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
Sep092018

Greenwich Real Estate Guy's Blog: September 9th Open House List

The Greenwich Real Estate Guy's Blog:   September 9th Open House List 
A weekly analysis brought to you by Greenwich Real Estate Guy.

 

 

New construction with exceptional architectural design and quality on coveted street in the heart of town. Walk to everything! State-of-the-art luxury throughout this 5 bedroom, 5.2 baths by Waterworks. Sun-filled, mixing traditional exterior with transitional interiors. White oak floors, 9 ft ceilings, French doors to terrace overlooking level private property. Formal areas w/ unique fun features such as 200 bottle wine room off living room. Fabulous modern custom kitchen & breakfast room w/ waterfall edge white quartz center island, professional appliances & walk in pantry; paneled study; Tray-ceiling master w/ his & her closets; luxury bath. Finished LL w/ family rm/exercise/ bedroom & bath. Pool site. There will be an open house on Sunday from 2-4 p.m.  The list price is $3.995M.
Click below for an off Market Listing of 7 Perryridge Road.
Here's a quick look at preliminary August 2018 sales data for Greater Greenwich single family home sales:
 
  • 61 homes sold in August - a 7% increase vs. August 2017 (but a 20% decline from July 2018)
  • Average prices in August dropped 15% from a year ago to $2,339,135.
  • Median prices in August fell nearly 10% from a year ago to $1.8 Million.
  • Average sold price per square foot fell 9.5% to $561/psf.
  • Total Dollar Volume dropped 10% to $142m in August vs. $158m in August 2017.
  • Average DOM expanded 6% to 155 days in August.


These data will change as any additional closings get added to the MLS next week.  One takeaway here is that price reductions are the most effective way to get a home sold - if the initial price didn't prompt buyer attention.
Home sales and home prices are modestly higher 2018 YTD - as you can see in the attached Houlihan Lawrence Market Overview report.
 

Please feel free to email me at jrandall@houlihanlawrence.com or call at 203-273-1034 for anymore information.
 Below are the 121 Open Homes for Sunday.
Street Name Area List Price Time Listing Office
11 Fairfield Avenue Old Greenwich $4.45K 1-3 p.m. Coldwell Banker
35 Sound Beach Avenue Old Greenwich $5.5K 1:30-3:30 p.m. Sotheby's
22 Mianus View  Terrace Cos Cob $7.5K 2-4 p.m. Houlihan Lawrence
17 Carriglea Drive Riverside $7.999K 2-4 p.m. Houlihan Lawrence
86 Lower Cross Road Greenwich $9.5K 1-4 p.m. BHHS
29 Glen Avon Drive Riverside $16K 2-4 p.m. Halstead
1535 E. Putnam #307 Old Greenwich $295K 12-3 p.m. Raveis
1535 E. Putnam #110 Old Greenwich $379K 1-3 p.m. Weichert
22 Putnam Park Greenwich $459K 1-3 p.m. Davenport
190 Putnam Park Greenwich $465K 1-3 p.m. Davenport
44 Putnam Park Greenwich $479K 1-3 p.m. Coldwell Banker
34 Putnam Park Greenwich $480K 1-3 p.m. Sotheby's
155 Putnam Park Greenwich $499K 1-3 p.m. Sotheby's
108 Putnam Park Greenwich $548K 2-4 p.m. Weichert
25 Cary Road Riverside $670K 2-4 p.m. Coldwell Banker
45 Ettl Lane #401 Greenwich $725K 2-4 p.m. Weichert
104 Greenwich Hills Greenwich $730K 2-4 p.m. BHHS
11 River Road #116 Cos Cob $748K 1-3 p.m. Houlihan Lawrence
40 Woodland Drive #A Greenwich $770K 1-3 p.m. Raveis
15 Georgetowne N. Greenwich $799K 12-2 p.m. Raveis
60 Prospect Street #B Greenwich $799K 1-3 p.m. Coldwell Banker
11 Grove Street Cos Cob $815K 1-3 p.m. Raveis
69 Riverdale Avenue #104 Greenwich $839K 1-3 p.m. Coldwell Banker
29 Talbot Lane Greenwich $859K 1-4 p.m. Halstead
147 E. Elm Street Greenwich $895K 1-3 p.m. BHHS
151 Lockwood Road Riverside $895K 1-4 p.m. BHHS
59 Stanwich Road Greenwich $935K 1-3 p.m. Raveis
17 Dandy Drive Cos Cob $939K 2-4 p.m. Raveis
40 Maplewood Drive Cos Cob $965K 1-3 p.m. Houlihan Lawrence
9 Bonwit Road Riverside $975K 1-3 p.m. Coldwell Banker
3 Nicholas Avenue Greenwich $995K 1-3 p.m. Sotheby's
47 Sachem Lane Greenwich $995K 2-4 p.m. Sotheby's
24 Harold Street #B Cos Cob $995K 12-2 p.m. Coldwell Banker
24 Harold Street #A Cos Cob $995K 12-2 p.m. Coldwell Banker
31 N. Ridge Road Old Greenwich $995K 2-4 p.m. Houlihan Lawrence
80 Sound Beach Avenue Riverside $1.039M 1-4 p.m. Raveis
7 Richmond Drive Old Greenwich $1.045M 1-3 p.m. The Higgins Group
11 Fairfield Avenue Old Greenwich $1.047M 1-3 p.m. Coldwell Banker
45 Hickory Drive Greenwich $1.05M 2-4 p.m. Coldwell Banker
27 Hettiefred Road Greenwich $1.05M 1-3 p.m. David Ogilvy
303 Overlook Drive Greenwich $1.075M 11-1 p.m. Coldwell Banker
9 Fairfield Avenue Old Greenwich $1.085M 1:15-3:15 p.m. Exp Realty
16 Hawthorne Street #D Greenwich $1.095M 1-4 p.m. BHHS
16 Hawthorne Street #A Greenwich $1.095M 1-4 p.m. BHHS
34 Connecticut Avenue Greenwich $1.095M 1-3 p.m. Sotheby's
35 Sound Beach Avenue Old Greenwich $1.095M 1:30-3:30 p.m. Sotheby's
43 Sundance Drive Cos Cob $1.095M 1-3 p.m. Sotheby's
173.5 Davis Avenue Greenwich $1.095M 1-3 p.m. Sotheby's
6 Mortimer Drive Old Greenwich $1.175M 1-3 p.m. Sotheby's
17 Mallard Drive Greenwich $1.195M 1-3 p.m. Houlihan Lawrence
77 Gregory Road Cos Cob $1.249M 1-3 p.m. Raveis
7 Jackson Street Cos Cob $1.325M 1-3 p.m. Keller Williams
2 Bote Court Greenwich $1.37M 1-4 p.m. BHHS
37 Fairway Lane Greenwich $1.395M 2-4 p.m. Coldwell Banker
9 Thornhill Road Riverside $1.399M 1-4 p.m. Sotheby's
4 Banksville Road Greenwich $1.495M 2-4 p.m. Coldwell Banker
22 Mianus View  Terrace Cos Cob $1.499M 2-4 p.m. Houlihan Lawrence
62 Long Meadow Road Riverside $1.629M 1-3 p.m. Houlihan Lawrence
115 Dingletown Road Greenwich $1.667M 2:30-5 p.m. Coldwell Banker
45 William Street #B Greenwich $1.75M 1:30-3:30 p.m. Kinard Realty
37 Mianus View Terrace Cos Cob $1.75M 2-4 p.m. Douglas Elliman
21 Mohawk Lane Greenwich $1.795M 1-4 p.m. Sotheby's
747 Riversville Road Greenwich $1.795M 1-3 p.m. BHHS
32 Mimosa Drive Cos Cob $1.835M 1-3 p.m. Sotheby's
11 Ricki Beth Lane Old Greenwich $1.895M 1-3 p.m. Sotheby's
20 Mohawk Lane Greenwich $1.895M 1-4 p.m. BHHS
321 Sound Beach Avenue Old Greenwich $1.975M 1-4 p.m. Keller Williams
44 Summit Road Riverside $1.985M 3:30-5:30 p.m. Houlihan Lawrence
300 Riversville Road Greenwich $1.995M 2-4 p.m. Houlihan Lawrence
70 Wesskum Wood Road Riverside $2.075M 2-4 p.m. Houlihan Lawrence
86 Lower Cross Road Greenwich $2.1M 1-4 p.m. BHHS
108 Pecksland Road Greenwich $2.149M 1-4 p.m. BHHS
37 Crescent Road Riverside $2.15M 1-3 p.m. Raveis
303 Overlook Drive Greenwich $2.175M 11-1 p.m. Coldwell Banker
22 Meadowbank Road Old Greenwich $2.195M 1-4 p.m. Coldwell Banker
19 Home Place Greenwich $2.195M 1-4 p.m. Sotheby's
15 Hycliff Road Greenwich $2.195M 1-3 p.m. Houlihan Lawrence
40 Lincoln Avenue Greenwich $2.274M 1-3 p.m. Raveis
2 Randolph Place Cos Cob $2.295M 2-4 p.m. Coldwell Banker
167 Bedford Road Greenwich $2.295M 1-3 p.m. Raveis
22 Indian Head Road Riverside $2.395M 1-3 p.m. BHHS
23 Laurel Lane Greenwich $2.395M 1-3 p.m. BHHS
481 Round Hill Road Greenwich $2.495M 2-4 p.m. David Ogilvy
523 North Street Greenwich $2.595M 1-3 p.m. Halstead
11 Meyer Place Riverside $2.65M 1-3 p.m. Sotheby's
340 Old Church Road Greenwich $2.75M 1-3 p.m. Coldwell Banker
95 Stanwich Road Greenwich $2.75M 1-4 p.m. Raveis
210 Sheephill Road Riverside $2.7999M 11:30-1:45 p.m. Raveis
9 Stallion Trail Greenwich $2.87M 12-2 p.m. Keller Williams
17 Rustic View Road Greenwich $2.985M 12-2 p.m. Sotheby's
10 Owenoke Way Riverside $3.095M 1-3 p.m. Coldwell Banker
17 Carriglea Drive Riverside $3.195M 2-4 p.m. Houlihan Lawrence
17 Carriglea Drive Riverside $3.195M 2-4 p.m. Houlihan Lawrence
303 Overlook Drive Greenwich $3.25M 11-1 p.m. Coldwell Banker
3 E. Point Lane Old Greenwich $3.39M 1-3 p.m. Raveis
19 S End Court Old Greenwich $3.395M 12-2 p.m. Five Corners
11 Dialstone Lane Riverside $3.45M 12-2 p.m. Five Corners
219 Milbank Avenue W Greenwich $3.495M 1-3 p.m. Houlihan Lawrence
169 E Elm Street Greenwich $3.495M 1-4 p.m. BHHS
62 Sterling Road Greenwich $3.5M 12-3 p.m. Sotheby's
25 Game Cock Road Greenwich $3.6M 1-4 p.m. BHHS
16 Greenbriar Lane Greenwich $3.65M 1-3 p.m. Houlihan Lawrence
6 Raymond Street Old Greenwich $3.675M 2-4 p.m. BHHS
27B Bayside Terrace Riverside $3.695M 1-3 p.m. Sotheby's
27A Bayside Terrace Riverside $385M 1-3 p.m. Sotheby's
154  Byram Shore Road Greenwich $.3995M 1-3 p.m. Sotheby's
140 Park Avenue Greenwich $3.995M 2-4 p.m. Houlihan Lawrence
291 Stanwich Road Greenwich $4.395M 1-3 p.m. Sotheby's
9 Shaw Place Riverside $4.49M 2-4 p.m. Sotheby's
7 Dempsey Lane Greenwich $4.49M 11-1 p.m. BHHS
31 Sawmill Lane Greenwich $4.495M 1-3 p.m. BHHS
7 Indian Head Road Riverside $4.65M 2-4 p.m. Sotheby's
16 Boulder Brook Road Greenwich $4.7M 1-4 p.m. Coldwell Banker
5 N. Crossway Old Greenwich $4.995M 1-3 p.m. Halstead
25 Tomac Avenue Old Greenwich $5.2M 1-3 p.m. BHHS
156 Taconic Road Greenwich $5.35M 2-4 p.m. Coldwell Banker
10 W Crossway Old Greenwich $5.485M 1-3 p.m. Raveis
29 Glen Avon Drive Riverside $6.5M 2-4 p.m. Halstead
61 Lower Cross Road Greenwich $7.9M 1-4 p.m. Executive
35 Mooreland Road Greenwich $8.795M 1-3 p.m. Sotheby's
15 Reynwood Manor Greenwich $9.25M 11-1 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
Sep022018

Greenwich Real Estate Guy's Blog: September 2nd Open House List

The Greenwich Real Estate Guy's Blog:   September 2nd Open House List 
A weekly analysis brought to you by Greenwich Real Estate Guy.

 

 

PRIVATE- NON-MLS LISTING.  Lindsay Sheehy and myself are very excited to represent the sellers of the beautifully pictured above 7 Perryridge Road.  Location, Location Location! Recently reovated charming in-town five bedroom tudor on a beautiful tree lined street.  Remodeled kitchen opens into sun filled family room with grand fireplace.  There are five bedrooms and two full baths upstairs, with an au paire suite and cozy wine cellar in lower level. Stunning gardens with level yard.  Convenient to all that Greenwich has to offer yet quiet and private.  Detached two car garage with storage above.  North Street School district.  This home has five bedrooms and two full baths with over 3,000 s.f. of living space. Completely renovated and shows beautifully.  Be one of the few to be able to view by calling myself at 203-273-1034. The list price is $2.695M.
Here's a quick look at preliminary August 2018 sales data for Greater Greenwich single family home sales:
 
  • 61 homes sold in August - a 7% increase vs. August 2017 (but a 20% decline from July 2018)
  • Average prices in August dropped 15% from a year ago to $2,339,135.
  • Median prices in August fell nearly 10% from a year ago to $1.8 Million.
  • Average sold price per square foot fell 9.5% to $561/psf.
  • Total Dollar Volume dropped 10% to $142m in August vs. $158m in August 2017.
  • Average DOM expanded 6% to 155 days in August.


These data will change as any additional closings get added to the MLS next week.  One takeaway here is that price reductions are the most effective way to get a home sold - if the initial price didn't prompt buyer attention.
Home sales and home prices are modestly higher 2018 YTD - as you can see in the attached Houlihan Lawrence Market Overview report.
 

Please feel free to email me at jrandall@houlihanlawrence.com or call at 203-273-1034 for anymore information.
 Below are the 17 Open Homes for Sunday.

Street Name Area List Price   Listing Office
69 Riverdale Avenue #104 Greenwich $3.99K 1-3 p.m. Coldwell Banker
11 Fairfield Avenue Old Greenwich $4.45K 1-3 p.m. Coldwell Banker
22 Putnam Park Greenwich $459K 2-4 p.m. Davenport
193 Hamilton Avenue #19 Greenwich $725K 2-4 p.m. Raveis
11 Grove Street Cos Cob $815K 1-3 p.m. Raveis
69 Riverdale Avenue #104 Greenwich $849K 1-3 p.m. Coldwell Banker
70 Riverdale Avenue #901 Greenwich $879K 12-2 p.m. Coldwell Banker
11 Fairfield Avenue Old Greenwich $,1047M 1-3 p.m. Coldwell Banker
2 Randolph Place Cos Cob $2.295M 2-4 p.m. Coldwell Banker
481 Round Hill Greenwich $2.495M 2-4 p.m. David Ogilvy
34 Hendrie Avenue Riverside $2.795M 2-4 p.m. Houlihan Lawrence
19 S. End Court Old Greenwich $3.395M 1-4 p.m. Five Corners
106 Lockwood Road Riverside $3.498M 1-3 p.m. Coldwell Banker
15 Reynwood Manor Greenwich $9.25M 11-1 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
Sep022018

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

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

 
 

 

Pictured above is 79 Valleywood Lane.  Three bedrooms with two full baths,  The listing states the house is 1,626 s.f. and sits on .29 of one acre.  There is an open house on Sunday from 2-4 p.m.  The price is $1.35M.  Below is the description of the house on the listing:
Located on the flat side of Valleywood Road with a deep and private back yard, this charming updated and renovated home features an addition that boasts a soaring ceiling family room with a fireplace and adjacent chef's kitchen with double height windows looking out over the new patio, gardens and lawn. A formal living room and separate dining room walk out to a full length covered front porch looking over the private front yard. On the second floor enjoy a brand new full bath and three bedrooms including the master suite with an updated bath with his and her sinks, a walk in closet and views over the property through a series of tall windows. The lower level has windows and walks outside. The front yard is enclosed by a Hamptons style privacy hedge and garden beds. Walk to school, town and parks.

Please feel free to email me at jrandall@houlihanlawrence.com or call at 203-273-1034 for anymore information.
 Below are the 46 Open Homes for Sunday.

Street Name Area List Price Time Listing Office
11 Fairfield Avenue Old Greenwich $4.45K 1-3 p.m. Coldwell Banker
14 Stepping Stone Lane Greenwich $9K 2-4 p.m. Raveis
86 Lower Cross Road Greenwich $9.5k 1-4 p.m. BHHS
22 Putnam Park Greenwich $459K 2-4 p.m. Davenport
51 Rodwell  Avenue #A Greenwich $529K 1-3 p.m. Raveis
12 Glenville Steet #203 Greenwich $549K 1-3 p.m. Coldwell Banker
140 Field Point #37 Greenwich $554.75K 1-3 p.m. Sotheby's
28 Edgewood Avenue Greenwich $610K 1-3 p.m. BHHS
11 River Road #116 Cos Cob $748K 1-3 p.m. Houlihan Lawrence
60 Prospect Street #B Greenwich $825K 2-4 p.m. Coldwell Banker
33 Putnam Avenue #3E Greenwich $835K 1-3 p.m. Halstead
33 Putnam Avenue #1B Greenwich $850K 12-2 p.m. Keller Williams
63 Valleywood Road Cos Cob $875K 1-3 p.m. Houlihan Lawrence
70 Riverdale Avenue #901 Greenwich $879K 1-4 p.m. Coldwell Banker
48 Spring Street #8 Greenwich $930K 12-2 p.m. Raveis
31 Moshier Street #A Greenwich $949K 1-3 p.m. Raveis
80 Sound Beach Riverside $1.039M 1-4 p.m. Raveis
11 Fairfield Avenue Old Greenwich $1.047M 1-3 p.m. Coldwell Banker
45 Hickory Drive Greenwich $1.05M 2-4 p.m. Coldwell Banker
9 Fairfield Avenue Old Greenwich $1.085M 1:15-3:15 p.m. Exp Realsty
37 Barton Lane Cos Cob $1.09M 1-3 p.m. Houlihan Lawrence
29 Barton Lane Cos Cob $1.295M 1-3 p.m. Compass
79 Valleywood Road Cos Cob $1.35M 2-4 p.m. Houlihan Lawrence
34 Hettiefred Road Greenwich $1.699M 1-3 p.m. Coldwell Banker
5 Neighborly Way Riverside $1.725M 12-2 p.m. BHHS
28 Forest Avenue Old Greenwich $1.925M 1-3 p.m. Sotheby's
19 Lafrentz Road Greenwich $1.95M 1-3 p.m. New England
44 Summit Road Riverside $1.985M 1-3 p.m. Houlihan Lawrence
86 Lower Cross Road Greenwich $2.1M 1-4 p.m. BHHS
30 Sawmill Lane Greenwich $2.15M 2-4 p.m. BHHS
30 Sawmill Lane Greenwich $2.15M 2-4 p.m. BHHS
15 Shady Lane Greenwich $2.265M 2-4 p.m. Coldwell Banker
15 Shore Road Old Greenwich $2.295M 1-4 p.m. BHHS
22 Indian Head Road Riverside $2.395M 1-3 p.m. BHHS
11 Meyer Place Riverside $2.65M 1-3 p.m. Sotheby's
119 Lockwood Road Riverside $2.65M 2-4 p.m. Halstead
95 Stanwich Road Greenwich $2.75M 2-4 p.m. Raveis
143 Overlook Drive Greenwich $2.78M 12-2 p.m. Raveis
60 Butternut Hollow Greenwich $2.94M 1-4 p.m. BHHS
102 Hendrie Avenue Riverside $3.095M 1-3 p.m. Halstead
19 S. End Court Old Greenwich $3.395M 1-4 p.m. Five Corners
129 Havemeyer Place Greenwich $3.8M 2-4 p.m. Halstead
16 Boulder Brook Greenwich $4.7M 1-3 p.m. Coldwell Banker
8 Buckthorne Lane Greenwich $4.995M 2-4 p.m. Houlihan Lawrence
5 N Crossway Old Greenwich $5.195M 2:45-3:30 p.m. Halstead
156 Taconic Road Greenwich $5.35M 2-4 p.m. Coldwell Banker
10 W Crossway Old Greenwich $5.485M 1-3 p.m. Raveis
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 
       

 

 

Saturday
Aug182018

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

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

 
 

 

 

Pictured above is 8 Buckthorne Lane.  Five bedrooms with fivefull baths and two half bathrooms.  The listing states the house is 7,226 s.f. and sits on 1.42 acres.  There is an open house on Sunday from 2-4 p.m.  The price is $4.995M.  Below is the description of the house on the listing:
Exceptional new build in a great location. Five bedroom, seven bath Colonial is beautifully sited on 1.42 level acres at the end of a quiet cul-de-sac close to town and schools. A fabulous wraparound porch with a large corner gazebo grace the front of this stone and clapboard clad home. The chic interior showcases a striking chef's kitchen with Georgio cabinetry and stainless state-of-the-art appliances;handsome library with fireplace; inviting living and family rooms both with fireplaces;outdoor deck access, mudroom and two powder rooms on the main level. A luxurious master suite with sitting room and his and her closets; three spacious bedrooms with en suite baths, and a laundry room complete the second floor. A fifth bedroom with full bath and additional family room in the lower level.

Please feel free to email me at jrandall@houlihanlawrence.com or call at 203-273-1034 for anymore information.
 Below are the 46 Open Homes for Sunday.

Street Name Area List Price Time Listing Office
11 Fairfield Avenue Old Greenwich $4.45K 1-3 p.m. Coldwell Banker
35 Sound Beach Avenue Old Greenwich $5.95K 1-3 p.m. Sotheby's
103 Husted Lane Greenwich $9.2K 1-4 p.m. Sotheby's
3 Orchard Place #B Greenwich $12K 1-3 p.m. Coldwell Banker
29 Glen Avon Drive Riverside $16K 2-4 p.m. Halstead
22 Putnam Park Greenwich $489K 2-4 p.m. Davenport
12 Glenville Street #203 Greenwich $549K 12-2 p.m. Coldwell Banker
37 Sheephill Road #6 Riverside $649K 1-3 p.m. Douglas Elliman
25 Cary Road Riverside $670K 2-4 p.m. Coldwell Banker
193 Hamilton Avenue #19 Greenwich $725K 1-3 p.m. Raveis
104 Greenwich Hills Greenwich $730K 2-4 p.m. BHHS
11 River Road #116 Cos Cob $748K 1-3 p.m. Houlihan Lawrence
188 Henry Street #B Greenwich $879.9K 1-3 p.m. Coldwell Banker
48 Spring Street #8 Greenwich $930K 12-2 p.m. Raveis
47 Sachem Lane Greenwich $995K 1-3 p.m. Sotheby's
11 Fairfield Avenue Old Greenwich $1.047M 1-3 p.m. Coldwell Banker
40 Oak Ridge Street #1B Greenwich $1.075M 1-3 p.m. Coldwell Banker
31 Ridge Road Old Greenwich $1.095M 1-3 p.m. Houlihan Lawrence
35 Sound Beach Old Greenwich $1.199M 1-3 p.m. Sotheby's
29 Barton Lane Cos Cob $1.295M 1-3 p.m. Compass
365 Round Hill Road Greenwich $1.359M 10:30-12 p.m. Davenport
142 Sound Beach Old Greenwich $1.499M 12-2 p.m. Sotheby's
62 Long Meadow Road Riverside $1.629M 2-4 p.m. Houlihan Lawrence
7 Hettiefred Road Greenwich $1.6495M 1-3 p.m. Lockwood and Mead
326 Palmer Hill Road Riverside $1.895M 1-3 p.m. Houlihan Lawrence
159 Riverside Avenue Riverside $1.95M 1-3 p.m. Coldwell Banker
44 Summit Road Riverside $1.985M 12-3 p.m. Houlihan Lawrence
26 Nimitz Place Old Greenwich $2.175M 1-3 p.m. Houlihan Lawrence
14 Kernan Place Old Greenwich $2.195M 2:30-4 p.m. Sotheby's
2 Randolph Place Cos Cob $2.295M 2-4 p.m. Coldwell Banker
22 Indian Head Road Riverside $2.395M 1-3 p.m. BHHS
23 Stoney Ridge Lane Riverside $2.398M 1-3 p.m. BHHS
119 Lockwood Road Riverside $2.65M 2-4 p.m. Halstead
215 Riverside Avenue Riverside $2.795M 1-3 p.m. BHHS
103 Husted Lane Greenwich $2.895M 1-4 p.m. Sotheby's
102 Hendrie Avenue Riverside $3.095M 2-4 p.m. Halstead
10 Owenoke Way Riverside $3.195M 1-3 p.m. Coldwell Banker
3 E. Point Lane Old Greenwich $3.39M 1-3 p.m. Raveis
491 Riversville Road Greenwich $3.995M 2-4 p.m. Houlihan Lawrence
41 Overlook Drive Greenwich $4.35M 1-3 p.m. Houlihan Lawrence
291 Stanwich Road Greenwich $4.395M 1-3 p.m. Sotheby's
16 Boulder Brook Greenwich $4.7M 1-4 p.m. Coldwell Banker
8 Buckthorne Lane Greenwich $4.995M 2-4 p.m. Houlihan Lawrence
156 Taconic Road Greenwich $5.35M 2-4 p.m. Coldwell Banker
10 W Crossway Old Greenwich $5.485M 1-3 p.m. Raveis
29 Glen Avon Drive Riverside $6.5M 2-4 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.
  
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Saturday
Aug112018

Greenwich Real Estate Guy's Blog: August 12th Open House List

The Greenwich Real Estate Guy's Blog: August 12th Open House List
A weekly analysis brought to you by Greenwich Real Estate Guy.

 
 

 

Pictured above is 41 Overlook Drive  located in the private enclave of Milbrook.  Five bedrooms with six full baths and two half bathrooms.  The listing states the house is 7,700 s.f. and sits on .41 of an acre.  There is an open house on Sunday from 1-3 p.m.  The price is $4.3M.  Below is the description of the house on the listing:
Gas lanterns greet you as you walk up to this impressive new construction home within the gated Milbrook community. Gracious floor plan, traditional construction with a contemporary flair, high-end finishes, in-law or au pair suite, inviting great room with stone fireplace and gourmet kitchen with center isle opening to the stone terraces and exterior fireplace. A few of the many special features: extensive custom millwork, hardwood floors, high ceilings, 3 car garage and a fabulous finished walk-out lower level with playroom, cinema and wine cellar. The Milbrook Club is an easy walk, and offers a private membership with golf, tennis, swimming and a gorgeous clubhouse at an additional fee.
From the Q2 Market Report from our CEO Stephen Meyers, and President Chris Meyers
The view looks good from where we sit this summer and we have you to thank for it. 

Houlihan Lawrence remains at the top, as the #1 brokerage serving Greenwich, Connecticut. It is a credit to our world class agents, staff and most of all our clients that we participated in 7 of the top 10 sales in the second quarter. 

As the previous quarter closed out, we predicted that when the weather improved, pent-up demand would boost our local property market. Because of our close ties in the community, we knew that serious and focused buyers were waiting in the wings, ready to finally buy their dream homes this spring. 

We are thrilled to have been correct on that call. We were able to erase most of the declines of the first quarter, as both home sales and prices rose this in the most recent quarter. Rising home prices is also being seen at the national level. Home values jumped more than 7 percent in May, the biggest increase in 4 years according to CoreLogic. 

We also remain vigilant in keeping tabs on relevant changes tied to the broader economic situation and political action in Washington D.C. Despite volatility, the stock market was higher in the second quarter. The job market remains strong, and corporate profits continue to grow, thanks in part to tax relief. 

Buyers are still very specific when it comes to selecting a property. Homes are on the market longer, on average nearly 8 months. That is an indication that while buyers will buy when they see what they want, at the price they want, there is still no sense of urgency. 

Serious sellers must have a competitive mindset ahead of listing. That means pre-market painting, along with updates, and in many cases, professional staging. Initial pricing needs to be strategic and realistic. Rising mortgage rates, and the increased cost of borrowing money for buyers also needs to be considered. An impartial outsider assessment of a property is an essential set in preparing to list a home.

Some regional statistics we'd like to share: 

Greenwich North of the Parkway saw a spike in home sales, rising more than 85 percent in the second quarter compared to last year. Sellers still have to be patient. On average it can take close to a year to sell a property. But buyers are seeing value in the area and offers are conservative. That trend is reflected in a decline in average sales prices. 

Sales were slower in Greenwich South of the Parkway but there were some price increases, most notably in the $4- $5m range. The highest demand is for properties priced under $2 million. 

We were not surprised to see that home sales South of the Post Road benefited from their proximity to town and the waterfront community. The number of homes sold, and the average price, both gained traction. 

Cos Cob was a standout success. The number of homes sold soared by 64 percent in the second quarter compared to last year. Average sale prices were higher by a staggering 34 percent. The area is close to the train for commuters, as well as dining and shopping. 
Riverside home sales edged lower with some progress upward in pricing. Sellers should be mindful that buyers are taking their time. Days on market ballooned to over 200 days. Buyers don't want to overpay and have showed extreme patience in waiting for prices to come down. 

There was a nice bump up in sales in Old Greenwich, though average sales prices barely inched higher. The picturesque community with its quaint village setting and bike ride to the beach remain a big attraction for buyers. 

Condo sales in Greenwich showed healthy price gains. More units were sold as well. Buyers like new construction but will also pay up for pre-owned properties that are in A+ condition. 

The success of the condo market is an example of the very real challenge many home owners face. While more buyers have the financial resources to move forward, they will not compromise on quality. 

The market simply lacks FOMO, or Fear of Missing Out. Sellers who embrace the opportunity to upgrade their homes and manage their own price expectations will sell their property and be able to move forward with their future plans. 

We accept the challenge and are ready to step up to be part of your winning team. We look forward to a winning summer season and welcoming new neighbors to our community.'


Stephen Meyers Chris Meyers 
CEO                     President
  

Please feel free to email me at jrandall@houlihanlawrence.com or call at 203-273-1034 for anymore information.
 Below are the 48 Open Homes for Sunday.
Street Name Area List Price Time Listing Office
11 Fairfield Avenue Old Greenwich  $4.45K 1-3 p.m. Coldwell Banker
21 Mallard Drive Greenwich $5.95K 2-4 p.m. Davenport
181 Putnam Avenue Greenwich $6.25K 2-4 p.m. Davenport
81 Hendrie Avenue Riverside $12K 1-3 p.m. Coldwell Banker
22 Putnam Park Greenwich $489K 2-4 p.m. Davenport
108 Putnam Park Greenwich $510K 2-4 p.m. Weichert
51 Rodwell Avenue #A Greenwich $529K 1-3 p.m. Raveis
12 Glenville Street #203 Greenwich $549K 12-2 p.m. Coldwell Banker
136 N. Water Greenwich $629K 1-3 p.m. BHHS
45 Ettl Lane #401 Greenwich $725K 1-3 p.m. Weichert
104 Greenwich Hills Greenwich $730K 1-4 p.m. BHHS
12 Oxer Place Greenwich $735K 2-4 p.m. Raveis
11 River Road #116 Cos Cob $748K 1-3 p.m. Houlihan Lawrence
11 Surrey Drive Riverside $845K 1-3 p.m. Raveis
59 Stanwich Road Greenwich $955K 1-3 p.m. Raveis
115 River Road #7 Cos Cob $989K 1:30-4:30 p.m. Kinard
48 Spring Street #8 Greenwich $999K 1-3 p.m. Raveis
7 Richmond Drive Old Greenwich  $1.049M 1-3 p.m. Higgins Group
11 Fairfield Avenue Old Greenwich  $1.095M 1-3 p.m. Coldwell Banker
34 Connecticut Avenue Greenwich $1.095M 1-3 p.m. Sotheby's
43 Sundance Drive Cos Cob $1.095M 1-3 p.m. Sotheby's
173.5 Davis Avenue Greenwich $1.095M 1-3 p.m. Sotheby's
77 Gregory Road Cos Cob $1.299M 1-3 p.m. Raveis
6 Ferris Drive Old Greenwich  $1.375M 1-3 p.m. Houlihan Lawrence
147 Lockwood Road Riverside $1.495M 1-3 p.m. Keller Williams
3 Nutmeg Drive Greenwich $1.4995M 1-4 p.m. Sotheby's
7 Hettiefred Road Greenwich $1.6495M 1-3 p.m. Lockwood and Mead
115 Dingletown Road Greenwich $1.667M 1-4 p.m. Coldwell Banker
17 Northridge Road Old Greenwich  $1.69M 1-4 p.m. BHHS
633 Round Hill Road Greenwich $1.94M 1-3 p.m. Houlihan Lawrence
37 Crescent Road Riverside $2.15M 1-3 p.m. Raveis
81 Hendrie Avenue Riverside $2.195M 1-3 p.m. Coldwell Banker
1361 King Street Greenwich $2.195M 1-4 p.m. Raveis
15 Shady Lane Greenwich $2.265M 2-4 p.m. Coldwell Banker
2 Randolph Place Cos Cob $2.295M 2-4 p.m. Coldwell Banker
23 Stoney Ridge Lane Riverside $2.398M 1-3 p.m. BHHS
481 Round Hill Road Greenwich $2.495M 2-4 p.m. David Ogilvy
34 Hendrie Avenue Riverside $2.895M 2-4 p.m. Houlihan Lawrence
210 Sheephill Road Riverside $2.8999M 1-3 p.m. Raveis
559 Steamboat #B1 Greenwich $2.995M 1-3 p.m. Houlihan Lawrence
14 Coventry Lane Riverside $3.29M 1-3 p.m. BHHS
6 Raymond Street Old Greenwich  $3.675M 2-4 p.m. BHHS
3 Dunwoodie Place Greenwich $4.25M 2-4 p.m. BHHS
41 Overlook Drive Greenwich $4.35M 1-3 p.m. Houlihan Lawrence
7 Dempsey Lane Greenwich $4.49M 1-4 p.m. BHHS
16 Boulder Brook Greenwich $4.995M 1-4 p.m. Coldwell Banker
156 Taconic Road Greenwich $5.35M 2-4 p.m. Coldwell Banker
10 Crossway Old Greenwich  $5.485M 1-3 p.m. Raveis
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