Greenwich, CT Residential Real Estate Blog and Analysis:   September 18th-20th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

We have had a lot of new subscribers as of late.  A quick refresher of the blog.  Scroll down for charts on the inventory and sold properties for each price range.  Also, pay close attention to the months on average chart as it breaks down the overall health of each price point.  Below that you will find the open house list for Sunday with clickable links to see the detail on each property.  Lastly, I have invested in my own MLS portal for individuals to set up their own custom searches.  This way people can follow their specific search by area, school, price point, lot size, s.f. etc.  Feel free to search properties and you can even set up to get alerts as properties come on the market or are sold. As a realtor in Greenwich we have Broker open house days on Tuesdays and Thursdays.  Homes for sale are opened up to the realtors so that we can get familiar with the properties.  When the above featured 159 Taconic Road came on the market last week and had their broker open house, it was all of the talk in the office.  This spectacular colonial was built in 2015 with every detail thought of.  Take a look at the pictures, as the details I loved were the differences in the ceilings of different rooms.  You have the beautifully done coffered ceilings, then over the kitchen, the ceiling reminds me of a plantation style in New Orleans, mixed with columns with high gloss paint in another room.  I felt the agent summed it up perfectly when she wrote, "Spectacular 2015 Colonial showcases timeless elegance of traditional architectural elements with stunning modern aesthetics."  The home is listed as 11,500 s.f. with six en-suite bedrooms.  The home has seven total full baths and three more half baths.  The amenities include but are not limited to home theatre, wine cellar, exercise room, 20' by 40' heated pool, covered terrace, a bluestone patio with built in BBQ and stone fire pit, three car garage and a generator.  The house is listed for sale at $9.595M. I believe if you scroll down to the pie charts you will see the market in a snapshot.  There are still two different markets the under $2M or $3M and the over $2M or $3M market. "Looking at these two graphs, I believe really sum up the market.  The below $2M market equates to 64% of the sold properties this year. However, looking below the inventory in that market equates to 37% of the available inventory.  If you add in the $2M-$3M market then you are looking at 79% of sold properties to 56% of the market.  Conversely the over $2M market is 63% of our total inventory and only makes up 36% of the sold properties this year."   To further illustrate the point if you look down to the months on average graph you will see it in better detail.  "This really shows the difference between the markets.  Every price point under $2M is less than 7 months.  While, $2M-$5M ranges between 11 months and 15 months.  $5M-$10M ranges from 21 months to 47 months and over $10M it would take 120 months to sell through the inventory at the current pace." August Reports Q2 Greater Greenwich Report Greater Greenwich August Report Greenwich August Report Cos Cob August Report Riverside August Report Old Greenwich August Report   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 hav 652 available properties in Greenwich today.  We have sold 512 properties.  You can see July has been comparable to the past few years, only less than 2013.   New Listings We had 98 new listings in the month of July, which is less than last year, but still a healthy number.      Year to Date Sold Looking at these two graphs, I believe really sum up the market.  The below $2M market equates to 64% of the sold properties this year. However, looking below the inventory in that market equates to 37% of the available inventory.  If you add in the $2M-$3M market then you are looking at 79% of sold properties to 56% of the market.  Conversely the over $2M market is 63% of our total inventory and only makes up 36% of the sold properties this year.   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 6/30/15 7/31/15 0-$500K 4.5 4 9.6 9.6 5.4 5.3 $500K-$1M 6.3 4.2 7.5 8.6 7.4 6.8 $1M-$1.5M 4.8 4.5 6 5.5 4 3.3 $1.5M-$2M 6.9 7 8.8 8.1 6.5 5.8 $2M-$3M 10.1 8 14 15 11.6 11.6 $3M-$4M 31 20.5 25.5 25.3 16.2 13.1 $4M-$5M 54.3 26.6 30.3 27.3 17.2 15.5 $5M-$7.5M 49.1 30.2 34.6 31.7 23.8 20.9 $7.5M-$10M 20.4 36 31.3 36.4 49.6 47 $10M+ 41.7 76.5 80.5 86 103.1 120.8 This really shows the difference between the markets.  Every price point under $2M is less than 7 months.  While, $2M-$5M ranges between 11 months and 15 months.  $5M-$10M ranges from 21 months to 47 months and over $10M it would take 120 months to sell through the inventory at the current pace.   Open Houses for September 20th    Below are the 64 open houses for Sunday.  The first two are rentals. Street Name Area List Price Time Listing Office 4 Heather Lane Greenwich $4.7K 12-2 p.m. Raveis 70 Riverdale #701 Greenwich $4.95K 1-3 p.m. Raveis 1465 Putnam #119 Old Greenwich $429.9K 1-3 p.m. Raveis 351 Pemberwick #911 Greenwich $535K 1-3 p.m. Coldwell Banker 119 Spruce Street Greenwich $575K 1-3 p.m. Douglas Elliman 24 Morgan Avenue Greenwich $579K 1-4 p.m. BHHS 17 Salem Street Cos Cob $849K 11-1 p.m. Coldwell Banker 70 Riverdale #903 Greenwich $859K 1-3 p.m. Coldwell Banker 1 Cary Road Riverside $865K 1-4 p.m. Davenport 70 Riverdale #701 Greenwich $879K 1-3 p.m. Raveis 42 Ridge Street Cos Cob $899K 2-4 p.m. Raveis 12 Manor Road Old Greenwich $975K 1-3 p.m. Coldwell Banker 6 Riverview Court Greenwich $1.095M 2-5 p.m. BHHS 71 Bowman Drive Greenwich $1.15M 1-4 p.m. Coldwell Banker 15 Stone Brook Cos Cob $1.195M 1-3 p.m. Weichert 33 Lyon Farm Greenwich $1.2M 1-3 p.m. Coldwell Banker 12 Georgetowne Greenwich $1.25M 12-2 p.m. Coldwell Banker 26 Valleywood Road Cos Cob $1.375M 1-3 p.m. Coldwell Banker 29 Windsor Lane Cos Cob $1.385M 2-4 p.m. Raveis 4 North Street Cos Cob $1.399M 12-2 p.m. Greenwich Realty 24 Shore Road Old Greenwich $1.595M 1-3 p.m. David Ogilvy 178 Milbank #B Greenwich $1.65M 12-3 p.m. Coldwell Banker 17 Shore Acre Old Greenwich $1.65M 2-4 p.m. Coldwell Banker 87 Stonehedge Drive Greenwich $1.675M 1-4 p.m. Coldwell Banker 365 Round Hill Greenwich $1.695M 1-3 p.m. Davenport 29 Coventry Lane Riverside $1.749M 1-3 p.m. Coldwell Banker 107 Havemeyer Place Greenwich $1.75M 1-4 p.m. BHHS 112 Taconic Road Greenwich $1.895M 1-4 p.m. BHHS 65 Overlook Drive Greenwich $1.899M 1-3 p.m. Sotheby's 1 White Birch Cos Cob $1.945M 1-4 p.m. Douglas Elliman 22 Red Coat Lane Greenwich $1.99M 12-2 p.m. Sotheby's 10 West End Old Greenwich $1.995M 2-4 p.m. Houlihan Lawrence 24 Nutmeg Drive Greenwich $1.995M 1-3 p.m. BHHS 7 Finney Knoll Riverside $1.995M 12-2 p.m. Sotheby's 24 Bedford Road Greenwich $1.999M 1-3 p.m. Houlihan Lawrence 10 Park Avenue Old Greenwich $1.9999M 2-4 p.m. Coldwell Banker 39 Lockwood Drive Old Greenwich $2.15M 2-4 p.m. Houlihan Lawrence 11 Pintail Lane Greenwich $2.15M 1-3 p.m. Houlihan Lawrence 119 Hendrie Avenue Riverside $2.15M 1-3 p.m. Coldwell Banker 57 Gregory Road Cos Cob $2.395M 1-3 p.m. Houlihan Lawrence 268 Palmer Hill Riverside  $2.595M 12-2 p.m. Houlihan Lawrence 180 Stanwich Road Greenwich $2.6M 1-4 p.m. BHHS 39 Indian Harbor #B Greenwich $2.6M 1-3 p.m. Douglas Elliman 20 Steeple Chase Greenwich $2.695M 12-4 p.m. Coldwell Banker 58 Connecticut Avenue Greenwich $2.75M 1-4 p.m. Halstead 3 Little Cove Old Greenwich $2.85M 1-4 p.m. BHHS 95 Valley Road #B Cos Cob $2.9M 2-4 p.m. Raveis 124 Birch Lane Greenwich $2.999M 1-3 p.m. Coldwell Banker 192 Bible Street Cos Cob $3.15M 1-3 p.m. Sotheby's 21 Pecksland Road Greenwich $3.45M 3-5 p.m. Sotheby's 22 Bedford Road Greenwich $3.695M 1-3 p.m. Real Living 98 North Street Greenwich $3.75M 1-4 p.m. Coldwell Banker 25 Cutler Road Greenwich $3.75M 2-4 p.m. Coldwell Banker 14 Sherwood Farm Greenwich $3.795M 1-4 p.m. Halstead 3 Gisborne Place Old Greenwich $4.095M 1-4 p.m. Coldwell Banker 19 Shoal Point Lane Riverside $4.325M 2-5 p.m. Coldwell Banker 560 Lake Avenue Greenwich $4.5M 1-3 p.m. Coldwell Banker 851 Lake Avenue Greenwich $4.85M 1-4 p.m. BHHS 37 Londonderry Drive Greenwich $5.195M 12-4 p.m. Greenwich Realty 5 Crossway Old Greenwich $5.4M 1-4 p.m. Sotheby's 3 Dunwoodie Place Greenwich $5.997M 1-4 p.m. BHHS 303 Milbank Avenue Greenwich $6.4M 1-4 p.m. Coldwell Banker 35 Winding Lane Greenwich $6.995M 12-2 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           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.