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

This nicely updated home is in the heart of Riverside, in a sought after location of 32 Hidden Brook Road.  Aspects of the home that I loved was that there were five bedrooms and three full baths upstairs.  The kitchen is spacious with a nice flow throughout.  The lower level is finished with a bedroom and a bath perfect for an Au-Paire or guests.  The deck off of the kitchen is great for entertaining.  The home is listed as 3,562 s.f. with five bedrooms and four full baths with one half bath.  There is a two car attached garage, and a fireplace in the family room.  The lot is .27 of an acre, and is move in ready.  The price is $2,350,000. 

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   When looking above you can see that April through July are what really hurt us this year.  The beginning of the year and the last couple of months have held up very well.  Unfortunately, April through July is the busiest part of the year.   New Listings We had 87 new listings in October.  This is a little less than the past two years.

Year to Date Sold   The percentages have leveled off and are sustaining, all percentages are the same vs. the end of last month.   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.  This one below is the amount of months on average to sell through our current inventory based on 2014 ytd sold numbers by price range. Price Range 1/31/14 2/28/14 3/28/14 4/25/14 5/16/14 7/31/14 0-$500K 10.2 6.0 7.0 6.1 5.5 5.6 $500K-$1M 9.7 8.6 9.0 8.7 8.6 5.2 $1M-$1.5M 5.5 9.5 8.9 10.3 7.8 6.4 $1.5M-$2M 8 14.5 13.6 18.4 17.8 11 $2M-$3M 4.7 9.2 11.6 14.3 14.2 11.1 $3M-$4M 11 13.1 11.8 14.2 14.5 10.4 $4M-$5M 11.9 8.9 13.1 14.4 22.1 17.7 $5M-$7.5M 20.7 32.0 39.5 59 56.6 32 $7.5M-$10M n/a n/a 71.5 51 31.5 59.5 $10M+ 22.4 27.2 42.0 22.7 33.8 29.9       I believe these chart above and below best show the Greenwich market.  If you look at the months on average to sell through the inventory I believe it best shows the market.  I have done two reports, one based on last year's activity and one based on this year's activity.  You will see that across the board the months on average are down year to date, which may seem counter intuitive if I am saying that the transactions are down.  However, the end of July is typical when the least amount of inventory is out there, due to being past the spring market and before the fall market.  Hence, when you compare it to the chart with the 2013 activity you see that the months on average are higher. The chart below is the amount of months on average to sell throughcurrent inventory based on all of 2013 sold numbers by price range.        Price Range 8/30/13 9/30/13 10/25/13 11/30/13 12/30/13 1/31/14 2/28/14 3/28/14 4/25/14 5/16/14 7/31/14 0-$500K 4.26 4.4 5.2 4.2 4 4.2 4 3.8 3.7 4 4.1 $500K-$1M 4.65 4.9 4.6 3.4 3.2 3 3.8 4.4 5.2 5.4 4.7 $1M-$1.5M 4.96 5.2 4.6 3.6 3 3.5 4 4.1 5.6 5.4 5.8 $1.5M-$2M 5.61 5.6 5.1 5 4.7 5 6.4 6.1 7.2 7.1 8.7 $2M-$3M 7.84 9.1 8.3 6.3 5.4 5.9 6.9 8 9.1 10.3 9.7 $3M-$4M 20.22 23.4 21.3 17.1 15.8 16.3 15.3 16.5 19.8 18.5 19.8 $4M-$5M 22 23.9 25.3 18.8 14.1 15 13.7 13.7 18 21 22.7 $5M-$7.5M 40.8 31.6 26.4 25 21.5 22.2 24 25.1 28.4 32 26.5 $7.5M-$10M 44.8 52.1 58.8 53.1 46.3 46.3 46.3 42.9 46.3 48 58.3 $10M+ 272 103.2 92.1 72.2 61.5 66 63 66 54 67.5 70.5       I find these two charts to be very intriguing.  One can see the huge discrepancy based on the 2013 numbers between the luxury market and under $3M.  However, at the top if we use the inventory based on the ytd sold numbers it is not as definitive. The luxury market is doing much better than last year and each market seems to be doing relatively well.             Open Houses for December 14th       Below are the 12 Open houses for this week.     Street Name Area List Price Time Listing Office 57 Richmond Drive Old Greenwich $895K 3-5 p.m. Coldwell Banker 14 Cat Rock Road Cos Cob $965K 1-4 p.m. BHHS 285 Bruce Park Avenue #B Greenwich $1.195M 1-3 p.m. Weichert 17 Lincoln Avenue Greenwich $2.795M 1-4 p.m. Sotheby's 106 Patterson Avenue Greenwich $2.85M 1-4 p.m. Raveis 11 Meyer Place Riverside $2.888M 1-3 p.m. Coldwell Banker 50 Lockwood Avenue Old Greenwich $3.495M 11-1 p.m. Raveis 1 Reynwood Manor Greenwich $3.599M 1-3 p.m. Coldwell Banker 70 Sherwood Avenue Greenwich $3.975M 1-4 p.m. Charles Paternina 22 Stillman Lane Greenwich $4.995M 1-3 p.m. Coldwell Banker 20 Langhorne Lane Greenwich $5.995M 1:30-3:30 p.m. Raveis 21 Midwood Drive Greenwich $10.85M 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            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.