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
Dec102017

Greenwich Real Estate Guy's Blog: December 10th Open House List

The Greenwich Real Estate Guy's Blog: Featured Home and December 10th Open House List
A weekly analysis brought to you by Greenwich Real Estate Guy.
 

 

 

 

Pictured above is 54 Burning Tree Road.  There will be an open house on Sunday from 1-3 p.m.  The house sits on 2.55 acres of land, has seven bedrooms, sixfull bathrooms, and one half bath.  IT is priced at $2.895M.

Charming seven bedroom family home in a tranquil mid-country neighborhood ideal for walking and biking embraces over two-and-one-half high, private acres near Burning Tree Country Club. Front-to-back living room and three-exposure family room, both with fireplaces, and formal dining room open to stone terraces (one with fire pit), pretty gardens and lush, expansive lawn. Sky-lit kitchen with granite center isle, Bosch SubZero and Miele appliances adjoins spacious breakfast room. A separate wing off the kitchen. comprises three bedrooms and two baths, one ideal as guest/in-law suite,and a tower with three-exposure office. Four second floor bedrooms and four baths including the generous master suite with sitting room; built-ins, his/her baths. Lower level play/exercise room. Three-car garage

 Below are the 51 open houses this Sunday.

Street Name Area List Price Time Listing Office
523 E Putnam #1A Cos Cob $8.5K 1-3 p.m. Houlihan Lawrence
17 Winterset Road Greenwich $9K 1-3 p.m. Houlihan Lawrence
38 Dairy Road Greenwich $17.995K 1-3 p.m. Coldwell Banker
85 Indian Head Road Riverside $19.995K 2:30-4:30 p.m. Coldwell Banker
2 Homestead Lane #112 Greenwich $339K 1-3 p.m. Houlihan Lawrence
4 Putnam Park Greenwich $349K 1-3 p.m. Raveis
16 Pemberwick Road Greenwich $569K 2-4 p.m. Raveis
16 Pemberwick Road Greenwich $679K 2-4 p.m. Raveis
17 Valley Road Cos Cob $697.5K 11-1 p.m. Davenport
86 Indian Field Road Greenwich $749K 1-3 p.m. Sotheby's
37 Sheephill Road #3 Riverside $775K 2-4 p.m. Raveis
55 Mary Lane Riverside $835K 2-4 p.m. Raveis
36 Nicholas Avenue Greenwich $850K 1-3 p.m. Houlihan Lawrence
71 Valley Road #2 Cos Cob $975K 1-3 p.m. Raveis
55 Valleywood Road Cos Cob $1.129M 1-4 p.m. BHHS
12 Georgetowne North Greenwich $1.149M 1-3 p.m. Raveis
53 Edgewater Drive Old Greenwich $1.25M 1-3 p.m. Coldwell Banker
16 Cottontail Road Cos Cob $1.275M 1-3 p.m. Coldwell Banker
112 Sheephill Road Riverside $1.295M 2-4 p.m. Raveis
10 Mianus View Cos Cob $1.35M 2-4 p.m. BHHS
9 Swan Terrace Greenwich $1.395M 1-3 p.m. Raveis
9 Swan Terrace Greenwich $1.395M 1-3 p.m. Raveis
365 Round Hill Road Greenwich $1.42M 11-1 p.m. Davenport
56 Londonderry Drive Greenwich $1.445M 1-3 p.m. Houlihan Lawrence
15 Macarthur Drive Old Greenwich $1.49M 2-4 p.m. Raveis
353 Riversville Road Greenwich $1.495M 1-3 p.m. BHHS
109 Dingletown Road Greenwich $1.6M 1-3 p.m. Sotheby's
19 Peters Road Riverside $1.645M 1-3:30 p.m. BHHS
22 Lincoln Avenue Greenwich $1.75M 1-3 p.m. Coldwell Banker
17 Sachem Lane Greenwich $1.75M 1-3 p.m. Douglas Elliman
29 Old Stone Bridge Cos Cob $1.775M 1-3 p.m. Coldwell Banker
30 Cognewaugh Road Cos Cob $1.875M 2-4 p.m. Raveis
82 E Elm Street #B Greenwich $1.99M 1-3 p.m. Raveis
17 Salem Street Cos Cob $2.095M 1-4 p.m. Raveis
293 Riversville Road Greenwich $2.45M 1-3 p.m. BHHS
137 Clapboard Ridge Greenwich $2.595M 1-3 p.m. BHHS
150 Riverside Avenue Riverside $2.825M 1:30-3:30 p.m. Sotheby's
28 Sawmill Lane Greenwich $2.875M 1-3 p.m. Coldwell Banker
54 Burning Tree Road Greenwich $2.895M 1-3 p.m. Houlihan Lawrence
82 Cat Rock Road Cos Cob $3.25M 1-3 p.m. BHHS
84 Connecticut Avenue Greenwich $3.295M 1-3 p.m. Houlihan Lawrence
25 Owenoke Way Riverside $3.295M 2-4 p.m. Raveis
7 Fairchild Lane Greenwich $3.479M 1-3 p.m. Raveis
8 Rockwood Lane Spur Greenwich $3.495M 2-4 p.m. Raveis
80 Cat Rock Road Cos Cob $3.9808 M 1-3 p.m. BHHS
171 Cognewaugh Road Cos Cob $3.985M 2-4 p.m. Raveis
22 Tait Road Old Greenwich $4.25M 1-3 p.m. Sotheby's
675 North Street Greenwich $4.75M 1-3 p.m. Sotheby's
10 Crossway Old Greenwich $5.485M 1-3 p.m. Raveis
38 Dairy Road Greenwich $5.495M 12-4 p.m. Coldwell Banker
85 Indian Head Road Riverside $6.75M 2:30-4:30 p.m. Coldwell Banker
I have paid to open the MLS to you, so feel free to  search properties based on your own parameters or set up a portal to get notifications on a customized search.  For readers that just follow on the Greenwich Patch I will not be posting all entries on the patch.  You can read all postings at  www.greenwichrealestateguy.com/blog.   
If easier, please subscribe here to receive each post. Please do not hesitate to email (jrandall@houlihanlawrence.com) or call (203-273-1034) if I can assist in any way.
  
Best,                                                                     
                                                                                  
Jared Randall                                                 Join my Mailing List 
Houlihan Lawrence Greenwich                     Search Properties 
cell:  203-273-1034                                         View My Website 

 

 

Sunday
Dec102017

Greenwich Real Estate Guy's Blog: November 26th Open House List

The Greenwich Real Estate Guy's Blog: November 26th Open House List
A weekly analysis brought to you by Greenwich Real Estate Guy.
 

 

 

 

I hope everyone had a Happy Thanksgiving and enjoyed their family.  Pictured above is 80 East Elm Street #A.  This will have an open house on Sunday from 2-4 p.m.  Here are the agent's comments on the house:

Location, location, location.- Just two blocks to Greenwich Avenue this three-bedroom four- bath townhome with private garden and terrace offers sophisticated in-town living. Totally renovated with exquisite high-end finishes and fixtures. Luxurious bathrooms, gourmet kitchen with Venito honed marble countertops and Viking appliances. Finished lower level. Low taxes and common charges. Enjoy walking to town, train, restaurants, shops and the water from this ideal location.
 Below are the 12 open houses this Sunday.

Street Name Area List Price Time Listing Office
110 Valley Drive Greenwich $19.9K 1-3 p.m. Coldwell Banker
15 Palmer Street #13 Cos Cob $599K 12-2 p.m. Houlihan Lawrence
57 Greenwich Hills Greenwich $865K 1-3 p.m. Sotheby's
15 Macarthur Drive Old Greenwich $1.49M 1-4 p.m. Raveis
109 Dingletown Road Greenwich $1.6M 1-3 p.m. Sotheby's
80 E. Elm Street #A Greenwich $1.75M 2-4 p.m. Houlihan Lawrence
22 Lincoln Avenue Greenwich $1.75M 1-3 p.m. Coldwell Banker
137 Clapboard Ridge Greenwich $2.595M 2-4 p.m. BHHS
38 Dairy Road Greenwich $5.495M 12-4 p.m. Coldwell Banker
110 Valley Drive Greenwich $5.495M 1-3 p.m. Coldwell Banker
85 Indian Head Road Riverside $6.75M 2:30-4:30 p.m. Coldwell Banker
11 Round Hill Club Greenwich $13.75M 1-3 p.m. Halstead
I have paid to open the MLS to you, so feel free to  search properties based on your own parameters or set up a portal to get notifications on a customized search.  For readers that just follow on the Greenwich Patch I will not be posting all entries on the patch.  You can read all postings at  www.greenwichrealestateguy.com/blog.   
If easier, please subscribe here to receive each post. Please do not hesitate to email (jrandall@houlihanlawrence.com) or call (203-273-1034) if I can assist in any way.
  
Best,                                                                     
                                                                                  
Jared Randall                                                 Join my Mailing List 
Houlihan Lawrence Greenwich                     Search Properties 
cell:  203-273-1034                                         View My Website 
       

 

 

Sunday
Dec102017

Greenwich Real Estate Guy's Blog: November 19th Open House List

The Greenwich Real Estate Guy's Blog: November 19th Open House List
A weekly analysis brought to you by Greenwich Real Estate Guy.
 

 

 

Pictured above is 180 Park Avenue.  This will have an open house on Sunday from 1-3 p.m.  Here are the agent's comments on the house:

Brick Georgian Colonial on one of the most desired streets in town. Total square feet including lower level +/-5,500 sq. ft. 5 bedrooms, 4.2 baths, kitchen, breakfast room and family room with French doors opens to covered terrace with outdoor fireplace and private flat backyard, 10 ft. ceilings on the first floor. Master suite with fireplace and just renovated master bath. 9 ft. ceilings on the completely finished lower level that has a media room, playroom, bedroom, and full bathroom. Easy living...town water and town sewer. Simplify your life with this central location.

 Below are the 62 open houses this Sunday.
Street Name Area List Price Time Listing Office
2 Spruce Street Riverside $6.5K 1-3 p.m. Raveis
151 E. Elm Street Greenwich $6.5K 1-4 p.m. Coldwell Banker
64 Butternut Hollow Greenwich $8.5K 1-3 p.m. Raveis
347 Sound Beach Old Greenwich $16.9K 2-4 p.m. Raveis
2 Homestead #112 Greenwich $339K 1-3 p.m. Houlihan Lawrence
25 Cary Road Riverside $550K 1-3 p.m. Coldwell Banker
28 Homestead Lane Greenwich $565K 1-3 p.m. Raveis
247 Byram Road Greenwich $639K 2-4 p.m. Coldwell Banker
45 Ettl Lane #401 Greenwich $725K 1-4 p.m. Weichert
86 Indian Field Greenwich $799.9K 12-2 p.m. Sotheby's
2 Circle Drive Greenwich $845K 1-3 p.m. Sotheby's
2 Circle (Land) Greenwich $845K 1-3 p.m. Sotheby's
12 Georgetowne N. Greenwich $1.149M 1-3 p.m. Raveis
85 Bowman Drive Greenwich $1.199M 1-4 p.m. Raveis
65 Stonehedge Drive Greenwich $1.325M 1-3 p.m. Sotheby's
153 E. Elm Greenwich $1.349M 1-4 p.m. Coldwell Banker
151 E. Elm Greenwich $1.35M 1-4 p.m. Coldwell Banker
56 Londonderry Drive Greenwich $1.445M 1-3 p.m. Houlihan Lawrence
15 Macarthur Drive Old Greenwich $1.49M 1-4 p.m. Raveis
353 Riversville Road Greenwich $1.495M 1-3 p.m. BHHS
6 Glen Road Greenwich $1.545M 1-4 p.m. Sotheby's
19 Blind Brook Lane Greenwich $1.545M 1-3 p.m. BHG Rand
109 Dingletown Road Greenwich $1.6M 1-3 p.m. Sotheby's
311 Cognewaugh Road Greenwich $1.675M 1-3 p.m. Sotheby's
2 Spruce Street Riverside $1.675M 1-3 p.m. Raveis
29 Old Stone Bridge Cos Cob $1.775M 1-3 p.m. Coldwell Banker
34 Ettl Lane Greenwich $1.797M 1-3 p.m. Coldwell Banker
30 Cognewaugh Road Cos Cob $1.875M 2-4:30 p.m. Raveis
7 Welwyn Road Riverside $1.975M 1-3 p.m. Sotheby's
7 Welwyn Road (Land) Riverside $1.975M 1-3 p.m. Sotheby's
64 Butternut Hollow Greenwich $1.995M 1-3 p.m. Raveis
18 Red Coat Lane Greenwich $2.05M 1-4 p.m. BHHS
17 Salem Street Cos Cob $2.095M 1-3 p.m. Raveis
196 Valley Road Cos Cob $2.195M 1-3 p.m. Raveis
15 Hycliff Road Greenwich $2.25M 2-4 p.m. Houlihan Lawrence
4 Keofferam Road Old Greenwich $2.295M 1-3 p.m. Houlihan Lawrence
66 Tomac Avenue Old Greenwich $2.295M 1-4 p.m. BHHS
80 Glenville Road Greenwich $2.35M 1-4 p.m. Sotheby's
50 Hillcrest Park  Old Greenwich $2.499M 2:45-4 p.m. Raveis
137 Clapboard Ridge Greenwich $2.595M 2-4 p.m. BHHS
80 Milbank Avenue #B Greenwich $2.639M 2-4 p.m. Houlihan Lawrence
80 Milbank Avenue #A Greenwich $2.679M 2-4 p.m. Houlihan Lawrence
53 Park Avenue Old Greenwich $2.695M 1-3 p.m. BHHS
7 Carriage Road Cos Cob $2.895M 1-3 p.m. Coldwell Banker
323 Cognewaugh Road CC $2.995M 2-4 p.m. Coldwell Banker
14 Bradbury Place Riverside $3.195M 1-3 p.m. Coldwell Banker
82 Cat Rock Road Cos Cob $3.25M 1-3 p.m. BHHS
544 North Street Greenwich $3.25M 11-1 p.m. Raveis
14 Sherwood Farm Lane Greenwich $3.295M 1-3 p.m. Halstead
70 Sumner Road Greenwich $3.295M 1-3 p.m. Halstead
84 Connecticut Avenue Greenwich $3.35M 1-3 p.m. Houlihan Lawrence
347 Sound Beach Old Greenwich $3.699M 2-4 p.m. Raveis
20 Alpine Road Greenwich $3.795M 1-4 p.m. Coldwell Banker
96 Maple Avenue Greenwich $3.95M 1-3 p.m. Douglas Elliman
96 Maple Avenue Greenwich $3.95M 1-3 p.m. Douglas Elliman
80 Cat Rock Road Cos Cob $3.9808M 1-3 p.m. BHHS
52 Lockwood Avenue Old Greenwich $3.995M 1:30-2:30 p.m. Raveis
180 Park Avenue Greenwich $4.25M 1-3 p.m. Houlihan Lawrence
11 Plow Lane Greenwich $4.25M 2-4 p.m. Coldwell Banker
10 W. Crossway Old Greenwich $5.485M 1-3 p.m. Raveis
38 Dairy Road Greenwich $5.495M 12-4 p.m. Coldwell Banker
37 Doubling Road Greenwich $6.395M 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.
  
Best,                                                                     
                                                                                  
Jared Randall                                                 Join my Mailing List 
Houlihan Lawrence Greenwich                     Search Properties 
cell:  203-273-1034                                         View My Website 

 

 

Sunday
Dec102017

Greenwich Real Estate Guy's Blog: 2017 3rd Quarter Market Report and November 12th Open House List

The Greenwich Real Estate Guy's Blog: 3rd Quarter Market Report and November 12th Open House List
A weekly analysis brought to you by Greenwich Real Estate Guy.

 

Since, the response to the appreciation of the analytics in the 3rd Quarter Report, I am leaving in for another week.  Below is November 12th Open Home List.

Pictured above is 3rd Quarter Market Report.  Our CEO and President put out the following summary:

It's complicated. But good things are happening in our markets. We're finally seeing some fantastic movement in our higher priced properties. Sales of homes priced at more than $5 million increased more than 50 percent compared to 2016. Homes priced above $3 million rose 11 percent. Those price points have been challenging and so the significance should not be underestimated in assessing shifting market conditions. Overall, average home prices rose 21 percent. 
The key for us is to understand what is driving the changes so we can continue to deliver the best results for you, our friends and clients. 
Front and center is the increase in wealth driven by the stock market. The third quarter continued a remarkably consistent trend of market gains. The S&P 500 rose nearly 4 percent. The Dow moved up close to 5 percent. It was the 8th quarter in a row of gains for both indexes. Investors are getting strong and consistent returns. While no one can predict market performance going forward, the reality is that wealth has increased and the mindset of the buyer is better for it. 
Fears of the demise of low interest rates were premature. Rates are still at extremely affordable levels. Wages continue to gradually move higher, and the job market remains tight despite a weaker-than-expected September employment report. The Fed may raise rates as soon as December. But the rate hikes in this cycle have been few and far between. The downside is that without the expected urgency of higher borrowing rates, buyers may still feel time is on their side and may feel they have more freedom to be cautious about locking in a deal. 
We are also closely monitoring the impact of rising New York City prices on demand for Greenwich properties. As new families form and look for homes, that movement amplifies the value offered in our community. 
Here are some trends we are seeing this fall: 
The stark difference between average and median home prices tell us a lot. Average home prices, as mentioned above, rose 19 percent. The average home price was $2,670,809. Contrast that with a gain of just 5.2 percent in median home prices at $1,795,000. This indicates increasing demand at higher price points. 
Overall, single-family home sales dropped sharply by 24 percent in Q3. Total dollar volume declined 7.9 percent. Fewer deals are being made, putting pressure on sellers to be extremely thoughtful in how they initially market their home. Buyers are quick to judge, and don't usually circle back if they passed on a home from the get go. 
Nationally, the number of adjustable rate mortgages is on the rise, likely in response to higher home prices. That points to rate sensitivity, even at the slow pace that mortgage rates have been rising. Risk-averse buyers tend to favor the security of a 30-year fixed rate mortgage. But when affordability becomes an issue, they will often take a closer look at ARMs, because of the significantly lower rate. That's a red flag to sellers who may be tempted to price their home too aggressively. Many buyers are already feeling stretched. 
High prices are holding millennials back. Recent data from Zillow showed that only 39 percent of millennials are able to put down the standard recommended 20 percent or higher down payment. The majority of millennials shopping to buy a home, 62 percent, are also looking at rentals. Sellers are not just competing against other sellers, they are also competing against landlords. The price has to be right.

Some regional statistics we'd like to share: 
Greenwich North of the Parkway follows the trend of higher prices, with an average rise of 57 percent. But the area was also on-trend with fewer sales. Of note: the homes that sold, sold faster. Those homes also sold at a greater discount to their listing price. This is another indication that sellers need to be extremely strategic with pricing right out of the gate. 
The numbers weren't as dramatic in Greenwich South of the Highway but the area remains on trend as well. 
Fewer homes were sold, but average prices were higher. By far the most activity year-to-date and year-over-year was seen in entry level homes priced under a million dollars. 
There has been some pickup in demand for high-end homes South of Post Road. The numbers are small at this point, but it is an area we are closely watching. Days on market has moved up, and sales overall are sluggish. A similar sales picture in Cos Cob. Despite average sales prices jumping 25 percent compared to the third quarter of 2016, the number of sales is down. 
The most demand in Riverside remains for homes priced below a million dollars. Average days on market is a concern with an increase of 62 percent. When homes sold, it was at lower prices. The average sale price in the area fell more than 16 percent. That is something sellers must be mindful of when setting prices. Deals don't get done if homes are priced incorrectly. Small tweaks can be very meaningful at these lower price points. 

Old Greenwich continues to benefit from its appeal to buyers leaving New York City. The average sale price skyrocketed 67 percent. But once again, the number of sales fell. The best buyers will remain selective, especially at perceived lofty price levels. 
We can't stress it enough: deals happen with homes priced correctly on day one. This is not a high volume market, and buyers are still often in the driver's seat when it comes to home selection. They can often simply wait for the right deal. 
We look forward to a productive season, and to celebrating a successful 2017 serving our community. 
Stephen Meyers  CEO
Chris Meyers President 

 Below are the 66 open houses this Sunday.
Street Name Area List Price Time Listing Office
70 Riverdale Avenue #803 Greenwich $4.6K 1-3 p.m. Coldwell Banker
409 Stanwich Road Greenwich $4.995K 1-3 p.m. Coldwell Banker
54 Mallard Drive Greenwich $16K 1-4 p.m. BHHS
53 Hillside Road Greenwich $17.5K 1-3 p.m. Coldwell Banker
15 Dale Drive Greenwich $559K 1-4 p.m. Raveis
45 Ettl Lane #401 Greenwich $725K 1-3 p.m. Weichert
6 Hines Lane Riverside $728.8K 1-3 p.m. Coldwell Banker
34 Cambridge Drive Greenwich $749K 1-3 p.m. Coldwell Banker
25 Hollow Wood Lane Greenwich $790K 1-3 p.m. Houlihan Lawrence
47 Glen Road Greenwich $998K 1-3 p.m. Sotheby's
38 Amherst Road Riverside $1.029M 1-3 p.m. Raveis
2 Nassau Place #2 Cos Cob $1.095M 1-3 p.m. Houlihan Lawrence
55 Valleywood Road Cos Cob $1.129M 1-4 p.m. BHHS
1 Caroline Place Greenwich $1.199M 2-4 p.m. BHHS
85 Bowman Drive Greenwich $1.229M 1-4 p.m. Raveis
53 Edgewater Drive Old Greenwich $1.25M 1-3 p.m. Coldwell Banker
61 Hunt Terrace Greenwich $1.27M 1-3 p.m. Halstead
153 E. Elm Street Greenwich $1.349M 1-4 p.m. Coldwell Banker
56 Londonderry Drive Greenwich $1.445M 1-3 p.m. Houlihan Lawrence
151 E. Elm Street Greenwich $1.45M 1-4 p.m. Coldwell Banker
409 Stanwich Road Greenwich $1.45M 1-3 p.m. Coldwell Banker
109 Dingletown Road Greenwich $1.6M 2-4 p.m. Sotheby's
19 Peters Road Riverside $1.645M 1-4 p.m. BHHS
311 Cognewaugh Road Cos Cob $1.675M 1-3 p.m. Sotheby's
7 Old Camp Lane Cos Cob $1.765M 1-3 p.m. Anderson Associates
29 Old Stone Bridge Cos Cob $1.775M 1-3 p.m. Coldwell Banker
34 Ettl Lane Greenwich $1.797M 1-3 p.m. Coldwell Banker
30 Cognewaugh Road Cos Cob $1.875M 1-4 p.m. Raveis
21 Londonderry Drive Greenwich $1.895M 1-3 p.m. Coldwell Banker
7 Welwyn Road Riverside $1.975M 1-4 p.m. Sotheby's
31 Guinea Road Greenwich $1.975M 2-4 p.m. Sotheby's
7 Welwyn Road (land) Riverside $.1975M 1-4 p.m. Sotheby's
633 Steamboat #4 Greenwich $1.995M 2-4 p.m. Houlihan Lawrence
64 Butternut Hollow Greenwich $1.995M 2-4:30 p.m. Raveis
33 Ferncliff Road Cos Cob $1.999M 1-3 p.m. Douglas Elliman
35 Welwyn Road Riverside $2.093M 1-3 p.m. Houlihan Lawrence
17 Salem Street Cos Cob $2.095M 1-4 p.m. Raveis
17 Overlook Drive Greenwich $2.149M 1-4 p.m. BHHS
13 Anthony Place Riverside $2.295M 2-4 p.m. Coldwell Banker
22 Woodside Drive Greenwich $2.375M 1-4 p.m. BHHS
293 Riversville Road Greenwich $2.45M 1-4 p.m. BHHS
31 Baldwin Farms  Greenwich $2.55M 1-3 p.m. Sotheby's
110 Patterson Avenue Greenwich $2.595M 1-3 p.m. Halstead
80 Milbank Avenue #B Greenwich $2.639M 2-4 p.m. Houlihan Lawrence
80 Milbank Avenue #A Greenwich $2.679M 2-4 p.m. Houlihan Lawrence
53 Park Avenue Old Greenwich $2.695M 1-3 p.m. BHHS
19 Thunder Mountain Greenwich $2.995M 12-1:30 p.m. Sotheby's
17 Cottontail Road Cos Cob $3.195M 1-3 p.m. Houlihan Lawrence
14 Sherwood Farm Greenwich $3.295M 1-3 p.m. Halstead
13 Chieftans Road Greenwich $3.3M 1-4 p.m. Coldwell Banker
84 Connecticut Avenue Greenwich $3.35M 2-4 p.m. Houlihan Lawrence
54 Mallard Drive Greenwich $3.495M 1-4 p.m. BHHS
82 Cat Rock Road Cos Cob $3.4999M 1-3 p.m. BHHS
10 Indian Chase Drive Greenwich $3.85M 1-4 p.m. Sotheby's
80 Cat Rock Cos Cob $3.98 1-3 p.m. BHHS
53 Hillside Road Greenwich $3.995M 1-3 p.m. Coldwell Banker
851 Lake Avenue Greenwich $4.195M 3-5 p.m. Coldwell Banker
180 Park Avenue Greenwich $4.25M 2-4 p.m. Houlihan Lawrence
10 Club Road Riverside $4.995M 12:30-2:30 p.m. Centric
5 Crossway  Old Greenwich $5.4M 1-3 p.m. Halstead
38 Dairy Road Greenwich $5.495M 12-4 p.m. Coldwell Banker
280 Round Hill Road Greenwich $5.495M 1-3 p.m. Halstead
200 Old Mill Road Greenwich $5.795M 2-4 p.m. Sotheby's
37 Doubling Road Greenwich $6.395M 1-3 p.m. Coldwell Banker
85 Indian Head Road Riverside $6.75M 2:30-4:30 p.m. Coldwell Banker
38 Parsonage Road Greenwich $7.999M 1-3 p.m. Halstead
9 Oakley Lane Greenwich $10.68M 12-2 p.m. Coldwell Banker
I have paid to open the MLS to you, so feel free to  search properties based on your own parameters or set up a portal to get notifications on a customized search.  For readers that just follow on the Greenwich Patch I will not be posting all entries on the patch.  You can read all postings at  www.greenwichrealestateguy.com/blog.   
If easier, please subscribe here to receive each post. Please do not hesitate to email (jrandall@houlihanlawrence.com) or call (203-273-1034) if I can assist in any way.
  
Best,                                                                     
                                                                                  
Jared Randall                                                 Join my Mailing List 
Houlihan Lawrence Greenwich                     Search Properties 
cell:  203-273-1034                                         View My Website 
       

 

 

Sunday
Nov052017

Greenwich Real Estate Guy's Blog: 2017 3rd Quarter Market Report and November 5th Open House List

The Greenwich Real Estate Guy's Blog: 3rd Quarter Market Report and November 5th Open House List
A weekly analysis brought to you by Greenwich Real Estate Guy.

 

Pictured above is 3rd Quarter Market Report.  Our CEO and President put out the following summary:

It's complicated. But good things are happening in our markets. We're finally seeing some fantastic movement in our higher priced properties. Sales of homes priced at more than $5 million increased more than 50 percent compared to 2016. Homes priced above $3 million rose 11 percent. Those price points have been challenging and so the significance should not be underestimated in assessing shifting market conditions. Overall, average home prices rose 21 percent. 
The key for us is to understand what is driving the changes so we can continue to deliver the best results for you, our friends and clients. 
Front and center is the increase in wealth driven by the stock market. The third quarter continued a remarkably consistent trend of market gains. The S&P 500 rose nearly 4 percent. The Dow moved up close to 5 percent. It was the 8th quarter in a row of gains for both indexes. Investors are getting strong and consistent returns. While no one can predict market performance going forward, the reality is that wealth has increased and the mindset of the buyer is better for it. 
Fears of the demise of low interest rates were premature. Rates are still at extremely affordable levels. Wages continue to gradually move higher, and the job market remains tight despite a weaker-than-expected September employment report. The Fed may raise rates as soon as December. But the rate hikes in this cycle have been few and far between. The downside is that without the expected urgency of higher borrowing rates, buyers may still feel time is on their side and may feel they have more freedom to be cautious about locking in a deal. 
We are also closely monitoring the impact of rising New York City prices on demand for Greenwich properties. As new families form and look for homes, that movement amplifies the value offered in our community. 
Here are some trends we are seeing this fall: 
The stark difference between average and median home prices tell us a lot. Average home prices, as mentioned above, rose 19 percent. The average home price was $2,670,809. Contrast that with a gain of just 5.2 percent in median home prices at $1,795,000. This indicates increasing demand at higher price points. 
Overall, single-family home sales dropped sharply by 24 percent in Q3. Total dollar volume declined 7.9 percent. Fewer deals are being made, putting pressure on sellers to be extremely thoughtful in how they initially market their home. Buyers are quick to judge, and don't usually circle back if they passed on a home from the get go. 
Nationally, the number of adjustable rate mortgages is on the rise, likely in response to higher home prices. That points to rate sensitivity, even at the slow pace that mortgage rates have been rising. Risk-averse buyers tend to favor the security of a 30-year fixed rate mortgage. But when affordability becomes an issue, they will often take a closer look at ARMs, because of the significantly lower rate. That's a red flag to sellers who may be tempted to price their home too aggressively. Many buyers are already feeling stretched. 
High prices are holding millennials back. Recent data from Zillow showed that only 39 percent of millennials are able to put down the standard recommended 20 percent or higher down payment. The majority of millennials shopping to buy a home, 62 percent, are also looking at rentals. Sellers are not just competing against other sellers, they are also competing against landlords. The price has to be right.

Some regional statistics we'd like to share: 
Greenwich North of the Parkway follows the trend of higher prices, with an average rise of 57 percent. But the area was also on-trend with fewer sales. Of note: the homes that sold, sold faster. Those homes also sold at a greater discount to their listing price. This is another indication that sellers need to be extremely strategic with pricing right out of the gate. 
The numbers weren't as dramatic in Greenwich South of the Highway but the area remains on trend as well. 
Fewer homes were sold, but average prices were higher. By far the most activity year-to-date and year-over-year was seen in entry level homes priced under a million dollars. 
There has been some pickup in demand for high-end homes South of Post Road. The numbers are small at this point, but it is an area we are closely watching. Days on market has moved up, and sales overall are sluggish. A similar sales picture in Cos Cob. Despite average sales prices jumping 25 percent compared to the third quarter of 2016, the number of sales is down. 
The most demand in Riverside remains for homes priced below a million dollars. Average days on market is a concern with an increase of 62 percent. When homes sold, it was at lower prices. The average sale price in the area fell more than 16 percent. That is something sellers must be mindful of when setting prices. Deals don't get done if homes are priced incorrectly. Small tweaks can be very meaningful at these lower price points. 

Old Greenwich continues to benefit from its appeal to buyers leaving New York City. The average sale price skyrocketed 67 percent. But once again, the number of sales fell. The best buyers will remain selective, especially at perceived lofty price levels. 
We can't stress it enough: deals happen with homes priced correctly on day one. This is not a high volume market, and buyers are still often in the driver's seat when it comes to home selection. They can often simply wait for the right deal. 
We look forward to a productive season, and to celebrating a successful 2017 serving our community. 
Stephen Meyers  CEO
Chris Meyers President 

 Below are the 76 open houses this Sunday.
Street Name Area List Price Time Listing Office
36 Cos Cob Avenue Cos Cob $3.15K 1-4 p.m. BHHS
28 Boulder Brook Road Greenwich $7.995K 12-3 p.m. Raveis
178 Putnam Park Greenwich $385K 1-4 p.m. BHHS
117 Putnam Park Greenwich $399K 1-3 p.m. Coldwell Banker
16 Pemberwick Road Greenwich $569K 2-4 p.m. Raveis
45 Ettl Lane #503 Greenwich $678K 1:30-3:30 p.m. Coldwell Banker
36 Cos Cob Avenue Cos Cob $719K 1-4 p.m. BHHS
45 Ettl Lane #401 Greenwich $725K 1:30-3:30 p.m. Weichert
20 Church Street #B55 Greenwich $729K 1-3 p.m. Coldwell Banker
57 Greenwich Hills Greenwich $865K 2-4 p.m. Sotheby's
47 Glen Road Greenwich $998K 1-4 p.m. Sotheby's
46 Crawford Terrace Riverside $999K 1-4 p.m. BHHS
91 Stonehedge Drive Greenwich $1.049M 1-3 p.m. Coldwell Banker
16 Hawthorne  Street #2 Greenwich $1.05M 1-4 p.m. BHHS
10 Licata Terrace Cos Cob $1.05M 1-4 p.m. Sotheby's
16 Hawthorne  Street #4 Greenwich $1.15M 1-4 p.m. BHHS
16 Hawthorne  Street #1 Greenwich $1.15M 1-4 p.m. BHHS
16 Hawthorne  Street #3 Greenwich $1.15M 1-4 p.m. BHHS
101 Lewis Street #M Greenwich $1.195M 4-6 p.m. Keller Williams
33 Lockwood Lane Riverside $1.278M 1-3 p.m. Weichert
53 Edgewater Drive Old Greenwich $1.28M 1-3 p.m. Coldwell Banker
21 Indian Mill Road Cos Cob $1.295M 1-3 p.m. Halstead
15 Sundance Drive Cos Cob $1.299M 1-3 p.m. Coldwell Banker
65 Stonehedge Drive Greenwich $1.325M 1-3 p.m. Sotheby's
10 Mianus View Terrace Cos Cob $1.395M 2-4 p.m. BHHS
151 Elm Street Greenwich $1.45M 12-2 p.m. Coldwell Banker
14 Tyler Lane Riverside $1.4999M 1-3 p.m. Coldwell Banker
109 Dingletown Road Greenwich $1.6M 1-3 p.m. Sotheby's
14 Weston Hill Road Riverside $1.649M 1-3 p.m. Coldwell Banker
311 Cognewaugh Road Cos Cob $1.675M 1-3 p.m. Sotheby's
94 Valleywood Road Cos Cob $1.725M 1-3 p.m. David Ogilvy
80 Elm Street #A Greenwich $1.75M 2-4 p.m. Houlihan Lawrence
34 Ettl Lane Greenwich $1.797M 1-3 p.m. Coldwell Banker
28 Boulder Brook Road Greenwich $1.799M 12-3 p.m. Raveis
182 Milbank Avenue #A Greenwich $1.85M 2-4 p.m. Houlihan Lawrence
29 Lincoln Avenue Old Greenwich $1.875M 1-3 p.m. BHHS
33 Ferncliff Road Cos Cob $1.999M 1-4 p.m. Douglas Elliman
31 Evergreen Road Greenwich $2M 12-2 p.m. Houlihan Lawrence
128 Valley Drive Greenwich $2.09M 2-4 p.m. Sotheby's
12 Nimitz Place Old Greenwich $2.195M 1-4 p.m. BHHS
17 Salem Street Cos Cob $2.295M 1-4 p.m. Raveis
4 Keofferam Road Old Greenwich $2.295M 2-4 p.m. Houlihan Lawrence
76 Burning Tree Road Greenwich $2.3M 1-4 p.m. New England
18 Red Coat Lane Greenwich $2.35M 1-3 p.m. BHHS
50 Hillcrest Park Old Greenwich $2.499M 1:30-3 p.m. Raveis
2 Dartmouth Road Cos Cob $2.55M 1-4 p.m. David Ogilvy
110 Patterson Avenue Greenwich $2.595M 12-3 p.m. Halstead
474 North Street Greenwich $2.675M 2-4 p.m. Houlihan Lawrence
26 Forest  Avenue Old Greenwich $2.795M 1-3 p.m. Sotheby's
7 Carriage Road Cos Cob $2.895M 1-3 p.m. Coldwell Banker
4 Mountain Laurel Drive Greenwich $2.995M 1-4 p.m. Raveis
22 Widgeon Way Greenwich $2.999M 2-4 p.m. Houlihan Lawrence
85 Perkins Road Greenwich $3M 1-3 p.m. BHHS
17 Cottontail Road Cos Cob $3.195M 1-4 p.m. Houlihan Lawrence
523 North Street Greenwich $3.195M 1-3 p.m. Halstead
14 Sherwood Farm Lane Greenwich $3.295M 1-3 p.m. Halstead
25 Owenoke Way Riverside $3.475M 2-4 p.m. Raveis
82 Cat Rock Cos Cob $3.4999M 1-3 p.m. BHHS
18 Flower Lane Greenwich $3.595M 1-4 p.m. New England
20 Alpine Road Greenwich $3.795M 2-4 p.m. Coldwell Banker
36 Montgomery Lane Greenwich $3.795M 1-3 p.m. Douglas Elliman
80 Cat Rock Road Cos Cob $3.9808M 1-3 p.m. BHHS
52 Lockwood Avenue Old Greenwich $3.995M 12- 1 p.m. Raveis
851 Lake Avenue Greenwich $4.195M 3-5 p.m. Coldwell Banker
128 Porchuck Road Greenwich $4.299M 1-4 p.m. BHHS
636 Riversville Road Greenwich $4.495M 1-4 p.m. Sotheby's
2 Ledge Road Old Greenwich $4.65M 1-3 p.m. BHHS
5 Crossway Old Greenwich $5.4M 1-3 p.m. Halstead
33 Willowmere Circle Riverside $5.45M 1-3 p.m. Houlihan Lawrence
38 Dairy Road Greenwich $5.495M 12-4 p.m. Coldwell Banker
19 Porchuck Road Greenwich $5.675M 1-3 p.m. Anderson Associates
15 Point Lane Old Greenwich $5.85M 1-4 p.m. Sotheby's
85 Indian Head Road Riverside $6.75M 2:30-4:30 p.m. Coldwell Banker
15 Reynwood Manor Greenwich $8.9M 1-3 p.m. Douglas Elliman
125 Pecksland Road Greenwich $10.5M 1-3 p.m. Keller Williams
35 Mooreland Road Greenwich $11.25M 1-3 p.m. Sotheby's
11 Round Hill Club Greenwich $13.75M 2-4 p.m. Halstead
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