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

 

 

Friday
Jun262015

Greenwich CT, Residential Real Estate Blog and Analysis: June 26th

Greenwich, CT Residential Real Estate Blog and Analysis:  
June 26th
A weekly analysis brought to you by Greenwich Real Estate Guy.

8 Willow Road

 

 

Thank you to all of the new subscribers as of late.  Above is the featured property I choose each week.  Below are monthly reports, a link to set up your own queries and searches,  charts and graphs on what I feel are the most important gauges of the market, and the open house list with links for Sundays.  Please do not hesitate to reach out if you would like to view the featured property, or any other properties.  Also, I would be happy to give an evaluation of your house, or run any analysis for you.  My cell is 203-273-1034 and email is jrandall@houlihanlawrence.com.
Pictured above is 8 Willow Road.  This center hall colonial is listed as having 5,187 s.f. five bedrooms with four full baths and two half baths.  There are also two fireplaces.  There is a great terrace for entertaining.  The living room has three-exposure recess that opens to the terrace.  While the family room is two stories with a fireplace, that has great french doors that also open to the terrace.  There is a fabulous playroom as well.  However, the location is what sets this property apart.  Not only is it in one of the most desirable neighborhoods of Riverside, there is also deeded access to Willowmere beach.  The property has been on the market for eight days and the asking price is $3.795M.
May Analysis
As we see the busiest part of the year start to slow down, the numbers are positive.  We had matched the highest amount of closed listings in May over the past five years with 91.  Also, we had 182 properties come on the market in May.  There is a strong belief that one of the aspects holding our market back is lack of quality new listings, especially in the $2M-$3M range, so the fact we had a good amount of new listings we will see if that affects the summer and fall markets.
When diving into the new listings and subsequently the current inventory, I think it will be a good sign for the market.  As of April 30 there were 318 active properties priced over $3M (which is the slower end of the market typically).  As of May 31st we had 309 active properties priced over $3M.  Conversely, under $3M we had 354 properties as of April 30, while as of May 31st we had 388 properties.  Hence, the new listings that hit the market were primarily in the price ranges that properties are moving faster.  This will let us see how strong the market is.  If  we see improvement in the closed properties in the Fall months compared to the last few years then we can make the jump that the lack of inventory is slowing us down.  However, if we do not see a jump, then the market may be more stagnant.
Here is the link to the 1st Quarter Market Report my firm puts out for your review.

Below are the May reports Houlihan Lawrence puts out:
 
 

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

 

We had a great May with 91 properties close.  That matched 2013 as the highest May in the last several years.

 

New Listings

We had 181 new properties listed in Greenwich in May which is impressive and outdid April of this year, which we rarely see.  We will see if the demand is there to help push the market into the Spring.

 

  
Year to Date Sold

As mentioned in the first section this past month was a really good month based on the numbers.  We had a lot of inventory hit the market but it is in the right price ranges.  The biggest jump was the $500K to $1M and the $2M-$3M ranges.  We also had a great May in regards to closed properties.

 
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.  The first chart is the 2014 inventory vs. sold numbers.  The second chart is inventory today vs. sold properties.  

  

 

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
Price Range 2/28/15 3/30/15 4/30/15 5/31/15
0-$500K 4.5 4 9.6 9.6
$500K-$1M 6.3 4.2 7.5 8.6
$1M-$1.5M 4.8 4.5 6 5.5
$1.5M-$2M 6.9 7 8.8 8.1
$2M-$3M 10.1 8 14 15
$3M-$4M 31 20.5 25.5 25.3
$4M-$5M 54.3 26.6 30.3 27.3
$5M-$7.5M 49.1 30.2 34.6 31.7
$7.5M-$10M 20.4 36 31.3 36.4
$10M+ 41.7 76.5 80.5 86

Looking at these two charts really shows the market and the difference between last year.  The numbers typically go up in April, as that is the month that the most amount of inventory hits the market.  It is interesting to see this year's change in the months on average vs. the same time last year.

Open Houses for June 28th
  
Below are the 60 open houses this weekend.  
Street Name Area List Price Time Listing Office
30 Old Stone Bridge Cos Cob $8.5K 1-3 p.m. BHHS
37 Mianus View Cos Cob $8.5K 1-4 p.m. BHHS
188 Cognewaugh Cos Cob $10.5K 12-4 p.m. Designer Realty
153 Putnam Park Greenwich $495K 1-4 p.m. Sotheby's
35 Putnam Park Greenwich $499K 1-4 p.m. BHHS
30 Edgewood #A Greenwich $600K 1-3 p.m. Coldwell Banker
30 Edgewood #B Greenwich $625K 1-3 p.m. Coldwell Banker
148 Putnam Park Greenwich $629K 2-4 p.m. Coldwell Banker
35 Rockmere Ave Old Greenwich $689K 1-4 p.m. BHHS
5 Glen Street #403 Greenwich $749K 1-4 p.m. Coldwell Banker
63 Indian Harbor Greenwich $815K 2-4 p.m. Coldwell Banker
7 Brookside Park Old Greenwich $840K 1-4 p.m. RE/MAX
18 Halsey Drive Old Greenwich $855K 1-3 p.m. Keller Williams
9 Muriel Place Greenwich $865K 12-3 p.m. The Relocation Group
14 The Avenue Greenwich $969K 12-2 p.m. Raveis
172 Field Point #9 Greenwich $985K 2-4 p.m. BHHS
172 Field Point #7 Greenwich $1.195M 1-3 p.m. Sotheby's
210 Lyon Farm Greenwich $1.197M 1-3 p.m. Raveis
61 Gregory Road Cos Cob $1.225M 2-4 p.m. Raveis
30 Edgewood Ave Greenwich $1.225M 1-3 p.m. Coldwell Banker
36 Sherwood Ave Greenwich $1.295M 1-3 p.m. Raveis
23 Dorchester Lane Riverside $1.375M 1-3 p.m. Coldwell Banker
16 Jada Lane Greenwich $1.39M 2-4 p.m. Coldwell Banker
41 Leonard Avenue Riverside $1.395M 1-4 p.m. Sotheby's
7 Chapel Lane Riverside $1.395M 1-3 p.m. Houlihan Lawrence
45 William Street #A Greenwich $1.545M 1-4 p.m. BHHS
70 Bedford Road Greenwich $1.625M 1-3 p.m. Coldwell Banker
0 Doubling Road Greenwich $1.695M 1-3 p.m. Sotheby's
6 Carriage Road Cos Cob $1.775M 1-3 p.m. Coldwell Banker
108 Glenville Road Greenwich $1.892M 12:30-2 p.m. DMK
37 Mianus View Cos Cob $1.895M 1-4 p.m. BHHS
7 Heusted Drive Old Greenwich $1.9M 1-4 p.m. BHHS
7 Anderson Road Greenwich $1.95M 1-4 p.m. BHHS
69 Mallard Drive Greenwich $1.995M 1-3 p.m. Sotheby's
19 Pine Ridge Greenwich $1.995M 1-3 p.m. Sotheby's
35 Duncan Drive Greenwich $1.995M 1-4 p.m. BHHS
10 Park Avenue Old Greenwich $1.999M 1-3 p.m. Coldwell Banker
15 Dawn Harbor Riverside $2M 1-3 p.m. Sotheby's
280 Riversville Road Greenwich $2.1M 12-2 p.m. Coldwell Banker
39 Lockwood Drive Old Greenwich $2.15M 2-4 p.m. Houlihan Lawrence
19 Dingletown Road Greenwich $2.325M 1-4 p.m. Hoffman
57 Gregory Road Cos Cob $2.395M 1-3 p.m. Houlihan Lawrence
44 Orchard Place #B Greenwich $2.45M 1-4 p.m. BHHS
180 Stanwich Road Greenwich $2.6M 1-4 p.m. BHHS
900 Lake Avenue Greenwich $2.995M 2-4 p.m. Raveis
147 Old Church  Greenwich $2.995M 2-4 p.m. Houlihan Lawrence
124 Birch Lane Greenwich $3.245M 2-4 p.m. Coldwell Banker
27 Cobb Island Drive Greenwich $3.295M 2-4 p.m. Houlihan Lawrence
188 Cognewaugh Cos Cob $3.45M 12-4 p.m. Designer Realty
70 Sherwood Ave Greenwich $3.775M 1-4 p.m. Charles Paternina
58 Ridge Street Greenwich $3.85M 2-4 p.m. Sotheby's
31 Owenoke Way Riverside $3.895M 1-4 p.m. BHHS
15 Wyckham Hill Greenwich $3.995M 1-4 p.m. BHHS
14 Sherwood Farm Greenwich $3.995M 1-4 p.m. Halstead
56 Milbank #2 Greenwich $4.25M 3-5 p.m. Coldwell Banker
0 Doubling Road Greenwich $4.495M 1-3 p.m. Sotheby's
26 Stillman Lane Greenwich $4.6M 1:30-4 p.m. Coldwell Banker
560 Lake Avenue Greenwich $4.995M 12-3 p.m. Coldwell Banker
6 Andrews Farm Greenwich $5.8M 2-4 p.m. Coldwell Banker
12 Byfield Lane Greenwich $5.999M 1-3 p.m. BHHS
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.

 

 

 

 

 

Friday
Jun192015

Greenwich CT, Residential Real Estate Blog and Analysis: June 19th

Greenwich, CT Residential Real Estate Blog and Analysis:  
June 19th
A weekly analysis brought to you by Greenwich Real Estate Guy.
 
Happy Father's Day weekend to all of the fathers out there.  With Sunday being Father's Day there are not as many open houses as usual.  My charts are as of May 31st.  Also, I have included links to the May reports that Houlihan Lawrence puts out for each town, and Greater Greenwich as a whole.
Pictured above is 30 Oneida Drive.  This English style Carriage House directly on the waterfront of the Long Island Sound.  It is zoned in half acre lot size zone, but this lot is 1.42.  Hence, one can add on and ultimately have over 12,000 s.f. of a home.  Personally, I love the aesthetics.  This home has the old feel of the stone carriage house but the interior feels like new construction with high moldings, luxurious bathrooms, and gourmet eat-in kitchen.  The location is second to none.  Not only, is the house on the Long Island Sound, but being located in the private association of Indian Harbor, it is incredibly close to Greenwich Avenue and the railroad. The price is $4.895M.
May Analysis
As we see the busiest part of the year start to slow down, the numbers are positive.  We had matched the highest amount of closed listings in May over the past five years with 91.  Also, we had 182 properties come on the market in May.  There is a strong belief that one of the aspects holding our market back is lack of quality new listings, especially in the $2M-$3M range, so the fact we had a good amount of new listings we will see if that affects the summer and fall markets.
When diving into the new listings and subsequently the current inventory, I think it will be a good sign for the market.  As of April 30 there were 318 active properties priced over $3M (which is the slower end of the market typically).  As of May 31st we had 309 active properties priced over $3M.  Conversely, under $3M we had 354 properties as of April 30, while as of May 31st we had 388 properties.  Hence, the new listings that hit the market were primarily in the price ranges that properties are moving faster.  This will let us see how strong the market is.  If  we see improvement in the closed properties in the Fall months compared to the last few years then we can make the jump that the lack of inventory is slowing us down.  However, if we do not see a jump, then the market may be more stagnant.
Here is the link to the 1st Quarter Market Report my firm puts out for your review.

Below are the May reports Houlihan Lawrence puts out:
 

 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

 

We had a great May with 91 properties close.  That matched 2013 as the highest May in the last several years.

 

New Listings

We had 181 new properties listed in Greenwich in May which is impressive and outdid April of this year, which we rarely see.  We will see if the demand is there to help push the market into the Spring.

 

  
Year to Date Sold

As mentioned in the first section this past month was a really good month based on the numbers.  We had a lot of inventory hit the market but it is in the right price ranges.  The biggest jump was the $500K to $1M and the $2M-$3M ranges.  We also had a great May in regards to closed properties.

 
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.  The first chart is the 2014 inventory vs. sold numbers.  The second chart is inventory today vs. sold properties.  

  

 

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
Price Range 2/28/15 3/30/15 4/30/15 5/31/15
0-$500K 4.5 4 9.6 9.6
$500K-$1M 6.3 4.2 7.5 8.6
$1M-$1.5M 4.8 4.5 6 5.5
$1.5M-$2M 6.9 7 8.8 8.1
$2M-$3M 10.1 8 14 15
$3M-$4M 31 20.5 25.5 25.3
$4M-$5M 54.3 26.6 30.3 27.3
$5M-$7.5M 49.1 30.2 34.6 31.7
$7.5M-$10M 20.4 36 31.3 36.4
$10M+ 41.7 76.5 80.5 86

Looking at these two charts really shows the market and the difference between last year.  The numbers typically go up in April, as that is the month that the most amount of inventory hits the market.  It is interesting to see this year's change in the months on average vs. the same time last year.

 

 

 

 

 

 

 


Open Houses for June 21st
  
Below are the 13 open houses this weekend.  

Street Name Area List Price Time Listing Office
16 Hickory Drive Greenwich $925K 1-4 p.m. Sotheby's
30 Buxton Landing Riverside $1.295M 2-4 p.m. Coldwell Banker
23 Dorchester Lane Riverside $1.375M 1-3 p.m. Coldwell Banker
69 Mallard Drive Greenwich $1.995M 1-3 p.m. Sotheby's
54 Sundance Drive Cos Cob $1.995M 2-4 p.m. Raveis
338 Sound Beach  Old Greenwich $2.595M 1-3 p.m. Halstead
39 Indian Harbor #B Greenwich $2.6M 1-4 p.m. Douglas Elliman
11 Pintail Lane Greenwich $2.85M 12-2 p.m. Houlihan Lawrence
18 Grimes Road Old Greenwich $3.15M 1-4 p.m. BHHS
70 Sherwood Avenue Greenwich $3.775M 10-4 p.m. Charles Paternina
67 Sound Beach Old Greenwich $3.795M 1-4 p.m. Coldwell Banker
303 Milbank Avenue Greenwich $6.4M Sat. 1-3 p.m. Coldwell Banker
198 Shore Road Old Greenwich $6.8M 2-4 p.m. Halstead
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
Jun132015

Greenwich CT, Residential Real Estate Blog and Analysis: June 12th

Greenwich, CT Residential Real Estate Blog and Analysis:  
June 12th
A weekly analysis brought to you by Greenwich Real Estate Guy.
 
My charts are as of May 31st.  Also, I have included links to the May reports that Houlihan Lawrence puts out for each town, and Greater Greenwich as a whole.
Pictured above is 57 Gregory Lane.   This home was finished this year and is listed as a 2015 build.  One of the positives is it is on a quiet cul-de-sac.  It is listed as 4,077 s.f. with an additional 2,500 of unfinished space in the lower level.  The flow of this house is great, everything is open, so entertaining and transitioning from room to room would feel natural. I also like the brazilian wood floors.  There are four bedrooms upstairs and the master is what today's buyers are interested in with two walk in closets.  The elementary school it feeds into would be North Mianus with Eastern as the Middle School.  The price is $2.395M.
May Analysis
As we see the busiest part of the year start to slow down, the numbers are positive.  We had matched the highest amount of closed listings in May over the past five years with 91.  Also, we had 182 properties come on the market in May.  There is a strong belief that one of the aspects holding our market back is lack of quality new listings, especially in the $2M-$3M range, so the fact we had a good amount of new listings we will see if that affects the summer and fall markets.
When diving into the new listings and subsequently the current inventory, I think it will be a good sign for the market.  As of April 30 there were 318 active properties priced over $3M (which is the slower end of the market typically).  As of May 31st we had 309 active properties priced over $3M.  Conversely, under $3M we had 354 properties as of April 30, while as of May 31st we had 388 properties.  Hence, the new listings that hit the market were primarily in the price ranges that properties are moving faster.  This will let us see how strong the market is.  If  we see improvement in the closed properties in the Fall months compared to the last few years then we can make the jump that the lack of inventory is slowing us down.  However, if we do not see a jump, then the market may be more stagnant.
Here is the link to the 1st Quarter Market Report my firm puts out for your review.

Below are the May reports Houlihan Lawrence puts out:
 

 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

 

We had a great May with 91 properties close.  That matched 2013 as the highest May in the last several years.

 

New Listings

We had 181 new properties listed in Greenwich in May which is impressive and outdid April of this year, which we rarely see.  We will see if the demand is there to help push the market into the Spring.

 

  
Year to Date Sold

As mentioned in the first section this past month was a really good month based on the numbers.  We had a lot of inventory hit the market but it is in the right price ranges.  The biggest jump was the $500K to $1M and the $2M-$3M ranges.  We also had a great May in regards to closed properties.

 
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.  The first chart is the 2014 inventory vs. sold numbers.  The second chart is inventory today vs. sold properties.  

  

 

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
Price Range 2/28/15 3/30/15 4/30/15 5/31/15
0-$500K 4.5 4 9.6 9.6
$500K-$1M 6.3 4.2 7.5 8.6
$1M-$1.5M 4.8 4.5 6 5.5
$1.5M-$2M 6.9 7 8.8 8.1
$2M-$3M 10.1 8 14 15
$3M-$4M 31 20.5 25.5 25.3
$4M-$5M 54.3 26.6 30.3 27.3
$5M-$7.5M 49.1 30.2 34.6 31.7
$7.5M-$10M 20.4 36 31.3 36.4
$10M+ 41.7 76.5 80.5 86

Looking at these two charts really shows the market and the difference between last year.  The numbers typically go up in April, as that is the month that the most amount of inventory hits the market.  It is interesting to see this year's inventroy sells through or not, as we had more new listings in May than in year's past.

 

Open Houses for June 14th
  
Below are the 47 Open Houses this Sunday.  

Street Name Area List Price Time Listing Office
7 Brookside Park Old Greenwich $5.7K 12-3 p.m Re/MAX Heritage
298 Sound Beach Old Greenwich $8.2K 1-3 p.m. Reveis
182 Putnam Park Greenwich $475K 1-4 p.m. Laurel Properties
147 Putnam Park Greenwich $485K 1-4 p.m. Raveis
35 Rockmere Avenue Old Greenwich $689K 1-4 p.m. BHHS
351 Pemberwick #101 Greenwich $699K 1-3 p.m. Raveis
6 Caroline Farms #4 Cos Cob $735K 2-4 p.m. Douglas Elliman
74 Orchard Street Cos Cob $749K 1-3 p.m. Sotheby's
12 Bonwit Road Riverside $850K 1-3 p.m. Houlihan Lawrence
7 Brookside Park Old Greenwich $865K 12-3 p.m. RE/MAX
1364 King Stret Greenwich $865K 1-3 p.m. Houlihan Lawrence
22 Wescott Street Riverside $865K 2-4 p.m. Houlihan Lawrence
4 Old Church Road Greenwich $1.295M 1-4 p.m. Raveis
15 Stone Brook Cos Cob $1.35M 12-4 p.m. Weichert
41 Leonard Avenue Riverside $1.395M 1-4 p.m. Sotheby's
70 Bedford Road Greenwich $1.62%M 1-3 p.m. Coldwell Banker
99 Riverside Lane Riverside $1.695M 1-3 p.m. Newbridge
7 Steeple Chase Greenwich $1.795M 12-2 p.m. Sotheby's
298 Sound Beach Old Greenwich $1.85M 1-3 p.m. Raveis
29 Coventry Lane Riverside $1.895M 1-4 p.m. Coldwell Banker
37 Mianus View Cos Cob $1.975M 1-4 p.m. BHHS
69 Mallard Drive Greenwich $1.995M 1-3 p.m. Sotheby's
54 Sundance Drive Cos Cob $1.995M 2-4 p.m. Raveis
85 Lower Cross Greenwich $1.995M 1-3 p.m. Coldwell Banker
39 Lockwood Drive Old Greenwich $2.15M 1-4 p.m. Houlihan Lawrence
7 Stag Lane Greenwich $2.175M 1-3 p.m. Higgins Group
188 Bedford Road Greenwich $2.265M 1-4 p.m. Coldwell Banker
124 Porchuck Road Greenwich $2.295M 1-3 p.m. Halstead
82 Butternut Hollow Greenwich $2.395M 2-4 p.m. Houlihan Lawrence
57 Gregory Road Cos Cob $2.395M 1-3 p.m. Houlihan Lawrence
522 North Street Greenwich $2.65M 2-4 p.m. Houlihan Lawrence
268 Palmer Hill Riverside $2.675M 2-4 p.m. Houlihan Lawrence
72 Hillcrest Park Old Greenwich $2.695M 2-4 p.m. Houlihan Lawrence
33 Pleasant Street Riverside $2.77M 1-4 p.m. BHHS
4 Game Cock Road Greenwich $2.895M 1-3 p.m. Halstead
43 Harding Road Old Greenwich $2.995M 2-4 p.m. Douglas Elliman
27 Chieftans Road Greenwich $3M 2-4 p.m. Coldwell Banker
15 Owenoke Way Riverside $3.45M 1-3 p.m. David Ogilvy
647 River Road Cos Cob $3.5M 1-4 p.m. BHHS
98 North Street Greenwich $3.75M 12-3 p.m. Coldwell Banker
70 Sherwood Avenue Greenwich $3.775M Sat. 10-4 p.m. Charles Paternina
14 Sherwood Farm Greenwich $3.995M 1-3 p.m. Halstead
26 Stillman Lane Greenwich $4.6M 2-4 p.m. Coldwell Banker
1 Ashton Drive Greenwich $4.995M 2-4 p.m. Coldwell Banker
432 Field Point Greenwich $5.995M 1-4:45 p.m. Halstead
16 Shoreham Club Old Greenwich $5.995M 12-2 p.m. Sotheby's
303 Milbank Avenue Greenwich $6.4M 2-4 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

 

 

 

Friday
Jun052015

Greenwich CT, Residential Real Estate Blog and Analysis: June 5th

Greenwich, CT Residential Real Estate Blog and Analysis:  
June 5th
A weekly analysis brought to you by Greenwich Real Estate Guy.
 
All charts, graphs and open house list with links are up to date.
Pictured above is 11 Pintail Lane.   This updated colonial sits on .37 of an acre and is listed as 3,368 s.f.  There are six bedrooms with the master suite as my favorite.  The sitting area oversees the gardens, nice sized walk in closets, as well as an incredible bathroom.  I envision cocktails on the porch during the summer.  However, what draws me the most is the easy living aspect of the location.  It is close to Greenwich Avenue, the Milbrook Club, and all of the great features of the in-town living.  This property came on yesterday and is priced at $2.85M.
As we see the busiest part of the year start to slow down, the numbers are positive.  We had matched the highest amount of closed listings in May over the past five years with 91.  Also, we had 182 properties come on the market in May.  There is a strong belief that one of the aspects holding our market back is lack of quality new listings, especially in the $2M-$3M range, so the fact we had a good amount of new listings we will see if that affects the summer and fall markets.
When diving into the new listings and subsequently the current inventory, I think it will be a good sign for the market.  As of April 30 there were 318 active properties priced over $3M (which is the slower end of the market typically).  As of May 31st we had 309 active properties priced over $3M.  Conversely, under $3M we had 354 properties as of April 30, while as of May 31st we had 388 properties.  Hence, the new listings that hit the market were primarily in the price ranges that properties are moving faster.  This will let us see how strong the market is.  If  we see improvement in the closed properties in the Fall months compared to the last few years then we can make the jump that the lack of inventory is slowing us down.  However, if we do not see a jump, then the market may be more stagnant.
Here is the link to the 1st Quarter Market Report my firm puts out for your review.

Below is the Greater Greenwich April report:
 
 

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

 

We had a great May with 91 properties close.  That matched 2013 as the highest May in the last several years.

 

New Listings

We had 181 new properties listed in Greenwich in May which is impressive and outdid April of this year, which we rarely see.  We will see if the demand is there to help push the market into the Spring.

 

  
Year to Date Sold

As mentioned in the first section this past month was a really good month based on the numbers.  We had a lot of inventory hit the market but it is in the right price ranges.  The biggest jump was the $500K to $1M and the $2M-$3M ranges.  We also had a great May in regards to closed properties.

 
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.  The first chart is the 2014 inventory vs. sold numbers.  The second chart is inventory today vs. sold properties.  

  

 

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
Price Range 2/28/15 3/30/15 4/30/15 5/31/15
0-$500K 4.5 4 9.6 9.6
$500K-$1M 6.3 4.2 7.5 8.6
$1M-$1.5M 4.8 4.5 6 5.5
$1.5M-$2M 6.9 7 8.8 8.1
$2M-$3M 10.1 8 14 15
$3M-$4M 31 20.5 25.5 25.3
$4M-$5M 54.3 26.6 30.3 27.3
$5M-$7.5M 49.1 30.2 34.6 31.7
$7.5M-$10M 20.4 36 31.3 36.4
$10M+ 41.7 76.5 80.5 86

Looking at these two charts really shows the market and the difference between last year.  The numbers typically go up in April, as that is the month that the most amount of inventory hits the market.

Saturday
May302015

Greenwich CT, Residential Real Estate Blog and Analysis: May 29th

Greenwich, CT Residential Real Estate Blog and Analysis:  
May 29th
A weekly analysis brought to you by Greenwich Real Estate Guy.

All charts, graphs, analysis are as of end of April, I will update for end of May next week.  Attached is the greater Greenwich report for April that Houlihan Lawrence puts out.  If, you would like to be added to receive the Greater Greenwich (all of Greenwich), or the town reports for Greenwich, Cos Cob, Riverside, or Old Greenwich, send me a quick note and I can set you up.  Also, I would be happy to run any customized analysis for you.
Pictured above is 97 Shore Road.   This house sits on .48 acres in a quarter acre zone.  This property is about the location.  South of Old Greenwich Village and very close to the beach you can envision easy summer living.  Coincidentally two of my favorite aspects of the house was the front porch, and the outdoor fireplace in the back. Built in 1900 there is a charm that exudes in different parts of the home.  The house is currently 3,620 s.f. 5 bedrooms, four full and one half bath, and a two car garage.The house has been on the market 25 days and is priced at $3.15M.
I have included a link to the 1st Quarter Market Report my firm puts out for your review.

Here is a link to the Greater Greenwich April report:
 
 

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

 

As you can see we are trending close to last year's sold numbers.  In April 59 properties sold this year vs. 57 last year.

 

New Listings

We had 157 new properties listed in Greenwich in April which is always the biggest month of new listings.  However, it is down from last years totals.

 

  
Year to Date Sold

The value in these two charts are comparing the market of what is available vs. what has sold.  These two graphs really break down the competition in the price ranges.  For example, $0-$2M is 63% of the sold properties ytd.  Yet, the inventory of 0-$2M is only 35% of the total inventory on the market.  

 
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.  The first chart is the 2014 inventory vs. sold numbers.  The second chart is inventory today vs. sold properties.  

  

 

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

Price Range 2/28/15 3/30/15 4/30/15
0-$500K 4.5 4 9.6
$500K-$1M 6.3 4.2 7.5
$1M-$1.5M 4.8 4.5 6
$1.5M-$2M 6.9 7 8.8
$2M-$3M 10.1 8 14
$3M-$4M 31 20.5 25.5
$4M-$5M 54.3 26.6 30.3
$5M-$7.5M 49.1 30.2 34.6
$7.5M-$10M 20.4 36 31.3
$10M+ 41.7 76.5 80.5

Looking at these two charts really shows the market and the difference between last year.  The numbers typically go up in April, as that is the month that the most amount of inventory hits the market.  It is interesting to see this year's 

Open Houses for May 31st
  
Below are the 41 Open Houses this Sunday.  

Street Name Area List Price Time Listing Office
1465 E. Putnam #404 Old Greenwich $375K 1-4 p.m. Raveis
1465 E. Putnam #119 Old Greenwich $429.9K 1-3 p.m. Raveis
147 Putnam Park Greenwich $485K 1-4 p.m. Raveis
7 River Road #304 Cos Cob $647.9K 2-4 p.m. Coldwell Banker
50 Almira Drive #B Greenwich $695K 1-3 p.m. Sotheby's
12 Bonwit Road Riverside $850K 1-4 p.m. Houlihan Lawrence
22 Wescott Street Riverside $865K 1-4 p.m. Houlihan Lawrence
16 Hickory Drive Greenwich $925K 1-4 p.m. Sotheby's
172 Field Point #9 Greenwich $985K 2-4 p.m. BHHS
450 Riversville Road Greenwich $1.2M 1-4 p.m. BHHS
15 Stone Brook Lane Cos Cob $1.35M 1-4 p.m. Weichert
51 Circle Drive Greenwich $1.35M 2-4 p.m. Coldwell Banker
51 Glen Road Greenwich $1.395M 1-4 p.m. BHHS
14 Mead Avenue Cos Cob $1.525M 2-4 p.m. Coldwell Banker
365 Round Hill Road Greenwich $1.695M 1-3 p.m. Davenport
0 Doubling Road Greenwich $1.695M 1-1 p.m. Sotheby's
89 Mallard Drive Greenwich $1.755M 1-3 p.m. Houlihan Lawrence
6 Carriage Road Cos Cob $1.775M 1-3 p.m. Coldwell Banker
108 Glenville Greenwich $1.892M 12:30-2 p.m. DMK
318 Stanwich Road Greenwich $1.895M 1-4 p.m. Houlihan Lawrence
2 Finney Knoll Riverside $1.949M 1-3 p.m. Coldwell Banker
37 Mianus View Cos Cob $1.975M 1-4 p.m. BHHS
2 Boxwood Lane Greenwich $1.995M 1-3 p.m. Raveis
39 Lockwood Drive Old Greenwich $2.15M 2-4 p.m. Houlihan Lawrence
7 Heusted Drive Old Greenwich $2.15M 1-4 p.m. BHHS
7 Stag Lane Greenwich $2.175M 1-3 p.m. Higgins Group
69 Mallard Drive Greenwich $2.295M 1-3 p.m. Sotheby's
18 Cat Rock Cos Cob $2.375M 1-3 p.m. Keller Williams
28 Sawmill Lane Greenwich $2.575M Sat. 10:30-2 p.m. Charles Paternina
33 Pleasant Street Riverside $2.77M 1-4 p.m. BHHS
3 Little Cove Place Old Greenwich $2.85M 1-4 p.m. BHHS
97 Shore Road Old Greenwich $3.15M 1-3 p.m. Houlihan Lawrence
30 Burning Tree Road Greenwich $3.187M 1-3 p.m. Raveis
21 Pecksland Road Greenwich $3.575M 1-3 p.m. Sotheby's
70 Sherwood Avenue Greenwich $3.775M Sat 1-4 p.m. Charles Paternina
11 Stallion Trail Greenwich $3.849M 2-4 p.m. Houlihan Lawrence
19 Desiree Drive Greenwich $3.995M 1-3 p.m. David Ogilvy
0 Doubling Road Greenwich $4.495M 1-3 p.m. Sotheby's
1 Ashton Drive Greenwich $4.995M 1-4 p.m. Coldwell Banker
26 Jones Park Riverside $5.425M 1-4 p.m. BHHS
36 Perkins Road Greenwich $5.959M 1-3 p.m. Sotheby's
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.