Sunday
Aug042019
Greenwich Real Estate Guy's Blog: 2nd Quarter Market Report and July 28th Open House List
Jared Randall
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The blog that was sent earlier was last week's edition. My computer is acting crazy. Here is this weeks with the list of July 28th Open homes.
I apologize for the delay in getting this out to you. I am having bad computer issues. Who knew working keyboards made such a difference. Unfortunately, given the state of the computer I cannot do links or featured property. They ordered a new keyboard for Tuesday so we should be all set for next week. I am sorry for the inconvenience. You can enter the address here to see the link manually. I will be hosting an open house at 444 Old Church from 2-4 p.m. Come by and visit this incredible value.
Pictured above is our 2nd Quarter Market Report. As you can see the market is still a trying market for sellers, where pricing and value are the two deciding factors.
There's something for everyone to enjoy in Greenwich, Connecticut during our summer months. The Town of Greenwich operates an 18-hole golf course, numerous tennis courts, a beautiful new pool, pristine beaches and even seasonal ferry service to Island Beach Park and Great Captains Island for residents. If that's not enough we have spacious inland and coastal parks for hiking, riding horses and mountain biking.
The summer, however, tends to be quieter in real estate. While we saw a modest improvement in market conditions in the second quarter it wasn't enough to erase the losses from the previous quarter. Home sales dropped 12% year over year in Q2. A weak NYC market, the impact of recent tax reforms and a perception that the market has more room to decline has kept some buyers patiently on the sidelines. Those that have stepped up and are making offers are getting value-driven deals done.
What catches a buyer's attention today? Strategic initial pricing plays a key role in reducing days on market and maximizing a selling price. In 2019, it's taken, on average, more than 230 days to sell a home. However, when a home is priced in a way that doesn't require a reduction to sell the average days on market falls to just 80 days. With inventory on the rise, it is more important than ever to price leaner than the competition. Condition also plays a critical role in attracting buyers today. Buyers are doing their initial home tours online and a seller can run the risk of rejection before the buyer even physically visits a home. Savvy sellers have noticed and are sprucing up their homes and often staging them to get more online clicks, showings and offers.
Among the highlights from the second quarter was a nearly 40% jump in the geography North of the Merritt Parkway. Buyers have taken notice of price declines here and stepped in to take advantage of the value propositions. Mid-Country Greenwich also experienced a nearly 8% increase in home sales last quarter. Value is proving to dictate where the buyers perform.
We are grateful to our world class agents and loyal clients who have made Houlihan Lawrence retain our leadership position in Greenwich, Connecticut for more than four and a half years. Thank you.
There are 89 Open Homes this Sunday.
| Street Name | Area | List Price | Time | Listing Office |
| 67 Prospect Street | Greenwich | $7.3K | 1-3 p.m. | Compass |
| 165 Lake Avenue | Greenwich | $9K | 1-3 p.m. | Houlihan Lawrence |
| 31 Lockwood Road | Riverside | $11K | 1-3 p.m. | Raveis |
| 19 Brown House Road | Old Greenwich | $12K | 2-4 p.m. | BHHS |
| 40 W. Elm Street #6D | Greenwich | $13.5K | 12-2 p.m. | Sotheby's |
| 49 Valley Road #D1 | Cos Cob | $389K | 2-4 p.m. | BHHS |
| 69 Putnam Park | Greenwich | $449K | 2-4 p.m. | Raveis |
| 47 Pemberwick Road | Greenwich | $495K | 2-4 p.m. | Sotheby's |
| 47 Pemberwick Road | Greenwich | $495K | 2-4 p.m. | Sotheby's |
| 98 Valley Road #45 | Cos Cob | $595K | 2-4 p.m. | Sotheby's |
| 5 Green Lane #A | Greenwich | $599K | 1-3 p.m. | Houlihan Lawrence |
| 50 Sound Beach Avenue | Riverside | $669K | 12-2 p.m. | Raveis |
| 1 Scott Lane | Greenwich | $699K | 2:30-4:30 p.m. | Coldwell Banker |
| 33 Halsey Drive | Old Greenwich | $750K | 1-3 p.m. | Sotheby's |
| 29 Sheephill Road | Riverside | $795K | 1-3 p.m. | Coldwell Banker |
| 29 Sheephill Road | Riverside | $795K | 1-3 p.m. | Coldwell Banker |
| 41 Sound Beach Avenue | Old Greenwich | $839.5K | 2-4 p.m. | Coldwell Banker |
| 115 River Road #7 | Cos Cob | $850K | 1-3 p.m. | Executive |
| 16 Weaver Street | Greenwich | $850K | 11-1 p.m. | Compass |
| 29 Old Kings Highway | Old Greenwich | $889K | 1-4 p.m. | Coldwell Banker |
| 4 Comly Avenue | Greenwich | $889K | 2-4 p.m. | Higgins Group |
| 14 Indian Pass | Greenwich | $925K | 10-12 p.m. | New England Land |
| 42 Cognewaugh Road | Cos Cob | $975K | 1-3 p.m. | BHHS |
| 500 River Road #17 | Cos Cob | $1.125M | 2-4 p.m. | Coldwell Banker |
| 19 Field Road | Cos Cob | $1.125M | 1-3 p.m. | William Pitt Sotheby's |
| 99 Loughlin Avenue | Cos Cob | $1.169M | 1-3 p.m. | Sotheby's |
| 8 View Street | Greenwich | $1.279M | 1-3 p.m. | BHHS |
| 51 Forest Avenue #95 | Old Greenwich | $1.299M | 2-4 p.m. | Douglas Elliman |
| 21 Heusted Drive | Old Greenwich | $1.35M | 1-3 p.m. | BHHS |
| 73 Weaver Street #15 | Greenwich | $1.395M | 2-4 p.m. | Raveis |
| 4 Shelter Drive | Cos Cob | $1.42M | 2-4 p.m. | Raveis |
| 67 Prospect Street | Greenwich | $1.495M | 1-3 p.m. | Compass |
| 63 Wildwood Drive | Greenwich | $1.4988M | 12-2 p.m. | Coldwell Banker |
| 19 Old Stone Bridge | Cos Cob | $1.499M | 2-4 p.m. | Park Allyn |
| 1 Lia Fail Way | Cos Cob | $1.545M | 1-3 p.m. | Coldwell Banker |
| 9 Comly Terrace | Greenwich | $1.549M | 1-3 p.m. | Coldwell Banker |
| 3 Old Farm Lane | Old Greenwich | $1.549M | 1-3 p.m. | Compass |
| 115 Dingletown Road | Greenwich | $1.55M | 1-4 p.m. | BHHS |
| 33 Ferncliff Road | Cos Cob | $1.55M | 2-4 p.m. | Houlihan Lawrence |
| 22 Sumner Road | Greenwich | $1.574M | 1-3 p.m. | Coldwell Banker |
| 25 Linwood Abenue | Riverside | $1.575M | 2-4 p.m. | Halstead |
| 7 Lia Fail Way | CC | $1.595M | 2-4 p.m. | Houlihan Lawrence |
| 556 Stanwich Road | Greenwich | $1.595M | 1-3 p.m. | BHHS |
| 14 Rockview Drive | Greenwich | $1.635M | 1-3 p.m. | Coldwell Banker |
| 11 Ricki Beth Lane | Old Greenwich | $1.6495M | 1-3 p.m. | Sotheby's |
| 11 Greenwich Cove | Old Greenwich | $1.695M | 1-3 p.m. | Houlihan Lawrence |
| 244 Stanwich Road | Greenwich | $1.695M | 1-3 p.m. | BHHS |
| 7 Stanwich Road | Greenwich | $1.698M | 2-4 p.m. | Houlihan Lawrence |
| 55 Church Street #B | Greenwich | $1.699M | 12-2 p.m. | Coldwell Banker |
| 9 Glenville Street | Greenwich | $1.75M | 2-4 p.m. | Raveis |
| 89 Lower Cross Road | Greenwich | $1.795M | 1-3 p.m. | BHHS |
| 6 Sandy Lane | Greenwich | $1.895M | 2-4 p.m. | Douglas Elliman |
| 1361 King Street | Greenwich | $1.925M | 1-4 p.m. | Raveis |
| 11 Anthony Place | Riverside | $1.995M | 12-2 p.m. | Five Corner's |
| 293 Riversville Rod | Greenwich | $1.995M | 1-3 p.m. | BHHS |
| 1 Ford Lane | Old Greenwich | $2.0875M | 12-4 p.m. | BHHS |
| 31 Lockwood Road | Riverside | $2.095M | 1-3 p.m. | Raveis |
| 4 Orchard Street | Cos Cob | $2.095M | 1-4 p.m. | Miha Zajec |
| 4 Orchard Street | Cos Cob | $2.15M | 1-4 p.m. | Miha Zajec |
| 165 Lake Avenue | Greenwich | $2.15M | 1-3 p.m. | Houlihan Lawrence |
| 215 Riverside Avenue | Riverside | $2.180M | 1-3 p.m. | BHHS |
| 8 Wildwood Drive | Greenwich | $2.195M | 2-4 p.m. | Houlihan Lawrence |
| 7 Lighthouse Lane | Old Greenwich | $2.2M | 2-4 p.m. | Halstead |
| 59 East Elm #Front | Greenwich | $2.295M | 1-3 p.m. | Houlihan Lawrence |
| 183 N. Maple Avenue | Greenwich | $2.295M | 1-3 p.m. | Houlihan Lawrence |
| 900 Lake Avenue | Greenwich | $2.475M | 1-3 p.m. | Coldwell Banker |
| 82 Lockwood Road | Riverside | $2.495M | 1-3 p.m. | Coldwell Banker |
| 444 Old Church Road | Greenwich | $2.745M | 2-4 p.m. | Houlihan Lawrence |
| 23 Meadowbank Road | Old Greenwich | $2.875M | 2-4 p.m. | BHHS |
| 67 Maher Avenue | Greenwich | $2.895M | 11-1 p.m. | Douglas Elliman |
| 378 Taconic Road | Greenwich | $2.95M | 2-4 p.m. | Coldwell Banker |
| 11 Dialstone Lane | Riverside | $2.995M | 12-2 p.m. | Five Corner's |
| 7 Nawthorne Road | Old Greenwich | $3.15M | 1-3 p.m. | Sotheby's |
| 3 Wynn Lane | Greenwich | $3.199M | 1-3 p.m. | Compass |
| 8 Rockwood Lane Spur | Greenwich | $3.295M | 1-3 p.m. | Houlihan Lawrence |
| 141 Milbank #West | Greenwich | $3.399M | 1-3 p.m. | Coldwell Banker |
| 52 Ridgeview Avenue | Greenwich | $3.4595M | 1-3 p.m. | BHHS |
| 141 Milbank Avenue | Greenwich | $3.599M | 1-3 p.m. | Coldwell Banker |
| 26 Cobb Island | Greenwich | $3.695M | 1-3 p.m. | Abart |
| 40 W Elm Street #6D | Greenwich | $3.75M | 12-2 p.m. | Sotheby's |
| 57 Partridge Hollow | Greenwich | $3.795M | 12-3 p.m. | Sotheby's |
| 55 North Street | Greenwich | $4.1M | 2-4 p.m. | Coldwell Banker |
| 3 Hill Road | Greenwich | $4.495M | 2-4 p.m. | Centric |
| 10 W Crossway | Old Greenwich | $4.7M | 1-3 p.m. | Houlihan Lawrence |
| 21 Binney Lane | Old Greenwich | $4.795M | 2-4 p.m. | BHHS |
| 293 Chapman Lane | Greenwich | $5.799M | 1-3 p.m. | Houlihan Lawrence |
| 293 Chapman Lane | Greenwich | $5.799M | 1-3 p.m. | Houlihan Lawrence |
| 297 Chapman Lane | Greenwich | $5.99M | 1-3 p.m. | Houlihan Lawrence |
| 141 Milbank Avenue | Greenwich | $6.9M | 1-3 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.
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Best,
Jared Randall Join my Mailing List
Houlihan Lawrence Greenwich Search Properties
cell: 203-273-1034 View My Website
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