About Me

 

 Jared G Randall

Houlihan Lawrence

100 West Putnam Avenue

Greenwich, CT 06830

Cell:    203-273-1034

Office: 203-869-0700 x40250

email: jrandall@HoulihanLawrence.com

 

 

Sunday
May012016

Greenwich Real Estate Guy's Blog: Property of the Wee and Clickable Open House List for May 1st

The Greenwich Real Estate Guy's Blog: Property of The Week and Open House List May 1st

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

 

 

Pictured above is 10 Pilot Rock Lane.  The home is listed at $13.75M.  I feel the write up by Listing Agent John Bates, does it better than my writing:

 

Custom built by the current owner in 2008. Sprawling craftsman style direct waterfront home with spa and negative edge pool overlooking Long Island Sound with sweeping east to west views from Greenwich Point to NYC. 5 en suite bedrooms featuring deep water views. Extensive master suite with sitting room w fireplace walks out to the pool with east to west views. Billiard room, custom designed home theatre, gourmet island kitchen, expansive living room, Lrg reef tank, 4 hole putting green, 7 zones, radiant heat in most rooms and heated driveway, programable AV system, and much more. See specifications sheet under documents. Association quarter mile crescent beach to Elias point for grilling and the marina with a pier, cement floats for boats and deep water moorings.
Please know I am sending this earlier than I typically do.  That means that this list was taken from the MLS on Thursday, there may be late additions to the open house list, but these are the 75 as of Thursday.

 

Street Name Area List Price Time Listing Office
71 Orchard Place #A Greenwich $7.25K 1-3 p.m. Davenport
9 Stallion Trail Greenwich $14.9K 1-4 p.m. BHHS
1465 Putnam #207 Old Greenwich $312.5K 1-3 p.m. Raveis
47 Lafayette Place #4C Greenwich $450K 1-4 p.m. BHHS
75 Cos Cob Avenue #7 Cos Cob $498.3K 1-3 p.m. The Relocation Group
9 Rockland Place Greenwich $545K 1-4 p.m. BHHS
24 Nicholas Avenue Greenwich $545K 1:30-3 p.m. DMK Real Estate
15 Le Grande #2 Greenwich $645K 1-3 p.m. Coldwell Banker
50 Laddins Rock Old Greenwich $670K 2-4 p.m. BHHS
100 Strickland Road #4 Cos Cob $679K 1-3 p.m. Coldwell Banker
44 Moshier Street Greenwich $779K 1-4 p.m. Raveis
351 Delavan Avenue Greenwich $789K 1-3 p.m. Coldwell Banker
40 Strickland Road Cos Cob $845.5K 1-3 p.m. Coldwell Banker
11 Old Kings Highway Old Greenwich $859K 12-2 p.m. Weichert
22 Sound Beach Old Greenwich $895K 1-3 p.m. Coldwell Banker
10 Buena Vista Greenwich $925K 1-2 p.m. Ridge
49 Indian Harbor #6 Greenwich $995K 2-4 p.m. Coldwell Banker
296 Round Hill Greenwich $995K 1-3 p.m. Houlihan Lawrence
49 Greenway Drive Greenwich $1.09M 2-4 p.m. Anderson
12 Neighborly Way Riverside $1.125M 2-4 p.m. Raveis
5 S. End Court Old Greenwich $1.195M 2-4 p.m. Coldwell Banker
1044 North Street Greenwich $1.199M 12-3 p.m. BHHS
12 Georgetowne N Greenwich $1.25M 1-3 p.m. Coldwell Banker
28 Center Drive Old Greenwich $1.275M 2-4 p.m. Raveis
22 Windsor Lane Cos Cob $1.295M 1-3 p.m. Coldwell Banker
4 Irvine Road Old Greenwich $1.295M 2-4 p.m. Houlihan Lawrence
10 Lockwood Drive Old Greenwich $1.3495M 1-3 p.m. Coldwell Banker
7 Cherry Valley Greenwich $1.395M 1-3 p.m. Coldwell Banker
20 Georgetowne N Greenwich $1.398M 12-3 p.m. Scott Kadison
7 Suburban Avenue Cos Cob $1.45M 1-4 p.m. Coldwell Banker
45 William Street #A Greenwich $1.495M 1-4 p.m. BHHS
365 Round Hill Greenwich $1.525M 1-3 p.m. Davenport
108 Glenville Road Greenwich $1.59M 11:30-1 p.m. DMK Real Estate
29 Barton Lane Cos Cob $1.625M 1-3 p.m. Coldwell Banker
71 Orchard Place #A Greenwich $1.65M 1-3 p.m. Davenport
812 Lake Avenue Greenwich $1.695M 2-4 p.m. Halstead
39 Orchard Place Greenwich $1.825M 2-4 p.m. Sotheby's
48 Locust Road Greenwich $1.85M 2-4 p.m. David Ogilvy
12 Randolph Place Cos Cob $1.85M 1-4 p.m. Coldwell Banker
21 Echo Lane Greenwich $1.975M 1-4 p.m. Houlihan Lawrence
35 Duncan Drive Greenwich $1.995M 1-4 p.m. BHHS
344 Cognewaugh Road Cos Cob $2.249M 1-3 p.m. Coldwell Banker
300 Stanwich Road Greenwich $2.375M 1-3 p.m. David Ogilvy
93 Summit Road Riverside $2.395M 1-4 p.m. Sotheby's
3 Little Cove Place Old Greenwich $2.495M 1-4 p.m. BHHS
25 Copper Beech Greenwich $2.65M 1-3 p.m. BHHS
21 Wooddale Road Greenwich $2.675M 1-3 p.m. Halstead
11 Red Coat Lane Greenwich $2.745M 1-3 p.m. Sotheby's
137 Clapboard Ridge Greenwich $2.75M 1-4 p.m. BHHS
95 Valley Road #B Cos Cob $2.795M 1-3 p.m. Raveis
36 Meyer Place Riverside $2.795M 2-4 p.m. Coldwell Banker
25 Club Road Riverside $2.895M 1-3 p.m. Centric
20 Mohawk Lane Greenwich $2.9M 1-4 p.m. BHHS
130 Havemeyer Place Greenwich $2.95M 2-4 p.m. Halstead
294 Round Hill Greenwich $2.995M 1-3 p.m. Houlihan Lawrence
32 West Way Old Greenwich $2.995M 1-3 p.m. Coldwell Banker
241 Lake Avenue Greenwich $3.05M 1-4 p.m. Halstead
28 Old Camp Lane Cos Cob $3.29M 1-3 p.m. The Riverside
9 Crescent Road Riverside $3.295M 1-3 p.m. Coldwell Banker
328 Lake Avenue Greenwich $3.295M 1-4 p.m. Houlihan Lawrence
8 Dearfield Drive Greenwich $3.395M 1-3 p.m. Raveis
1 Dearfield Drive Greenwich $3.4M 1-3 p.m. Coldwell Banker
9 Stallion Trail Greenwich $3.495M 1-4 p.m. BHHS
294 Round Hill Greenwich $3.495M 1-3 p.m. Houlihan Lawrence
84 Connecticut Avenue Greenwich $3.55M 1-3 p.m. Houlihan Lawrence
14 Sherwood Farm Greenwich $3.595M 1-4 p.m. Halstead
1 Minerva Place Old Greenwich $3.795M 2-4 p.m. Houlihan Lawrence
15 Terrace Avenue Riverside $3.795M 1-4 p.m. BHHS
8 Chapel Lane Riverside $4.175M 1-4 p.m. BHHS
20 Alpine Road Greenwich $4.35M 1-4 p.m. Coldwell Banker
128 Porchuck Road Greenwich $4.499M 1-4 p.m. BHHS
31 Meadowcroft Lane Greenwich $4.95M 12-2 p.m. Sotheby's
113 Round Hill Road Greenwich $5.195M 2:30-4:30 Sotheby's
73 North Street Greenwich $5.2M 1-3 p.m. Halstead
38 Dairy Road Greenwich $7.275M 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 
       


 

Monday
Apr252016

The Greenwich Real Estate Guy's Blog: 1st Quarter Market Report

The Greenwich Real Estate Guy's Blog: 1st Quarter Market Report

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

Pictured above is the 1st Quarter Market Report.  One of the best aspects of the company I work with is their statistical approach to the market.  This report epitomizes their focus on the education of our clients.  I will share some of the points specific to different areas of town.  However, it is definitely worth the few minutes to click and dive into.

Some regional statistics we'd like to share.

Old Greenwich remains a popular choice for New York City buyers. The area is off to a strong start, with unit sales up
66 percent in the first quarter from a year ago. City-dwellers are attracted to the areas small-town convenience, along
with the beaches, schools, restaurants and shopping. The train to NYC just a short bike or walk away is always a big
selling point as well. That has helped lift average selling prices jump nearly 40 percent compared to the first quarter of
2015.

Riverside is also off to a steady start. Sales have moved higher by about 8 percent from a year ago. But we note that
those homes that sell are selling closer to their asking price. That tells us that when homes are thoughtfully priced,
buyers who would otherwise nibble, will bite. It is taking longer to sell homes in the area, and that is reflected in lower
prices.


South of Post Road has been a huge winner for sellers with all indicators showing improvement over last year.
Twice as many homes sold in the first quarter of this year as in 2015. Days on market are down more than 26 percent,
and prices rose in the first quarter by more than 60 percent compared to the year ago quarter.
Among the highlights: a $15 million waterfront home in Belle Haven. We are proud to have represented both the
buyer and seller. The common thread here is simple: beautiful homes in locations that are convenient to the restaurants
and shopping along Greenwich Avenue, as well as the train and highway for commuters.

First time home buyers and downsizers are attracted to Cos Cob. It has become a popular spot for food lovers with
an assortment of new dining options. It also offers the lowest median home prices in Greenwich. Demand is strongest
in the under $1 million range. We have seen activity level off after a busy half of 2015, and homes are taking longer to sell.
 
Sellers have seen prices rising North of the Parkway, with the median sale prices up 63 percent. Entry level homes
continue to get the most attention from buyers in "back country Greenwich, with the $1 million to $2 million range
leading the way. But time is not on a seller's side here. Days on market has climbed to 332. Yes, almost a year on average.
There have been fewer transactions, and inventory is up, especially in the under $2 million range.

The $3-$4 million range has also seen a surge in the number of homes for sale. Sellers must keep this in mind and be strategic in how they price and present their property right from the start.
 
South of the Parkway has seen an encouraging decrease in the time it takes to sell a home. Days on market has
fallen to 179, the best since 2013. But that is still about six months. Inventory has been on the rise, up about 33 percent
compared to a year ago, and we are seeing low demand, especially between $3 and $5 million.
 
The Condo market enjoyed a surge in sales in the first quarter. Buyers included first time buyers as well as downsizers.
Sales jumped nearly 10% while prices remained flat compared to 2015.
 
Greenwich continues to be a top choice for newly formed families looking to buy their first home. We believe
the more affordable prices, continued low interest rates and shifting demographics will be a benefit to our market.
The financial markets have proven the naysayers from the start of the year wrong, and have come back strong to push
towards new highs. The job market continues to improve, lifting consumer confidence, and creating new reasons for
buyers to come off the sidelines. Prepared sellers will benefit from their advance planning.

For readers that just follow on the Greenwich Patch I will not be posting all entries on the Patch, you can see all entries at www.greenwichrealestateguy.com/blog or feel free to subscribe.


Feel free to search properties.  For a customized search or analysis feel free to email me your parameters and I can set up a portal for you.  If, you know anyone who is looking to buy or sale in Greenwich, please do not hesitate to send me their contact information.  I would be honored to help in anyway possible.  

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 
       
 
Saturday
Apr232016

The Greenwich Real Estate Guy's Blog: Sunday's Open House List with Links

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

Dear Readers,

I would like to thank everyone for their continued readership as well as sending me your ideas for improvement on the blog.  I have decided to switch the format of the blog to make it more succinct and hopefully add more value to the followers.  Instead of one long newsletter sent out every week, I will be sending shorter versions more often.  You will still get the information I have always done just hopefully easier for you to follow.  For readers that just follow on the Greenwich Patch I will not be posting all entries on the Patch, you can see all entries at www.greenwichrealestateguy.com/blog or feel free to subscribe.

Open Houses April 24th

  
There are 93 open house this Sunday, including the above pictured 10.5 Dandy Drive in Cos Cob.  The open house is from 1-3 p.m. The listing price is $1.95M.
Address                     Town           Price     Time      Broker
1381 E. Putnam #1 Old Greenwich $4.5K 1-4 p.m. BHHS
1381 E. Putnam #2 Old Greenwich $4.5K 1-4 p.m. BHHS
1381 E. Putnam #3 Old Greenwich $4.5K 1-4 p.m. BHHS
1381 E. Putnam #4 Old Greenwich $4.5K 1-4 p.m. BHHS
71 Orchard Place #A Greenwich $7.25K 2-4 p.m. Davenport
2 Homestead #408 Greenwich $378K 2-4 p.m. Coldwell Banker
9 Rockland Place Greenwich $545K 1-4 p.m. BHHS
24 Nicholas Avenue Greenwich $545K 1-4 p.m. DMK
66 Richland Road #3 Greenwich $649K 2-4 p.m. Coldwell Banker
9 River Road #414 Cos Cob $659K 1-3 p.m. Coldwell Banker
16 Nicholas Avenue Greenwich $699K 1-3 p.m. Coldwell Banker
40 Strickland Road Cos Cob $845.5K 1-3 p.m. Coldwell Banker
11 Old Kings Highway Old Greenwich $859K 12-3 p.m. Weichert
211 Lyon Farm Greenwich $918K 12-2 p.m. William Pitt Sotheby's
10 Anthony Place Riverside $980K 1-3 p.m. Coldwell Banker
30 Indian Field Road Greenwich $995K 1-3 p.m. Sotheby's
49 Indian Harbor #6 Greenwich $995K 2-4 p.m. Coldwell Banker
296 Round Hill Road Greenwich $995K 1-3 p.m. Houlihan Lawrence
27 Fado Lane Cos Cob $1.05M 1-3 p.m. Sotheby's
32 Maplewood Drive Cos Cob $1.075M 1-3 p.m. Sotheby's
105 Hamilton Avenue #1 Greenwich $1.195M 1-4 p.m. Sotheby's
18 Heusted Drive Old Greenwich $1.195M 1-3 p.m. Coldwell Banker
7 Alec Templeton Greenwich $1.25M 1-4 p.m. Higgins Group
12 Georgetowne North Greenwich $1.25M 1-3 p.m. Coldwell Banker
28 Center Drive Old Greenwich $1.275M 1:30-4:30 Raveis
347 Riversville Road Greenwich $1.295M 1-4 p.m. Coldwell Banker
500 River Road #7 Cos Cob $1.395M 1-3 p.m. Raveis
31 Westview Place Riverside $1.488M 2-4 p.m. Coldwell Banker
25 Benenson Drive Cos Cob $1.499M 1-4 p.m. Raveis
365 Round Hill Greenwich $1.525M 1-3 p.m. Davenport
41 Westview Place Riverside $1.545M 2-4 p.m. Coldwell Banker
108 Glenville Road Greenwich $1.59M 1:30-3 p.m. DMK
186 Fireld Point #4A Greenwich $1.595M 1-3 p.m. Douglas Elliman
5 Lockwood Drive Old Greenwich $1.595M 2-4 p.m. Houlihan Lawrence
143 Woodside Drive Greenwich $1.595M 1-3 p.m. Houlihan Lawrence
104 Orchard Street Cos Cob $1.595M 2-4 p.m. Coldwell Banker
71 Orchard Place #A Greenwich $1.65M 2-4 p.m. Davenport
26 Annjim Drive Greenwich $1.695M 1-4 p.m. Halstead
405 Lyon Farm Greenwich $1.75M 1-4 p.m. Sotheby's
2 Spruce Street Riverside $1.825M 1-4 p.m. Coldwell Banker
48 Locust Road Greenwich $1.85M 2-4 p.m. David Ogilvy
102 Riverside Lane Riverside $1.85M 2-4 p.m. Raveis
36 Barton Lane Cos Cob $1.85M 1-3 p.m. Coldwell Banker
12 Randolph Place Cos Cob $1.85M 1-3 p.m. Coldwell Banker
62 Old Stone Bridge Cos Cob $1.895M 1-3 p.m. Houlihan Lawrence
25 Linwood Avenue Riverside $1.925M 2-4 p.m. Coldwell Banker
41 Riverside Lane Riverside $1.949M 1-3 p.m. Sotheby's
309 Round Hill Road Greenwich $1.95M 2-4 p.m. Sotheby's
10.5 Dandy Drive Cos Cob $1.95M 1-3 p.m. Houlihan Lawrence
11 Pintail Lane Greenwich $1.995M 1-5 p.m. Houlihan Lawrence
36 Zaccheus Mead Greenwich $2M 1-3 p.m. Raveis
311 Cognewaugh Road Cos Cob $2.075M 2-4 p.m. Weichert
3 Azalea Terrace Cos Cob $2.099M 1-4 p.m. BHHS
24 Londonderry Drive Greenwich $2.15M 1-4 p.m. Halstead
13 Pierson Drive Greenwich $2.3M 2-4 p.m. Houlihan Lawrence
18 Lexington Avenue #B Greenwich $2.395M 2-4 p.m. Houlihan Lawrence
20 Steeple Chase Greenwich $2.495M 1-4 p.m. Coldwell Banker
7 Eggleston Lane Old Greenwich $2.495M 2-4 p.m. Houlihan Lawrence
20 Gilliam Lane Riverside $2.495M 1-3 p.m. Sotheby's
145 Cognewaugh Road Cos Cob $2.495M 1-3 p.m. Coldwell Banker
63 Sherwood Place Greenwich $2.675M 1-3 p.m. Sotheby's
65 Sherwood Place Greenwich $2.675M 1-3 p.m. Sotheby's
24 Saint Claire Old Greenwich $2.7495M 2-4 p.m. Coldwell Banker
44 Doubling Road Greenwich $2.75M 1-3 p.m. Sotheby's
27 Chieftans Road Greenwich $2.85M 1-3 p.m. Coldwell Banker
10 Gilliam Lane Riverside $2.895M 1-3 p.m. Halstead
11 Potter Drive Old Greenwich $2.895M 1-4 p.m. Coldwell Banker
130 Havemeyer Place Greenwich $2.95M 2-4 p.m. Halstead
75 Dearfield Drive Greenwich $2.985M 2-4 p.m. Coldwell Banker
67 Tomac Avenue Old Greenwich $2.995M 1-3 p.m. Sotheby's
130 Lower Cross Road Greenwich $3.25M 1-4 p.m. Sotheby's
61 Baldwin Farms S. Greenwich $3.295M 1-4 p.m. Sotheby's
62 Pine Ridge Road Greenwich $3.395M 1-3 p.m. Coldwell Banker
93 North Street Greenwich $3.395M 2-4 p.m. Houlihan Lawrence
294 Round Hill Greenwich $3.495M 1-3 p.m. Houlihan Lawrence
98 North Street Greenwich $3.495M 1-3 p.m. Sotheby's
99 Sterling Road Greenwich $3.495M 1-3 p.m. Coldwell Banker
14 Long View Avenue Riverside $3.695M 1-3 p.m. Houlihan Lawrence
121 Lower Cross Greenwich $3.699M 1-3 p.m. Houlihan Lawrence
19 Desiree Drive Greenwich $3.7M 1-3 p.m. Sotheby's
524 North Street Greenwich $3.95M 1-4 p.m. BHHS
215 Milbank W Greenwich $3.999M 2-4 p.m. Houlihan Lawrence
12 Long View Avenue Riverside $4.15M 1-3 p.m. Houlihan Lawrence
311 Stanwich Road Greenwich $4.995M 1-3 p.m. Coldwell Banker
73 North Street Greenwich $5.2M 12-4 p.m. Halstead
5 N. Crossway Old Greenwich $5.4M 1-3 p.m. Sotheby's
233 Byram Shore Greenwich $5.795M 1:30-4:30 Raveis
303 Milbank Avenue Greenwich $5.993M 12-2 p.m. Coldwell Banker
68 Birch Lane Greenwich $5.995M 1-3 p.m. Sotheby's
18 Pinecroft Road Greenwich $6M 1-4 p.m. BHHS
35 Winding Lane Greenwich $6.495M 1-4 p.m. Coldwell Banker
38 Dairy Road Greenwich $7.275M 1-3 p.m. Coldwell Banker
1030 Lake Avenue Greenwich $9.8M 2-4 p.m. Houlihan Lawrence
555 Riversville Road Greenwich $12.995M 1-3 p.m. Sotheby's

Feel free to search properties.  For a customized search or analysis feel free to email me your parameters and I can set up a portal for you.  If, you know anyone who is looking to buy or sale in Greenwich, please do not hesitate to send me their contact information.  I would be honored to help in anyway possible.  

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 
       
  

 

Thursday
Apr212016

Greenwich, CT Residential Blog and Analysis: April 15th

Greenwich Real Estate Blog:
April 15th

A weekly analysis brought to you by Greenwich Real Estate Guy.
Dear Jared 
The above beautiful colonial was custom built and has a great pool and patio.  The house is located at 175 Stanwich Road.  One of the many great aspects of the house is that 175 is on a quiet lane off of Stanwich Road.  The home has a great flow with a grand double entry as you walk in, opening up to a family room with a fireplace.  The family room also opens up to the eat in kitchen.  Both of these rooms have great light and open up to the patio with a great outside fireplace.  The house is listed as five bedrooms and four full baths with a half bath, with 4,739 s.f.  The house is priced at $3.595M.

Feel free to search properties.  For a customized search or analysis feel free to email me your parameters and I can set up a portal for you.  If, you know anyone who is looking to buy or sale in Greenwich, please do not hesitate to send me their contact information.  I would be honored to help in anyway possible.  
**The information on the featured property and all statistical information is from the Greenwich MLS.
**All opinions garnered from the statistics are my own
Properties Sold

 

  We had 67 properties sell in February compared to 55 in February of 2015.  Again over 20% of last year.  

 

New Listings

We had 122 new listings in February compared to 95 last year also over 20% growth.  So as we are seeing improvement in the amount of properties sold, we are seeing them in the lower price points, and we are also seeing the inventory growing as owners are hearing the market is improving.

 Year to Date Sold
As you can see by the chart above as well as reading the market reports.  The amount of transactions are up which is a great sign for the overall market.  However, they are mostly in the lower price ranges.  Hence you see a decrease in the median prices.  This chart shows that through February 71% of all the properties sold are under $2M.
 
Year to Date Available
  
Comparing these two charts you see the difficulty in the market.  71% of the sold properties are under $2M.  Yet, only 38% of the inventory is under $2M.  So, if you are buying in that price range you are in a very competitive situation.  Conversely, if you are selling in the higher price range you are also in a competitive situation with the inventory.  This is where pricing and nicely the home shows becomes imperative.

Open Houses April 17th
  
There is supposed to be phenomenal weather on Sunday.  So get out there and enjoy the selection of open houses.  There are 72 open houses.
Street Name Area List Price Time Listing Office
24 Bedford Road Greenwich $5.995K 1-4 p.m. BHHS
71 Orchard Place #A Greenwich $7.25K 1-3 p.m. Davenport
9 Stallion Trail Greenwich $14.9K 1-4 p.m. BHHS
29 Division West #3 Greenwich $434K 2-4 p.m. Halstead
75 Cos Cob #7 Cos Cob $498.3K 1-3 p.m. Relocation Group
35 Putnam Park Greenwich $499.9K 1-4 p.m. BHHS
24 Nicholas Avenue Greenwich $545K 1-3 p.m. DMX
9 Rockland Place Greenwich $560K 1-4 p.m. BHHS
103 Putnam Park Greenwich $588K 1-3 p.m. Coldwell Banker
2 Ocean View Avenue Greenwich $649K 1-3 p.m. Anderson
40 Caroline Place Greenwich $650K 1-3 p.m. Douglas Elliman
9 River Road #414 Cos Cob $659K 1-3 p.m. Coldwell Banker
11 River Road #105 Cos Cob $685K 12-4 p.m. Houlihan Lawrence
97 Greenwich Hills Greenwich $699K 2-4 p.m. Raveis
22.5 Caroline Place Greenwich $799.5K 2-4 p.m. Raveis
11 Old Kings Highway Old Greenwich $859K 12-3 p.m. Weichert
8 Kent Place Cos Cob $918K 2-4 p.m. Raveis
296 Round Hill Greenwich $995K 1-3 p.m. Houlihan Lawrence
1 Stillview Drive Greenwich $1.075M 1-4 p.m. Platinum Drive
12 Georgetowne North Greenwich $1.25M 1-4 p.m. Coldwell Banker
18 Georgetowne North Greenwich $1.25M 1-4 p.m. BHHS
31 N Hawthorne Street Greenwich $1.2895M 1-3 p.m. Abart
12 Davenport Avenue #1 Greenwich $1.295M 1-3 p.m. Relocation Group
22 Windsor Lane Cos Cob $1.295M 1-3:30 p.m. Coldwell Banker
20 Georgetowne North Greenwich $1.398M 12-3 p.m. Scott Kadison
71 Orchard Place #A Greenwich $1.65M 1-3 p.m. Davenport
89 Mallard Drive Greenwich $1.668M 1-3 p.m. Houlihan Lawrence
2 Boxwood Lane Greenwich $1.695M 1-4 p.m. Douglas Elliman
812 Lake Avenue Greenwich $1.749M 2-4 p.m. Halstead
7 Stag Lane Greenwich $1.795M 2-4 p.m. Houlihan Lawrence
24 Bedford Road Greenwich $1.795M 1-4 p.m. BHHS
102 Riverside Lane Riverside $1.85M 2-4 p.m. Raveis
12 Rockview Drive Greenwich $1.899M 1-3 p.m. Houlihan Lawrence
188 Bedford Road Greenwich $1.935M 1-4 p.m. BHHS
12 Randolph Place Cos Cob $1.95M 12-4 p.m. Coldwell Banker
309 Round Hill Greenwich $1.95M 2-4 p.m. Sotheby's
4 Jofran Lane Greenwich $1.995M 2-4 p.m. Raveis
311 Cognewaugh Road Cos Cob $2.075M 1-4 p.m. Weichert
93 Summit Road Riverside $2.395M 1-4 p.m. Sotheby's
12 Davenport Avenue #1 Greenwich $2.495M 1-3 p.m. Relocation Group
6 Interlaken Road Greenwich $2.55M 12-2 p.m. Raveis
10 Mackenzie Glen Greenwich $2.595M 1-3 p.m. Aysseh
39 Indian Harbor #B Greenwich $2.6M 1-3 p.m. Douglas Elliman
21 Wooddale Road Greenwich $2.675M 1-3 p.m. Halstead
64 Butternut Hollow Greenwich $2.695M 2-4 p.m. Raveis
137 Clapboard Ridge Greenwich $2.75M 1-4 p.m. BHHS
68 Willowmere Circle Riverside $2.795M 2-4 p.m. Houlihan Lawrence
11 Red Coat Lane Greenwich $2.875M 1-3 p.m. Sotheby's
11 Potter Drive Old Greenwich $2.895M 12-2 p.m. Coldwell Banker
35 Lockwood Road Riverside $2.995M 1-3 p.m. Houlihan Lawrence
294 Round Hill Road Greenwich $2.995M 1-3 p.m. Houlihan Lawrence
241 Lake Avenue Greenwich $3.195M 1-4 p.m. Halstead
8 Dearfield Drive Greenwich $3.395M 1-3 p.m. Raveis
280 Stanwich Road Greenwich $3.425M 1-4 p.m. BHHS
9 Stallion Trail Greenwich $3.495M 1-4 p.m. BHHS
294 Round Hill Road Greenwich $3.495M 1-3 p.m. Houlihan Lawrence
14 Sherwood Farm Greenwich $3.595M 1-4 p.m. Halstead
84 Connecticut Avenue Greenwich $3.595M 1-3 p.m. Houlihan Lawrence
175 Stanwich Road Greenwich $3.595M 1-4 p.m. Houlihan Lawrence
58 Parsonage Road Greenwich $3.599M 1-4 p.m. BHHS
15 Terrace Avenue Riverside $3.795M 1-4 p.m. BHHS
215 Milbank Avenue Greenwich $3.999M 3-5 p.m. Houlihan Lawrence
8 Chapel Lane Riverside $4.175M 1-4 p.m. BHHS
128 Porchuck Road Greenwich $4.499M 1-4 p.m. BHHS
37 Londonderry Drive Greenwich $4.999M 1-3 p.m. Greenwich Realty
636 Riversville Road Greenwich $5.195M 1-4 p.m. Sotheby's
198 Shore Road Old Greenwich $5.95M 12-2 p.m. Halstead
303 Milbank Avenue Greenwich $5.993M 3-5 p.m. Coldwell Banker
291 Stanwich Road Greenwich $5.995M 1-3 p.m. Coldwell Banker
35 Winding Lane Greenwich $6.495M  1-4 p.m. Coldwell Banker
38 Dairy Road Greenwich $7.275M 1-3 p.m. Coldwell Banker
15 Andrews Road Greenwich $8.77M 1-3 p.m. Coldwell Banker



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Jared Randall                                                 Join my Mailing List 
Houlihan Lawrence Greenwich                     Search Properties 
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Saturday
Apr092016

Greenwich Real Estate Blog and Analysis: April 8th

Greenwich Real Estate Blog:
April 8th

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

The above beautiful view is from 87 Orchard Drive in the Milbrook Association of Greenwich.  There is190 feet of Lake front property on this .88 of an acre lot in Milbrook.  The opportunities are endless, as one of the bigger lots in the association.  The house has spectacular views from all of the main floor rooms, as well as two of the four bedrooms.  The proximity to town, train, shopping, restaurants, and parks, while having the privacy of being in the Milbrook Association makes quite the combination.  The home has four bedrooms, three full, and one half bath, and is listed as 3,162 s.f.  The listing price is $2.495M.
Feel free to search properties.  For a customized search or analysis feel free to email me your parameters and I can set up a portal for you.  If, you know anyone who is looking to buy or sale in Greenwich, please do not hesitate to send me their contact information.  I would be honored to help in anyway possible.  
**The information on the featured property and all statistical information is from the Greenwich MLS.
**All opinions garnered from the statistics are my own

Properties Sold

 

 

  We had 67 properties sell in February compared to 55 in February of 2015.  Again over 20% of last year.  

 

New Listings

We had 122 new listings in February compared to 95 last year also over 20% growth.  So as we are seeing improvement in the amount of properties sold, we are seeing them in the lower price points, and we are also seeing the inventory growing as owners are hearing the market is improving.


 Year to Date Sold
As you can see by the chart above as well as reading the market reports.  The amount of transactions are up which is a great sign for the overall market.  However, they are mostly in the lower price ranges.  Hence you see a decrease in the median prices.  This chart shows that through February 71% of all the properties sold are under $2M.
 
Year to Date Available
  
Comparing these two charts you see the difficulty in the market.  71% of the sold properties are under $2M.  Yet, only 38% of the inventory is under $2M.  So, if you are buying in that price range you are in a very competitive situation.  Conversely, if you are selling in the higher price range you are also in a competitive situation with the inventory.  This is where pricing and nicely the home shows becomes imperative.

Open Houses April 3rd
  
Tone can see that the Spring market is in full effect.  We have 97 open houses on Sunday.
Street Name Area List Price Time Listing Office
71 Orchard Place #A Greenwich $7.2K 1-3 p.m. Davenport Properties
1465 Putnam #207 Old Greenwich $312.5K 1-3 p.m. Raveis
75 Cos Cob Avenue #7 Cos Cob $507.4K 1-3 p.m. Relocation Group
8 Cary Road Riverside $545K 1-3 p.m. Coldwell Banker
40 Caroline Place Greenwich $650K 1-3 p.m. Douglas Elliman
66 Richland Road #3 Greenwich $669K 2-4 p.m. Coldwell Banker
351 Pemberwick #202 Greenwich $675K 1-3 p.m. Coldwell Banker
100 Strickland #9 Cos Cob $679K 1-3 p.m. Houlihan Lawrence
351 Pemberwick #204 Greenwich $687.5K 1-3 p.m. Houlihan Lawrence
100 Strickland #4 Cos Cob $699K 1-3 p.m. Coldwell Banker
40 Strickland Road Cos Cob $845.5K 1-3 p.m. Coldwell Banker
7 Bolling Place Greenwich $910K 1-3 p.m. Houlihan Lawrence
10 Licata Terrace Cos Cob $919K 1-3 p.m. Houlihan Lawrence
51 Forest Avenue #117 Old Greenwich $964K 1-4 p.m. J. Philip
296 Round Hill Road Greenwich $995K 1-3 p.m. Houlihan Lawrence
32 Maplewood Drive Cos Cob $1.075M 1-3 p.m. Sotheby's
1 Stillview Drive Greenwich $1.075M 1-4 p.m. Platinum Drive
61 Gregory Road Cos Cob $1.15M 1-4 p.m. BHHS
149 Holly Hill Greenwich $1.1559M 3-5 p.m. Scott Kadison
36 Sherwood Avenue Greenwich $1.179M 1-3 p.m. Anderson Associates
49 Greenway Drive Greenwich $1.19M 2-4 p.m. Anderson Associates
7 Alec Templeton Lane Greenwich $1.25M 1-3 p.m. Higgins
5 Corrigan Lane Greenwich $1.25M 1-3 p.m. Raveis
31 N. Hawthorne Greenwich $1.2895M 1-3 p.m. Abart Estate
12 Davenport Avenue #1 Greenwich $1.295M 1-3 p.m. Relocation Group
347 Riversville Road Greenwich $1.295M 1-4 p.m. Coldwell Banker
20 Georgetowne North Greenwich $1.398M 12-2:30 p.m. Scott Kadison
4 North Street Cos Cob $1.399M 1-3 p.m. Greenwich Realty
13 Carriage Road Cos Cob $1.485M 1-3 p.m. Houlihan Lawrence
16 River Lane Cos Cob $1.495M 1-4 p.m. BHHS
365 Round Hill Road Greenwich $1.525M 1-3 p.m. Davenport Properties
451 Cognewaugh Cos Cob $1.585M 1-3 p.m. Sotheby's
108 Glenville Road Greenwich $1.59M 1:30-3 p.m. DMK 
186 Field Point #4A Greenwich $1.595M 1-3 p.m. Douglas Elliman
40 Sachem Road Greenwich $1.599M 2-4 p.m. Anderson Associates
73 Taconic Road Greenwich $1.649M 1-3 p.m. Houlihan Lawrence
71 Orchard Place #A Greenwich $1.65M 1-3 p.m. Davenport Properties
79 Connecticut Avenue Greenwich $1.695M 1-3 p.m. Houlihan Lawrence
70 Old Stone Bridge N. Cos Cob $1.699M 1-4 p.m. Charles Paternina
12 Old Orchard Riverside $1.765M 1-3 p.m. Higgins
3 Nutmeg Drive Greenwich $1.795M 1-3 p.m. Weichert
39 Orchard Place Greenwich $1.825M 1-4 p.m. Sotheby's
315 Field Point Road Greenwich $1.849M 1-4 p.m. BHHS
62 Old Stone Bridge N. Cos Cob $1.925M 1-4 p.m. Houlihan Lawrence
15 Dartmouth Road Cos Cob $1.945M 1-3 p.m. Sotheby's
41 Riverside Lane Riverside $1.949M 2-4 p.m. Sotheby's
15 Bramble Lane Riverside $1.95M 1-3 p.m. Coldwell Banker
12 Randolph Place Cos Cob $1.95M 12-2 p.m. Coldwell Banker
309 Round Hill Greenwich $1.95M 1-4 p.m. Sotheby's
25 Linwood Avenue Riverside $1.999M 1-3 p.m. Coldwell Banker
12 Guinea Road Greenwich $2.05M 1-3 p.m. Sotheby's
311 Cognewaugh Cos Cob $2.075M 12-3 p.m. Weichert
18 Lexington #B Greenwich $2.395M 2-4 p.m. Houlihan Lawrence
12 Davenport Avenue Greenwich $2.495M 1-3 p.m. Relocation Group
443 North Street Greenwich $2.65M 12-2 p.m. Centric
16 Copper Beech Greenwich $2.695M 1-4 p.m. BHHS
900 Lake Avenue Greenwich $2.85M 2-4 p.m. Raveis
27 Chieftans Road Greenwich $2.85M 12-3 p.m. Coldwell Banker
11 Red Coat Lane Greenwich $2.875M 1-3 p.m. Sotheby's
11 Potter Drive Old Greenwich $2.895M 1-4 p.m. Coldwell Banker
192 Bible Street Cos Cob $2.95M 2-4 p.m. Sotheby's
294 Round Hill Greenwich $2.995M 1-3 p.m. Houlihan Lawrence
26 Connecticut Avenue Greenwich $2.995M 1-3 p.m. Sotheby's
32 West Way Old Greenwich $2.995M 1-3 p.m. Coldwell Banker
693 River Road Cos Cob $3.15M 1-4 p.m. BHHS
25 Club Road Riverside $3.195M 1-3 p.m. Centric
61 Baldwin Farms South Greenwich $3.295M 1-4 p.m. Sotheby's
8 Dearfield Drive Greenwich $3.395M 1-3 p.m. Raveis
294 Round Hill Greenwich $3.495M 1-3 p.m. Houlihan Lawrence
98 North Street Greenwich $3.495M 1-4 p.m. Sotheby's
3 E. Point Lane Old Greenwich $3.5M 1-4 p.m. Merritt
14 Sherwood Farm Greenwich $3.595M 1-4 p.m. Halstead
84 Connecticut Greenwich $3.595M 1-3 p.m. Houlihan Lawrence
3 Gisborne Place Old Greenwich $3.995M 1-3 p.m. Coldwell Banker
12 Long View Avenue Riverside $4.15M 2-4 p.m. Houlihan Lawrence
851 Lake Avenue Greenwich $4.495M 1-4 p.m. BHHS
18 Pinecroft Road Greenwich $6M 1-3 p.m. BHHS
35 Winding Lane Greenwich $6.495M 1-4 p.m. Coldwell Banker
7 Ford Lane Old Greenwich $6.749M 1-3 p.m. Raveis
38 Dairy Road Greenwich $7.275M 1-4 p.m. Coldwell Banker
15 Andrews Road Greenwich $8.77M 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