
1 Ledge Road Old Greenwich $4.695M 2-4 p.m. Halstead
6 Andrews Farm Greenwich $4.975M 2-4 p.m. Coldwell Banker
171 Cognewaugh Road Cos Cob $4.985M 1-4 p.m. Raveis
291 Stanwich Road Greenwich $5.255M 2-4 p.m. Sotheby's
35 West Way Old Greenwich $5.295M 1-4 p.m. Halstead
5 Indian Head Riverside $5.35M 3-5 p.m. Halstead
38 Dairy Road Greenwich $5.495M 11:30-2 p.m. Coldwell Banker
16 Boulder Brook Greenwich $5.495M 1-3 p.m. Coldwell Banker
34 Club Road Riverside $5.495M 1-3 p.m. Houlihan Lawrence
8 Cathlow Drive Riverside $5.495M 1-3 p.m. Coldwell Banker
5 Dairy Road Greenwich $5.992M 1-3 p.m. Houlihan Lawrence
14 Dawn Harbor Lane Riverside $5.995M 2-4 p.m. Houlihan Lawrence
123 Doubling Road Greenwich $6.395M 1-3 p.m. Houlihan Lawrence
85 Indian Head Riverside $6.75M 2:45-5 p.m. Coldwell Banker
5 Meadow Place Old Greenwich $7.195M 12-2 p.m. Sotheby's
5 Meadow Place Old Greenwich $7.195M 12-2 p.m. Sotheby's
11 Cove Road Old Greenwich $7.995M 1-3 p.m. Greenwich Land
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 
       

 

 

Saturday
May202017

Greenwich Real Estate Guy's Blog: April Market Report

The Greenwich Real Estate Guy's Blog: April 2017 MarketReport
A weekly analysis brought to you by Greenwich Real Estate Guy.
 
 

 

A month into the 2nd quarter and a lot of the positives we were feeling from the first quarter seem to have dissipated.  Although, the numbers show a difficult April, deals are still being done, just at a slower pace:
Greater Greenwich Market  (all of Greenwich)
 
For all of Greenwich the amount of homes sold declined when compared to the month before as well as the year before.  There was a 43% decline vs. the month before and a 21% decline when compared to April of 2016.  The sole positive is the average Days on the Market declined 8% over last month, and 4% over last year.
In the town of Greenwich there were 18 properties sold.   That is down 41%  vs. last month (March 2017) and down 10% over April of last year.  Positive being days on market decreased and the price per listing price percentage grew.

Cos Cob Market Report 

The Cos Cob Market had five properties sold in April with is a 50% decline over last month but a 66% growth over April of 2016.  For the average days on market drastically dropped for the five properties (47% over last month and down 13% over last year) showing Cos Cob is a little stronger market than the other towns.
Three properties sold in Riverside for the month of April, that is a decline of 50% over the month before and 66% decline over April of last year, but obviously percentages jump up with smaller numbers.  Days on Market did see a big decline again.
Four homes sold in Old Greenwich for the month of April.  That equates to a 33% decline vs last month as well as April of last year.  Days on Market actually increased on these three deals.
What does all of this mean?

We see consistently across all of Greenwich the amount of homes for sale increase, with the amount of properties sold decline.  We must take into account this is only one month, and the first three months of the year were very strong months.  So, part of this is that March was so strong.  However, it is important to note that with the strong 1st quarter results coupled with the time of year we are seeing more inventory hit the market, even more than last year.  Hence, buyers (especially in higher price points) have a lot of houses to choose from.  Sellers must be priced appropriately and show value when selling their home.  I would be happy to discuss in more detail if you would like.  Please do not hesitate to email (jrandall@houlihanlawrence.com) or call (203-273-1034) if I can assist in any way.
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.
  
Best,                                                                     
                                                                                  
Jared Randall                                                 Join my Mailing List 
Houlihan Lawrence Greenwich                     Search Properties 
cell:  203-273-1034                                         View My Website 
       

 

 

Tuesday
May092017

Greenwich Real Estate Guy's Blog: 444 Old Church

The Greenwich Real Estate Guy's Blog: 444 Old Church
A weekly analysis brought to you by Greenwich Real Estate Guy.
 
 

 

I am very excited to present my new listing at 444 Old Church Road.  Spectacular five bedroom stone and stucco home presides over one beautifully landscaped acre with a round pool, outdoor bar, pergola and outdoor stone fireplace conveniently located across the street from Greenwich Country Day, with just a 2.5-minute drive to Brunswick School and Greenwich Academy.  Tucked back behind a gated entrance this 2008 renovated residence showcases custom millwork, large vertical windows, seven fireplaces, exquisite architectural details and lustrous Brazilian mahogany floors. 
 
A grand double height entry hall unveils a remarkable interior that seamlessly connects with the stone terraces allowing for wonderful indoor/outdoor living and entertaining.   The dramatic two-story gallery boasts a coffered ceiling, built-in cabinetry, recessed paneled wainscoting and marble floors.  The elegant formal rooms include a stunning, light-filled living room with a fireplace, three exposures and outdoor access as well as a sophisticated dining room defined by mahogany wainscoting and a graceful curved wall, a hallmark of many of the rooms.  The heart of the home is the fabulous granite clad, eat-in kitchen, anchored by a commanding 14' center island, with a gas fireplace and wet bar. This spacious dream kitchen expands into the family room with cove lighting, a wall of custom cabinetry and transom topped doors that open onto the delightful patio.  A striking wood paneled home office, full bath and enticing sunroom round out this level.
 
An inviting hallway wraps around the second floor overlooking the gallery.  A luxurious master suite features a fireplace, a sumptuous bathroom, adjacent office with wood cabinetry as well as his and her fitted closets. Three comfortable en-suite bedrooms, one with a fireplace; a guest bedroom; full bath and laundry room complete this floor.
 
This magnificent property also highlights a port cochere, playhouse, swing set, gorgeous specimen trees, Belgian block paved driveway and a natural spring pond. Please do not hesitate to reach out if interested in a tour of this magnificent property.
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 
       

 

 

Saturday
May062017

Greenwich Real Estate Guy's Blog: Open House List May 7th

The Greenwich Real Estate Guy's Blog: May 7th Open House List
A weekly analysis brought to you by Greenwich Real Estate Guy.

 

I will be hosting an open house Sunday from 1-3 p.m. at the above pictured 28 Heusted Drive.  This newly constructed home on a private cul-de-sac in Old Greenwich has 5 bedrooms 3 full baths, with one half bath is 4,500 s.f.  The modern chic design of the interior and use of the space is what drew me to this house.  A great deck and balcony off of the master to view the tidal pond.  A few blocks south of the Old Greenwich Village and train add to the phenomenal location.  The house is priced at $3.349M.
Below are the 102 Open Homes for Sunday

Street Name Area List Price Time Listing Office
30 Stonebrook Lane Cos Cob $6.75K 12-4 p.m. BHHS
106 Orchard Street Cos Cob $7.5K 1-3 p.m. BHHS
14 Coventry Lane Riverside $15K 1-3 p.m. BHHS
245 Byram Road Greenwich $539.5K 2-4 p.m. Madison and Post
5 Wellington Place #B Greenwich $599K 1-3 p.m. BHHS
84 Weaver Street #C Greenwich $695K 11-1:30 p.m. Houlihan Lawrence
16 Smith Street Greenwich $699K 3-5 p.m. Coldwell Banker
45 Francis Lane Greenwich $699K 1-3 p.m. Sotheby's
5 Buena Vista Drive Greenwich $699K 1-3 p.m. Houlihan Lawrence
82 Silo Circle Riverside $799K 1-3 p.m. Halstead
1015 North Street Greenwich $819K 2-4 p.m. Sotheby's
12 Mary Lane Riverside $899K 1-3 p.m. Houlihan Lawrence
51 Crawford Terrace Riverside $899K 1-3 p.m. Coldwell Banker
48 Spring Street #5 Greenwich $985K 1-3 p.m. Madison and Post
21 Cary Road Riverside $995K 1-4 p.m. Higgins Group
10 Mianus View Cos Cob $1.025M 1-4 p.m. Coldwell Banker
7a Fletcher Avenue Greenwich $1.0375M 1-4 p.m. BHHS
12 Georgetowne North Greenwich $1.184M 1-3 p.m. Coldwell Banker
2 Nassau Place #3 Cos Cob $1.195M 2-4 p.m. Houlihan Lawrence
7 Riverview Court Greenwich $1.195M 1-3 p.m. Anderson Associates
51 Forest Avenue #33 Old Greenwich $1.2M 12-2 p.m. Coldwell Banker
347 Riversville Road Greenwich $1.249M 1-4 p.m. BHHS
144 Water Street Greenwich $1.285M 1-3 p.m. BHHS
28 Powell Street Greenwich $1.299M 1-4 p.m. Coldwell Banker
9 Lantern Lane Greenwich $1.299M 1-3 p.m. Real Living
61 Lockwood Road Riverside $1.385M 1-3 p.m. Greenwich Land
144 Lockwood Road Riverside $1.425M 1-3 p.m. Houlihan Lawrence
2 Bote Court Greenwich $1.449M 1-4 p.m. Douglas Elliman
10 Roosevelt Avenue Old Greenwich $1.47M 1-3 p.m. Sotheby's
30 Stonebrook Lane Cos Cob $1.475M 12-4 p.m. BHHS
12 Laddins Rock Road Old Greenwich $1.495M 1-4 p.m. Coldwell Banker
187 Weaver Street Greenwich $1.499M 1-3 p.m. Houlihan Lawrence
14 Tyler Lane Riverside $1.4999M 1-3 p.m. Coldwell Banker
2 Calhoun Drive Greenwich $1.5M 1-3 p.m. Raveis
62 Morningside Drive Greenwich $1.525M 2-4 p.m. Anderson Associates
3 Nutmeg Drive Greenwich $1.5495M 1-3 p.m. Madison and Post
309 Round Hill Road Greenwich $1.595M 1-3 p.m. Sotheby's
56 Londonderry Drive Greenwich $1.675M 2-4 p.m. Houlihan Lawrence
106 Orchard Street Cos Cob $1.745M 1-3 p.m. BHHS
2 Spruce Street Riverside $1.749M 1-4 p.m. Coldwell Banker
300 Stanwich Road Greenwich $1.75M 12-4 p.m. Douglas Elliman
14 Weston Hill Road Riverside $1.795M 1-3 p.m. Coldwell Banker
92 Old Stone Bridge Cos Cob $1.799M 1-4 p.m. Coldwell Banker
73 Pemberwick Road Greenwich $1.8M 2-4 p.m. Douglas Elliman
58A Orchard Cos Cob $1.845M 12-2:30 p.m. House of Maxx
172 Byram Shore Greenwich $1.85M 2-4 p.m. Real Living
47 Hillcrest Park Road Old Greenwich $1.875M 2-4 p.m. Sotheby's
44 Hawthorne Street Greenwich $1.895M 2-4 p.m. Douglas Elliman
22 Crescent Road Riverside $1.895M 2-4 p.m. Houlihan Lawrence
26 Carleton Street Greenwich $1.925M 1-3 p.m. BHHS
380 Sound Beach Old Greenwich $1.95M 1-3 p.m. Coldwell Banker
5 Neighborly Way Riverside $1.95M 1-3 p.m. Alliance
17 Candlelight Place Greenwich $1.995M 2-4 p.m. Raveis
15 Relay Place Cos Cob $2.05M 1-3 p.m. BHHS
317 Overlook Drive Greenwich $2.149M 2-4 p.m. William Pitt Sotheby's
23 Riverside Lane Riverside $2.195M 1-4 p.m. Sotheby's
20 Mohawk Lane Greenwich $2.25M 1-4 p.m. BHHS
55 Burning Tree Road Greenwich $2.295M 1-3 p.m. Houlihan Lawrence
17 Salem Street Cos Cob $2.295M 2-4 p.m. Raveis
7 Welwyn Road Riverside $2.325M 1-3 p.m. Sotheby's
35 Welwyn Road Riverside $2.395M 1-3 p.m. Houlihan Lawrence
12 Nimitz Place Old Greenwich $2.395M 1-4 p.m. BHHS
17 Lincoln Avenue Greenwich $2.495M 1-4 p.m. Sotheby's
66 Tomac Avenue Old Greenwich $2.495M 1-4 p.m. BHHS
181 Cognewaugh Road Cos Cob $2.595M 1-4 p.m. BHHS
5 Blanchard Road Greenwich $2.595M 1-3 p.m. Sotheby's
36 Meyer Place Riverside $2.595M 2-4 p.m. Coldwell Banker
151 Milbank Avenue #3 Greenwich $2.65M 12-2 p.m. Coldwell Banker
111 Overlook Drive Greenwich $2.65M 1-3 p.m. Halstead
39 Mohawk Lane Greenwich $2.695M 2-4 p.m. Anderson Associates
31 Chapel Lane Riverside $2.695M 1-3 p.m. Coldwell Banker
151 Milbank Avenue #2 Greenwich $2.795M 12-2 p.m. Coldwell Banker
9 Tomney Road Greenwich $2.849M 1-4 p.m. Coldwell Banker
7 Ricki Beth Lane Old Greenwich $2.85M 1-4 p.m. BHHS
151 Milbank Avenue #4 Greenwich $2.875M 12-2 p.m. Coldwell Banker
1016 Lake Avenue Greenwich $2.895M 2-5 p.m. Coldwell Banker
151 Milbank Avenue #1 Greenwich $2.975M 12-2 p.m. Coldwell Banker
8 Dearfield Drive Greenwich $2.995M 1-3:30 p.m. Raveis
9 Game Cock Road Greenwich $2.99999M 1-3 p.m. Coldwell Banker
11 Lafayette Court #PH Greenwich $3.125M 1-3 p.m. Real Living
280 Stanwich Road Greenwich $3.199M 1-3 p.m. BHHS
110 Shore Road Old Greenwich $3.3M 1-3 p.m. Halstead
28 Heusted Drive Old Greenwich $3.349M 1-3 p.m. Houlihan Lawrence
14 Sherwood Farm Greenwich $3.395M 1-4 p.m. Halstead
15 Cottontail Road Cos Cob $3.495M 11-1:30 p.m. Coldwell Banker
82 Cat Rock Road Cos Cob $3.795M 1-4 p.m. BHHS
106 Lockwood Road Riverside $3.795M 2-4 p.m. Houlihan Lawrence
54 Mallard Drive Greenwich $3.925M 1-4 p.m. BHHS
61 Winding Lane Greenwich $3.98M 12-2 p.m. Coldwell Banker
43 Doubling Road Greenwich $3.995M 2-4 p.m. Houlihan Lawrence
14 Coventry Lane Riverside $3.995M 1-3 p.m. BHHS
310 Round Hill Road Greenwich $3.995M 1-4 p.m. Halstead
559 Steamboat Road #B2 Greenwich $3.995M 1-3 p.m. Sotheby's
851 Lake Avenue Greenwich $4.475M 1-3 p.m. Coldwell Banker
9 Mackenzie Glen Greenwich $4.975M 2-4 p.m. Halstead
7 Plow Lane Greenwich $4.998M 1-3 p.m. Houlihan Lawrence
6 Andrews Farm Road Greenwich $5.35M 3-5 p.m. Coldwell Banker
38 Dairy Road Greenwich $5.495M 12-2 p.m. Coldwell Banker
16 Boulder Brook GR $5.495M 1-3 p.m. Coldwell Banker
49 Byfield Lane Greenwich $5.695M 1-3 p.m. Sotheby's
11 Angus Lane Greenwich $5.875M 1-3 p.m. Coldwell Banker
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.
  
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Friday
Apr282017

Greenwich Real Estate Guy's Blog: 2017 Q1 Market Report

The Greenwich Real Estate Guy's Blog: 2017 First Quarter Market Report
A weekly analysis brought to you by Greenwich Real Estate Guy.
 
 

 

Click on the picture above or follow this link to the 2017 Q1 Market Report.  As you can see it was a great first quarter for our market.  Sold homes were up 28.6% over the first quarter last year.  All price ranges either stayed the same or went up vs last quarter.  However, we continue to see that buyers are looking for value.  Pricing has become the most important aspect of listing your home.  95 of the 126 properties that were sold in all of Greenwich this quarter were under $3M, that equates to 75.3% of all properties sold.  Days on the market continue to grow, up 23% to 248 days and the Sold price to initial ask has dropped to 92 percent.  These metrics point to a buyer wanting value, and show that we were able to get some of the older inventory on the market.  Typically we see the most inventory hit the market in Q2.  It will be interesting to see if that new inventory helps the days on market and list price averages or we continue to see buyers wait until a property gets to the right price before moving on it.  Here is the message from our COO and CEO:
A warm winter helped heat up our real estate market at the start of the year. Both home sales and prices rose in the quarter. To the relief of many in our community, the stock market gathered steam which added to consumer confidence. Tax reform remains a promise of the administration, as does deregulation but investors remain cautiously optimistic about the outcome. 

The S&P 500 was up 5.5 percent in the first quarter of 2017. The Nasdaq had its best quarter since 2013, soaring close to 10 percent. Interest rates have also been heading higher. Unemployment is at just 4.5 percent, an indication that the job market remains solid. While none of that is not a surprise, when coupled with the stock market performance, it is motivating buyers to get off the sidelines. 

The industry is getting ready for an increase in demand. Homebuilder stocks have been climbing. The S&P Homebuilders ETF had its best quarter in 2 years, adding 10 percent. Homebuilder sentiment was at its highest level in 12 years in March. 

Houlihan Lawrence proudly participated in the three top sales in Greenwich in the quarter, including a premiere $19.25 million waterfront property. 

Here are some trends we are seeing this spring: 

Millennials continue to form new households, and that is increasing the pool of potential buyers. They are often first time home buyers keenly aware of rising interest rates, but also needing the value of an entry level home. They know the history of the housing bubble and do not want to buy more than they can afford. 

Stretching to afford a house they will eventually "grow into" is a thing of the past for many homebuyers. 

Millennials want to keep some cash on the sidelines for experiences, like travel and dining out, when deciding how much to spend on a home. They are likely to resist taking on high levels of mortgage debt that will prevent them from having the resources to enjoy these activities. 

For sellers, this is creating a delicate situation. Demand is strongest in the most affordable price points. Prices are rising because of lack of supply- not because buyers can afford or are easily persuaded to pay higher prices. Initial pricing needs to take into account not just the supply/demand ratio, but the realistic final sales price that a buyer in the target market can and will pay. Sellers who are overly aggressive with initial pricing risk having their property on the market for an extended period of time. 

Gains have been made in the $1m-$6m range. We've seen a solid uptick this year compared to last year in home sales. For example, in the $2m-$3m range there was a 125 percent increase from the 1st quarter of 2016 to the 1st quarter of 2017. The median sales price in Greater Greenwich, at $1,875,000 is more than 12 percent higher than in the first quarter of 2016. 

Prices of homes sold are coming in at just 92 percent of the initial ask, accelerating what had been a modest downward trend. This is yet another red flag for sellers that initial pricing needs to be closer to what the market will bear. Average days on market rose by about 23 percent to 248 days in the first quarter, compared to a year earlier. Buyers have this data and will use it when making their offers. 


EXECUTIVE SUMMARY 
FIRST QUARTER 2017 
Some regional statistics we'd like to share: 

Sales in Greenwich North of the Parkway have been rising, driven by activity in the $1m-$2m range. But a closer look at the data shows that overall volume of sales remains light and demand is relatively low. For example, homes spent an average of 509 days on the market, an increase of 53 percent compared to the 1st quarter of 2016. 

Homes in Greenwich South of the Parkway experienced a surge in both home sales and pricing. The big draw? Proximity to schools and downtown Greenwich. Here the jump in sales was in the $2m to $5m price range. The most dramatic leap was in the $3m-$4m price points, where there was a 700 percent jump in sold properties. It should also be noted for potential sellers that we are seeing extremely high demand for homes priced under $1m. 

The top performing community of 2016, Greenwich South of Post Road, cooled a bit after those impressive gains. 
While both median sales prices and unit sales declined, there was a sales increase in the $1m-$2m price range, where demand remains strong for properties priced below $2m. 

Affordability and a central, convenient location continue to drive interest in Cos Cob. Home sales and median prices rose in the quarter. Demand for homes priced under a million dollars is at the very highest level, where sales held steady on a quarterly basis. Year-over-year sales of properties under a million dollars were up 36 percent. 

The comeback community is Riverside which enjoyed a strong quarter after a challenging 2016. Not only did sales and prices rise, but homes sold at a faster pace in this community just east of the Mianus River along the Long Island Sound Waterfront. The standout sales range here was the $1m-$3m, compared to a year ago. 
Old Greenwich with its village charm and proximity to Greenwich Point saw a surge in sales as well. In this case the activity was at the slightly higher end of the range between $2m and $3m where sales were up 150 percent. We are hearing reports of multiple bid situations percolating in the marketplace. Median sales prices rose 19 percent. 

Wall Street and Washington remain on our radar. After a strong start to 2017 we'll continue to monitor our local markets and advise our clients - using our proprietary analytics - on how to achieve success when buying or selling with Houlihan Lawrence. 

Stephen Meyers  CEO

Chris Meyers President 
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