Greenwich CT, Residential Real Estate Blog and Analysis: June 19th

Greenwich, CT Residential Real Estate Blog and Analysis:   June 19th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

Happy Father's Day weekend to all of the fathers out there.  With Sunday being Father's Day there are not as many open houses as usual.  My charts are as of May 31st.  Also, I have included links to the May reports that Houlihan Lawrence puts out for each town, and Greater Greenwich as a whole.

Pictured above is 30 Oneida Drive.  This English style Carriage House directly on the waterfront of the Long Island Sound.  It is zoned in half acre lot size zone, but this lot is 1.42.  Hence, one can add on and ultimately have over 12,000 s.f. of a home.  Personally, I love the aesthetics.  This home has the old feel of the stone carriage house but the interior feels like new construction with high moldings, luxurious bathrooms, and gourmet eat-in kitchen.  The location is second to none.  Not only, is the house on the Long Island Sound, but being located in the private association of Indian Harbor, it is incredibly close to Greenwich Avenue and the railroad. The price is $4.895M.

May Analysis

As we see the busiest part of the year start to slow down, the numbers are positive.  We had matched the highest amount of closed listings in May over the past five years with 91.  Also, we had 182 properties come on the market in May.  There is a strong belief that one of the aspects holding our market back is lack of quality new listings, especially in the $2M-$3M range, so the fact we had a good amount of new listings we will see if that affects the summer and fall markets.

When diving into the new listings and subsequently the current inventory, I think it will be a good sign for the market.  As of April 30 there were 318 active properties priced over $3M (which is the slower end of the market typically).  As of May 31st we had 309 active properties priced over $3M.  Conversely, under $3M we had 354 properties as of April 30, while as of May 31st we had 388 properties.  Hence, the new listings that hit the market were primarily in the price ranges that properties are moving faster.  This will let us see how strong the market is.  If  we see improvement in the closed properties in the Fall months compared to the last few years then we can make the jump that the lack of inventory is slowing us down.  However, if we do not see a jump, then the market may be more stagnant.

Here is the link to the 1st Quarter Market Report my firm puts out for your review.

1st Quarter Report

Below are the May reports Houlihan Lawrence puts out:

May Greater Greenwich Report

May Old Greenwich Report

May Riverside Report

May Cos Cob Report

May Greenwich Report

 

 I have invested in my own MLS Search for my readers.  This will give access to a lot of the listing information I have.  Also, if I have already set you up with your personal portal, you will now be able to search your own searches outside of what I set up for you.  Feel free to test out and search properties.  I feel the best attribute is that you can save your own search and choose to get alerts as new properties come on to the market, properties are sold, or change in price.  All specific to your customized search.  Hence, you will speed up your learning curve, becoming an expert in the specific market you care about.

 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   We had a great May with 91 properties close.  That matched 2013 as the highest May in the last several years. New Listings We had 181 new properties listed in Greenwich in May which is impressive and outdid April of this year, which we rarely see.  We will see if the demand is there to help push the market into the Spring.

Year to Date Sold As mentioned in the first section this past month was a really good month based on the numbers.  We had a lot of inventory hit the market but it is in the right price ranges.  The biggest jump was the $500K to $1M and the $2M-$3M ranges.  We also had a great May in regards to closed properties.   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 0-$500K 4.5 4 9.6 9.6 $500K-$1M 6.3 4.2 7.5 8.6 $1M-$1.5M 4.8 4.5 6 5.5 $1.5M-$2M 6.9 7 8.8 8.1 $2M-$3M 10.1 8 14 15 $3M-$4M 31 20.5 25.5 25.3 $4M-$5M 54.3 26.6 30.3 27.3 $5M-$7.5M 49.1 30.2 34.6 31.7 $7.5M-$10M 20.4 36 31.3 36.4 $10M+ 41.7 76.5 80.5 86 Looking at these two charts really shows the market and the difference between last year.  The numbers typically go up in April, as that is the month that the most amount of inventory hits the market.  It is interesting to see this year's change in the months on average vs. the same time last year.

Open Houses for June 21st    Below are the 13 open houses this weekend.   Street Name Area List Price Time Listing Office 16 Hickory Drive Greenwich $925K 1-4 p.m. Sotheby's 30 Buxton Landing Riverside $1.295M 2-4 p.m. Coldwell Banker 23 Dorchester Lane Riverside $1.375M 1-3 p.m. Coldwell Banker 69 Mallard Drive Greenwich $1.995M 1-3 p.m. Sotheby's 54 Sundance Drive Cos Cob $1.995M 2-4 p.m. Raveis 338 Sound Beach  Old Greenwich $2.595M 1-3 p.m. Halstead 39 Indian Harbor #B Greenwich $2.6M 1-4 p.m. Douglas Elliman 11 Pintail Lane Greenwich $2.85M 12-2 p.m. Houlihan Lawrence 18 Grimes Road Old Greenwich $3.15M 1-4 p.m. BHHS 70 Sherwood Avenue Greenwich $3.775M 10-4 p.m. Charles Paternina 67 Sound Beach Old Greenwich $3.795M 1-4 p.m. Coldwell Banker 303 Milbank Avenue Greenwich $6.4M Sat. 1-3 p.m. Coldwell Banker 198 Shore Road Old Greenwich $6.8M 2-4 p.m. Halstead 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

Mortgage Information There are two individuals I feel most confident about when it comes to home mortgages.  One in Manhattan and one in Greenwich.  They are Jeff Ihrig of First Republic in Manhattan, and in Greenwich I prefer Treena David-Chirico of Wells Fargo NMLSR ID 404288. Jeff can be reached at 646-372-5181.  Treena's phone number is 203-618-3923.  You can go to her website to input your specific information to receive rates.  Her website is www.wfhm.com/treena-david-chirico.

Greenwich CT, Residential Real Estate Blog and Analysis: June 12th

Greenwich, CT Residential Real Estate Blog and Analysis:   June 12th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

My charts are as of May 31st.  Also, I have included links to the May reports that Houlihan Lawrence puts out for each town, and Greater Greenwich as a whole.

Pictured above is 57 Gregory Lane.   This home was finished this year and is listed as a 2015 build.  One of the positives is it is on a quiet cul-de-sac.  It is listed as 4,077 s.f. with an additional 2,500 of unfinished space in the lower level.  The flow of this house is great, everything is open, so entertaining and transitioning from room to room would feel natural. I also like the brazilian wood floors.  There are four bedrooms upstairs and the master is what today's buyers are interested in with two walk in closets.  The elementary school it feeds into would be North Mianus with Eastern as the Middle School.  The price is $2.395M.

May Analysis

As we see the busiest part of the year start to slow down, the numbers are positive.  We had matched the highest amount of closed listings in May over the past five years with 91.  Also, we had 182 properties come on the market in May.  There is a strong belief that one of the aspects holding our market back is lack of quality new listings, especially in the $2M-$3M range, so the fact we had a good amount of new listings we will see if that affects the summer and fall markets.

When diving into the new listings and subsequently the current inventory, I think it will be a good sign for the market.  As of April 30 there were 318 active properties priced over $3M (which is the slower end of the market typically).  As of May 31st we had 309 active properties priced over $3M.  Conversely, under $3M we had 354 properties as of April 30, while as of May 31st we had 388 properties.  Hence, the new listings that hit the market were primarily in the price ranges that properties are moving faster.  This will let us see how strong the market is.  If  we see improvement in the closed properties in the Fall months compared to the last few years then we can make the jump that the lack of inventory is slowing us down.  However, if we do not see a jump, then the market may be more stagnant.

Here is the link to the 1st Quarter Market Report my firm puts out for your review.

1st Quarter Report

Below are the May reports Houlihan Lawrence puts out:

May Greater Greenwich Report

May Old Greenwich Report

May Riverside Report

May Cos Cob Report

May Greenwich Report

 

 I have invested in my own MLS Search for my readers.  This will give access to a lot of the listing information I have.  Also, if I have already set you up with your personal portal, you will now be able to search your own searches outside of what I set up for you.  Feel free to test out and search properties.  I feel the best attribute is that you can save your own search and choose to get alerts as new properties come on to the market, properties are sold, or change in price.  All specific to your customized search.  Hence, you will speed up your learning curve, becoming an expert in the specific market you care about.

 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   We had a great May with 91 properties close.  That matched 2013 as the highest May in the last several years. New Listings We had 181 new properties listed in Greenwich in May which is impressive and outdid April of this year, which we rarely see.  We will see if the demand is there to help push the market into the Spring.

Year to Date Sold As mentioned in the first section this past month was a really good month based on the numbers.  We had a lot of inventory hit the market but it is in the right price ranges.  The biggest jump was the $500K to $1M and the $2M-$3M ranges.  We also had a great May in regards to closed properties.   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 0-$500K 4.5 4 9.6 9.6 $500K-$1M 6.3 4.2 7.5 8.6 $1M-$1.5M 4.8 4.5 6 5.5 $1.5M-$2M 6.9 7 8.8 8.1 $2M-$3M 10.1 8 14 15 $3M-$4M 31 20.5 25.5 25.3 $4M-$5M 54.3 26.6 30.3 27.3 $5M-$7.5M 49.1 30.2 34.6 31.7 $7.5M-$10M 20.4 36 31.3 36.4 $10M+ 41.7 76.5 80.5 86 Looking at these two charts really shows the market and the difference between last year.  The numbers typically go up in April, as that is the month that the most amount of inventory hits the market.  It is interesting to see this year's inventroy sells through or not, as we had more new listings in May than in year's past. Open Houses for June 14th    Below are the 47 Open Houses this Sunday.   Street Name Area List Price Time Listing Office 7 Brookside Park Old Greenwich $5.7K 12-3 p.m Re/MAX Heritage 298 Sound Beach Old Greenwich $8.2K 1-3 p.m. Reveis 182 Putnam Park Greenwich $475K 1-4 p.m. Laurel Properties 147 Putnam Park Greenwich $485K 1-4 p.m. Raveis 35 Rockmere Avenue Old Greenwich $689K 1-4 p.m. BHHS 351 Pemberwick #101 Greenwich $699K 1-3 p.m. Raveis 6 Caroline Farms #4 Cos Cob $735K 2-4 p.m. Douglas Elliman 74 Orchard Street Cos Cob $749K 1-3 p.m. Sotheby's 12 Bonwit Road Riverside $850K 1-3 p.m. Houlihan Lawrence 7 Brookside Park Old Greenwich $865K 12-3 p.m. RE/MAX 1364 King Stret Greenwich $865K 1-3 p.m. Houlihan Lawrence 22 Wescott Street Riverside $865K 2-4 p.m. Houlihan Lawrence 4 Old Church Road Greenwich $1.295M 1-4 p.m. Raveis 15 Stone Brook Cos Cob $1.35M 12-4 p.m. Weichert 41 Leonard Avenue Riverside $1.395M 1-4 p.m. Sotheby's 70 Bedford Road Greenwich $1.62%M 1-3 p.m. Coldwell Banker 99 Riverside Lane Riverside $1.695M 1-3 p.m. Newbridge 7 Steeple Chase Greenwich $1.795M 12-2 p.m. Sotheby's 298 Sound Beach Old Greenwich $1.85M 1-3 p.m. Raveis 29 Coventry Lane Riverside $1.895M 1-4 p.m. Coldwell Banker 37 Mianus View Cos Cob $1.975M 1-4 p.m. BHHS 69 Mallard Drive Greenwich $1.995M 1-3 p.m. Sotheby's 54 Sundance Drive Cos Cob $1.995M 2-4 p.m. Raveis 85 Lower Cross Greenwich $1.995M 1-3 p.m. Coldwell Banker 39 Lockwood Drive Old Greenwich $2.15M 1-4 p.m. Houlihan Lawrence 7 Stag Lane Greenwich $2.175M 1-3 p.m. Higgins Group 188 Bedford Road Greenwich $2.265M 1-4 p.m. Coldwell Banker 124 Porchuck Road Greenwich $2.295M 1-3 p.m. Halstead 82 Butternut Hollow Greenwich $2.395M 2-4 p.m. Houlihan Lawrence 57 Gregory Road Cos Cob $2.395M 1-3 p.m. Houlihan Lawrence 522 North Street Greenwich $2.65M 2-4 p.m. Houlihan Lawrence 268 Palmer Hill Riverside $2.675M 2-4 p.m. Houlihan Lawrence 72 Hillcrest Park Old Greenwich $2.695M 2-4 p.m. Houlihan Lawrence 33 Pleasant Street Riverside $2.77M 1-4 p.m. BHHS 4 Game Cock Road Greenwich $2.895M 1-3 p.m. Halstead 43 Harding Road Old Greenwich $2.995M 2-4 p.m. Douglas Elliman 27 Chieftans Road Greenwich $3M 2-4 p.m. Coldwell Banker 15 Owenoke Way Riverside $3.45M 1-3 p.m. David Ogilvy 647 River Road Cos Cob $3.5M 1-4 p.m. BHHS 98 North Street Greenwich $3.75M 12-3 p.m. Coldwell Banker 70 Sherwood Avenue Greenwich $3.775M Sat. 10-4 p.m. Charles Paternina 14 Sherwood Farm Greenwich $3.995M 1-3 p.m. Halstead 26 Stillman Lane Greenwich $4.6M 2-4 p.m. Coldwell Banker 1 Ashton Drive Greenwich $4.995M 2-4 p.m. Coldwell Banker 432 Field Point Greenwich $5.995M 1-4:45 p.m. Halstead 16 Shoreham Club Old Greenwich $5.995M 12-2 p.m. Sotheby's 303 Milbank Avenue Greenwich $6.4M 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: June 5th

Greenwich, CT Residential Real Estate Blog and Analysis:   June 5th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

All charts, graphs and open house list with links are up to date. Pictured above is 11 Pintail Lane.   This updated colonial sits on .37 of an acre and is listed as 3,368 s.f.  There are six bedrooms with the master suite as my favorite.  The sitting area oversees the gardens, nice sized walk in closets, as well as an incredible bathroom.  I envision cocktails on the porch during the summer.  However, what draws me the most is the easy living aspect of the location.  It is close to Greenwich Avenue, the Milbrook Club, and all of the great features of the in-town living.  This property came on yesterday and is priced at $2.85M. As we see the busiest part of the year start to slow down, the numbers are positive.  We had matched the highest amount of closed listings in May over the past five years with 91.  Also, we had 182 properties come on the market in May.  There is a strong belief that one of the aspects holding our market back is lack of quality new listings, especially in the $2M-$3M range, so the fact we had a good amount of new listings we will see if that affects the summer and fall markets. When diving into the new listings and subsequently the current inventory, I think it will be a good sign for the market.  As of April 30 there were 318 active properties priced over $3M (which is the slower end of the market typically).  As of May 31st we had 309 active properties priced over $3M.  Conversely, under $3M we had 354 properties as of April 30, while as of May 31st we had 388 properties.  Hence, the new listings that hit the market were primarily in the price ranges that properties are moving faster.  This will let us see how strong the market is.  If  we see improvement in the closed properties in the Fall months compared to the last few years then we can make the jump that the lack of inventory is slowing us down.  However, if we do not see a jump, then the market may be more stagnant. Here is the link to the 1st Quarter Market Report my firm puts out for your review. 1st Quarter Report Below is the Greater Greenwich April report: April Greater Greenwich Report     I have invested in my own MLS Search for my readers.  This will give access to a lot of the listing information I have.  Also, if I have already set you up with your personal portal, you will now be able to search your own searches outside of what I set up for you.  Feel free to test out and search properties.  I feel the best attribute is that you can save your own search and choose to get alerts as new properties come on to the market, properties are sold, or change in price.  All specific to your customized search.  Hence, you will speed up your learning curve, becoming an expert in the specific market you care about. 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   We had a great May with 91 properties close.  That matched 2013 as the highest May in the last several years. New Listings We had 181 new properties listed in Greenwich in May which is impressive and outdid April of this year, which we rarely see.  We will see if the demand is there to help push the market into the Spring.    Year to Date Sold As mentioned in the first section this past month was a really good month based on the numbers.  We had a lot of inventory hit the market but it is in the right price ranges.  The biggest jump was the $500K to $1M and the $2M-$3M ranges.  We also had a great May in regards to closed properties.   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 0-$500K 4.5 4 9.6 9.6 $500K-$1M 6.3 4.2 7.5 8.6 $1M-$1.5M 4.8 4.5 6 5.5 $1.5M-$2M 6.9 7 8.8 8.1 $2M-$3M 10.1 8 14 15 $3M-$4M 31 20.5 25.5 25.3 $4M-$5M 54.3 26.6 30.3 27.3 $5M-$7.5M 49.1 30.2 34.6 31.7 $7.5M-$10M 20.4 36 31.3 36.4 $10M+ 41.7 76.5 80.5 86 Looking at these two charts really shows the market and the difference between last year.  The numbers typically go up in April, as that is the month that the most amount of inventory hits the market.

Greenwich CT, Residential Real Estate Blog and Analysis: May 29th

Greenwich, CT Residential Real Estate Blog and Analysis:   May 29th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

All charts, graphs, analysis are as of end of April, I will update for end of May next week.  Attached is the greater Greenwich report for April that Houlihan Lawrence puts out.  If, you would like to be added to receive the Greater Greenwich (all of Greenwich), or the town reports for Greenwich, Cos Cob, Riverside, or Old Greenwich, send me a quick note and I can set you up.  Also, I would be happy to run any customized analysis for you. Pictured above is 97 Shore Road.   This house sits on .48 acres in a quarter acre zone.  This property is about the location.  South of Old Greenwich Village and very close to the beach you can envision easy summer living.  Coincidentally two of my favorite aspects of the house was the front porch, and the outdoor fireplace in the back. Built in 1900 there is a charm that exudes in different parts of the home.  The house is currently 3,620 s.f. 5 bedrooms, four full and one half bath, and a two car garage.The house has been on the market 25 days and is priced at $3.15M. I have included a link to the 1st Quarter Market Report my firm puts out for your review. 1st Quarter Report Here is a link to the Greater Greenwich April report: April Greater Greenwich Report     I have invested in my own MLS Search for my readers.  This will give access to a lot of the listing information I have.  Also, if I have already set you up with your personal portal, you will now be able to search your own searches outside of what I set up for you.  Feel free to test out and search properties.  I feel the best attribute is that you can save your own search and choose to get alerts as new properties come on to the market, properties are sold, or change in price.  All specific to your customized search.  Hence, you will speed up your learning curve, becoming an expert in the specific market you care about.  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   As you can see we are trending close to last year's sold numbers.  In April 59 properties sold this year vs. 57 last year. New Listings We had 157 new properties listed in Greenwich in April which is always the biggest month of new listings.  However, it is down from last years totals.    Year to Date Sold The value in these two charts are comparing the market of what is available vs. what has sold.  These two graphs really break down the competition in the price ranges.  For example, $0-$2M is 63% of the sold properties ytd.  Yet, the inventory of 0-$2M is only 35% of the total inventory on the market.     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 0-$500K 4.5 4 9.6 $500K-$1M 6.3 4.2 7.5 $1M-$1.5M 4.8 4.5 6 $1.5M-$2M 6.9 7 8.8 $2M-$3M 10.1 8 14 $3M-$4M 31 20.5 25.5 $4M-$5M 54.3 26.6 30.3 $5M-$7.5M 49.1 30.2 34.6 $7.5M-$10M 20.4 36 31.3 $10M+ 41.7 76.5 80.5 Looking at these two charts really shows the market and the difference between last year.  The numbers typically go up in April, as that is the month that the most amount of inventory hits the market.  It is interesting to see this year's  Open Houses for May 31st    Below are the 41 Open Houses this Sunday.   Street Name Area List Price Time Listing Office 1465 E. Putnam #404 Old Greenwich $375K 1-4 p.m. Raveis 1465 E. Putnam #119 Old Greenwich $429.9K 1-3 p.m. Raveis 147 Putnam Park Greenwich $485K 1-4 p.m. Raveis 7 River Road #304 Cos Cob $647.9K 2-4 p.m. Coldwell Banker 50 Almira Drive #B Greenwich $695K 1-3 p.m. Sotheby's 12 Bonwit Road Riverside $850K 1-4 p.m. Houlihan Lawrence 22 Wescott Street Riverside $865K 1-4 p.m. Houlihan Lawrence 16 Hickory Drive Greenwich $925K 1-4 p.m. Sotheby's 172 Field Point #9 Greenwich $985K 2-4 p.m. BHHS 450 Riversville Road Greenwich $1.2M 1-4 p.m. BHHS 15 Stone Brook Lane Cos Cob $1.35M 1-4 p.m. Weichert 51 Circle Drive Greenwich $1.35M 2-4 p.m. Coldwell Banker 51 Glen Road Greenwich $1.395M 1-4 p.m. BHHS 14 Mead Avenue Cos Cob $1.525M 2-4 p.m. Coldwell Banker 365 Round Hill Road Greenwich $1.695M 1-3 p.m. Davenport 0 Doubling Road Greenwich $1.695M 1-1 p.m. Sotheby's 89 Mallard Drive Greenwich $1.755M 1-3 p.m. Houlihan Lawrence 6 Carriage Road Cos Cob $1.775M 1-3 p.m. Coldwell Banker 108 Glenville Greenwich $1.892M 12:30-2 p.m. DMK 318 Stanwich Road Greenwich $1.895M 1-4 p.m. Houlihan Lawrence 2 Finney Knoll Riverside $1.949M 1-3 p.m. Coldwell Banker 37 Mianus View Cos Cob $1.975M 1-4 p.m. BHHS 2 Boxwood Lane Greenwich $1.995M 1-3 p.m. Raveis 39 Lockwood Drive Old Greenwich $2.15M 2-4 p.m. Houlihan Lawrence 7 Heusted Drive Old Greenwich $2.15M 1-4 p.m. BHHS 7 Stag Lane Greenwich $2.175M 1-3 p.m. Higgins Group 69 Mallard Drive Greenwich $2.295M 1-3 p.m. Sotheby's 18 Cat Rock Cos Cob $2.375M 1-3 p.m. Keller Williams 28 Sawmill Lane Greenwich $2.575M Sat. 10:30-2 p.m. Charles Paternina 33 Pleasant Street Riverside $2.77M 1-4 p.m. BHHS 3 Little Cove Place Old Greenwich $2.85M 1-4 p.m. BHHS 97 Shore Road Old Greenwich $3.15M 1-3 p.m. Houlihan Lawrence 30 Burning Tree Road Greenwich $3.187M 1-3 p.m. Raveis 21 Pecksland Road Greenwich $3.575M 1-3 p.m. Sotheby's 70 Sherwood Avenue Greenwich $3.775M Sat 1-4 p.m. Charles Paternina 11 Stallion Trail Greenwich $3.849M 2-4 p.m. Houlihan Lawrence 19 Desiree Drive Greenwich $3.995M 1-3 p.m. David Ogilvy 0 Doubling Road Greenwich $4.495M 1-3 p.m. Sotheby's 1 Ashton Drive Greenwich $4.995M 1-4 p.m. Coldwell Banker 26 Jones Park Riverside $5.425M 1-4 p.m. BHHS 36 Perkins Road Greenwich $5.959M 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            Mortgage Information There are two individuals I feel most confident about when it comes to home mortgages.  One in Manhattan and one in Greenwich.  They are Jeff Ihrig of First Republic in Manhattan, and in Greenwich I prefer Treena David-Chirico of Wells Fargo NMLSR ID 404288. Jeff can be reached at 646-372-5181.  Treena's phone number is 203-618-3923.  You can go to her website to input your specific information to receive rates.  Her website is www.wfhm.com/treena-david-chirico.

Greenwich CT, Residential Real Estate Blog and Analysis: May 15th

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

All charts, graphs, analysis, and of course open house list with links have been updated.  Also, attached is the greater Greenwich report for April that Houlihan Lawrence puts out.  If, you would like to be added to receive the Greater Greenwich (all of Greenwich), or the town reports for Greenwich, Cos Cob, Riverside, or Old Greenwich, send me a quick note and I can set you up.  Also, I would be happy to run any customized analysis for you. Pictured above is 21 Byfield Lane.  This 6,136 s.f. home sits on two acres in mid country on a private cul-de-sac.  A great location with privacy that includes a great patio for entertaining.  The living room overlooks the heated pool as well as the lake with a great gazebo and lakeside dock.  There is a great entertainment room with fireplace that serves the pool area.  The master suite has a fireplace and great views from the room, with an incredible master bath.  Lastly, it has a four car garage and generator.  The house has been on the market 11 days and is priced at $3.15M. I have included a link to the 1st Quarter Market Report my firm puts out for your review. 1st Quarter Report Here is a link to the Greater Greenwich April report: April Greater Greenwich Report     I have invested in my own MLS Search for my readers.  This will give access to a lot of the listing information I have.  Also, if I have already set you up with your personal portal, you will now be able to search your own searches outside of what I set up for you.  Feel free to test out and search properties.  I feel the best attribute is that you can save your own search and choose to get alerts as new properties come on to the market, properties are sold, or change in price.  All specific to your customized search.  Hence, you will speed up your learning curve, becoming an expert in the specific market you care about. 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   As you can see we are trending close to last year's sold numbers.  In April 59 properties sold this year vs. 57 last year. New Listings We had 157 new properties listed in Greenwich in April which is always the biggest month of new listings.  However, it is down from last years totals. Year to Date Sold The value in these two charts are comparing the market of what is available vs. what has sold.  These two graphs really break down the competition in the price ranges.  For example, $0-$2M is 63% of the sold properties ytd.  Yet, the inventory of 0-$2M is only 35% of the total inventory on the market.     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 0-$500K 4.5 4 9.6 $500K-$1M 6.3 4.2 7.5 $1M-$1.5M 4.8 4.5 6 $1.5M-$2M 6.9 7 8.8 $2M-$3M 10.1 8 14 $3M-$4M 31 20.5 25.5 $4M-$5M 54.3 26.6 30.3 $5M-$7.5M 49.1 30.2 34.6 $7.5M-$10M 20.4 36 31.3 $10M+ 41.7 76.5 80.5 Looking at these two charts really shows the market and the difference between last year.  The numbers typically go up in April, as that is the month that the most amount of inventory hits the market.  It is interesting to see this year's  Open Houses for May 17th    Below are the 63 Open Houses this Sunday.   Street Name Area List Price Time Listing Office 13 Hickory Drive Greenwich $4.2K 1-4 p.m. Raveis 7 Brookside Park Old Greenwich $5.7K 12-3 p.m. RE/MAX 1465 Putnam #119 Old Greenwich $430K 1-3 p.m. Raveis 147 Putnam Park Greenwich $500K 2-4 p.m. Raveis 57 View Street Greenwich $579K 1-4 p.m. Raveis 30 Almira Drive Greenwich $595K 2-4 p.m. Raveis 30 Edgewood #A Greenwich $600K 1-3 p.m. Coldwell Banker 36 Francis Lane Greenwich $619K 1-3 p.m. Douglas Elliman 30 Edgewood #B Greenwich $625K 1-3 p.m. Coldwell Banker 7 River Road #304 Cos Cob $648K 1-3 p.m. Coldwell Banker 69 Sheephill Road Riverside $678K 2-4 p.m. Houlihan Lawrence 20 Morgan Avenue Greenwich $699K 1-4 p.m. BHHS 351 Pemberwick #101 Greenwich $719K 2-4 p.m. Raveis 6 Caroline Farms #4 Cos Cob $735K 2-4 p.m. Douglas Elliman 70 Riverdale #1001 Greenwich $789K 1-3 p.m. Houlihan Lawrence 7 Brookside Park Old Greenwich $865K 12-3 p.m. RE/MAX 52 Butler Street Cos Cob $875K 1-3 p.m. Coldwell Banker 63 Indian Harbor #6 Greenwich $875K 2-4 p.m. Coldwell Banker 13 Hickory Drive Greenwich $880K 1-4 p.m. Raveis 42 Ridge Street Cos Cob $935K 1-3 p.m. Raveis 2 Sheldrake Road Greenwich $1.096M 1-4 p.m. BHHS 84 Cognewaugh Road Cos Cob $1.179M 1-4 p.m. BHHS 31 Orchard Street Cos Cob $1.2M 1-3 p.m. Houlihan Lawrence 30 Edgewood Greenwich $1.225M 1-3 p.m. Coldwell Banker 15 Stone Brook Cos Cob $1.35M 1-4 p.m. Weichert 41 Leonard Avenue Riverside $1.395M 1-4 p.m. Sotheby's 7 Cottontail Road Cos Cob $1.425M 2-4 p.m. Sotheby's 30 Stag Lane Greenwich $1.499M 1-3:30 p.m. Real Living 365 Round Hill Greenwich $1.695M 1-3 p.m. Davenport 3 Whitney Drive Greenwich $1.75M 1-3 p.m. Raveis 15 Fairgreen Lane Old Greenwich $1.795M 12-2 p.m. Houlihan Lawrence 29 Coventry Lane Riverside $1.895M 1-3 p.m. Coldwell Banker 83 Summit Road Riverside $1.925M 1-4 p.m. Raveis 37 Mianus View Cos Cob $1.975M 1-4 p.m. BHHS 40 Forest Avenue Old Greenwich $2.15M 1-4 p.m. Coldwell Banker 2 Grimes Road Old Greenwich $2.175M 2-4 p.m. Houlihan Lawrence 324 Palmer Hill Road Riverside $2.195M 1-3 p.m. Houlihan Lawrence 69 Mallard Drive Greenwich $2.295M 1-3 p.m. Sotheby's 10 Park Avenue Old Greenwich $2.299M 1-4 p.m. Coldwell Banker 19 Pintail Lane Greenwich $2.695M 1-3 p.m. Sotheby's 10 Durkin Place Riverside $2.75M 1-4 p.m. Raveis 72 Hillcrest Park Old Greenwich $2.8M 2-4 p.m. Houlihan Lawrence 39 Midbrook Lane Old Greenwich $2.899M 1:30-3:30 p.m. Raveis 44 Cedar Cliff Riverside $2.95M 1-5 p.m. Coldwell Banker 43 Harding Road Old Greenwich $2.995M 1-4 p.m. Douglas Elliman 97 Shore Road Old Greenwich $3.15M 1-3 p.m. Houlihan Lawrence 3 Dewart Road Greenwich $3.2M 2-4 p.m. David Ogilvy 1 Reynwood Manor Greenwich $3.25M 1-3 p.m. Coldwell Banker 26 Twin Lakes Riverside $3.395M 1-4 p.m. Raveis 50 Lockwood Avenue Old Greenwich $3.495M 11-1 p.m. Raveis 5 Grimes Road Old Greenwich $3.595M 1-3 p.m. Coldwell Banker 10 Tyler Lane Riverside $3.65M 1-3 p.m. Coldwell Banker 33 Hendrie Avenue Riverside $3.695M 1-3 p.m. Houlihan Lawrence 98 North Street Greenwich $3.75M 11-1 p.m. Coldwell Banker 8 Dearfield Drive Greenwich $3.825M 1-3 p.m. Raveis 14 Sherwood Farm Greenwich $3.995M 2-4 p.m. Halstead 31 Owenoke Way Riverside $3.995M 1-4 p.m. BHHS 10 Esther Place Old Greenwich $4.295M 1-3 p.m. Houlihan Lawrence 390 Lake Avenue Greenwich $4.85M 1-4 p.m. BHHS 591 Round Hill Greenwich $5.499M 1-4 p.m. Raveis 110 Valley Drive Greenwich $5.995M 1-3 p.m. Coldwell Banker 303 Milbank Avenue Greenwich $6.4M 3:30-5:30 p.m. Coldwell Banker 11 Partridge Hollow Greenwich $6.495M 2-4 p.m. David Ogilvy 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            Mortgage Information There are two individuals I feel most confident about when it comes to home mortgages.  One in Manhattan and one in Greenwich.  They are Jeff Ihrig of First Republic in Manhattan, and in Greenwich I prefer Treena David-Chirico of Wells Fargo NMLSR ID 404288. Jeff can be reached at 646-372-5181.  Treena's phone number is 203-618-3923.  You can go to her website to input your specific information to receive rates.  Her website is www.wfhm.com/treena-david-chirico.