Greenwich, CT Residential Real Estate Blog and Analysis: January 8th-10th

Greenwich, CT Residential Real Estate Blog and Analysis:   January 8th-10th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

Dear Greenwich, Happy New Year.  Thank you for following the blog and subscribing to the newsletter.  When I came up with the idea for this blog I never thought it would have this far of a reach. There are over 1,100 agents in Greenwich.  When you include the four private or off market sales I did last year, I ranked in the top 3% of all Greenwich Realtors in total units sold as well as total dollar volume.  It means a lot that out of the many options out there you chose to work with me in such an important decision.  I wish you and your family a joyous 2016. Houlihan Lawrence is the #1 brokerage serving Greenwich, Old Greenwich, Cos Cob and Riverside in 2015.  As a team we sold over $800M in property and I am very proud to be a part of such an elite team of agents as we look forward to 2016. The charts and graphs are updated through December 31st.  The open house list is updated for this Sunday.  I will give a more detail synopsis of the year in next weeks blog.  However, it seems as though year over year we were up around 6% with most of that coming in the first half of 2015.  Market is a little more stagnant in the second half of the year. If, you know anyone who is looking to buy or sale in Greenwich, please do not hesitate to send me their contact information.  I would be honored to help in anyway possible.  I have invested in my own MLS portal for individuals to set up their own custom searches.  This way people can follow their specific search by area, school, price point, lot size, s.f. etc.  Feel free to search properties.  For a customized search click the gray arrows and you can edit the fields.  For example, it is currently populated with all properties clicked.  You can just click Residential then click type, area, and price range, and you can see what is available in your specific price range. After you have narrowed the search to your liking you can click "save this search" and you can set up your own portal, and receive emails as new properties come available.  You can even track your favorites, and add notes or messages about properties.  If easier, feel free to just email me your parameters and I can set up a portal for you. Q3 Greenwich Market Report Please let me know if you would like me to provide customized information or statistics for you based on your criteria. **The information on the featured property and all statistical information is from the Greenwich MLS. **All opinions garnered from the statistics are my own

Properties Sold     Year over year looks like we are up 6% in transactions.  However, if you look at the last six months of the year outside of a great September we were either stagnant or down a little.  The fall market was disappointingly slow.   New Listings We had slightly less listings in November than last year, and slightly more in December last year.  Year to Date Sold Looking at these two graphs as well as the months on average can really guide you on the markets in your price range.  As you can see the markets are a lot more competitive under $2M than over.   Year to Date Available    In an effort to define the different markets as a good time to buy or sale I believe one needs to look at the months on average it would take to sell through the inventory we have.  The first chart is the 2014 inventory vs. sold numbers.  The second chart is inventory today vs. sold properties.        Price Range 1/31/14 2/28/14 3/28/14 4/25/14 5/16/14 7/31/14 12/31/14 0-$500K 10.2 6.0 7.0 6.1 5.5 5.6 3 $500K-$1M 9.7 8.6 9.0 8.7 8.6 5.2 3.7 $1M-$1.5M 5.5 9.5 8.9 10.3 7.8 6.4 4.4 $1.5M-$2M 8 14.5 13.6 18.4 17.8 11 6.7 $2M-$3M 4.7 9.2 11.6 14.3 14.2 11.1 7 $3M-$4M 11 13.1 11.8 14.2 14.5 10.4 9 $4M-$5M 11.9 8.9 13.1 14.4 22.1 17.7 18.4 $5M-$7.5M 20.7 32.0 39.5 59 56.6 32 25.1 $7.5M-$10M n/a n/a 71.5 51 31.5 59.5 21.6 $10M+ 22.4 27.2 42.0 22.7 33.8 29.9 35.2 Price Range 2/28/15 3/30/15 4/30/15 5/31/15 6/30/15 7/31/15 9/21/15 0-$500K 4.5 4 9.6 9.6 5.4 5.3 4.1 $500K-$1M 6.3 4.2 7.5 8.6 7.4 6.8 5.3 $1M-$1.5M 4.8 4.5 6 5.5 4 3.3 4.5 $1.5M-$2M 6.9 7 8.8 8.1 6.5 5.8 8 $2M-$3M 10.1 8 14 15 11.6 11.6 11.1 $3M-$4M 31 20.5 25.5 25.3 16.2 13.1 24.3 $4M-$5M 54.3 26.6 30.3 27.3 17.2 15.5 23.6 $5M-$7.5M 49.1 30.2 34.6 31.7 23.8 20.9 30.2 $7.5M-$10M 20.4 36 31.3 36.4 49.6 47 37.7 $10M+ 41.7 76.5 80.5 86 103.1 120.8 78 Open Houses for January 10th    Below are the 44 Open Houses this Sunday. Street Name Area List Price Time Listing Office 12 Heusted Drive Old Greenwich $8K 1-3 p.m. Halstead 56 Milbank Avenue #2 Greenwich $18.5K 1- 4p.m. Coldwell Banker 432 Field Point Road Greenwich $24.5K 1-3 p.m. Halstead 194 Putnam Park Greenwich $480K 1-3 p.m. Sotheby's 147 Putnam Park Greenwich $485K 1-3 p.m. Raveis 30 Almira Drive Greenwich $579K 2-4 p.m. Raveis 11 River Road #105 Cos Cob $715K 1-3 p.m. Houlihan Lawrence 23 Wescott Street Riverside $730.5K 12-2 p.m. Halstead 69 Riverdale #302 Greenwich $839K 1-3 p.m. Coldwell Banker 70 Riverdale #701 Greenwich $839K 1-3 p.m. Coldwell Banker 1 Cary Road Riverside $865K 1-3 p.m. Davenport 11 Old Kings Highway Old Greenwich $925K 1-3 p.m. Weichert 30 Indian Field Road Greenwich $1.145M 1-3 p.m. Sotheby's 3 Wyndover Lane Cos Cob $1.159M 1-3 p.m. Keller Williams 72 Sound Beach Old Greenwich $1.295M 12-2 p.m. Raveis 10 Lockwood Drive Old Greenwich $1.395M 1-3 p.m. Coldwell Banker 12 Lockwood Drive Old Greenwich $1.395M 12-2 p.m. Weichert 34 Duncan Drive Greenwich $1.495M 3-4:30 p.m. Douglas Elliman 6 Carriage Road Cos Cob $1.499M 1-3 p.m. Coldwell Banker 365 Round Hill Road Greenwich $1.525M 1- 4p.m. Davenport 15 Taylor Drive Cos Cob $1.595M 1-3 p.m. Raveis 10 W. End Avenue Old Greenwich $1.795M 1-3 p.m. Houlihan Lawrence 12 Heusted Drive Old Greenwich $1.795M 1-3 p.m. Halstead 24 Nutmeg Drive Greenwich $1.895M 1-3 p.m. BHHS 315 Field Point Point Greenwich $1.939M 1- 4p.m. BHHS 11 Circle Drive Greenwich $1.9975M 1- 4p.m. BHHS 10 Park Avenue Old Greenwich $1.9995M 12-2 p.m. Coldwell Banker 76 Summit Road Riverside $2.065M 1-3 p.m. Halstead 22 Arnold Street Old Greenwich $2.095M 2:30-4:30 p.m. Douglas Elliman 11 Riversville Road Greenwich $2.295M 12:30-2:30 p.m. Douglas Elliman 16 Roosevelt Avenue Old Greenwich $2.395M 1-3 p.m. Halstead 443 North Street Greenwich $2.65M 2-4 p.m. Centric 3 Dewart Road Greenwich $2.95M 1-3 p.m. David Ogilvy 47 Birch Lane Greenwich $2.995M 1-3 p.m. Coldwell Banker 34 Lenox Drive Greenwich $3.495M 1- 4p.m. BHHS 56 Milbank Avenue #2 Greenwich $3.895M 1- 4p.m. Coldwell Banker 3 Gisborne Place Old Greenwich $3.995M 1-3 p.m. Coldwell Banker 851 Lake Avenue Greenwich $4.495M 1- 4p.m. BHHS 17 Heronvue Road Greenwich $4.775M 1-3 p.m. Sotheby's 37 Londonderry Drive Greenwich $4.999995M 1-3 p.m. Greenwich Realty 68 Birch Lane Greenwich $6.295M 1-3 p.m. Sotheby's 303 Milbank Avenue Greenwich $6.4M 2-6 p.m. Coldwell Banker 35 Winding Lane Greenwich $6.995M 2-4 p.m. Coldwell Banker Best,                                                                                                                                                         Jared Randall                                                 Join my Mailing List Houlihan Lawrence Greenwich                     Search Properties www.greenwichrealestateguy.com                Forward to a Friend cell:  203-273-1034                                         View My Website email:  jrandall@houlihanlawrence.com     Like me on Facebook

Greenwich, CT Residential Real Estate Blog and Analysis: December 11th-13th

Greenwich, CT Residential Real Estate Blog and Analysis:   December 11th-13th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

The statistics for December are still being compiled.  The open house list is updated for Sunday.  As many of you know I believe it is important to tell the story of a house, so that one can learn more about what the previous owners enjoyed about living in the home etc.  I think the write up on the above featured 5 Lockwood Drivein Old Greenwich does just that. It was love at first sight for the owners of this 4 bedroom "storybook" colonial, nestled on a quiet lane in Old Greenwich, within walking distance to the village, school, and train. The house had the charm, allure, and lifestyle that somehow made the move from the hustle and bustle of the city - "meant to be." With a 2013 renovation, including kitchen, master bath, a high-efficiency Fujitsu HVAC system, built-in cabinetry, and more improvements than can be mentioned here, this home sparkles more than ever. A huge living room with gas fireplace, an open kitchen/family room with wood-burning fireplace, a great entertaining patio and wonderful backyard all provides a lifestyle that is as picture perfect as this home. Let the next story be yours! The home is 4 bedrooms with 2 and one half baths and sits on .12 of an acre.  The house is listed at $1.695M. I have invested in my own MLS portal for individuals to set up their own custom searches.  This way people can follow their specific search by area, school, price point, lot size, s.f. etc.  Feel free to search properties.  For a customized search click the gray arrows and you can edit the fields.  For example, it is currently populated with all properties clicked.  You can just click Residential then click type, area, and price range, and you can see what is available in your specific price range. After you have narrowed the search to your liking you can click "save this search" and you can set up your own portal, and receive emails as new properties come available.  You can even track your favorites, and add notes or messages about properties.  If easier, feel free to just email me your parameters and I can set up a portal for you. Q3 Greenwich Market Report Please let me know if you would like me to provide customized information or statistics for you based on your criteria. **The information on the featured property and all statistical information is from the Greenwich MLS. **All opinions garnered from the statistics are my own

Properties Sold     The numbers for September and October are still pretty good comparatively.  I feel from the amount of showings and feedback I am hearing from other agents that it seems slower than usual. I expect this to hit the date in 60-90 days. New Listings We had 96 new listings in October which is on point with the last few years.  Year to Date Sold Looking at these two graphs as well as the months on average can really guide you on the markets in your price range.  As you can see the markets are a lot more competitive under $2M than over.   Year to Date Available    In an effort to define the different markets as a good time to buy or sale I believe one needs to look at the months on average it would take to sell through the inventory we have.  The first chart is the 2014 inventory vs. sold numbers.  The second chart is inventory today vs. sold properties.        Price Range 1/31/14 2/28/14 3/28/14 4/25/14 5/16/14 7/31/14 12/31/14 0-$500K 10.2 6.0 7.0 6.1 5.5 5.6 3 $500K-$1M 9.7 8.6 9.0 8.7 8.6 5.2 3.7 $1M-$1.5M 5.5 9.5 8.9 10.3 7.8 6.4 4.4 $1.5M-$2M 8 14.5 13.6 18.4 17.8 11 6.7 $2M-$3M 4.7 9.2 11.6 14.3 14.2 11.1 7 $3M-$4M 11 13.1 11.8 14.2 14.5 10.4 9 $4M-$5M 11.9 8.9 13.1 14.4 22.1 17.7 18.4 $5M-$7.5M 20.7 32.0 39.5 59 56.6 32 25.1 $7.5M-$10M n/a n/a 71.5 51 31.5 59.5 21.6 $10M+ 22.4 27.2 42.0 22.7 33.8 29.9 35.2 Price Range 2/28/15 3/30/15 4/30/15 5/31/15 6/30/15 7/31/15 9/21/15 0-$500K 4.5 4 9.6 9.6 5.4 5.3 4.1 $500K-$1M 6.3 4.2 7.5 8.6 7.4 6.8 5.3 $1M-$1.5M 4.8 4.5 6 5.5 4 3.3 4.5 $1.5M-$2M 6.9 7 8.8 8.1 6.5 5.8 8 $2M-$3M 10.1 8 14 15 11.6 11.6 11.1 $3M-$4M 31 20.5 25.5 25.3 16.2 13.1 24.3 $4M-$5M 54.3 26.6 30.3 27.3 17.2 15.5 23.6 $5M-$7.5M 49.1 30.2 34.6 31.7 23.8 20.9 30.2 $7.5M-$10M 20.4 36 31.3 36.4 49.6 47 37.7 $10M+ 41.7 76.5 80.5 86 103.1 120.8 78 Open Houses for December 13th    Below are the 30 Open Houses this Sunday: Street Name Area List Price Time Listing Office 30 Almira Drive Greenwich $595K 1-3 p.m. Raveis 15 Maple Drive Old Greenwich $649K 1-3 p.m. Coldwell Banker 34 Wescott Street Riverside $745K 1-3 p.m. Sotheby's 84 Cognewaugh Road Cos Cob $1.049M 1-4 p.m. BHHS 11 Georgetowne North Greenwich $1.15M 1-3 p.m. Coldwell Banker 15 Stone Brook Cos Cob $1.195M 1-3 p.m. Weichert 72 Sound Beach Old Greenwich $1.295M 12-2 p.m. Raveis 44 Summit Road Riverside $1.375M 1-3 p.m. BHHS 12 Lockwood Drive Old Greenwich $1.395M 12-2 p.m. Weichert 365 Round Hill Greenwich $1.525M 1-3 p.m. Davenport 15 Taylor Drive Cos Cob $1.595M 1-3 p.m. Raveis 1 White Birch Cos Cob $1.895M 2-4 p.m. Douglas Elliman 10 Park Avenue Old Greenwich $1.9995M 12-2 p.m. Coldwell Banker 33 Pleasant Street Riverside $1.999M 1-4 p.m. BHHS 15 Bramble Lane Riverside $2.15M 2-4 p.m. Coldwell Banker 311 Cognewaugh  Cos Cob $2.175M 2-4 p.m. Weichert 11 Riversville Road Greenwich $2.295M 2-4 p.m. Douglas Elliman 116 Pecksland Greenwich $2.375M 1-3 p.m. William Pitt 39 Midbrook Lane Old Greenwich $2.395M 2-4 p.m. Raveis 93 Summit Road Riverside $2.395M 12-2 p.m. Sotheby's 443 North Street Greenwich $2.65M 2-4 p.m. Centric 8 Dearfield Drive Greenwich $3.395M 1-3 p.m. Raveis 34 Lenox Drive Greenwich $3.495M 1-4 p.m. BHHS 25 Cutler Road Greenwich $3.75M 1-3 p.m. Coldwell Banker 56 Milbank #2 Greenwich $3.895M 1-3 p.m. Coldwell Banker 8 Chapel Lane Riverside $4.175M 1-4 p.m. BHHS 524 North Street Greenwich $4.295M 1-4 p.m. BHHS 17 Heronvue Road Greenwich $4.775M 1-3 p.m. Sotheby's 11 Laurel Lane Greenwich $6.295M 1-3 p.m. Halstead 291 Stanwich Road Greenwich $6.495M 1-3 p.m. Coldwell Banker Best,                                                                                                                                                         Jared Randall                                                 Join my Mailing List Houlihan Lawrence Greenwich                     Search Properties www.greenwichrealestateguy.com                Forward to a Friend cell:  203-273-1034                                         View My Website email:  jrandall@houlihanlawrence.com     Like me on Facebook

Greenwich, CT Residential Real Estate Blog and Analysis: December 4th-6th

Greenwich, CT Residential Real Estate Blog and Analysis:   December 4th-6th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

Dear Jared  The statistics for December are still being compiled.  The open house list is updated for Sunday.  Rarely, are there opportunities to own brand new construction in the Riverside Elementary school district.  The above pictured 42 Hendrie Avenue is just that located a stone's throw from Riverside Elementary and Eastern Middle School.  It is listed at $2.595M.  There will be an open house from 2-4 p.m. on Sunday, December 5th. I believe the listing agent  (Gila Lewis) did a great job when writing up the listing: This brand new construction is ready for you to enjoy the Riverside lifestyle close to schools and train. A wonderful open floor plan with traditional design elements and 4 spacious bedrooms includes master suite with fireplace, huge finished lower level with enormous playroom, full bath and bonus room that could be movie theater, gym or wine cellar. The house was built to be almost maintenance free, with state-of-the art materials, an efficient Buderas boiler as well as amenities like AV system with speakers inside & out. All this and a wonderful entertaining deck overlooking the backyard. Move-in ready. I have invested in my own MLS portal for individuals to set up their own custom searches.  This way people can follow their specific search by area, school, price point, lot size, s.f. etc.  Feel free to search properties.  For a customized search click the gray arrows and you can edit the fields.  For example, it is currently populated with all properties clicked.  You can just click Residential then click type, area, and price range, and you can see what is available in your specific price range. After you have narrowed the search to your liking you can click "save this search" and you can set up your own portal, and receive emails as new properties come available.  You can even track your favorites, and add notes or messages about properties.  Or, you can just email me our parameters and I can set up a portal for you. Q3 Greenwich Market Report Please let me know if you would like me to provide customized information or statistics for you based on your criteria. **The information on the featured property and all statistical information is from the Greenwich MLS. **All opinions garnered from the statistics are my own

Properties Sold     The numbers for September and October are still pretty good comparatively.  I feel from the amount of showings and feedback I am hearing from other agents that it seems slower than usual. I expect this to hit the date in 60-90 days. New Listings We had 96 new listings in October which is on point with the last few years.  Year to Date Sold Looking at these two graphs as well as the months on average can really guide you on the markets in your price range.  As you can see the markets are a lot more competitive under $2M than over.   Year to Date Available    In an effort to define the different markets as a good time to buy or sale I believe one needs to look at the months on average it would take to sell through the inventory we have.  The first chart is the 2014 inventory vs. sold numbers.  The second chart is inventory today vs. sold properties.        Price Range 1/31/14 2/28/14 3/28/14 4/25/14 5/16/14 7/31/14 12/31/14 0-$500K 10.2 6.0 7.0 6.1 5.5 5.6 3 $500K-$1M 9.7 8.6 9.0 8.7 8.6 5.2 3.7 $1M-$1.5M 5.5 9.5 8.9 10.3 7.8 6.4 4.4 $1.5M-$2M 8 14.5 13.6 18.4 17.8 11 6.7 $2M-$3M 4.7 9.2 11.6 14.3 14.2 11.1 7 $3M-$4M 11 13.1 11.8 14.2 14.5 10.4 9 $4M-$5M 11.9 8.9 13.1 14.4 22.1 17.7 18.4 $5M-$7.5M 20.7 32.0 39.5 59 56.6 32 25.1 $7.5M-$10M n/a n/a 71.5 51 31.5 59.5 21.6 $10M+ 22.4 27.2 42.0 22.7 33.8 29.9 35.2 Price Range 2/28/15 3/30/15 4/30/15 5/31/15 6/30/15 7/31/15 9/21/15 0-$500K 4.5 4 9.6 9.6 5.4 5.3 4.1 $500K-$1M 6.3 4.2 7.5 8.6 7.4 6.8 5.3 $1M-$1.5M 4.8 4.5 6 5.5 4 3.3 4.5 $1.5M-$2M 6.9 7 8.8 8.1 6.5 5.8 8 $2M-$3M 10.1 8 14 15 11.6 11.6 11.1 $3M-$4M 31 20.5 25.5 25.3 16.2 13.1 24.3 $4M-$5M 54.3 26.6 30.3 27.3 17.2 15.5 23.6 $5M-$7.5M 49.1 30.2 34.6 31.7 23.8 20.9 30.2 $7.5M-$10M 20.4 36 31.3 36.4 49.6 47 37.7 $10M+ 41.7 76.5 80.5 86 103.1 120.8 78 Open Houses for December 6th    Below are the 35 Open houses for Sunday.   Street Name Area List Price Time Listing Office 24 Shore Road Old Greenwich $8K 1-3 p.m. David Ogilvy 12 Heusted Drive Old Greenwich $8K 1-3 p.m. Halstead 28 Wooddale Road Greenwich $9.5K 2-4 p.m. Halstead 7 Berrian Place Greenwich $699K 1-3 p.m. Coldwell Banker 23 Wescott Street Riverside $730K 12-3 p.m. Halstead 46 Rockmere Avenue Old Greenwich $849K 1-4 p.m. Coldwell 30 Indian Field Road  Greenwich $1.145M 1-3 p.m. Sotheby's 49 Indian Harbor #9 Greenwich $1.175M 1-3 p.m. Halstead 15 Stone Brook Lane Cos Cob $1.195M 11-3 p.m. Weichert 10 Lockwood Drive Old Greenwich $1.395M 1-3 p.m. Coldwell Banker 365 Round Hill Road Greenwich $1.525M 1-3 p.m. Davenport 12 Heusted Drive Old Greenwich $1.795M 1-3 p.m. Halstead 48 Locust Road Greenwich $1.85M 2-4 p.m. David Ogilvy 35 Duncan Drive Greenwich $1.895M 1-4 p.m. BHHS 24 Nutmeg Drive Greenwich $1.895M 1-3 p.m. BHHS 11 Riversville Road Greenwich $2.295M 1-3 p.m. Douglas Elliman 101 Lockwood Road Riverside $2.45M 1-3 p.m. Coldwell Banker 42 Hendrie Avenue Riverside $2.595M 2-4 p.m. Houlihan Lawrence 16 Copper Beech Road Greenwich $2.9M 1-4 p.m. BHHS 3 Dewart Road Greenwich $2.95M 2-4 p.m. David Ogilvy 8 Patricia Lane Cos Cob $2.975M 1-4 p.m. BHHS 27 Chieftans Road Greenwich $3M  1-3 p.m. Coldwell Banker 17 Winterset Road Greenwich $3M 1-3 p.m. Raveis 8 Dearfield Drive Greenwich $3.395M 1-3 p.m. Raveis 34 Lenox Drive Greenwich $3.495M 1-4 p.m. BHHS 400 Stanwich Road Greenwich $3.549M 1-3 p.m. Coldwell Banker 12 E Point Lane Old Greenwich $3.75M 1-3 p.m. Raveis 28 Wooddale Road Greenwich $3.85M 2-4 p.m. Halstead 19 Desiree Drive Greenwich $3.995M 1-3 p.m. David Ogilvy 8 Chapel Lane Riverside $4.175M 1-3 p.m. BHHS 851 Lake Avenue Greenwich $4.695M 1-4 p.m. BHHS 311 Stanwich Road Greenwich $5.495M 1-3 p.m. Coldwell Banker 68 Birch Lane Greenwich $6.295M 1-3 p.m. Sotheby's 291 Stanwich Road Greenwich $6.495M 1-3 p.m. Coldwell Banker 15 Andrews Road Greenwich $8.77M 1-3 p.m. Coldwell Banker Best,                                                                                                                                                         Jared Randall                                                 Join my Mailing List Houlihan Lawrence Greenwich                     Search Properties www.greenwichrealestateguy.com                Forward to a Friend cell:  203-273-1034                                         View My Website email:  jrandall@houlihanlawrence.com     Like me on Facebook

Greenwich, CT Residential Real Estate Blog and Analysis: November 22-24th

Greenwich, CT Residential Real Estate Blog and Analysis:   November 20th-22nd A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com   As many of the subscribers may know, this blog/newsletter is posted on the Greenwich Patch every week.  There was a mix up last week and it was posted after the weekend.  Hence, I am keeping the featured property the same this week.  The open house list is updated. Charts updated through end of October.  Have a great Thanksgiving and enjoy your families. The above pictured new construction home is located at 6 Lita Drive in Greenwich.  There are not many opportunities to own a new construction in lower mid country close to town.  Lita is a great cul-de-sac right off of North Street.  I love the shingle style mixed with brick and the architecture of the home.  However, what stood out was the inside.  Soaring nine foot ceilings on the first and second floor, phenomenal chef's kitchen with Wolf, Sub Zero, and Bosch appliances.  The house has five bedrooms with four marble bathrooms with heated floors.  The Master Suite has a balcony off of it as well as great walk in dressing room.  The listing price is $3.65M.  There will be an open house at 6 Lita from 2-4 p.m. on Sunday. I have invested in my own MLS portal for individuals to set up their own custom searches.  This way people can follow their specific search by area, school, price point, lot size, s.f. etc.  Feel free to search properties.  For a customized search click the gray arrows and you can edit the fields.  For example, it is currently populated with all properties clicked.  You can just click Residential then click type, area, and price range, and you can see what is available in your specific price range. After you have narrowed the search to your liking you can click "save this search" and you can set up your own portal, and receive emails as new properties come available.  You can even track your favorites, and add notes or messages about properties.  Or, you can just email me our parameters and I can set up a portal for you. Q3 Greenwich Market Report Please let me know if you would like me to provide customized information or statistics for you based on your criteria. **The information on the featured property and all statistical information is from the Greenwich MLS. **All opinions garnered from the statistics are my own         Properties Sold     The numbers for September and October are still pretty good comparatively.  I feel from the amount of showings and feedback I am hearing from other agents that it seems slower than usual. I expect this to hit the date in 60-90 days. New Listings We had 96 new listings in October which is on point with the last few years.  Year to Date Sold Looking at these two graphs as well as the months on average can really guide you on the markets in your price range.  As you can see the markets are a lot more competitive under $2M than over.   Year to Date Available    In an effort to define the different markets as a good time to buy or sale I believe one needs to look at the months on average it would take to sell through the inventory we have.  The first chart is the 2014 inventory vs. sold numbers.  The second chart is inventory today vs. sold properties.        Price Range 1/31/14 2/28/14 3/28/14 4/25/14 5/16/14 7/31/14 12/31/14 0-$500K 10.2 6.0 7.0 6.1 5.5 5.6 3 $500K-$1M 9.7 8.6 9.0 8.7 8.6 5.2 3.7 $1M-$1.5M 5.5 9.5 8.9 10.3 7.8 6.4 4.4 $1.5M-$2M 8 14.5 13.6 18.4 17.8 11 6.7 $2M-$3M 4.7 9.2 11.6 14.3 14.2 11.1 7 $3M-$4M 11 13.1 11.8 14.2 14.5 10.4 9 $4M-$5M 11.9 8.9 13.1 14.4 22.1 17.7 18.4 $5M-$7.5M 20.7 32.0 39.5 59 56.6 32 25.1 $7.5M-$10M n/a n/a 71.5 51 31.5 59.5 21.6 $10M+ 22.4 27.2 42.0 22.7 33.8 29.9 35.2 Price Range 2/28/15 3/30/15 4/30/15 5/31/15 6/30/15 7/31/15 9/21/15 0-$500K 4.5 4 9.6 9.6 5.4 5.3 4.1 $500K-$1M 6.3 4.2 7.5 8.6 7.4 6.8 5.3 $1M-$1.5M 4.8 4.5 6 5.5 4 3.3 4.5 $1.5M-$2M 6.9 7 8.8 8.1 6.5 5.8 8 $2M-$3M 10.1 8 14 15 11.6 11.6 11.1 $3M-$4M 31 20.5 25.5 25.3 16.2 13.1 24.3 $4M-$5M 54.3 26.6 30.3 27.3 17.2 15.5 23.6 $5M-$7.5M 49.1 30.2 34.6 31.7 23.8 20.9 30.2 $7.5M-$10M 20.4 36 31.3 36.4 49.6 47 37.7 $10M+ 41.7 76.5 80.5 86 103.1 120.8 78 Open Houses for November 22nd    Below are the 74 Open houses for Sunday.   Street Name Area List Price Time Listing Office 29 Summit Road Riverside $5K 1-3 p.m. Raveis 12 Heusted Drive Old Greenwich $8K 2-4 p.m. Halstead 28 Wooddale Road Greenwich $9.5K 1-3 p.m. Halstead 58 Connecticut Avenue Greenwich $12.5K 1-4 p.m. Halstead 212 Taconic Road Greenwich $15.5K 1-3 p.m. Sotheby's 147 Putnam Park Greenwich $485K 2-4 p.m. Raveis 3 Putnam Hill #4A Greenwich $525K 1-3 p.m. Coldwell Banker 119 Spruce Street Greenwich $555K 2-4 p.m. Dougal Elliman 302 River Run Greenwich $595K 2-4 p.m. BHHS 17 Le Grande #7 Greenwich $770K 1-3 p.m. Sotheby's 104 Greenwich Hills Greenwich $799K 1-3 p.m. BHHS 70 Riverdale #903 Greenwich $845K 1-3;30 p.m. Coldwell Banker 69 Riverdale #302 Greenwich $849K 1-4 p.m. Coldwell Banker 46 Rockmere Avenue Old Greenwich $849K 1-4 p.m. Coldwell Banker 50 Church Street #2 Greenwich $849.5K 1-3 p.m. Coldwell Banker 70 Riverdale #701 Greenwich $859K 1-4 p.m. Coldwell Banker 15 Stone Brook Cos Cob $1.195M 11-2 p.m. Weichert 36 Sherwood Avenue Greenwich $1.199M 1-3 p.m. Anderson Associates 4 Bowman Drive Greenwich $1.249M 2-4 p.m. Coldwell Banker 29 Summit Road Riverside $1.25M 1-3 p.m. Raveis 31 N Hawthorne Street Greenwich $1.395M 2-4 p.m. Sotheby's 360 Cognewaugh Road Cos Cob $1.445M 12-3 p.m. BHHS 29 Indian Mill Road Cos Cob $1.595M 1-4 p.m. Sotheby's 178 Milbank #B Greenwich $1.65M 1-3 p.m. Coldwell Banker 108 Glenville Road Greenwich $1.67M 1:30-3 p.m. DMK Real Estate 79 Connecticut Avenue Greenwich $1.795M 1-4 p.m. Sotheby's 12 Heusted Drive Old Greenwich $1.795M 2-4 p.m. Halstead 24 Nutmeg Drive Greenwich $1.895M 1-3 p.m. BHHS 1 White Birch Lane Cos Cob $1.945M 12:30-2:30 Dougal Elliman 15 Dartmouth Road Cos Cob $1.945M 1-3 p.m. Sotheby's 33 Pleasant Street Riverside $1.999M 1-4 p.m. BHHS 311 Cognewaugh Road Cos Cob $2.175M 12-3 p.m. Weichert 28 Upland Drive Greenwich $2.275M 1-3 p.m. Sotheby's 11 Riversville Road Greenwich $2.295M 1-3 p.m. Douglas Elliman 39 Midbrook Lane Old Greenwich $2.395M 2-4 p.m. Raveis 16 Roosevelt Avenue Old Greenwich $2.395M 1-3 p.m. Halstead 215 Shore Road Greenwich $2.395M 1-3 p.m. Houlihan Lawrence 93 Summit Road Riverside $2.395M 1-3 p.m. Sotheby's 101 Lockwood Road Riverside $2.45M 12-3 p.m. Coldwell Banker 53 Lockwood Avenue Old Greenwich $2.45M 1-3 p.m. Sotheby's 300 Stanwich Road Greenwich $2.495M 1-3 p.m. Sotheby's 5 Lia Fail Cos Cob $2.495M 1-3 p.m. Sotheby's 58 Connecticut Avenue Greenwich $2.495M 1-4 p.m. Halstead 34 Spruce Street Riverside $2.5M 2-4 p.m. Sotheby's 130 Havemeyer Place Greenwich $2.695M 1-3 p.m. Sotheby's 64 Butternut Hollow Greenwich $2.795M 2-4 p.m. Raveis 3 Dewart Road Greenwich $2.95M 2-4 p.m. David Ogily 44 Doubling Road Greenwich $2.975M 1-3 p.m. Sotheby's 44 Doubling Road Land Greenwich $2.975M 1-3 p.m. Sotheby's 17 Winterset Road Greenwich $3M 2-4 p.m. Raveis 83 Sawmill Lane Greenwich $3.1M 1-3 p.m. Sotheby's 150 Riverside Avenue Riverside $3.18M 1-3 p.m. Sotheby's 50 Lockwood Avenue Old Greenwich $3.25M 11-1:30 p.m. Raveis 50 Lockwood Land Old Greenwich $3.25M 11-1:30 p.m. Raveis 35 Lockwood Road Riverside $3.275M 1-3 p.m. Houlihan Lawrence 8 Dearfield Drive Greenwich $3.395M 1-3 p.m. Raveis 24 Lakewood Circle N Greenwich $3.449M 1-3 p.m. Sotheby's 15 Brookside Park Greenwich $3.495M 1-3 p.m. Sotheby's 212 Taconic Road Greenwich $3.595M 1-3 p.m. Sotheby's 474 North Street Greenwich $3.595M 2-4 p.m. Houlihan Lawrence 6 Lita Drive Greenwich $3.65M 2-4 p.m. Houlihan Lawrence 98 North Street Greenwich $3.75M 1-3 p.m. Coldwell Banker 28 Wooddale Road Greenwich $3.85M 1-3 p.m. Halstead 56 Milbank #2 Greenwich $3.895M 1-4 p.m. Coldwell Banker 8 Chapel Lane Riverside $4.175M 1-3 p.m. BHHS 105 Shore Road Old Greenwich $4.95M 1-3 p.m. Sotheby's 495 North Street Greenwich $4.995M 1-3 p.m. Sotheby's 37 Londonderry Drive Greenwich $4.999M 1-3 p.m. Greenwich Realty 5 Crossway N Old Greenwich $5.4M 1-3 p.m. Sotheby's 11 Laurel Lane Greenwich $6.295M 12:30-2:30 p.m. Halstead 303 Milbank Avenue Greenwich $6.4M 1-3 p.m. Coldwell Banker 291 Stanwich Road Greenwich $6.695M 1-3 p.m. Coldwell Banker 38 Parsonage Road Greenwich $9.9M 2-4 p.m. Halstead 495 North Street Greenwich $10.7M 1-3 p.m. Sotheby's Best,                                                                                                                                                         Jared Randall                                                 Join my Mailing List Houlihan Lawrence Greenwich                     Search Properties www.greenwichrealestateguy.com                Forward to a Friend cell:  203-273-1034                                         View My Website email:  jrandall@houlihanlawrence.com     Like me on Facebook

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

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

Dear Jared  The above pictured new construction home is located at 6 Lita Drive in Greenwich.  There are not many opportunities to own a new construction in lower mid country close to town.  Lita is a great cul-de-sac right off of North Street.  I love the shingle style mixed with brick and the architecture of the home.  However, what stood out was the inside.  Soaring nine foot ceilings on the first and second floor, phenomenal chef's kitchen with Wolf, Sub Zero, and Bosch appliances.  The house has five bedrooms with four marble bathrooms with heated floors.  The Master Suite has a balcony off of it as well as great walk in dressing room.  The listing price is $3.65M. I have invested in my own MLS portal for individuals to set up their own custom searches.  This way people can follow their specific search by area, school, price point, lot size, s.f. etc.  Feel free to search properties.  For a customized search click the gray arrows and you can edit the fields.  For example, it is currently populated with all properties clicked.  You can just click Residential then click type, area, and price range, and you can see what is available in your specific price range. After you have narrowed the search to your liking you can click "save this search" and you can set up your own portal, and receive emails as new properties come available.  You can even track your favorites, and add notes or messages about properties.  Or, you can just email me our parameters and I can set up a portal for you. Q3 Greenwich Market Report Please let me know if you would like me to provide customized information or statistics for you based on your criteria. **The information on the featured property and all statistical information is from the Greenwich MLS. **All opinions garnered from the statistics are my own

Properties Sold     The numbers for September and October are still pretty good comparatively.  I feel from the amount of showings and feedback I am hearing from other agents that it seems slower than usual. I expect this to hit the date in 60-90 days. New Listings We had 96 new listings in October which is on point with the last few years.  Year to Date Sold Looking at these two graphs as well as the months on average can really guide you on the markets in your price range.  As you can see the markets are a lot more competitive under $2M than over.   Year to Date Available    In an effort to define the different markets as a good time to buy or sale I believe one needs to look at the months on average it would take to sell through the inventory we have.  The first chart is the 2014 inventory vs. sold numbers.  The second chart is inventory today vs. sold properties.        Price Range 1/31/14 2/28/14 3/28/14 4/25/14 5/16/14 7/31/14 12/31/14 0-$500K 10.2 6.0 7.0 6.1 5.5 5.6 3 $500K-$1M 9.7 8.6 9.0 8.7 8.6 5.2 3.7 $1M-$1.5M 5.5 9.5 8.9 10.3 7.8 6.4 4.4 $1.5M-$2M 8 14.5 13.6 18.4 17.8 11 6.7 $2M-$3M 4.7 9.2 11.6 14.3 14.2 11.1 7 $3M-$4M 11 13.1 11.8 14.2 14.5 10.4 9 $4M-$5M 11.9 8.9 13.1 14.4 22.1 17.7 18.4 $5M-$7.5M 20.7 32.0 39.5 59 56.6 32 25.1 $7.5M-$10M n/a n/a 71.5 51 31.5 59.5 21.6 $10M+ 22.4 27.2 42.0 22.7 33.8 29.9 35.2 Price Range 2/28/15 3/30/15 4/30/15 5/31/15 6/30/15 7/31/15 9/21/15 0-$500K 4.5 4 9.6 9.6 5.4 5.3 4.1 $500K-$1M 6.3 4.2 7.5 8.6 7.4 6.8 5.3 $1M-$1.5M 4.8 4.5 6 5.5 4 3.3 4.5 $1.5M-$2M 6.9 7 8.8 8.1 6.5 5.8 8 $2M-$3M 10.1 8 14 15 11.6 11.6 11.1 $3M-$4M 31 20.5 25.5 25.3 16.2 13.1 24.3 $4M-$5M 54.3 26.6 30.3 27.3 17.2 15.5 23.6 $5M-$7.5M 49.1 30.2 34.6 31.7 23.8 20.9 30.2 $7.5M-$10M 20.4 36 31.3 36.4 49.6 47 37.7 $10M+ 41.7 76.5 80.5 86 103.1 120.8 78 Open Houses for November 8th    Below are the 79 Open houses for Sunday.  A lot to choose from if you are going out this Sunday. Street Name Area List Price Time Listing Office 12 Heusted Drive Old Greenwich $8K 1-4 p.m. Halstead 28 Wooddale Road Greenwich $9.5K 2-4 p.m. Halstead 198 Shore Road Old Greenwich $12.5K 1-3 p.m. Halstead 91 E. Elm Street Greenwich $16.5K 1-3 p.m. Houlihan Lawrence 191 Milbank #PH Greenwich $22.9K 1-3 p.m. Houlihan Lawrence 432 Field Point Greenwich $24.5K 1-3 p.m. Halstead 1465 E. Putnam #414 Old Greenwich $515K 1-3 p.m. Raveis 119 Spruce Street Greenwich $555K 1:30-3:30 p.m. Douglas Elliman 30 Almira Drive Greenwich $595K 2-4 p.m. Raveis 100 Strickland #4 Cos Cob $715K 1-3 p.m. Coldwell Banker 21 Upland Street Greenwich $770K 2-4 p.m. Anderson Associates 17 Salem Street (land) Cos Cob $789K 11-1 p.m. Coldwell Banker 17 Salem Street Cos Cob $789K 11-1 p.m. Coldwell Banker 104 Greenwich Hills Greenwich $799K 1-4 p.m. BHHS 70 Riverdale #701 Greenwich $859K 1-4 p.m. Coldwell Banker 1 Cary Road Riverside $865K 1-3 p.m. Davenport 84 Cognewaugh Cos Cob $1.049M 1-4 p.m. BHHS 6 Riverview Court Greenwich $1.069M 3-5 p.m. BHHS 11 Georgetowne North Greenwich $1.15M 12-2 p.m. Coldwell Banker 15 Stone Brook Cos Cob $1.195M 2-4 p.m. Weichert 7 Alec Templeton Greenwich $1.25M 1-3 p.m. Higgins Group 10 1/2 Sound Beach Riverside $1.275M 1-4 p.m. Raveis 72 Sound Beach Old Greenwich $1.395M 1-4 p.m. Raveis 14 Mead Avenue Cos Cob $1.399M 1-3 p.m. Coldwell Banker 5 Corrigan Lane Greenwich $1.475M 2-4 p.m. Raveis 24 Shore Road Old Greenwich $1.495M 2-4 p.m. David Ogilvy 365 Round Hill Greenwich $1.525M 1-3 p.m. Davenport 6 Carriage Road Cos Cob $1.525M 1-3 p.m. Coldwell Banker 65 Fairfield Road Greenwich $1.595M 1-3 p.m. Raveis 178 Milbank #B Greenwich $1.65M 1-3 p.m. Coldwell Banker 4 Rainbow Drive Riverside $1.675M 2-4 p.m. Raveis 26 Ferncliff Road Cos Cob $1.695M 1-3 p.m. Coldwell Banker 40 Sachem Road Greenwich $1.699M 2-4 p.m. Anderson Associates 2 Boxwood Lane Greenwich $1.795M 1-3 p.m. Raveis 12 Heusted Drive Old Greenwich $1.795M 1-4 p.m. Halstead 2 Boxwood Lane (Land) Greenwich $1.795M 1-3 p.m. Raveis 12 Old Orchard Riverside $1.89M 1-3 p.m. Higgins Group 1 White Birch Lane Cos Cob $1.945M 1-3 p.m. Douglas Elliman 172 Byram Shore Greenwich $1.995M 1-3 p.m. Coldwell Banker 11 Pintail Lane Greenwich $2.15M 1-3 p.m. Houlihan Lawrence 21 Mohawk Lane Greenwich $2.195M 1-3 p.m. Coldwell Banker 12 Old Forge Greenwich $2.25M 1-3 p.m. David Ogilvy 66 Park Avenue Old Greenwich $2.295M 1-3 p.m. BHHS 17 Byfield Lane Greenwich $2.295M 1-4 p.m. BHHS 116 Pecksland Road Greenwich $2.375M 1-3 p.m. William Pitt 16 Roosevelt Avenue Old Greenwich $2.395M 12-3 p.m. Halstead 6 Elizabeth Lane Riverside $2.395M 2-4 p.m. Coldwell Banker 37 Byfield Lane Greenwich $2.525M 1-4 p.m. BHHS 42 Hendrie Avenue Riverside $2.595M 2-4 p.m. Houlihan Lawrence 443 North Street Greenwich $2.65M 2-4 p.m. Centric 97 Shore Road Old Greenwich $2.765M 1-3 p.m. Houlihan Lawrence 64 Butternut Hollow Greenwich $2.795M 1-3 p.m. Raveis 16 Copper Beech Road Greenwich $2.9M 1-4 p.m. BHHS 8 Patricia Lane Cos Cob $2.975M 1-4 p.m. BHHS 150 Riverside Avenue Riverside $3.18M 1-3 p.m. Sotheby's 1 Keofferam Road Old Greenwich $3.195M 2-4 p.m. Houlihan Lawrence 14 Lockwood Avenue Old Greenwich $3.395M 2-4 p.m. Houlihan Lawrence 34 Lenox Drive Greenwich $3.495M 1-4 p.m. BHHS 400 Stanwich Road Greenwich $3.549M 2-4 p.m. Coldwell Banker 6 Lita Drive Greenwich $3.65M 2-4 p.m. Houlihan Lawrence 14 Long View Riverside $3.695M 2-4 p.m. Houlihan Lawrence 98 North Street Greenwich $3.75M 1-3 p.m. Coldwell Banker 14 Sherwood Farm Greenwich $3.795M 1-4 p.m. Halstead 58 Parsonage Road Greenwich $3.799M 1-3 p.m. BHHS 28 Wooddale Road Greenwich $3.85M 2-4 p.m. Halstead 215 Milbank Avenue W Greenwich $3.999M 1-3 p.m. Houlihan Lawrence 3 Gisborne Place Old Greenwich $4.095M 1-3 p.m. Coldwell Banker 524 North Street Greenwich $4.295M 1-4 p.m. BHHS 91 E. Elm Street Greenwich $4.295M 1-3 p.m. Houlihan Lawrence 19 Shoal Point Lane Riverside $4.325M 1-4 p.m. Coldwell Banker 851 Lake Avenue Greenwich $4.695M 1-4 p.m. BHHS 128 Porchuck Road Greenwich $4.75M 1-3 p.m. BHHS 5 N Crossway Old Greenwich $5.4M 1-3 p.m. Sotheby's 191 Milbank #PH Greenwich $5.75M 1-3 p.m. Houlihan Lawrence 432 Field Point Road Greenwich $5.995M 1-3 p.m. Halstead 291 Stanwich Road Greenwich $6.695M 1-4 p.m. Coldwell Banker 198 Shore Road Old Greenwich $6.8M 1-3 p.m. Halstead 38 Parsonage Road Greenwich $9.9M 1-3 p.m. Halstead 18 Chimney Corner Greenwich $9.975M 1-3 p.m. Coldwell Banker Best,                                                                                                                                                         Jared Randall                                                 Join my Mailing List Houlihan Lawrence Greenwich                     Search Properties www.greenwichrealestateguy.com                Forward to a Friend cell:  203-273-1034                                         View My Website email:  jrandall@houlihanlawrence.com     Like me on Facebook