Greenwich CT, Residential Real Estate Blog and Analysis: June 7th

Greenwich, CT Residential Real Estate Blog and Analysis:  June 7th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

The above colonial is located at 191 Lake Avenue.  Touring this house, I was struck by the way the owner was able to renovate giving the home a newer feel but keeping a lot of period details that truly added to the character of the home.  I love the old doors with the keyholes imbedded in the square brass fronts.  The home is four bedrooms with 2 full baths and 2 half baths.  It is listed as 1,924 s.f. and sits on .2 of one acre of land.  Some of the renovations I mentioned include, two baths, the kitchen, along with a new compressor and A/C unit.  It is a few blocks from library, Greenwich Avenue, etc.  The listing price is $1.493M. I want to thank a couple of you who reached out over the past two weeks in regards to some of the information you would like to see.  Based on those conversations, below are the Sold Price to List Price percentage for each of the four towns as well as some neighborhood data: Sold Price vs. List Price   Neighborhood Data   The inventory grew again in the past two weeks.  We have 716 properties, only six more than we did last week.  I like the numbers this week the growth in inventory seems to be in the lower price range where we need them to be and the higher price ranges inventory stayed flat.  Feel free to compare the numbers of month on average, the sold by price range percentages, and new listing vs. sold numbers with previous issues atwww.greenwichrealestateguy.com/blog.    I would like to thank Mark Pruner for mentioning me in the Greenwich Patch.  Mark also does his own synopsis of the Greenwich Market at www.greenwichstreets.com.  I have updated the mortgage information on the bottom of the newsletter as well.  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     Best,                                                                                                                                                         Jared Randall                                                Join my Mailing List Prudential CT, Greenwich Office                  Search Properties www.greenwichrealestateguy.com              Forward to a Friend cell:  203-273-1034                                       View My Website email:  jaredrandall@prudentialct.com        Like me on Facebook

Properties Sold   We continue to see the same trends.  29 Sold properties in the first week of June is great.  We are also seeing a lot of new properties come on the market.   New Listings The $4M to $5M range had the best week going from 56 properties to 51 properties.    Year to Date Sold  Year to date we have sold 297 properties.    As you can see when comparing to previous issues of the newsletter (you can find them at www.greenwichrealestateguy.com/blog) the $2M-$3M range grew from 12% to 14% of the total properties sold just in the past two weeks where we saw nine new properties sold.     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.  I have broken this down by June of 2012 (which is the high in my opinion) to January of 2013 (the low in my opinion) then will add each month as we come to them.    I believe this shows our market the best.   Price Range 12-Jun 1/5/13 2/1/13 2/22/13 3/22/13 4/26/13 5/31/13 6/6/13 0-$500K 6.36 4.96 5.76 5.28 5.12 4.95 5.76 6.24 $500K-$1M 7.98 3.88 4.22 4.22 4.72 5.11 5.5 5.83 $1M-$1.5M 11.48 7.22 7.34 7.1 7.22 8.2 9.3 9.67 $1.5M-$2M 10.86 7 8.55 9.06 8.68 9.44 9.19 9.57 $2M-$3M 15.27 8.64 9.72 10.2 9.96 12.24 13.8 13.44 $3M-$4M 21.82 12.4 13.77 16.22 17.55 20.88 22.66 22.44 $4M-$5M 37.33 17.5 16.5 18.5 21.5 27.5 28 25.5 $5M-$7.5M 30.92 19.4 20.47 20.47 20.82 23.64 25.76 25.76 $7.5M-$10M 57 25.84 22.15 22.15 25.84 26.76 31.38 31.38 $10M+ 40.21 36 36.85 40.28 38.57 36 38.57 38.57  **to calculate months on average I used the full year of 2012 sold properties in each price range Obviously the months on average were the lowest at the end of the year.  The uncertainty of the fiscal cliff, as well as the election (most properties that closed in December were negotiated before election was finalized), and uncertainty of taxes.  Not to mention if people are going to take their house off of the market they will tend to do it over the holidays.   Open Houses June 2nd      Enjoy the Memorial Weekend.  Below are all of the Greenwich Open Houses for Sunday.  Thank you to Rob Pulitano for sending me the list of open houses so I can add the links.  I will be at the open house for my listing 30 Montgomery, so please come by and say hi if in the area. Address Town List Price Time Broker 351 Pemberwick Rd #813 Greenwich $349K 1-3 PM Keller Williams 2 Cary Road Riverside $429K 2-4 PM Coldwell Bnkr 50 Lafayette Place #3G Greenwich $449K 12:30-2:30 PM William Pitt 1465 E Putnam Ave #122 Old Greenwich $449.5K 2-4 PM Coldwell Bnkr 51 Old Kings Hwy #8 Old Greenwich $485K 1-4 PM Coldwell Bnkr 72 Putnam Park #72 Greenwich $549K 1-4 PM Weichert 21 High Street Greenwich $579K 2-4 PM Coldwell Bnkr 4 Hines Lane Riverside $599K 2-4 PM Coldwell Bnkr 27 Byram Terrace Drive Greenwich $609K 12-3 PM RAVE01 102 River West #102 Greenwich $689K 1-4 PM PRCT01 69 Richland Road #A Greenwich $699K 1-3 PM RAVE01 13 Fletcher Avenue Greenwich $699K 1-3 PM Weichert 51 Forest Ave #127 Old Greenwich $710K 2-4 PM GRFP01 75 Sheephill Road Riverside $789K 1-3 PM Coldwell Bnkr 22 Georgetowne N. #22 Greenwich $945K 1-4 PM Edwards 28 Bonwit Road Riverside $949K 1-3 PM Coldwell Bnkr 52 Sherwood Place #3 Greenwich $975K 12-3 PM ROUN01 282 Bruce Park Ave #1 Greenwich $1.039M 2-4 PM Coldwell Bnkr 35 E Lyon Farm Dr #35 Greenwich $1.095M 1-3 PM Coldwell Bnkr 107 Stanwich Road Greenwich $1.095M 1-3 PM GRFP01 47 Sachem Lane Greenwich $1.15M 2-4 PM Coldwell Bnkr 17 Davenport Ave Greenwich $1.195M 2-4 PM RAVE01 86 Lower Cross Rd Greenwich $1.199M 1-3 PM Weichert 50 Bedford Road Greenwich $1.2M 1-3 PM Coldwell Bnkr 21 Mallard Drive Greenwich $1.25M 1-4 PM Coldwell Bnkr 51 Circle Drive Greenwich $1.295M 1-3 PM Coldwell Bnkr 1050 King Street Greenwich $1.469M 2-4 PM Weichert 69 Stanwich Road Greenwich $1.475M 1-3 PM Coldwell Bnkr 70 North Street Greenwich $1.595M 1-3 PM Ogilvy 48 Orchard Street Cos Cob $1.595M 1-3 PM PRCT01 633 Steamboat Road #1 Greenwich $1.65M 1-3 PM Coldwell Bnkr 16 Manor Road Old Greenwich $1.699M 1-4 PM PRCT01 57 Hillside Drive Greenwich $1.739M 2-4 PM Coldwell Bnkr 178 Milbank Avenue Greenwich $1.75M 2-4 PM GRFP01 320 Valley Road Cos Cob $1.795M 2-4 PM Coldwell Bnkr 149 Shore Road Old Greenwich $1.995M 1-4 PM Coldwell Bnkr 164 Dolphin Cove Quay Stamford $2.065M 1-4 PM PRCT01 31 Chapel Lane Riverside $2.145M 1-3 PM SCPR01 51 Dolphin Cove Quay Stamford $2.15M 1-4 PM PRCT05 10 Boyd Lane Riverside $2.178M 1-3 PM Coldwell Bnkr 184 Shore Road Old Greenwich $2.2M 1-4 PM Coldwell Bnkr 55 Shore Road Old Greenwich $2.25M 1-3 PM Coldwell Bnkr 18 Flying Cloud Road Stamford $2.325M 1-4 PM PRCT01 182 Dolphin Cove Quay Stamford $2.375M 1-4 PM PRCT05 335 Valley Road Cos Cob $2.375M 1-4 PM RAVE01 14 Joshua Slocum Dock Stamford $2.45M 1-4 PM PRCT01 22 Welwyn Road Riverside $2.499M 2-4 PM Coldwell Bnkr 30 Sherwood Avenue Greenwich $2.85M 2-4 PM PRCT01 45 Cedar Cliff Riverside $2.895M 1-4 PM Sotheby's 187 Shore Road Old Greenwich $3.195M 1-4 PM Coldwell Bnkr 242 Dolphin Cove Quay Stamford $3.285M 1-4 PM PRCT01 240 Riverside Avenue Riverside $3.299M 1-3 PM Coldwell Bnkr 7 Middle Way Old Greenwich $3.45M 1-3 PM Coldwell Bnkr 36 Brookridge Drive Greenwich $3.475M 1-4 PM PRCT01 1076 Lake Avenue Greenwich $3.495M 2-4 PM Coldwell Bnkr 12 East Point Lane Old Greenwich $3.6M 1-4 PM RAVE01 35 Willow Road Riverside $3.695M 3-5 PM Coldwell Bnkr 1200 Lake Avenue Greenwich $3.85M 1-3 PM PRCT01 33 Ballwood Road Old Greenwich $3.895M 2-4 PM GRFP01 5 Sylvan Lane Old Greenwich $3.895M 1-3 PM RAVE01 10 Spring House Road Greenwich $3.995M 2-4 PM Coldwell Bnkr 56 Milbank Avenue #B Greenwich $4.295M 2-4 PM Coldwell Bnkr 25 Nawthorne Road Old Greenwich $4.45M 1-4 PM RAVE02 Mortgage Information The two individuals I feel most confident about when it comes to home mortgages are Jeff Ihrig of First Republic in the city and Iliad Estrada of Connecticut Home Mortgage. Jeff can be reached at 646-372-5181. Rates below courtesy of Iliad Estrada.  She can be reached at 203-637-6202. Product Interest Rates Annual Percentage Rate 15 YR Fixed Conforming 2.625% 2.863% 30 YR Fixed Conforming 3.625% 3.793% 30 Year Fixed Agency  Jumbo n/a n/a 30 YR  Fixed Jumbo 3.875% 3.999% 5/1 YR ARM Conforming 2.125% 2.789% 5/1 YR ARM Jumbo 2.125% 2.769% 10/1 YR ARM Jumbo 2.875% 2.995%