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
Aug052018

Greenwich Real Estate Guy's Blog: 2nd Quarter Market Analysis and August 5th Open House List

The Greenwich Real Estate Guy's Blog: 2018 Q2 Market Report and 
 
August 5th Open House List
A weekly analysis brought to you by Greenwich Real Estate Guy.

 
 
 

I will be hosting a public open house 33 Butler Street on Sunday from 1-4 p.m.  Enjoy a wonderful indoor/outdoor lifestyle in this updated four-bedroom, two and a half bath home with a great deck, inviting stone terrace and greenhouse, set back on a well-landscaped, level .39 acre within walking distance to trains, schools, shopping, Cos Cob and Loughlin Parks. The sunny interior, with wood floors in most rooms, radiant skylights and three sets of sliding doors to the terrace, offers a granite clad kitchen with center island seating and stainless appliances; living and dining rooms with a vaulted beamed ceiling and fireplace; bay window seat and fireplace in family room; and mudroom. The private master suite boasts a vaulted ceiling with a skylight. Three additional bedrooms occupy the other side of the home. Also includes an outdoor shower and attached garage.  The price is $1.43M.

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 73 Open Homes for Sunday.

Street Name Area List Price Time Listing Office
 2 Gerald Court Riverside $4.5K 11-2 p.m. Keller Williams
11 Fairfield Avenue Old Greenwich $4.95K 1-3 p.m. Coldwell Banker
35 Sound Beach Avenue Old Greenwich $5.95K 1-3 p.m. Sotheby's
59 Riverside Lane Riverside $6.5K 1-3 p.m. BHHS
6 Knoll Street Riverside $11K 1-3 p.m. Coldwell Banker
81 Hendrie Avenue Riverside $12K 2-4 p.m. Coldwell Banker
95 Stanwich Road Greenwich $13.5K 1-3 p.m. Raveis
229 Stanwich Road Greenwich $14.85K 1-3 p.m. Houlihan Lawrence
29 Glen Avon Drive Riverside $16K 2-4 p.m. Halstead
1535 E. Putnam #110 Old Greenwich $399K 1-3 p.m. Weichert
190 Putnam Park Greenwich $465K 1-3 p.m. Davenport
22 Putnam Park Greenwich $489K 2-4 p.m. Davenport
108 Putnam Park Greenwich $510K 2-4 p.m. Weichert
53 Rodwell #A Greenwich $524K 2-4 p.m. Raveis
51 Rodwell #A Greenwich $539K 2-4 p.m. Raveis
17 Palmer Street #4 Cos Cob $580K 1-3 p.m. Raveis
51 Forest Avenue #72 Old Greenwich $629K 2-4 p.m. Anderson Associates
37 Sheephill Road #6 Riverside $649K 2-4 p.m. Douglas Elliman
25 Hollow Wood Greenwich $680K 1-3 p.m. Coldwell Banker
70 Riverdale #1003 Greenwich $735K 1-3 p.m. Coldwell Banker
11 River Road #116 Cos Cob $748K 1-3 p.m. Houlihan Lawrence
40 Woodland Drive #A Greenwich $770K 1-3 p.m. Raveis
16 Sunshine Avenue Riverside $839K 1-3 p.m. Coldwell Banker
2 Gerald Court Riverside $849K 11-2 p.m. Keller Williams
69 Riverdale #104 Greenwich $859K 2-4 p.m. Coldwell Banker
70 Riverdale #901 Greenwich $879K 2-4 p.m. Coldwell Banker
147 E. Elm Greenwich $895K 1-3 p.m. BHHS
60 Valley Road #B Cos Cob $895K 1-3 p.m. Coldwell Banker
16 Heusted Drive Old Greenwich $980K 1-4 p.m. New England
40 Oak Ridge Street #1B Greenwich $1.075M 1-3 p.m. Coldwell Banker
47 Sachem Lane Greenwich $1.075M 2-4 p.m. Sotheby's
362 Davis Avenue #4 Greenwich $1.095M 2-4 p.m. David Ogilvy
11 Fairfield Avenue Old Greenwich $1.095M 1-3 p.m. Coldwell Banker
43 Sundance Drive Cos Cob $1.095M 1-3 p.m. Sotheby's
1044 North Street Greenwich $1.1M 1-4 p.m. Keller Williams
9 Fairfield Avenue Old Greenwich $1.125M 1-3 p.m. Exp Realty
15 Robin Place Old Greenwich $1.147M 1-3 p.m. Houlihan Lawrence
37 Lockwood Lane Riverside $1.15M 2-4 p.m. Keller Williams
35 Sound Beach Avenue Old Greenwich $1.199M 1-3 p.m. Sotheby's
2 Bote Court Greenwich $1.37M 2-4 p.m. BHHS
61 Orchard Place #B Greenwich $1.38M 1-3 p.m. BHHS
33 Butler Street Cos Cob $1.43M 1-4 p.m. Houlihan Lawrence
4 Banksville Road Greenwich $1.495M 1-3 p.m. Coldwell Banker
116 Old Stone Bridge Cos Cob $1.495M 1-3 p.m. Houlihan Lawrence
22 Mianus View  Cos Cob $1.499M 2-4 p.m. Houlihan Lawrence
142 Sound Beach Old Greenwich $1.585M 1-3 p.m. Sotheby's
62 Long Meadow Road Riverside $1.629M 1-3 p.m. Houlihan Lawrence
59 Riverside Lane Riverside $1.695M 1-3 p.m. BHHS
45 William Street #B Greenwich $1.75M 1:30-3:30 p.m.  Kinard Realty
340 Field Point  Greenwich $1.995M 2-4 p.m. Houlihan Lawrence
14 Rockview Drive Greenwich $2M 2-4 p.m. Houlihan Lawrence
32 Loughlin Avenue Cos Cob $2.145M 1-3 p.m. Raveis
37 Crescent Road Riverside $2.15M 1-3 p.m. Raveis
81 Hendrie Avenue Riverside $2.195M 2-4 p.m. Coldwell Banker
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
6 Knoll Street Riverside $2.395M 1-3 p.m. Coldwell Banker
22 Indian Head Road Riverside $2.395M 1-3 p.m. BHHS
199 Palmer Hill Old Greenwich $2.595M 11-1 p.m. Higgins Group
11 Meyer Place Riverside $2.65M 1-3 p.m. Sotheby's
9 Stallion Trail Greenwich $2.95M 12-2 p.m. Keller Williams
95 Stanwich Road Greenwich $2.995M 1-3 p.m. Raveis
24 Pell Place Riverside $3.395M 2-4 p.m. BHHS
19 S. End Court Old Greenwich $3.395M 1-4 p.m. Five Corners
123 Maple Avenue Greenwich $3.625M 1-3 p.m. Houlihan Lawrence
229 Stanwich Road Greenwich $4.45M 1-3 p.m. Houlihan Lawrence
16 Boulder Brook Greenwich $4.995M 1-4 p.m. Coldwell Banker
8 Buckthorne Lane Greenwich $4.995M 1-3 p.m. Houlihan Lawrence
5 Crossway Old Greenwich $5.195M 1-3 p.m. Halstead
10 Crossway Old Greenwich $5.485M 1-3 p.m. Raveis
30 Club Road Riverside $5.995M 1-4 p.m. BHHS
189 Shore Road Old Greenwich $6.195M 2-4 p.m. Halstead
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.
  
Best,                                                                     

                                                                                  
Jared Randall                                                 

 

Sunday
Jul292018

Greenwich Real Estate Guy's Blog: July 29th Open House List and New Listing 33 Butler 

The Greenwich Real Estate Guy's Blog:  New Listing 33 Butler Street and July 29th Open House List 
A weekly analysis brought to you by Greenwich Real Estate Guy.

 

 

I am very pleased to bring 33 Butler Street to the market.  Enjoy a wonderful indoor/outdoor lifestyle in this updated four-bedroom, two and a half bath home with a great deck, inviting stone terrace and greenhouse, set back on a well-landscaped, level .39 acre within walking distance to trains, schools, shopping, Cos Cob and Loughlin Parks. The sunny interior, with wood floors in most rooms, radiant skylights and three sets of sliding doors to the terrace, offers a granite clad kitchen with center island seating and stainless appliances; living and dining rooms with a vaulted beamed ceiling and fireplace; bay window seat and fireplace in family room; and mudroom. The private master suite boasts a vaulted ceiling with a skylight. Three additional bedrooms occupy the other side of the home. Also includes an outdoor shower and attached garage.  The price is $1.43M.
  This Sunday I will be doing an open house at another listing of mine at 10 Susan Lane from 2-4 p.m.  Please stop by and introduce yourself.
The luxury market defined as any sales above $3M had a great 2nd quarter in total volume.  However, the days on Market were way up as well as median price dropped:
As we discuss here often our market is predicated a lot by the NYC market.  We see a lot of activity from individuals and families moving out of the city and pick Greenwich because of the lifestyle, beaches, town, proximity to city, and taxes.  So, it is very important to be aware of the NYC market.  Here is an article that discusses the state of that market:





  
Please feel free to email me at jrandall@houlihanlawrence.com or call at 203-273-1034 for anymore information.
 Below are the 70 Open Homes for Sunday.

Street Name Area List Price Time Listing Office
10 Susan Lane Riverside $5K 2-4 p.m. Houlihan Lawrence
44 Glen Avon Drive Riverside $18K 1-3 p.m. BHHS
190 Putnam Park Greenwich $465K 1-4 p.m. Davenport
44 Putnam Park Greenwich $479K 1-4 p.m. Coldwell Banker
22 Putnam Park Greenwich $489K 1-4 p.m. Davenport
155 Putnam Park Greenwich $499K 1-3 p.m. Sotheby's
108 Putnam Park Greenwich $510K 2-4 p.m. Madison and Post
51 Rodwell Avenue #A Greenwich $539K 1-3 p.m. Raveis
12 Glenville Street #203 Greenwich $549K 12-2 p.m. Coldwell Banker
51 Forest Avenue #72 Old Greenwich $629K 2-4 p.m. Anderson Associates
37 Sheephill Road #6 Riverside $649K 1-3 p.m. Douglas Elliman
25 Cary Road Riverside $670K 1-3 p.m. Coldwell Banker
12 Oxer Place Greenwich $735K 2-4 p.m. Raveis
11 River Road #116 Cos Cob $748K 1-3 p.m. Houlihan Lawrence
5 Glen Street #402 Greenwich $785K 12-2 p.m. Coldwell Banker
60 Prospect Street #B Greenwich $825K 3-5 p.m. Coldwell Banker
16 Sunshine Avenue Riverside $839K 1-3 p.m. Coldwell Banker
11 Surrey Drive Riverside $845K 1-3 p.m. Raveis
188 Henry Street #B Greenwich $879.9K 1-3 p.m. Coldwell Banker
5 Dale Drive Greenwich $949K 2-4 p.m. Raveis
10 Susan Lane Riverside $1.049M 2-4 p.m. Houlihan Lawrence
45 Hickory Drive Greenwich $1.05M 2-4 p.m. Coldwell Banker
37 Barton Lane Cos Cob $1.09M 1-3 p.m. Houlihan Lawrence
1044 North Street Greenwich $1.1M 12-2 p.m. Keller Williams
16 Hawthorne Street #D Greenwich $1.125M 1-3 p.m. BHHS
16 Hawthorne Street #A Greenwich $1.125M 1-3 p.m. BHHS
35 Sound Beach Avenue Old Greenwich $1.199M 1-3 p.m. Sotheby's
2 Bote Court Greenwich $1.37M 1-4 p.m. BHHS
24 Shore Road Old Greenwich $1.59M 1-3 p.m. BHHS
20 Mortimer Drive Old Greenwich $1.595M 1-3 p.m. Sotheby's
7 Hettiefred Road Greenwich $1.6495M 1-4 p.m. Lockwood and Mead
115 Dingletown Road Greenwich $1.667M 1-4 p.m. Coldwell Banker
5 Neighborly Way Riverside $1.725M 1-4 p.m. BHHS
45 William Street #B Greenwich $1.75M 2-4:40 p.m. Kinard
17 Northridge Road Old Greenwich $1.795M 1-4 p.m. BHHS
70 Wesskum Wood Riverside $2.075M 2-4 p.m. Houlihan Lawrence
86 Lower Cross Road Greenwich $2.1M 1-4 p.m. BHHS
37 Crescent Road Riverside $2.15M 1-3 p.m. Raveis
92 Wesskum Wood Old Greenwich $2.195M 1-3 p.m. Sotheby's
14 Kernan Place Old Greenwich $2.195M 2-4 p.m. Sotheby's
2 Randolph Place Cos Cob $2.295M 2-4 p.m. Coldwell Banker
18 Lexington Avenue #B Greenwich $2.37M 1-3 p.m. Coldwell Banker
48 Sound Beach Avenue Old Greenwich $2.495M 1-3 p.m. Sotheby's
11 Meyer Place Riverside $2.65M 1-3 p.m. Sotheby's
323 Cognewaugh Road Cos Cob $2.695M 1-3 p.m. Coldwell Banker
17 Dialstone Lane Riverside $2.7M 2-4 p.m. Coldwell Banker
1 Tyler Lane Riverside $2.775M 1-3 p.m. Raveis
12 Pintail Lane Greenwich $2.795M 1-3 p.m. Houlihan Lawrence
7 Wallasy Way Riverside $2.95M 12-3 p.m. Greenwich Land
14 Sherwood Farm Lane Greenwich $3.145M 2-4 p.m. Halstead
10 Owenoke Way Riverside $3.195M 1-3 p.m. Coldwell Banker
88 Meadow Road  Riverside $3.25M 2-4 p.m. Halstead
115 Bible Street Cos Cob $3.349M 12-2 p.m. Compass
106 Lockwood Road Riverside $3.498M 3:30-5:30 p.m. Coldwell Banker
25 Game Cock Road Greenwich $3.6M 2-4 p.m. BHHS
230 Byram Shore Greenwich $3.9M 1-3 p.m. Sotheby's
154 Byram Shore Greenwich $3.995M 1-3 p.m. Sotheby's
36 Perkins Road Greenwich $4.295M 1-3 p.m. Sotheby's
140 Park Avenue Greenwich $4.295M 1-3 p.m. Houlihan Lawrence
7 Indian Head Road Riverside $4.65M 2-4 p.m. Sotheby's
105 Shore Road Old Greenwich $4.65M 2-4 p.m. Halstead
234 Riverside Avenue Riverside $4.895M 2-4 p.m. Halstead
135-139 Valley Drive Greenwich $4.95M 12-2 p.m. New England Land
135-139 Valley Drive Greenwich $4.95M 12-2 p.m. New England Land
5 N Crossway Old Greenwich $5.195M 1-3 p.m. Halstead
5 Sylvan Lane Old Greenwich $5.195M 2-4 p.m. Halstead
25 Tomac Avenue Old Greenwich $5.2M 2-4 p.m. BHHS
79 Dingletown Road Greenwich $5.295M 2-4 p.m. Coldwell Banker
10 W Crossway Old Greenwich $5.485M 1-3 p.m. Raveis
30 Club Road Riverside $5.995M 5-7 p.m. BHHS
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
Jul292018

Greenwich Real Estate Guy's Blog: July 22nd Open House List

The Greenwich Real Estate Guy's Blog:  July 22nd 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.
The luxury market defined as any sales above $3M had a great 2nd quarter in total volume.  However, the days on Market were way up as well as median price dropped:
As we discuss here often our market is predicated a lot by the NYC market.  We see a lot of activity from individuals and families moving out of the city and pick Greenwich because of the lifestyle, beaches, town, proximity to city, and taxes.  So, it is very important to be aware of the NYC market.  Here is an article that discusses the state of that market:





  
Please feel free to email me at jrandall@houlihanlawrence.com or call at 203-273-1034 for anymore information.
 Below are the 79 Open Homes for Sunday.

Street Name Area List Price Time Listing Office
11 Fairfield Avenue Old Greenwich $4.95K 2-4 p.m. Coldwell Banker
35 Sound Beach Old Greenwich $6.1K 2-4 p.m. Sotheby's
59 Riverside Lane Riverside $7.5K 1-3 p.m. BHHS
5 Oval Avenue Riverside $9.95K 1-3 p.m. Houlihan Lawrence
23 Pleasant Street Riverside $10K 1-3 p.m. Coldwell Banker
95 Stanwich Road Greenwich $13.5K 2-4 p.m. Raveis
1535 E Putnam #110 Old Greenwich $399K 1-3 p.m. Weichert
190 Putnam Park Greenwich $465K 1-3 p.m. Davenport
22 Putnam Park Greenwich $489K 12-4 p.m. Davenport
108 Putnam Park Greenwich $510K 2-4 p.m. Weichert
51 Rodwell Avenue #A Greenwich $539K 1-3 p.m. Raveis
28 Edgewood Avenue Greenwich $629.9K 1-3 p.m. BHHS
12 Oxer Place Greenwich $735K 2-4 p.m. Raveis
18 William Street Greenwich $745K 2-4 p.m. Houlihan Lawrence
49 Indian Harbor #4 Greenwich $750K 2-4 p.m. Houlihan Lawrence
57 Sound Beach Ext Riverside $824K 1-3 p.m. Coldwell Banker
69 Riverdale #104 Greenwich $859K 2-4 p.m. Coldwell Banker
70 Riverdale #901 Greenwich $884.5K 2-4 p.m. Coldwell Banker
63 Valleywood Road Cos Cob $895K 1-3 p.m. Houlihan Lawrence
105 Hamilton Avenue #11 Greenwich $995K 1-3 p.m. BHHS
7 Richmond Drive Old Greenwich $1.049M 1-3 p.m. Higgins Group
34 Connecticut Avenue Greenwich $1.095M 2-4 p.m. Sotheby's
16 Hawthorne Street #D Greenwich $1.125M 1-3 p.m. BHHS
16 Hawthorne Street #A Greenwich $1.125M 1-3 p.m. BHHS
43 Sundance Drive Cos Cob $1.145M 2-4 p.m. Sotheby's
11 Fairfield Avenue Old Greenwich $1.149M 2-4 p.m. Coldwell Banker
37 Lockwood Lane Riverside $1.15M 2-4 p.m. Keller Williams
81 Indian Field Greenwich $1.195M 1-4 p.m. BHHS
35 Sound Beach Old Greenwich $1.199M 2-4 p.m. Sotheby's
7 Jackson Street Cos Cob $1.349M 2-4 p.m. Sotheby's
224 Stanwich Road Greenwich $1.498M 2-4 p.m. Coldwell Banker
224 Stanwich Road Greenwich $1.498M 2-4 p.m. Coldwell Banker
24 Shore Road Old Greenwich $1.59M 1-3 p.m. BHHS
116 Old Stone Bridge Cos Cob $1.595M 1-3 p.m. Houlihan Lawrence
33 Pleasant Street Riverside $1.595M 1-3 p.m. BHHS
62 Long Meadow  Riverside $1.629M 2-4 p.m. Houlihan Lawrence
14 Stepping Stone Greenwich $1.69M 1-3 p.m. Raveis
59 Riverside Lane Riverside $1.695M 1-3 p.m. BHHS
17 Wescott Street Riverside $1.729M 1-3 p.m. Keller Williams
16 Wyngate Road Greenwich $1.775M 1-3 p.m. Houlihan Lawrence
4 Arrowhead Lane Cos Cob $1.84M 2-4 p.m. Sotheby's
22 Woodside Drive Greenwich $1.895M 2-4 p.m. BHHS
14 Knoll Street Riverside $1.9M 1-3 p.m. Keller Williams
5 Oval Avenue Riverside $1.95M 1-3 p.m. Houlihan Lawrence
19 Lafrentz Road Greenwich $1.95M 2-4 p.m. New England Land
23 Pleasant Street Riverside $1.995M 1-3 p.m. Coldwell Banker
34 Wescott Street Riverside $1.999M 1-3 p.m. Keller Williams
70 Wesskum Wood Riverside $2.075M 2-4 p.m. Houlihan Lawrence
108 Pecksland Road Greenwich $2.149M 2-4 p.m. BHHS
66 Gregory Road Cos Cob $2.295M 3-5 p.m. Sotheby's
2 Randolph Place Cos Cob $2.295M 2-4 p.m. Coldwell Banker
18 Lexington Avenue #B Greenwich $2.37M 1-3 p.m. Coldwell Banker
6 Knoll Street Riverside $2.45M 1-4 p.m. Coldwell Banker
481 Round Hill Road Greenwich $2.495M 1-4 p.m. David Ogilvy
48 Sound Beach Old Greenwich $2.495M 1-3 p.m. Sotheby's
11 Meyer Place Riverside $2.65M 2-4 p.m. Sotheby's
181 Milbank Avenue W Greenwich $2.699M 1-3 p.m. Sotheby's
340 Old Church Greenwich $2.75M 1-3 p.m. Coldwell Banker
8 Carpenters Brook Greenwich $2.79M 1-3 p.m. Douglas Elliman
43 Overlook Drive Greenwich $2.795M 12-2 p.m. Sotheby's
40 Mooreland Road Greenwich $2.799M 1-3 p.m. BHHS
82 Glenville Road Greenwich $2.85M 2-4 p.m. Houlihan Lawrence
43 Sawmill Lane Greenwich $2.995M 1-3 p.m. Houlihan Lawrence
599 Lake Avenue Greenwich $2.995M 1-3 p.m. Sotheby's
3 Juniper Lane Riverside $2.995M 1-3 p.m. Houlihan Lawrence
95 Stanwich Road Greenwich $2.995M 2-4 p.m. Raveis
85 Perkins Road Greenwich $3M 2-4 p.m. BHHS
14 Sherwood Farm Greenwich $3.145M 2-4 p.m. Halstead
123 Maple Avenue Greenwich $3.625M 1-3 p.m. Houlihan Lawrence
6 Raymond Street Old Greenwich $3.675M 1-4 p.m. BHHS
31 Sawmill Lane Greenwich $4.495M 2-4 p.m. BHHS
16 Boulder Brook Greenwich $4.995M 1-3 p.m. Coldwell Banker
8 Buckthorne Lane Greenwich $4.995M 2-4 p.m. Houlihan Lawrence
25 Tomac Avenue Old Greenwich $5.2M 1-4 p.m. BHHS
10 Crossway Old Greenwich $5.485M 1-3 p.m. Raveis
47 Carriglea Drive Riverside $5.495M 2-4 p.m. Houlihan Lawrence
37 Doubling Road Greenwich $5.559M 1:30-3:30 p.m. Coldwell Banker
189 Shore Raod Old Greenwich $6.195M 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.
  
Best,                                                                     
                                                                                  
Jared Randall                                                 Join my Mailing List 
Houlihan Lawrence Greenwich                     Search Properties 
cell:  203-273-1034                                        

 

 

Saturday
Jul212018

Greenwich Real Estate Guy's Blog: July 15th Open House List

The Greenwich Real Estate Guy's Blog:  July 15th Open House List 
A weekly analysis brought to you by Greenwich Real Estate Guy.

 

 

This weekend is the Greenwich Avenue sidewalk sales.  For a list of vendors and schedule click the picture above or link.  The list of open homes is below.  I will be hosting an open house Sunday from 1-4 p.m. at 10 Susan Lane.  
The luxury market defined as any sales above $3M had a great 2nd quarter in total volume.  However, the days on Market were way up as well as median price dropped:
As we discuss here often our market is predicated a lot by the NYC market.  We see a lot of activity from individuals and families moving out of the city and pick Greenwich because of the lifestyle, beaches, town, proximity to city, and taxes.  So, it is very important to be aware of the NYC market.  Here is an article that discusses the state of that market:





  
Please feel free to email me at jrandall@houlihanlawrence.com or call at 203-273-1034 for anymore information.
 Below are the 119 Open Homes for Sunday.
Street Name Area List Price Time Listing Office
11 Fairfield Avenue Old Greenwich $4.95K 1-3 p.m. Coldwell Banker
10 Susan Lane Riverside $5K 1-4 p.m. Houlihan Lawrence
326 Palmer Hill Riverside $10.5K 1-3 p.m. Houlihan Lawrence
81 Hendrie Avenue Riverside $12K 1-3 p.m. Coldwell Banker
229 Stanwich Road Greenwich $14.85K 12:30-2:30 p.m. Houlihan Lawrence
14 Coventry Lane Riverside $15K 1-3 p.m. BHHS
29 Glen Avon Drive Riverside $16K 2-4 p.m. Halstead
1535 E. Putnam #110 Old Greenwich $399K 1-3 p.m. Weichert
310 Bruce Park #2 Greenwich $498K 1:30-3:30 p.m. Douglas Elliman
51 Rodwell Avenue #A Greenwich $539K 2-4 p.m. Raveis
12 Glenville Street #203 Greenwich $549K 12-2 p.m. Coldwell Banker
20 Thomas Street Cos Cob $599K 1-4 p.m. New England Land
310 Bruce Park #5 Greenwich $599K 1-3 p.m. Raveis
45 Alexander Street #B Greenwich $638K 2-4 p.m. New England Land
6 Hines Lane Riverside $639.8K 1-3 p.m. Coldwell Banker
26 Grove Street Cos Cob $650K 1-4 p.m. BHHS
11 River Road #116 Cos Cob $768K 1-3 p.m. Houlihan Lawrence
18.5 Cliff Avenue Greenwich $775K 12-2 p.m. Raveis
60 Prospect Street #B Greenwich $825K 2-4 p.m. Coldwell Banker
50 Church Street #4 Greenwich $899K 2-4 p.m. BHHS
16 Prospect Drive Greenwich $925K 12-2 p.m. Coldwell Banker
16 Prospect Drive Greenwich $925K 12-2 p.m. Coldwell Banker
17 Dandy Drive Cos Cob $975K 2-4 p.m. Raveis
45 Hickory Drive Greenwich $1.05M 1:30-3:30 p.m. Coldwell Banker
3 Park Avenue Old Greenwich $1.075M 1-3 p.m. Coldwell Banker
40 Oak Ridge Street #1B Greenwich $1.075M 2-4 p.m. Coldwell Banker
47 Sachem Lane  Greenwich $1.075M 1-3 p.m. Sotheby's
396 Valley Road Cos Cob $1.098M 1-3 p.m. Houlihan Lawrence
16 Hawthorne Street #D Greenwich $1.125M 1-4 p.m. BHHS
16 Hawthorne Street #A Greenwich $1.125M 1-4 p.m. BHHS
15 Robin Place Old Greenwich $1.147M 2-4 p.m. Houlihan Lawrence
11 Fairfield Avenue Old Greenwich $1.149M 1-3 p.m. Coldwell Banker
60 Sound Beach Old Greenwich $1.15M 1-3 p.m. Coldwell Banker
81 Indian Field Greenwich $1.195M 2-4 p.m. BHHS
35 Sound Beach Avenue Old Greenwich $1.199M 1-3 p.m. Sotheby's
1 Elizabeth Lane Riverside $1.2M 1-3 p.m. Coldwell Banker
40 Sachem Road Greenwich $1.25M 2-4 p.m. Anderson Associates
7 Jackson Street Cos Cob $1.349M 2-4 p.m. Sotheby's
36   Almira Drive #A Greenwich $1.35M 1-3 p.m. Raveis
365 Round Hill Road Greenwich $1.359M 11-1 p.m. Davenport
14 Indian Rock Lane Greenwich $1.375M 1-3 p.m. Sotheby's
16 Cross Ridge Drive Old Greenwich $1.475M 1-3 p.m. Raveis
59 Le Grande #15 Greenwich $1.495M 2-4 p.m. Coldwell Banker
224 Stanwich Road Greenwich $1.498M 2-4 p.m. Coldwell Banker
224 Stanwich Road Greenwich $1.498M 2-4 p.m. Coldwell Banker
3 Nutmeg Drive Greenwich $1.4995M 1-4 p.m. Sotheby's
29 Old Stone Bridge Cos Cob $1.585M 1-3 p.m. Sotheby's
12 Irvine Road Old Greenwich $1.595M 2-4 p.m. Sotheby's
9 Comly Terrace Greenwich $1.625M 1-3 p.m. Coldwell Banker
115 Dingletown Road Greenwich $1.667M 1-4 p.m. Coldwell Banker
56 Baldwin Farms Greenwich $1.675M 2-4 p.m. Coldwell Banker
311 Cognewaugh Road Cos Cob $1.675M 1-3 p.m. Sotheby's
1 Hendrie Drive Old Greenwich $1.675M 1-3 p.m. Coldwell Banker
34 Hettiefred Road Greenwich $1.699M 1-3 p.m. Coldwell Banker
11 Wilmot Lane Riverside $1.75M 2-4 p.m. BHHS
326 Palmer Hill Riverside $1.895M 1-3 p.m. Houlihan Lawrence
380 Sound Beach  Old Greenwich $1.895M 2-4 p.m. Coldwell Banker
27 Elskip Lane Greenwich $1.899M 2-4 p.m. Five Corners
32 Mimosa Drive Cos Cob $1.915M 1-3 p.m. Sotheby's
22 Angus Lane Greenwich $1.95M 1:30-4:40 p.m. BHHS
19 Hendrie Avenue Riverside $1.995M 2-4 p.m. Houlihan Lawrence
200 Palmer Hill Road Old Greenwich $2.049M 1-4 p.m. Raveis
101 Maple Avenue Greenwich $2.15M 1-4 p.m. Coldwell Banker
37 Crescent Road Riverside $2.15M 1-3 p.m. Raveis
92 Wesskum Wood Old Greenwich $2.195M 1-3 p.m. Sotheby's
81 Hendrie Avenue Riverside $2.195M 1-3 p.m. Coldwell Banker
32 Perryridge Road Greenwich $2.225M 1-3 p.m. Sotheby's
2 Randolph Place Cos Cob $2.295M 2-4 p.m. Coldwell Banker
3 Orchard Place #B Greenwich $2.299M 2-4 p.m. Coldwell Banker
22 Meadowbank Road Old Greenwich $2.395M 2-4 p.m. Coldwell Banker
9A Benders Drive Greenwich $2.395M 1-3 p.m. Houlihan Lawrence
19 Carriage Road Cos Cob $2.399M 1-3 p.m. Coldwell Banker
167 Bedford Road Greenwich $2.5M 1-4 p.m. Coldwell Banker
36 Almira Drive Greenwich $2.65M 1-3 p.m. Raveis
323 Cognewaugh Road Cos Cob $2.695M 2-4 p.m. Coldwell Banker
17 Edgewood Drive Greenwich $2.75M 2-4 p.m. Coldwell Banker
8 Carpenters Brook Greenwich $2.79M 1-3 p.m. Douglas Elliman
12 Pintail Lane Greenwich $2.795M 11-2 p.m. Houlihan Lawrence
591 Lake Avenue Greenwich $2.85M 1-4 p.m. Sotheby's
60 Butternut Hollow Greenwich $2.94M 1-4 p.m. BHHS
110 Shore Road Old Greenwich $2.95M 2-4 p.m. Halstead
43 Sawmill Lane Greenwich $2.995M 1-3 p.m. Houlihan Lawrence
599 Lake Avenue Greenwich $2.995M 1-4 p.m. Sotheby's
95 Stanwich Road Greenwich $2.995M 2-4 p.m. Raveis
102 Hendrie Avenue Riverside $3.095M 1-3 p.m. Halstead
14 Sherwood Farm Greenwich $3.145M 1-4 p.m. Halstead
282 Taconic Road Greenwich $3.35M 2-4 p.m. Coldwell Banker
24 Pell Place Riverside $3.395M 1-3 p.m. BHHS
19 S End Court Old Greenwich $3.395M 1-4 p.m. Five Corners
167 Byram Shore Road Greenwich $3.45M 2-4 p.m. Sotheby's
11 Dialstone Lane Riverside $3.45M 1-3 p.m. Five Corners
532 North Street Greenwich $3.495M 2-4 p.m. Houlihan Lawrence
219 Milbank Avenue Greenwich $3.495M 1-3 p.m. Houlihan Lawrence
403 Sound Beach Old Greenwich $3.495M 2-4 p.m. Sotheby's
121 Lockwood Road Riverside $3.499M 2-4 p.m. Raveis
3 Tomac Lane Old Greenwich $3.65M 1-3 p.m. Coldwell Banker
14 Coventry Lane Riverside $3.795M 1-3 p.m. BHHS
230 Byram Shore Greenwich $3.9M 2-4 p.m. Sotheby's
11 Tyler Lane Riverside $3.975M 1-3 p.m. Sotheby's
50 Lockwood Avenue Old Greenwich $3.995M 11-1 p.m. Raveis
154 Byram Shore Greenwich $3.995M 2-4 p.m. Sotheby's
140 Park Avenue Greenwich $4.295M 2-4 p.m. Houlihan Lawrence
41 Overlook Drive Greenwich $4.35M 2-4 p.m. Houlihan Lawrence
291 Stanwich Road Greenwich $4.395M 1-3 p.m. Sotheby's
229 Stanwich Road Greenwich $4.45M 12:30-2:30 p.m. Houlihan Lawrence
610 Lake Avenue Greenwich $4.495M 2-4 p.m. Houlihan Lawrence
105 Shore Road Old Greenwich $4.775M 2-4 p.m. Halstead
33 Willowmere Circle Riverside $4.995M 2-4 p.m. Houlihan Lawrence
16 Boulder Brook Road Greenwich $4.995M 1-3 p.m. Coldwell Banker
8 Buckthorne Lane Greenwich $4.995M 2-4 p.m. Houlihan Lawrence
10 W Crossway Old Greenwich $5.485M 1-3 p.m. Raveis
156 Taconic Road Greenwich $5.55M 12-2 p.m. Coldwell Banker
29 Glen Avon Riverside $6.5M 2-4 p.m. Halstead
743 Lake Avenue Greenwich $6.995M 2-4 p.m. Houlihan Lawrence
373 Taconic Road Greenwich $7.495M 2-4 p.m. Houlihan Lawrence
15 Reynwood Manor Greenwich $9.25M 2:30-4:30 p.m. Coldwell Banker
781 Lake Avenue Greenwich $9.395M 2-4 p.m. Sotheby's
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.
  

 

 

Saturday
Jul212018

Greenwich Real Estate Guy's Blog: July 8th Open House List

The Greenwich Real Estate Guy's Blog:  July 8th Open House List 
A weekly analysis brought to you by Greenwich Real Estate Guy.

 
The town fireworks are this Saturday.  I hope you enjoy the beautiful weather and see some open houses this weekend.  If, you would like to set up an appointment to see any houses that are not on here, please send me a note.
As we discuss here often our market is predicated a lot by the NYC market.  We see a lot of activity from individuals and families moving out of the city and pick Greenwich because of the lifestyle, beaches, town, proximity to city, and taxes.  So, it is very important to be aware of the NYC market.  Here is an article that discusses the state of that market:




May is in the books and here are some preliminary Greater Greenwich Single Family Homes data on May 2018 vs. May 2017 and vs. April 2018:
  
  • Home sales rose 2% vs. April 2018.  We've seen home sales either flat or higher with each passing month this year:  January 30 sales, February 36 sales, March 36 sales, April 51 sales, May 52 sales....
  • Home sales fell 1.8% vs. May 2017.
  • Average prices jumped 14% in May 2018 vs. May 2017 to $2,612,089
  • Median prices dropped 10% in May 2018 vs. May 2017 to $1,575,000
  • Total $$ volume in May 2018 rose 12% to $135,828,630
  • Average Sold Price Per Square Foot rose 1% to $569/psf.
  • Average DOM expanded 5% to 248 DOM.
  • Sold/OLP Ratio: 88%
  • Sold/LP: 94%
  
** these #'s may change a bit if other deals that closed in May get entered in the next few days **
  
A quick look at the composition of the 52 sales in May:
  
  • $10 Million +: 2 units
  • $8m-$10m: none
  • $6m-$8m: 2 units
  • $4m-$6m: 5 units
  • $3m-$3,999,999:  7 units
  • $1m-$2,999,999: 25 units
  • $500k- $1m: 11 units
  
2018 YTD, Houlihan Lawrence remains the #1 brokerage serving Greenwich, Connecticut both in terms of closed units, closed $$ volume AND pending deals.
Please feel free to email me at jrandall@houlihanlawrence.com or call at 203-273-1034 for anymore information.
 Below are the 54 Open Homes for Sunday.

Street Name Area List Price Time Listing Office
102 Valley Road #19 Cos Cob $2.75K 1-3 p.m. BHHS
5 Oval Avenue Riverside $9.95K 2-4 p.m. Houlihan Lawrence
66 Gregory Road Cos Cob $10.75K 1-3 p.m. Sotheby's
2 Buxton Lane Riverside $12.5K 1-3 p.m. Centric
1535 E. Putnam #110 Old Greenwich $399K 1-3 p.m. Weichert
190 Putnam Park Greenwich $465K 2-4 p.m. Davenport
102 Valley Road #19 Cos Cob $519K 1-3 p.m. BHHS
51 Rodwell Avenue #A Greenwich $539K 2-4 p.m. Raveis
12 Glenville Street #203 Greenwich $549K 12-2 p.m. Coldwell Banker
11 River Road #116 Cos Cob $768K 1-3 p.m. Houlihan Lawrence
12 Oxer Place Greenwich $795K 2-4 p.m. Raveis
6 Muriel Place Greenwich $850K 2-4 p.m. Raveis
69 Riverdale Avenue #104 Greenwich $859K 2-4 p.m. Coldwell Banker
70 Riverdale Avenue #901 Greenwich $884.5K 2-4 p.m. Coldwell Banker
5 Dale Drive Greenwich $959K 2-4 p.m. Raveis
40 Maplewood Drive Cos Cob $997K 1-3 p.m. Houlihan Lawrence
4 Weaver Street Greenwich $999K 12-2 p.m. Plaza Realty
7 Richmond Drive Old Greenwich $1.049M 1-3 p.m. The Higgins Group
7 Alec Templeton Lane Greenwich $1.075M 1-4 p.m. Sotheby's
37 Barton Lane Cos Cob $1.09M 1-3 p.m. Houlihan Lawrence
362 Davis Avenue #4 Greenwich $1.095M 2-4 p.m. David Ogilvy
31 Scott Lane Greenwich $1.225M 4-6 p.m. Coldwell Banker
19 Blind Brook Lane Greenwich $.125M 1-3 p.m. BHG Rand
29 Barton Lane Cos Cob $1.295M 1-3 p.m. Compass
7 Jackson Street Cos Cob $1.349M 2-4 p.m. Sotheby's
365 Round Hill Greenwich $1.359M 11-1 p.m. Davenport
6 Ferris Drive Old Greenwich $1.375M 2-4 p.m. Houlihan Lawrence
4 Banksville Road Greenwich $1.495M 4-6 p.m. Coldwell Banker
22 Mianus View  Cos Cob $1.549M 1-3 p.m. Houlihan Lawrence
24 Shore Road Old Greenwich $1.59M 1-3 p.m. BHHS
116 Old Stone Bridge Cos Cob $1.595M 1-3 p.m. Houlihan Lawrence
62 Long Meadow Riverside $1.629M 1-3 p.m. Houlihan Lawrence
11 Wilmot Lane Riverside $1.75M 12:30-2:3-0 p.m. BHHS
45 William Street #B Greenwich $1.75M 1:30-4:30 p.m. Kinard
5 Oval Avenue Riverside $1.95M 2-4 p.m. Houlihan Lawrence
37 Crescent Road Riverside $2.15M 12-1 p.m. Raveis
26 Nimitz Place Old Greenwich $2.175M 1-3 p.m. Houlihan Lawrence
48 Sound Beach Avenue Old Greenwich $2.495M 12-2 p.m. Sotheby's
199 Palmer Hill Road Old Greenwich $2.595M 1-3 p.m. Higgins Group
2 Buxton Lane Riverside $2.695M 1-3 p.m. Centric
19 S End Court Old Greenwich $3.395M 2-4 p.m. Five Corners
11 Dialstone Lane Riverside $3.45M 1-3 p.m. Five Corners
80 Rockwood Lane Greenwich $3.55M 1-3 p.m. Houlihan Lawrence
54 Pecksland Road Greenwich $3.595M 2-4 p.m. Sotheby's
52 Lockwood Avenue Old Greenwich $3.995M 12-2 p.m. Raveis
105 Shore Road Old Greenwich $4.775M 2-4 p.m. Halstead
8 Buckthorne Lane Greenwich $4.995M 1-4 p.m. Houlihan Lawrence
156 Taconic Road Greenwich $5.55M 12-2 p.m. Coldwell Banker
37 Doubling Road Greenwich $5.559M 1-3 p.m. Coldwell Banker
13 Aiken Road Greenwich $5.999M 2-4 p.m. Coldwell Banker
96 Club Road Riverside $6.495M 2-4 p.m. Houlihan Lawrence
15 Reynwood Manor Greenwich $9.25M 2:30-4:30 p.m. Coldwell Banker
37 Mooreland Road Greenwich $9.995M 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.   
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 
       
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