Greenwich, CT Residential Real Estate Blog and Analysis: November 13-15th

Greenwich, CT Residential Real Estate Blog and Analysis:   November 13th-15th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

Dear Jared  The above pictured new construction home is located at 6 Lita Drive in Greenwich.  There are not many opportunities to own a new construction in lower mid country close to town.  Lita is a great cul-de-sac right off of North Street.  I love the shingle style mixed with brick and the architecture of the home.  However, what stood out was the inside.  Soaring nine foot ceilings on the first and second floor, phenomenal chef's kitchen with Wolf, Sub Zero, and Bosch appliances.  The house has five bedrooms with four marble bathrooms with heated floors.  The Master Suite has a balcony off of it as well as great walk in dressing room.  The listing price is $3.65M. 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.  For a customized search click the gray arrows and you can edit the fields.  For example, it is currently populated with all properties clicked.  You can just click Residential then click type, area, and price range, and you can see what is available in your specific price range. After you have narrowed the search to your liking you can click "save this search" and you can set up your own portal, and receive emails as new properties come available.  You can even track your favorites, and add notes or messages about properties.  Or, you can just email me our parameters and I can set up a portal for you. Q3 Greenwich Market 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     The numbers for September and October are still pretty good comparatively.  I feel from the amount of showings and feedback I am hearing from other agents that it seems slower than usual. I expect this to hit the date in 60-90 days. New Listings We had 96 new listings in October which is on point with the last few years.  Year to Date Sold Looking at these two graphs as well as the months on average can really guide you on the markets in your price range.  As you can see the markets are a lot more competitive under $2M than over.   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 9/21/15 0-$500K 4.5 4 9.6 9.6 5.4 5.3 4.1 $500K-$1M 6.3 4.2 7.5 8.6 7.4 6.8 5.3 $1M-$1.5M 4.8 4.5 6 5.5 4 3.3 4.5 $1.5M-$2M 6.9 7 8.8 8.1 6.5 5.8 8 $2M-$3M 10.1 8 14 15 11.6 11.6 11.1 $3M-$4M 31 20.5 25.5 25.3 16.2 13.1 24.3 $4M-$5M 54.3 26.6 30.3 27.3 17.2 15.5 23.6 $5M-$7.5M 49.1 30.2 34.6 31.7 23.8 20.9 30.2 $7.5M-$10M 20.4 36 31.3 36.4 49.6 47 37.7 $10M+ 41.7 76.5 80.5 86 103.1 120.8 78 Open Houses for November 8th    Below are the 79 Open houses for Sunday.  A lot to choose from if you are going out this Sunday. Street Name Area List Price Time Listing Office 12 Heusted Drive Old Greenwich $8K 1-4 p.m. Halstead 28 Wooddale Road Greenwich $9.5K 2-4 p.m. Halstead 198 Shore Road Old Greenwich $12.5K 1-3 p.m. Halstead 91 E. Elm Street Greenwich $16.5K 1-3 p.m. Houlihan Lawrence 191 Milbank #PH Greenwich $22.9K 1-3 p.m. Houlihan Lawrence 432 Field Point Greenwich $24.5K 1-3 p.m. Halstead 1465 E. Putnam #414 Old Greenwich $515K 1-3 p.m. Raveis 119 Spruce Street Greenwich $555K 1:30-3:30 p.m. Douglas Elliman 30 Almira Drive Greenwich $595K 2-4 p.m. Raveis 100 Strickland #4 Cos Cob $715K 1-3 p.m. Coldwell Banker 21 Upland Street Greenwich $770K 2-4 p.m. Anderson Associates 17 Salem Street (land) Cos Cob $789K 11-1 p.m. Coldwell Banker 17 Salem Street Cos Cob $789K 11-1 p.m. Coldwell Banker 104 Greenwich Hills Greenwich $799K 1-4 p.m. BHHS 70 Riverdale #701 Greenwich $859K 1-4 p.m. Coldwell Banker 1 Cary Road Riverside $865K 1-3 p.m. Davenport 84 Cognewaugh Cos Cob $1.049M 1-4 p.m. BHHS 6 Riverview Court Greenwich $1.069M 3-5 p.m. BHHS 11 Georgetowne North Greenwich $1.15M 12-2 p.m. Coldwell Banker 15 Stone Brook Cos Cob $1.195M 2-4 p.m. Weichert 7 Alec Templeton Greenwich $1.25M 1-3 p.m. Higgins Group 10 1/2 Sound Beach Riverside $1.275M 1-4 p.m. Raveis 72 Sound Beach Old Greenwich $1.395M 1-4 p.m. Raveis 14 Mead Avenue Cos Cob $1.399M 1-3 p.m. Coldwell Banker 5 Corrigan Lane Greenwich $1.475M 2-4 p.m. Raveis 24 Shore Road Old Greenwich $1.495M 2-4 p.m. David Ogilvy 365 Round Hill Greenwich $1.525M 1-3 p.m. Davenport 6 Carriage Road Cos Cob $1.525M 1-3 p.m. Coldwell Banker 65 Fairfield Road Greenwich $1.595M 1-3 p.m. Raveis 178 Milbank #B Greenwich $1.65M 1-3 p.m. Coldwell Banker 4 Rainbow Drive Riverside $1.675M 2-4 p.m. Raveis 26 Ferncliff Road Cos Cob $1.695M 1-3 p.m. Coldwell Banker 40 Sachem Road Greenwich $1.699M 2-4 p.m. Anderson Associates 2 Boxwood Lane Greenwich $1.795M 1-3 p.m. Raveis 12 Heusted Drive Old Greenwich $1.795M 1-4 p.m. Halstead 2 Boxwood Lane (Land) Greenwich $1.795M 1-3 p.m. Raveis 12 Old Orchard Riverside $1.89M 1-3 p.m. Higgins Group 1 White Birch Lane Cos Cob $1.945M 1-3 p.m. Douglas Elliman 172 Byram Shore Greenwich $1.995M 1-3 p.m. Coldwell Banker 11 Pintail Lane Greenwich $2.15M 1-3 p.m. Houlihan Lawrence 21 Mohawk Lane Greenwich $2.195M 1-3 p.m. Coldwell Banker 12 Old Forge Greenwich $2.25M 1-3 p.m. David Ogilvy 66 Park Avenue Old Greenwich $2.295M 1-3 p.m. BHHS 17 Byfield Lane Greenwich $2.295M 1-4 p.m. BHHS 116 Pecksland Road Greenwich $2.375M 1-3 p.m. William Pitt 16 Roosevelt Avenue Old Greenwich $2.395M 12-3 p.m. Halstead 6 Elizabeth Lane Riverside $2.395M 2-4 p.m. Coldwell Banker 37 Byfield Lane Greenwich $2.525M 1-4 p.m. BHHS 42 Hendrie Avenue Riverside $2.595M 2-4 p.m. Houlihan Lawrence 443 North Street Greenwich $2.65M 2-4 p.m. Centric 97 Shore Road Old Greenwich $2.765M 1-3 p.m. Houlihan Lawrence 64 Butternut Hollow Greenwich $2.795M 1-3 p.m. Raveis 16 Copper Beech Road Greenwich $2.9M 1-4 p.m. BHHS 8 Patricia Lane Cos Cob $2.975M 1-4 p.m. BHHS 150 Riverside Avenue Riverside $3.18M 1-3 p.m. Sotheby's 1 Keofferam Road Old Greenwich $3.195M 2-4 p.m. Houlihan Lawrence 14 Lockwood Avenue Old Greenwich $3.395M 2-4 p.m. Houlihan Lawrence 34 Lenox Drive Greenwich $3.495M 1-4 p.m. BHHS 400 Stanwich Road Greenwich $3.549M 2-4 p.m. Coldwell Banker 6 Lita Drive Greenwich $3.65M 2-4 p.m. Houlihan Lawrence 14 Long View Riverside $3.695M 2-4 p.m. Houlihan Lawrence 98 North Street Greenwich $3.75M 1-3 p.m. Coldwell Banker 14 Sherwood Farm Greenwich $3.795M 1-4 p.m. Halstead 58 Parsonage Road Greenwich $3.799M 1-3 p.m. BHHS 28 Wooddale Road Greenwich $3.85M 2-4 p.m. Halstead 215 Milbank Avenue W Greenwich $3.999M 1-3 p.m. Houlihan Lawrence 3 Gisborne Place Old Greenwich $4.095M 1-3 p.m. Coldwell Banker 524 North Street Greenwich $4.295M 1-4 p.m. BHHS 91 E. Elm Street Greenwich $4.295M 1-3 p.m. Houlihan Lawrence 19 Shoal Point Lane Riverside $4.325M 1-4 p.m. Coldwell Banker 851 Lake Avenue Greenwich $4.695M 1-4 p.m. BHHS 128 Porchuck Road Greenwich $4.75M 1-3 p.m. BHHS 5 N Crossway Old Greenwich $5.4M 1-3 p.m. Sotheby's 191 Milbank #PH Greenwich $5.75M 1-3 p.m. Houlihan Lawrence 432 Field Point Road Greenwich $5.995M 1-3 p.m. Halstead 291 Stanwich Road Greenwich $6.695M 1-4 p.m. Coldwell Banker 198 Shore Road Old Greenwich $6.8M 1-3 p.m. Halstead 38 Parsonage Road Greenwich $9.9M 1-3 p.m. Halstead 18 Chimney Corner Greenwich $9.975M 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