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
Jan062019

Greenwich Real Estate Guy's Blog: November 25th Open House List

The Greenwich Real Estate Guy's Blog: November 25th Open House List
A weekly analysis brought to you by Greenwich Real Estate Guy.
 
 

 

I hope everyone enjoyed their Holiday.  Greenwich has been named Safest city in America.  This recognition comes after Greenwich was ranked number one as the safest community to raise a family.  You can read the article here:

There are 26 Open Homes this Sunday.
Street Name Area List Price Time Listing Office
929 King Street Greenwich $3.6K 1-3 p.m. William Pitt Sotheby's
6 Knoll Street Riverside $8.8K 1-3 p.m. Coldwell Banker
25 Hollow Wood Lane Greenwich $675K 1-3 p.m. Coldwell Banker
929 King Street Greenwich $705K 1-3 p.m. William Pitt Sotheby's
20 Hervey Street Greenwich $725K 1-3 p.m. Coldwell Banker
49 Indian Harbor #6 Greenwich $889.5K 1-3 p.m. Davenport
33 W. Putnam #1E Greenwich $920K 1-3 p.m. Kinard
7 Jackson Street Cos Cob $1.295M 11-1 p.m. Keller Williams
224 Stanwich Road Greenwich $1.349M 1-3 p.m. Coldwell Banker
224 Stanwich Road Greenwich $1.349M 1-3 p.m. Coldwell Banker
22 Mianus View  Terrace Cos Cob $1.499M 1-3 p.m. Houlihan Lawrence
17 Connecticut Avenue Greenwich $1.595M 1:30-3:30 p.m. Raveis
28 Wesskum Wood Riverside $1.775M 1:30-3:30 p.m. Sotheby's
51 Ridge Street Greenwich $1.995M 1-3 p.m. Raveis
34 Wescott Street Riverside $2.099M 1-3 p.m. Keller Williams
2 Randolph Place Cos Cob $2.195M 2-4 p.m. Coldwell Banker
9 Grimes Road Old Greenwich $2.295M 1-3 p.m. Halstead
91 Sawmill Lane Greenwich $2.295M 1-3 p.m. Sotheby's
6 Knoll Street Riverside $2.395M 1-3 p.m. Coldwell Banker
119 Lockwood Road Riverside $2.65M 1-3 p.m. Halstead
34 Circle Drive Greenwich $2.875M 1-3 p.m. Raveis
19 S. End Court Old Greenwich $3.295M 11-1 p.m. Five Corners
62 Sterling Road Greenwich $3.54M 2-4 p.m. Compass
141 Milbank Avenue West Greenwich $3.875M 1-3 p.m. Coldwell Banker
141 Milbank Avenue Greenwich $3.975M 1-3 p.m. Coldwell Banker
11 Round Hill Club Greenwich $9.975M 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                                         View My Website 
       
  

 

 

Sunday
Jan062019

Greenwich Real Estate Guy's Blog: Greenwich Q3 Market Report and Open House List November 18th

The Greenwich Real Estate Guy's Blog: Greenwich Q3 Market Report and Open House List November 18th
A weekly analysis brought to you by Greenwich Real Estate Guy.
 
 

 

Pictured above is our third quarter market report.
A message from our CEO and President in regards to the 3rd Quarter:
Teamwork is everything and we are honored to remain the leading brokerage in Greenwich, thanks to our world-class agents, innovative marketing strategies, and having you, our community, as part of the team as well.

Home sales in Greenwich rose an impressive 26% in the third quarter as sellers adjusted to market conditions prompting value oriented buyers to make their moves.

The good news is that there are many potential home buyers that would like to buy homes in our community, including those looking to move out of New York City. But the market in NYC has been soft, and those that own co-ops and condos are having trouble selling their properties for the prices they expect. The softness in the New York City market is causing buyers to delay buying homes in Greenwich.

Higher interest rates are also a factor that creates a need for a more strategic approach. The average rate on a 30-year mortgage recently crossed the 5 percent mark. Buying a home is getting more expensive as rates rise.

For first time home buyers, a slight increase in rates, even as they remain at historically low levels, often creates hesitation and doubt. But smart buyers also realize that waiting to buy a home could make that interest rate impact even more costly, because the trend remains upward.

In the past, sellers could throw out a high price initially to test the upside potential of the market. The risk was only that the price would have to be lowered. But given the unique challenges of this market, it is not advisable to 'fish' for an unrealistic price. Missing the opportunities tied to the initial listing price could have long term consequences.

Our team approach, which includes thoughtful value-driven pricing is working. Buyers do make deals when they see the homes they want, in the new or the like new condition they require. Sellers that understand that, and get their properties priced right and in the right condition are positioned to win.

Despite all the challenges out there, Greater Greenwich home sales rose in the third quarter, while average prices declined. We are also feeling an uptick of new energy in the marketplace as we enter the final quarter of 2018.

Some regional statistics we'd like to share:

Greenwich North of the Parkway presented opportunity for savvy buyers. Declining prices lifted sales. This year, sales in the $3M-$4M range here have surged an impressive 133%.

Buyers are prioritizing being close to schools, Greenwich Avenue, and the train to New York City. That helped drive impressive gains in home sales South of the Parkway. More affordable homes encouraged deals, as both average and median prices declined.
Greenwich South of Post Road, despite its proximity to the water, saw a decline in overall home sales with properties taking longer to sell. One bright spot, when homes did sell, the price was closer to the asking price than last year.

Affordability drove the biggest uptick in home sales in the Cos Cob section of town. The strong demand resulted in higher prices, presenting a winning combination for sellers who got on board with value pricing.

EXECUTIVE SUMMARY
THIRD QUARTER 2018

Riverside, which offers a prime commuting location near the train to New York City and to schools, was the only other neighborhood to experience the sellers win-win scenario of rising home sales and prices. Homes sold quickly, with the shortest days on market in town. On average smart sellers waited only 113 days for a deal this past quarter.

For residents of Old Greenwich, buyers very much want to be part of the community and sales picked up last quarter. The area's 148-acre waterfront park, its beaches, yacht club, along with shopping and dining, draw in buyers. But the market remains challenging in terms of prices, and to get the higher sales, prices dropped compared to last year.

The condo market is also facing challenges. But when properties do sell, deals are being made closer to the asking price. That is a sign that sellers are coming to an understanding that pricing a property correctly will lead to sales.

The conversation is becoming increasingly focused on the continued rise in interest rates and the impact it is having on affordability. While this is not something that can be controlled, we can work together to manage the best approach.

Buyers must be aware that time is no longer on their side. Sitting on the sidelines is getting more and more expensive. A slight increase in a mortgage rate can have a meaningful impact on monthly payments, and could place a desired property out of their budget.
Sellers are facing a challenging situation. Holding on to unrealistic prices is a risk that could result in an unsold home. Buyers that would be looking at their home may have to adjust their search to more value priced properties, leaving sellers with few options.
We hope, and expect, the result will be a balanced and more active market. Smart sellers will become more comfortable with value pricing and get deals done. Buyers will realize that with rates moving higher, they must move forward to lock in their new homes, and the still-historically low mortgage rates.

This is a challenging but potentially an exciting time. We're glad to be on your team.

Stephen Meyers Chris Meyers 
CEO                    President

There are 41 Open Homes this Sunday.
Street Name Area List Price Time Listing Office
929 King Street Greenwich $3.6K 1-3 p.m. William Pitt Sotheby's
167 Bedford Road Greenwich $12.5K 12-2 p.m. Raveis
2 Homestead Lane #206 Greenwich $350K 1-3 p.m. Coldwell Banker
50 Almira Drive #B Greenwich $699K 12-2 p.m. Houlihan Lawrence
929 King Street Greenwich $705K 1-3 p.m. William Pitt Sotheby's
20 Hervey Street Greenwich $725K 1-4 p.m. Coldwell Banker
60 Prospect Street #B Greenwich $765K 1-3 p.m. Coldwell Banker
60 Valley Road #B Cos Cob $850K 2-4 p.m. Coldwell Banker
11 Gard Court Greenwich $879K 2-4 p.m. Coats International
49 Indian Harbor #6 Greenwich $889.5K 1-3 p.m. Davenport Properties
17 Dandy Drive Cos Cob $895K 1-3 p.m. Raveis
59 Stanwich Road Greenwich $915K 2-4 p.m. Raveis
33 Putnam Avenue#1E Greenwich $920K 1-3 p.m. Kinard
17 Mallard Drive Greenwich $1.149M 2-4 p.m. Houlihan Lawrence
3 Wyndover Lane Cos Cob $1.17M 2-4 p.m. Keller Williams
360 Cognewaugh Road Cos Cob $1.275M 1:30-3:30 p.m. White Oak
7 Jackson Street Cos Cob $1.295M 1-3 p.m. Keller Williams
11 Tamarack Place Greenwich $1.295M 1-3 p.m. Keller Willimas
15 Mansion Place Greenwich $1.35M 1-3 p.m. Coldwell Banker
365 Round Hill Greenwich $1.359M 2-4 p.m. Davenport
36 Sherwood Avenue Greenwich $1.57M 2-4 p.m. Houlihan Lawrence
9 Comly Terrace Greenwich $1.575M 1-3 p.m. Coldwell Banker
17 Connecticut Avenue Greenwich $1.595M 1:30-3:30 p.m. Raveis
53 Ridge Street Greenwich $1.595M 1:30-3:30 p.m. Houlihan Lawrence
4 Shelter Drive Cos Cob $1.65M 1-3 p.m. Raveis
35 Indian Field Road Greenwich $1.695M 1-3 p.m. Halstead
633 Round Hill Road Greenwich $1.75M 1-3 p.m. Houlihan Lawrence
284 Riversville Road Greenwich $1.895M 12-2 p.m. Raveis
481 Round Hill Road Greenwich $2.095M 2-4 p.m. David Ogilvy
6 Hemlock Drive Greenwich $2.195M 1-3 p.m. Houlihan Lawrence
40 Lincoln Avenue Greenwich $2.195M 1-3 p.m. Houlihan Lawrence
62-68 Sound View #2S Greenwich $2.449M 1-3 p.m. Houlihan Lawrence
62-68 Sound View #1S Greenwich $2.495M 1-3 p.m. Houlihan Lawrence
39 Bedford Road Greenwich $2.5M 2-4 p.m. Coldwell Banker
34 Circle Drive Greenwich $2.875M 1-3 p.m. Raveis
8 Rockwood Lane Spur Greenwich $2.895M 1-3 p.m. Houlihan Lawrence
372 Cedar Hill Greenwich $2.995M 1-2:30 p.m. Douglas Elliman
532 North Street Greenwich $3.395M 1-3 p.m. Houlihan Lawrence
45 W. Brother Drive Greenwich $5.395M 1-3 p.m. Houlihan Lawrence
42 Mooreland Road Greenwich $6.599M 12-3 p.m. Sotheby's
11 Round Hill Club Greenwich $9.975M 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                                         View My Website 

 

 

Sunday
Nov112018

Greenwich Real Estate Guy's Blog: Greewich Q3 Housing Market Report and Open House List November 11th

The Greenwich Real Estate Guy's Blog: Greenwich Q3 Market Report and OpenHouse List November 11th
A weekly analysis brought to you by Greenwich Real Estate Guy.
 
 

 

Pictured above is our third quarter market report.
A message from our CEO and President in regards to the 3rd Quarter:
Teamwork is everything and we are honored to remain the leading brokerage in Greenwich, thanks to our world-class agents, innovative marketing strategies, and having you, our community, as part of the team as well. 

Home sales in Greenwich rose an impressive 26% in the third quarter as sellers adjusted to market conditions prompting value oriented buyers to make their moves.

The good news is that there are many potential home buyers that would like to buy homes in our community, including those looking to move out of New York City. But the market in NYC has been soft, and those that own co-ops and condos are having trouble selling their properties for the prices they expect. The softness in the New York City market is causing buyers to delay buying homes in Greenwich. 

Higher interest rates are also a factor that creates a need for a more strategic approach. The average rate on a 30-year mortgage recently crossed the 5 percent mark. Buying a home is getting more expensive as rates rise. 

For first time home buyers, a slight increase in rates, even as they remain at historically low levels, often creates hesitation and doubt. But smart buyers also realize that waiting to buy a home could make that interest rate impact even more costly, because the trend remains upward. 

In the past, sellers could throw out a high price initially to test the upside potential of the market. The risk was only that the price would have to be lowered. But given the unique challenges of this market, it is not advisable to 'fish' for an unrealistic price. Missing the opportunities tied to the initial listing price could have long term consequences. 

Our team approach, which includes thoughtful value-driven pricing is working. Buyers do make deals when they see the homes they want, in the new or the like new condition they require. Sellers that understand that, and get their properties priced right and in the right condition are positioned to win. 

Despite all the challenges out there, Greater Greenwich home sales rose in the third quarter, while average prices declined. We are also feeling an uptick of new energy in the marketplace as we enter the final quarter of 2018. 

Some regional statistics we'd like to share: 

Greenwich North of the Parkway presented opportunity for savvy buyers. Declining prices lifted sales. This year, sales in the $3M-$4M range here have surged an impressive 133%. 

Buyers are prioritizing being close to schools, Greenwich Avenue, and the train to New York City. That helped drive impressive gains in home sales South of the Parkway. More affordable homes encouraged deals, as both average and median prices declined. 
Greenwich South of Post Road, despite its proximity to the water, saw a decline in overall home sales with properties taking longer to sell. One bright spot, when homes did sell, the price was closer to the asking price than last year. 

Affordability drove the biggest uptick in home sales in the Cos Cob section of town. The strong demand resulted in higher prices, presenting a winning combination for sellers who got on board with value pricing. 

EXECUTIVE SUMMARY 
THIRD QUARTER 2018 

Riverside, which offers a prime commuting location near the train to New York City and to schools, was the only other neighborhood to experience the sellers win-win scenario of rising home sales and prices. Homes sold quickly, with the shortest days on market in town. On average smart sellers waited only 113 days for a deal this past quarter. 

For residents of Old Greenwich, buyers very much want to be part of the community and sales picked up last quarter. The area's 148-acre waterfront park, its beaches, yacht club, along with shopping and dining, draw in buyers. But the market remains challenging in terms of prices, and to get the higher sales, prices dropped compared to last year. 

The condo market is also facing challenges. But when properties do sell, deals are being made closer to the asking price. That is a sign that sellers are coming to an understanding that pricing a property correctly will lead to sales. 

The conversation is becoming increasingly focused on the continued rise in interest rates and the impact it is having on affordability. While this is not something that can be controlled, we can work together to manage the best approach. 

Buyers must be aware that time is no longer on their side. Sitting on the sidelines is getting more and more expensive. A slight increase in a mortgage rate can have a meaningful impact on monthly payments, and could place a desired property out of their budget. 
Sellers are facing a challenging situation. Holding on to unrealistic prices is a risk that could result in an unsold home. Buyers that would be looking at their home may have to adjust their search to more value priced properties, leaving sellers with few options. 
We hope, and expect, the result will be a balanced and more active market. Smart sellers will become more comfortable with value pricing and get deals done. Buyers will realize that with rates moving higher, they must move forward to lock in their new homes, and the still-historically low mortgage rates. 

This is a challenging but potentially an exciting time. We're glad to be on your team. 

Stephen Meyers Chris Meyers 
CEO                    President

There are 90 Open Homes this Sunday.
Street Name Area List Price Time Listing Office
929 King Street Greenwich $3.6K 2:30-4:30 p.m. William Pitt Sotheby's
6 Knoll Street Riverside $9.2K 1-3 p.m. Coldwell Banker
86 Lower Cross Greenwich $9.5K 1-4 p.m. BHHS
210 Sheephill Road Riverside $12K 1-3 p.m. Raveis
123 Maple Avenue Greenwich $14K 1-3 p.m. Houlihan Lawrence
69 View Street Greenwich $539K 1-4 p.m. Raveis
333 Palmer Hill #2F Riverside $609.9K 1-3 p.m. Sotheby's
205 River West Greenwich $649K 1-3 p.m. BHHS
25 Hollow Wood Greenwich $675K 1-3 p.m. Coldwell Banker
351 Pemberwick #505 Greenwich $690K 1-3 p.m. Coldwell Banker
50 Almira Drive #B Greenwich $699K 12-2 p.m. Houlihan Lawrence
929 King Street Greenwich $715K 2:30-4:30 p.m. William Pitt Sotheby's
20 Hervey Street Greenwich $725K 1-4 p.m. Coldwell Banker
60 Prospect Street #B Greenwich $785K 1-3 p.m. Coldwell Banker
29 Talbot Lane Greenwich $818K 12-3 p.m. Halstead
60 Valley Road #B Cos Cob $850K 1-3 p.m. Coldwell Banker
31 N. Ridge Road Old Greenwich $965K 2-4 p.m. Houlihan Lawrence
23 Ettl Lane Greenwich $995K 2-4 p.m. Raveis
81 Indian Field Road Greenwich $998K 1-4 p.m. BHHS
43 Sundance Drive Cos Cob $1.045M 1-3 p.m. Sotheby's
16 Hawthorne Street #D Greenwich $1.095M 1-3 p.m. BHHS
16 Hawthorne Street #A Greenwich $1.095M 1-3 p.m. BHHS
56 River Road Cos Cob $1.1M 1-3 p.m. BHHS
9 Mavis Lane Greenwich $1.19M 2-4 p.m. David Ogilvy
45 William Street #A Greenwich $1.195M 1-3 p.m. BHHS
6 Ferris Drive Old Greenwich $1.199M 12-1:45 p.m. Houlihan Lawrence
360 Cognewaugh Cos Cob $1.275M 1:30-3:30 p.m. White Oak
4 Banksville Road Greenwich $1.449M 1-3 p.m. Coldwell Banker
62 Long Meadow Riverside $1.499M 1-3 p.m. Houlihan Lawrence
5 Lockwood Drive Old Greenwich $1.595M 1-3 p.m. David Ogilvy
17 Connecticut Avenue Greenwich $1.595M 1-3 p.m. Raveis
85 Bedford Road Greenwich $1.64M 12-2 p.m. William Pitt Sotheby's
34 Hettiefred Road Greenwich $1.649M 1-3 p.m. Coldwell Banker
45 William Street #B Greenwich $1.65M 1-3:30 p.m. Kinard Realty
28 Wesskum Wood Riverside $1.775M 1-3 p.m. Sotheby's
19 Lafrentz Road Greenwich $1.795M 1-4 p.m. New England
14 Knoll Street Riverside $1.895M 1-3 p.m. Houlihan Lawrence
20 Mohawk Lane Greenwich $1.895M 1-3 p.m. BHHS
17 Hawkwood Lane Greenwich $1.975M 1-3 p.m. Coldwell Banker
70 Wesskum Wood Riverside $1.995M 1-3 p.m. Houlihan Lawrence
86 Lower Cross Greenwich $1.995M 1-4 p.m. BHHS
37 Crescent Road Riverside $2.095M 1-3 p.m. Raveis
15 Shady Lane Greenwich $2.165M 1-3 p.m. Coldwell Banker
6 Hemlock Drive Greenwich $2.195M 1-3 p.m. Houlihan Lawrence
2 Randolph Place Cos Cob $2.195M 2-4 p.m. Coldwell Banker
552 River Road Cos Cob $2.25M 1-3 p.m. Coldwell Banker
23 Laurel Lane Greenwich $2.295M 1-4 p.m. BHHS
167 Bedford Road Greenwich $2.295M 1-3 p.m. Raveis
77 Sawmill Lane Greenwich $2.375M 12-2 p.m. Raveis
6 Knoll Street Riverside $2.395M 1-3 p.m. Coldwell Banker
62-68 Sound View #2S Greenwich $2.449M 2:15-4:15 p.m. Houlihan Lawrence
340 Old Church Greenwich $2.48M 12-2 p.m. Coldwell Banker
340 Old Church Greenwich $2.48M 12-2 p.m. Coldwell Banker
62-68 Sound View #1S Greenwich $2.495M 2:15-4:15 p.m. Houlihan Lawrence
44 Orchard Drive Greenwich $2.495M 1-3 p.m. Sotheby's
150 Riverside Avenue Riverside $2.5M 2-4 p.m. BHHS
554 River Road Cos Cob $2.5M 1-3 p.m. Coldwell Banker
17 Dialstone Lane Riverside $2.55M 2-4 p.m. Coldwell Banker
24 Upland Drive Greenwich $2.575M 2-4 p.m. Coldwell Banker
293 Shore Road Greenwich $2.595M 1-3 p.m. Raveis
210 Sheephill Road Riverside $2.689M 1-3 p.m. Raveis
12 Ledge Road Old Greenwich $2.695M 1-3 p.m. Sotheby's
95 Stanwich Road Greenwich $2.75M 1-3 p.m. Raveis
28 Tomac Avenue Old Greenwich $2.8M 1-3 p.m. BHHS
100 Hendrie Avenue Riverside $2.825M 1-3 p.m. Centric
9 Stallion Trail Greenwich $2.87M 1-3 p.m. Keller Williams
34 Circle Drive Greenwich  $2.875M 1-3 p.m. Raveis
102 Hendrie Avenue Riverside $2.875M 1-3 p.m. Halstead
14 Bradbury Place Riverside $2.995M 1-3 p.m. Coldwell Banker
115 Bible Street Cos Cob $3.149M 1-3 p.m. Compass
550 River Road Cos Cob $3.2M 1-3 p.m. Coldwell Banker
5 Ledge Road Old Greenwich $3.275M 1-3 p.m. Coldwell Banker
19 S. End Court Old Greenwich $3.295M 12-2 p.m. Five Corners
106 Lockwood Road Riverside $3.298M 1-3 p.m. Coldwell Banker
282 Taconic Road Greenwich $3.35M 1-3 p.m. Coldwell Banker
123 Maple Avenue Greenwich $3.495M 1-3 p.m. Houlihan Lawrence
16 Greenbriar Lane Greenwich $3.65M 1-3 p.m. Houlihan Lawrence
141 Milbank Avenue Greenwich $3.975M 1-3 p.m. Coldwell Banker
18 Lake Drive Riverside $4.299M 1-3 p.m. Raveis
41 Overlook Drive Greenwich $4.35M 2-4 p.m. Houlihan Lawrence
432 Field Point Road Greenwich $4.499M 1-3 p.m. Halstead
15 Pilot Rock Lane Riverside $4.75M 1-3 p.m. Centric
25 Dublin Hill Road Greenwich $4.895M 2-4 p.m. Raveis
5 N. Crossway Old Greenwich $4.995M 1-3 p.m. Halstead
8 Buckthorne Lane Greenwich $4.995M 1-3 p.m. Houlihan Lawrence
75 Oneida Drive Greenwich $5.25M 2-4 p.m. Houlihan Lawrence
10 West Crossway Old Greenwich $5.485M 1-3 p.m. Raveis
96 Club Road Riverside $5.495M 1-3 p.m. Houlihan Lawrence
30 Club Road Riverside $5.499M 1-3 p.m. BHHS
2 Lauder Way Greenwich $5.8M 1-3 p.m. Houlihan Lawrence
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
Nov112018

Greenwich Real Estate Guy's Blog: Greewich Q3 Housing Market Report and Open House List November 4th

The Greenwich Real Estate Guy's Blog: Greenwich Q3 Market Report and Open House List November 4th
A weekly analysis brought to you by Greenwich Real Estate Guy.
 
 

 

Pictured above is our third quarter market report.
A message from our CEO and President in regards to the 3rd Quarter:
Teamwork is everything and we are honored to remain the leading brokerage in Greenwich, thanks to our world-class agents, innovative marketing strategies, and having you, our community, as part of the team as well. 

Home sales in Greenwich rose an impressive 26% in the third quarter as sellers adjusted to market conditions prompting value oriented buyers to make their moves.

The good news is that there are many potential home buyers that would like to buy homes in our community, including those looking to move out of New York City. But the market in NYC has been soft, and those that own co-ops and condos are having trouble selling their properties for the prices they expect. The softness in the New York City market is causing buyers to delay buying homes in Greenwich. 

Higher interest rates are also a factor that creates a need for a more strategic approach. The average rate on a 30-year mortgage recently crossed the 5 percent mark. Buying a home is getting more expensive as rates rise. 

For first time home buyers, a slight increase in rates, even as they remain at historically low levels, often creates hesitation and doubt. But smart buyers also realize that waiting to buy a home could make that interest rate impact even more costly, because the trend remains upward. 

In the past, sellers could throw out a high price initially to test the upside potential of the market. The risk was only that the price would have to be lowered. But given the unique challenges of this market, it is not advisable to 'fish' for an unrealistic price. Missing the opportunities tied to the initial listing price could have long term consequences. 

Our team approach, which includes thoughtful value-driven pricing is working. Buyers do make deals when they see the homes they want, in the new or the like new condition they require. Sellers that understand that, and get their properties priced right and in the right condition are positioned to win. 

Despite all the challenges out there, Greater Greenwich home sales rose in the third quarter, while average prices declined. We are also feeling an uptick of new energy in the marketplace as we enter the final quarter of 2018. 

Some regional statistics we'd like to share: 

Greenwich North of the Parkway presented opportunity for savvy buyers. Declining prices lifted sales. This year, sales in the $3M-$4M range here have surged an impressive 133%. 

Buyers are prioritizing being close to schools, Greenwich Avenue, and the train to New York City. That helped drive impressive gains in home sales South of the Parkway. More affordable homes encouraged deals, as both average and median prices declined. 
Greenwich South of Post Road, despite its proximity to the water, saw a decline in overall home sales with properties taking longer to sell. One bright spot, when homes did sell, the price was closer to the asking price than last year. 

Affordability drove the biggest uptick in home sales in the Cos Cob section of town. The strong demand resulted in higher prices, presenting a winning combination for sellers who got on board with value pricing. 

EXECUTIVE SUMMARY 
THIRD QUARTER 2018 

Riverside, which offers a prime commuting location near the train to New York City and to schools, was the only other neighborhood to experience the sellers win-win scenario of rising home sales and prices. Homes sold quickly, with the shortest days on market in town. On average smart sellers waited only 113 days for a deal this past quarter. 

For residents of Old Greenwich, buyers very much want to be part of the community and sales picked up last quarter. The area's 148-acre waterfront park, its beaches, yacht club, along with shopping and dining, draw in buyers. But the market remains challenging in terms of prices, and to get the higher sales, prices dropped compared to last year. 

The condo market is also facing challenges. But when properties do sell, deals are being made closer to the asking price. That is a sign that sellers are coming to an understanding that pricing a property correctly will lead to sales. 

The conversation is becoming increasingly focused on the continued rise in interest rates and the impact it is having on affordability. While this is not something that can be controlled, we can work together to manage the best approach. 

Buyers must be aware that time is no longer on their side. Sitting on the sidelines is getting more and more expensive. A slight increase in a mortgage rate can have a meaningful impact on monthly payments, and could place a desired property out of their budget. 
Sellers are facing a challenging situation. Holding on to unrealistic prices is a risk that could result in an unsold home. Buyers that would be looking at their home may have to adjust their search to more value priced properties, leaving sellers with few options. 
We hope, and expect, the result will be a balanced and more active market. Smart sellers will become more comfortable with value pricing and get deals done. Buyers will realize that with rates moving higher, they must move forward to lock in their new homes, and the still-historically low mortgage rates. 

This is a challenging but potentially an exciting time. We're glad to be on your team. 

Stephen Meyers Chris Meyers 
CEO                    President

There are 108 Open Homes this Sunday.
Street Name Area List Price Time Listing Office
929 King Street Greenwich $3.6K 2:30-430 p.m. William Pitt Sotheby's
3 Orchard Place #B Greenwich $9.9K 2-4 p.m. Coldwell Banker
3 Orchard Place #A Greenwich $9.9K 2-4 p.m. Coldwell Banker
184 Parsonage Road Greenwich $13.5K 1-3 p.m. BHHS
123 Maple Avenue Greenwich $14K 1-3 p.m. Houlihan Lawrence
434 Cognewaugh Road Cos Cob $14.6K 1-3 p.m. Coldwell Banker
3 Tomac Lane Old Greenwich $16.5K 1-3 p.m. Coldwell Banker
28 Edgewood Avenue Greenwich $585K 1-3 p.m. BHHS
333 Palmer Hill #2F Riverside $609.9K 1-3 p.m. Sotheby's
51 Forest Avenue #72 Old Greenwich $615K 2-4 p.m. Anderson Associates
351 Pemberwick Road #508 Greenwich $650K 1-3 p.m. BHHS
3 W. End Court Old Greenwich $699K 1-3 p.m. Coldwell Banker
351 Pemberwick Road #505 Greenwich $699K 1-3 p.m. Coldwell Banker
929 King Street Greenwich $720K 2:30-430 p.m. William Pitt Sotheby's
11 River Road #116 Cos Cob $748K 1-3 p.m. Houlihan Lawrence
70 Riverdale Avenue #901 Greenwich $875K 2-4 p.m. Houlihan Lawrence
11 Gard Court Greenwich $889K 2-4 p.m. Coats International
31 Moshier Street #A Greenwich $909K 1-3 p.m. Raveis
35 Sachem Road Greenwich $975K 1-3 p.m. Coldwell Banker
24 Harold Street #B Cos Cob $987.5K 1-3 p.m. Coldwell Banker
24 Harold Street #A Cos Cob $987.5K 1-3 p.m. Coldwell Banker
27 Hettiefred Road Greenwich $999K 2-4 p.m. David Ogilvy
43 Sundance Drive Cos Cob $1.045M 1-3 p.m. Sotheby's
16 Hawthorne Street #D Greenwich $1.095M 1-3 p.m. BHHS
16 Hawthorne Street #A Greenwich $1.095M 1-3 p.m. BHHS
41 Sound Beach Avenue Old Greenwich $1.095M 11:30-1:30 p.m. Coldwell Banker
77 Gregory Road Cos Cob $1.199M 1-3 p.m. Raveis
14 Neil Lane Riverside $1.195M 12-2 p.m. Coldwell Banker
37 Fairway Lane Greenwich $1.335M 1-3 p.m. Coldwell Banker
224 Stanwich Road Greenwich $1.349M 1-3 p.m. Coldwell Banker
224 Stanwich Road Greenwich $1.349M 1-3 p.m. Coldwell Banker
4 Chestnut Street Cos Cob $1.395M 11-1 p.m. Five Corners
33 Pleasant Street Riverside $1.399M 1-3 p.m. BHHS
62 Long Meadow Riverside $1.549M 1-3 p.m. Houlihan Lawrence
9 Comly Terrace Greenwich $1.575M 1-3 p.m. Coldwell Banker
53 Ridge Street Greenwich $1.595M 1:30-3:30 p.m. Houlihan Lawrence
17 Connecticut Avenue Greenwich $1.595M 1:30-3:30 p.m. Raveis
1 Lia Fail Way Cos Cob $1.649M 2-4 p.m. Coldwell Banker
4 Shelter Drive Cos Cob $1.65M 2-4 p.m. Raveis
125 Hendrie Avenue Riverside $1.675M 1-3 p.m. Coldwell Banker
63 Wildwood Drive Greenwich $1.695M 1-4 p.m. Charles Paternina
31 Guinea Road Greenwich $1.775M 1-3 p.m. Houlihan Lawrence
67 Stonehedge Drive Greenwich $1.785M 1-4 p.m. New England Land
14 Hoover Road Riverside $1.795M 1-3 p.m. Coldwell Banker
21 Mohawk Lane Greenwich $1.795M 1-3 p.m. Sotheby's
19 Lafrentz Road Greenwich $1.795M 1-3 p.m. New England Land
20 Mohawk Lane Greenwich $1.895M 1-3 p.m. BHHS
120 Hendrie Avenue Riverside $1.925M 1-3 p.m. Coldwell Banker
70 Wesskum Wood Riverside $1.995M 1-3 p.m. Houlihan Lawrence
37 Crescent Road Riverside $2.095M 1-3 p.m. Raveis
9A Benders Drive Greenwich $2.098M 11-2 p.m. Houlihan Lawrence
34 Wescott Street Riverside $2.099M 1-3 p.m. Keller Williams
30 Sawmill Lane Greenwich $2.15M 2-4 p.m. BHHS
30 Sawmill Lane Greenwich $2.15M 2-4 p.m. BHHS
19 Home Place Greenwich $2.195M 1-4 p.m. Sotheby's
19 Crescent Road Riverside $2.195M 2:15-4 p.m. Sotheby's
2 Randolph Place Cos Cob $2.195M 2-4 p.m. Coldwell Banker
481 Round Hill Road Greenwich $2.295M 2-4 p.m. David Ogilvy
3 Orchard Place #B Greenwich $2.299M 2-4 p.m. Coldwell Banker
3 Orchard Place #A Greenwich $2.299M 2-4 p.m. Coldwell Banker
552 River Road Cos Cob $2.3M 1-3 p.m. Coldwell Banker
77 Sawmill Lane Greenwich $2.375M 1-3 p.m. Raveis
215 Riverside Avenue Riverside $2.495M 1-3 p.m. BHHS
23 Annjim Drive Greenwich $2.495M 12-1:30 p.m. Douglas Elliman
39 Bedford Road Greenwich $2.5M 1-3 p.m. Coldwell Banker
17 Dialstone Lane Riverside $2.55M 1-3 p.m. Coldwell Banker
119 Lockwood Road Riverside $2.65M 1-3 p.m. Halstead
51 Sheephill Road Riverside $2.695M 1-3 p.m. Raveis
17 Carriglea Drive Riverside $2.699M 1-3 p.m. Houlihan Lawrence
17 Carriglea Drive Riverside $2.699M 1-3 p.m. Houlihan Lawrence
95 Stanwich Road Greenwich $2.75M 1-3 p.m. Raveis
554 River Road Cos Cob $2.75M 1-3 p.m. Coldwell Banker
43 Sawmill Lane Greenwich $2.795M 1-3 p.m. Houlihan Lawrence
100 Hendrie Avenue Riverside $2.825M 1-4 p.m. Centric 
34 Circle Drive Greenwich $2.875M 1-3 p.m. Raveis
102 Hendrie Avenue Riverside $2.875M 1-4 p.m. Halstead
3 Juniper Lane Riverside $2.895M 1-3 p.m. Houlihan Lawrence
88 Meadow Road Riverside $2.995M 2-5 p.m. Halstead
8 Sherwood Farm Lane Greenwich $2.995M 2-4 p.m. Sotheby's
13 Chieftans Road Greenwich $3.195M 1-3 p.m. Coldwell Banker
550 River Road Cos Cob $3.2M 1-3 p.m. Coldwell Banker
19 S. End Court Old Greenwich $3.295M 11-1 p.m. Five Corners
184 Parsonage Road Greenwich $3.295M 1-3 p.m. BHHS
106 Lockwood Road Riverside $3.298M 1-3 p.m. Coldwell Banker
11 Dialstone Lane Riverside $3.35M 11-1 p.m. Five Corners
434 Cognewaugh Road Cos Cob $3.399M 1-3 p.m. Coldwell Banker
398 Field Point Road Greenwich $3.421M 2:30-430 p.m. Coldwell Banker
123 Maple Avenue Greenwich $3.495M 1-3 p.m. Houlihan Lawrence
3 Tomac Lane Old Greenwich $3.65M 1-3 p.m. Coldwell Banker
6 Chieftans Road Greenwich $3.695M 1-3 p.m. Coldwell Banker
636 Riversville Road Greenwich $3.85M 2-4 p.m. Sotheby's
5 Parsonage Road Greenwich $3.875M 1-3 p.m. Houlihan Lawrence
7 Dempsey Lane Greenwich $3.99M 1:30-4 p.m. BHHS
184 Shore Road Old Greenwich $4.195M 1-4 p.m. Coldwell Banker
54 Woodside Drive Greenwich $4.3M 1-4 p.m. Sotheby's
31 Sawmill Lane Greenwich $4.495M 1-3 p.m. BHHS
16 Boulder Brook Road Greenwich $4.7M 1-4 p.m. Coldwell Banker
8 Buckthorne Lane Greenwich $4.995M 1-3 p.m. Houlihan Lawrence
918 North Street Greenwich $4.999M 1-3 p.m. Houlihan Lawrence
25 Tomac Avenue Old Greenwich $5.2M 1-3 p.m. BHHS
75 Oneida Drive Greenwich $5.25M 1-4 p.m. Houlihan Lawrence
10 West Crossway Old Greenwich $5.485M 1-3 p.m. Raveis
248 Overlook Drive Greenwich $5.495M 1-3 p.m. Sotheby's
30 Club Road Riverside $5.499M 1-3 p.m. BHHS
2 Lauder Way Greenwich $5.8M 1-3 p.m. Houlihan Lawrence
2 Round Hill Road Greenwich $5.95M 1-4 p.m. David Ogilvy
29 Glen Avon Drive Riverside $6.5M 1-3 p.m. Halstead
11 Round Hill Club Greenwich $9.975M 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                                         View My Website 
       

 

 

Sunday
Nov112018

Greenwich Real Estate Guy's Blog: Open House List October 28th

The Greenwich Real Estate Guy's Blog:   October 28th Open House List and Private Listing
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.

This property does not have an open house this weekend.  However I will be at one of my other listings, 33 Butler Street from 1-4 p.m.
Please feel free to email me at jrandall@houlihanlawrence.com or call at 203-273-1034 for anymore information.
 Below are the 88 Open Homes for Sunday.
Street Name Area List Price Time Listing Office
37 Hassake Road Old Greenwich $3.4K 1-3 p.m. Coldwell Banker
86 Lower Cross Road Greenwich $9.5K 1-4 p.m. BHHS
550 River Road Cos Cob $13K 2-4 p.m.  Coldwell Banker
552 River Road Cos Cob $13K 2-4 p.m.  Coldwell Banker
554 River Road Cos Cob $13K 2-4 p.m.  Coldwell Banker
95 Stanwich Road Greenwich $13.5K 2:30-4:30 p.m. Raveis
27B Bayside Terrace Riverside $17.5K 1-3 p.m. Sotheby's
2 Homestead Lane #206 Greenwich $359K 1-3 p.m. Coldwell Banker
22 Putnam Park Greenwich $419.5K 2-4 p.m.  Davenport
1525 E. Putnam #208 Old Greenwich $428K 1-3 p.m. Coldwell Banker
34 Putnam Park Greenwich $435K 1-3 p.m. Sotheby's
453 E. Putnam #4H Cos Cob $649K 1-3 p.m. BHHS
351 Pemberwick #508 Greenwich $650K 1-3 p.m. BHHS
50 Almira Drive #B Greenwich $699K 12-2 p.m. Houlihan Lawrence
351 Pemberwick #505 Greenwich $699K 1-3 p.m. Coldwell Banker
929 King Street Greenwich $720K 2-4 p.m.  William Pitt Sotheby's
20 Hervey Street Greenwich $725K 1-4 p.m. Coldwell Banker
81 Bible Street Cos Cob $740K 1:30-3:30 p.m. Peluso Real Estate
11 River Road #116 Cos Cob $748K 1-3 p.m. Houlihan Lawrence
60 Prospect Street #B Greenwich $785K 1-3 p.m. Coldwell Banker
188 Henry Street #B Greenwich $849K 1-3 p.m. Houlihan Lawrence
29 Old Kings Highway Old Greenwich $889K 1-3 p.m. Coldwell Banker
37 Hassake Road Old Greenwich $895K 1-3 p.m. Coldwell Banker
55 Old Stone Bridge Cos Cob $895K 1-3 p.m. Sotheby's
59 Stanwich Road Greenwich $935K 2-4 p.m.  Raveis
9 Bonwit Road Riverside $939K 1-3 p.m. Coldwell Banker
81 Indian Field Road Greenwich $998K 1-4 p.m. BHHS
27 Hettiefred Road Greenwich $999K 2-4 p.m.  David Ogilvy
9 Fairfield Avenue Old Greenwich $1.039M 1-3 p.m. Exp Realty
16 Hawthorne #D Greenwich $1.095M 1-3 p.m. BHHS
16 Hawthorne #A Greenwich $1.095M 1-3 p.m. BHHS
17 Mallard Drive Greenwich $1.149M 1-3 p.m. Houlihan Lawrence
60 Sound Beach Avenue Old Greenwich $1.15M 2-4 p.m.  Coldwell Banker
45 William Street #A Greenwich $1.195M 12-2 p.m. BHHS
6 Ferris Drive Old Greenwich $1.199M 12:30 p.m.-2 p.m. Houlihan Lawrence
360 Cognewaugh Road Cos Cob $1.275M 1:30-3:30 p.m. White Oak
7 Jackson Street Cos Cob $1.295M 1-3 p.m. Keller Williams
2 Bote Court Greenwich $1.299M 1:30-4:00 p.m. BHHS
11 Pin Oak Lane Cos Cob $1.3M 2-4 p.m.  David Ogilvy
33 Butler Street Cos Cob $1.345M 1-4 p.m. Houlihan Lawrence
25 Hassake Road Old Greenwich $1.495M 1-3 p.m. David Ogilvy
15 Elizabeth Lane Riverside $1.549M 1-3 p.m. Raveis
53 Ridge Street Greenwich $1.595M 1-3 p.m. Houlihan Lawrence
17 Connecticut Avenue Greenwich $1.595M 1:30-3:30 p.m. Raveis
1 Lia Fail Way Cos Cob $1.649M 1-3 p.m. Coldwell Banker
4 Shelter Drive Cos Cob $1.65M 2-4 p.m.  Raveis
45 William Street #B Greenwich $1.695M 1-3 p.m. Kinard Realty
14 Knoll Street Riverside $1.895M 1-4 p.m. Houlihan Lawrence
300 Riversville Road Greenwich $1.895M 12-2 p.m. Houlihan Lawrence
11 Ricki Beth Lane Old Greenwich $1.895M 1-3 p.m. Sotheby's
15 Hycliff Road Greenwich $1.949M 1-3 p.m. Raveis
6 Glen Road Greenwich $1.95M 2-4 p.m.  Houlihan Lawrence
86 Lower Cross Road Greenwich $1.995M 1-4 p.m. BHHS
78 Butternut Hollow Greenwich $2.15M 1-3 p.m. Coldwell Banker
6 Hemlock Drive Greenwich $2.195M 2-4 p.m.  Houlihan Lawrence
2 Randolph Place Cos Cob $2.195M 2-4 p.m.  Coldwell Banker
1361 King Street Greenwich $2.195M 2-4 p.m.  Raveis
23 Laurel Lane Greenwich $2.295M 1-4 p.m. BHHS
167 Bedford Road Greenwich $2.295M 2-4 p.m.  Raveis
481 Round Hill Road Greenwich $2.295M 2-4 p.m.  David Ogilvy
552 River Road Cos Cob $2.3M 2-4 p.m.  Coldwell Banker
62-68 Sound View #1S Greenwich $2.449M 2:30-4:30 p.m. Houlihan Lawrence
62-68 Sound View #2S Greenwich $2.495M 2:30-4:30 p.m. Houlihan Lawrence
150 Riverside Avenue Riverside $2.5M 1-4 p.m. BHHS
17 Dialstone Lane Riverside $2.55M 1-3 p.m. Coldwell Banker
523 North Street Greenwich $2.595M 1-3 p.m. Halstead
11 Meyer Place Riverside $2.65M 1-3 p.m. Sotheby's
95 Stanwich Road Greenwich $2.75M 2:30-4:30 p.m. Raveis
12 Pintail Lane Greenwich $2.795M 12-1:30 p.m. Douglas Elliman
 34 Circle Drive Greenwich $2.875M 1-4 p.m. Raveis
550 River Road Cos Cob $3.2M 2-4 p.m.  Coldwell Banker
106 Lockwood Road Riverside $3.298M 4-6 p.m. Coldwell Banker
11 Dialstone Lane Riverside $3.35M 11-1 p.m. Five Corners
19 S. End Court Old Greenwich $3.395M 11-1 p.m. Five Corners
2 Dewart Road Greenwich $3.495M 1-4 p.m. BHHS
27B Bayside Terrace Riverside $3.695M 1-3 p.m. Sotheby's
27A Bayside Terrace Riverside $3.85M 1-3 p.m. Sotheby's
75 Buckfield Lane Greenwich $3.945M 1-3 p.m. Sotheby's
11 Tyler Lane Riverside $3.975M 1-3 p.m. Sotheby's
6 Jofran Lane Greenwich $3.995M 1-3 p.m. Compass 
18 Lake Drive Riverside $4.299M 1-3 p.m. Raveis
432 Field Point Road Greenwich $4.499M 1-3 p.m. Halstead
675 North Street Greenwich $4.6M 1-3 p.m. Sotheby's
5 N Crossway Old Greenwich $4.995M 1-3 p.m. Halstead
918 North Street Greenwich $4.999M 1-3 p.m. Houlihan Lawrence
45 W. Brother Drive Greenwich $5.395M 3-5 p.m. Houlihan Lawrence
10 W Crossway Old Greenwich $5.485M 1-3 p.m. Raveis
2 Lauder Way Greenwich $5.8M 2-4 p.m.  Houlihan Lawrence
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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