About Me

 

 Jared G Randall

Houlihan Lawrence

100 West Putnam Avenue

Greenwich, CT 06830

Cell:    203-273-1034

Office: 203-869-0700 x40250

email: jrandall@HoulihanLawrence.com

 

 

Wednesday
Feb252015

Greenwich, CT Residential Real Estate Blog and Analysis: Special Edition 40 Riverside Lane

Greenwich, CT Residential Real Estate Blog and Analysis, Special Edition:  40 Riverside Lane
  
A weekly analysis brought to you by Greenwich Real Estate Guy.
I am excited to bring 40 Riverside Lane to the market.  Please let me know if you would like to set up a showing to view. 


 

Extraordinary Colonial with a Magnificent Stone Patio and Fireplace in Riverside


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


 

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

 

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

 

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

 

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

 

 

SPECIAL FEATURES:

 

4,002 Square Feet

5 Bedrooms (4 on the 2nd level, 1 on the lower level)

4 Full baths, 1 Half bath

.20 well landscaped acres

1 Outdoor stone fireplace

Outdoor kitchen with grill, and green egg barbecue for outdoor BBQ enthusiasts

 

Custom millwork - Raised paneling, wainscoting, extra wide crown moldings

 

Chef's Eat-in Kitchen

     Granite countertops

     Breakfast bar seating for 3

     Built-in Desk

     Sub-Zero refrigerator and freezer

     Viking six burner cooktop

     Bosch dishwasher

     Thermador double oven

     Sharp Microwave 
Saturday
Feb212015

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

Greenwich, CT Residential Real Estate Blog and Analysis:  
February 20th
A weekly analysis brought to you by Greenwich Real Estate Guy.

A quick thank you to all of the readers and followers of the blog.  At last count there were 1,101 agents who belong the GMLS.  For the month of January I ranked fifth in total transactions, and have another six under contract.  It means a lot that so many of you have trusted me to help you.  I truly appreciate the referrals as well, thank you.
The above Kaali-Nagy built home was constructed in 2010.  264 Riverside Avenue boasts six bedrooms, five full baths, and one half bath, and five fireplaces throughout the 6,081 s.f. home which sits on .33 of an acre.  Kaali-Nagy is known for their quality and attention to detail, this house is no exception.  The oak floors, the kitchen details, the openness and flow, nine and ten foot ceilings set apart this beautiful colonial.  There is an integrated whole-house entertainment system and state of the art amenities.  It is close to the train and Riverside schools as well.  The asking price is $4.395M.
As we look at January, it was slower than last year.  Remember, we had a great January and February in 2014.  Still, we are down 52% vs. last year in volume.  This is a great one sheet on January Sales.  As you see we are down 52% but if you look at the supply and demand analysis we went from a nine to a six.  We need more inventory and this was the first week we see a good size bump in inventory.  There are 536 properties for sale in Greenwich currently, up 16 from last week.  There are 417 of which are single family homes.  We had 64 properties sell on the MLS, up 9 from last week.  We have 93 properties under contract, same as last week.  

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

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

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

 

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

 

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

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

 **All opinions garnered from the statistics are my own

Properties Sold

 

When looking above, you can see that we are off to an average January.

 

New Listings

The new listings are on par with the past few years.

 

  
Year to Date Sold

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

 
Year to Date Available
  

 

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

  

 

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

As you can see the market needs more inventory in under $3M range and continue to see improvement in the higher price ranges.  Obviously, in times of lower inventory it dramatically changes the numbers.  

Open Houses for February 22nd
  
 There are 29 open houses on Sunday.  Please let me know if I can give you any insight to these or any other properties.
 
Street Name Area List Price Time Listing Office
7 Woodland Drive #2 Greenwich $3.5K 1-? P.m. Davenport
31 Green Lane #1 Greenwich $439K 1-4 p.m. Raveis
23 Pemberwick Road Greenwich $515K 1-3 p.m. Keller Williams
30 Almira Drive Greenwich $649.9K 1-3 p.m. Raveis
265 Pemberwick Road Greenwich $985K 1-3 p.m. Raveis
7 Brookside Park Old Greenwich $995K 1-3 p.m. RE/MAX
365 Round Hill Road Greenwich $1.695M 1-3 p.m. Davenport
15 Ferncliff Road Cos Cob $1.695M 1-3 p.m. Coldwell Banker
233 Milbank Avenue #6 Greenwich $1.795M 1-3 p.m. Houlihan Lawrence
233 Milbank Avenue #8 Greenwich $1.795M 1-3 p.m. Houlihan Lawrence
233-5 Milbank Avenue Greenwich $1.95M 1-3 p.m. Houlihan Lawrence
82 E Elm Street #B Greenwich $1.95M 1-3 p.m. Houlihan Lawrence
315 Field Point Road Greenwich $1.995M 1-4 p.m. BHHS
233-1 Milbank Avenue Greenwich $2.05M 1-3 p.m. Houlihan Lawrence
233 Milbank Avenue #2 Greenwich $2.05M 1-3 p.m. Houlihan Lawrence
88 Dingletown Road Greenwich $2.28M 12-3 p.m. William Pitt Sotheby's
104 E. Elm #2 Greenwich $2.395M 1-4 p.m. BHHS
30 Sherwood Avenue Greenwich $2.495M 1-4 p.m. BHHS
420 North Street Greenwich $2.699M 1-4 p.m. Sotheby's
15 Lexington Avenue Greenwich $3.475M 1-3 p.m. Coldwell Banker
5 Grimes Road Old Greenwich $3.595M 2-4 p.m. Coldwell Banker
38 Bramble Lane Riverside $3.895M 1-4 p.m. BHHS
10 Esther Place Old Greenwich $4.295M 2-4 p.m. Houlihan Lawrence
31 Owenoke Way Riverside $4.295M 1-4 p.m. BHHS
26 Stillman Lane Greenwich $4.85M 1-3 p.m. Coldwell Banker
22 Stillman Lane Greenwich $4.995M 1-3 p.m. Coldwell Banker
421 Field Point Road Greenwich $5.7M 1-4 p.m. BHHS
20 Langhorne Lane Greenwich $5.995M 11-1 p.m. Raveis

 

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
Jan312015

Greenwich, CT Residential Real Estate Blog and Analysis: January 30th

 
Greenwich, CT Residential Real Estate Blog and Analysis:  
January 30th
A weekly analysis brought to you by Greenwich Real Estate Guy.
 

There are times when I walk into a home and everything feels perfect.  This is the feeling I had when I toured 2 Oneida Drive #E in downtown Greenwich.  As you know location is the most important aspect to me in buying real estate.  In my opinion that is what makes this so unique.  To have a new construction home, on the water, with exceptional views, but be able to walk to all that Greenwich Avenue offers is very rare.  The Harbor consists of 11 luxury homes and condominiums across the street from the Delamar Hotel.  One of the many perks is that homeowners of the Harbor receive complimentary concierge services,  charging privileges, and special rates from the Delamar Hotel during the first year.  Services range from use of the facilities, including the fitness center and room service, to maid services and dockage.  The house itself has 6,695 s.f. consisting of three fireplaces, an elevator, 10' ceilings, and custom cabinetry.  Outside of the home, I  was attracted to the views, the outdoor space and especially the decor.  The interior was professionally designed by Lauren Muse ofMuse Interiors.  The outdoor space consists of a roof top terrace with an outdoor kitchen and a spa with the breathtaking views.  The price is $5.295M, and the association is already 36% sold.

As you can see below 2015 is off to a non-descript beginning.  There are 517 properties for sale in Greenwich currently, 418 of which are single family homes.  We had 41 properties sell on the MLS.  However, the real impressive aspect is that we have 89 properties under contract.  This is an abnormally  high number and should point to a strong 1st quarter.

We typically see the market start to pick up after the Super Bowl.  However, in February we have public and private school recesses so should be in full swing in beginning of March.

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

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

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

 

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

 

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

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

 **All opinions garnered from the statistics are my own

Properties Sold

 

When looking above, you can see that we are off to an average January.

 

New Listings

The new listings are on par with the past few years.

 

  
Year to Date Sold
Year to Date Sold
Year to Date Sold

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

 
Year to Date Available
  

 

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

  

 

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

As you can see the market needs more inventory in under $3M range and continue to see improvement in the higher price ranges.  Obviously, in times of lower inventory it dramatically changes the numbers.  

 

 

 

 

 

 

 


Open Houses for February 1st
  
 
 Below are the 2 Open houses for this week.

 

 

Street Name Area List Price Time Listing Office
7 Woodland Drive #2 Greenwich $3.5K 1-3 p.m. Davenport
6 Rockland Place Old Greenwich $725K 1-4 p.m. BHHS
7 Brookside Park Old Greenwich $995K 12-3 p.m. Re/Max
51 Lockwood Avenue Old Greenwich $1.395M 12-3 p.m. BHHS
30 Stag Lane Greenwich $1.499M 12:30-3 p.m. Real Living
365 Round Hill Road Greenwich $1.695M 1-3 p.m. Davenport
233 Milbank #6 Greenwich $1.795M 2-4 p.m. Houlihan Lawrence
233 Milbank #8 Greenwich $1.795M 2-4 p.m. Houlihan Lawrence
233-5 Milbank Avenue Greenwich $1.95M 2-4 p.m. Houlihan Lawrence
55 Shore Road Old Greenwich $1.999M 1-3 p.m. Coldwell Banker
233-1 Milbank Avenue Greenwich $2.05M 2-4 p.m. Houlihan Lawrence
233 Milbank Avenue #2 Greenwich $2.05M 2-4 p.m. Houlihan Lawrence
16 Crescent Road Riverside $2.295M 1-3 p.m. Coldwell Banker
65 Winthrop Drive Riverside $2.295M 1-3 p.m. Douglas Elliman
17 Lincoln Avenue Greenwich $2.795M 1-4 p.m. Sotheby's
129 Clapboard Ridge Greenwich $3.45M 1-3 p.m. Coldwell Banker
35 Upland Drive Greenwich $3.795M 12-2 p.m. Raveis
70 Sherwood Avenue Greenwich $3.975M Sat 10-4 Charles Paternina
8 Willow Road Riverside $4.095M 1-3 p.m. Coldwell Banker
26 Stillman Lane Greenwich $4.85M 1-3 p.m. Coldwell Banker
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
Jan102015

Greenwich, CT Residential Real Estate Blog and Analysis: 2014 Year in Review 

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

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

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


There are 493 properties for sale in Greenwich currently, 401 of which are single family homes.  This is down quite a bit over the last few weeks.  However, we are starting to see properties coming back on the market, so we should be seeing this number grow from here on out.

I want to mention an event that friends at the Junior League are helping to organize.  There will be a panel to on preventing adolescent sports injuries.  Maximizing Your Child's Athletic Potential: Expert Advice on Training Smarter and Preventing Injuries will be Thursday January 22nd at 7 p.m. at the Greenwich Library.  Allan Houston will be the Moderator.  Here is the flyer:
Following is the link to register if interested:
 

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

The new listings are pretty on par with last year with not much to analyze.

 

 

  
Year to Date Sold

The value in these two charts are comparing the market of what is available vs. what has sold.  For example the under $1M market accounted for 35% of the sold properties while only 16% of the current inventory.  Hence, the sellers have the bargaining power.  The $5M-$7.5M is 14% of the current available properties but only 4% of the sold.  Hence, the buyers have the bargaining power.

 
Year to Date Available
  

 

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

  

 

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

As you can see the market needs more inventory in under $3M range and continue to see improvement in the higher price ranges.  Obviously, in times of lower inventory it dramatically changes the numbers.  

 

 

 

 

 

 

 


Open Houses for January 11th
  
 
 Below are the 20 Open houses for this week.

 

 

Street Name Area List Price Time Listing Office
13 Hickory Drive Greenwich $3.975K 1-3 p.m. Raveis
69 Riverdale Avenue #205 Greenwich $829K 1-3 p.m. Sotheby's
57 Richmond Drive Old Greenwich $895K 2-4 p.m. Coldwell Banker
13 Hickory Drive Greenwich $925K 1-3 p.m. Raveis
35 Center Drive Old Greenwich $999K 2-4 p.m. Halstead
29 Butler Street Cos Cob $1.295M 1-3 p.m. Raveis
2 Sheldrake Road Greenwich $1.296M 1-4 p.m. BHHS
16 Mackenzie Glen Greenwich $1.75M 1-4 p.m. Raveis
39 Bowman Drive Greenwich $1.85M 1-4 p.m. Raveis
16 Crescent Road Riverside $2.295M 1-3 p.m. Coldwell Banker
106 Patterson Avenue Greenwich $2.85M 1-4 p.m. Raveis
11 Meyer Place Riverside 2.888M 1-4 p.m. Coldwell Banker
184 Stanwich Road Greenwich $2.95M 1-4 p.m. BHHS
7 Gisborne Place Old Greenwich $2.995M 1-4 p.m. Coldwell Banker
50 Lockwood Avenue Old Greenwich $3.495M 1-3 p.m. Raveis
29 Byfield Lane Greenwich $3.595M 1-3 p.m. Raveis
35 Upland Drive Greenwich $3.795M 11-2 p.m. Raveis
26 Stillman Lane Greenwich $4.85M 1-3 p.m. Coldwell Banker
22 Stillman Lane Greenwich $4.995M 1-3 p.m. Coldwell Banker
20 Langhorne Lane Greenwich $5.995M 10-12 p.m. Raveis
 

 

 

 

 

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
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.