Greenwich, CT Residential Real Estate Blog and Analysis: September 25th

Greenwich, CT Residential Real Estate Blog and Analysis:   September 25th-27th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

Dear Jared I would like to thank the Greenwich Time for featuring my analysis of the Greenwich market in the Real Estate Section of Friday's paper. Welcome home to 9 Cottage Place. You'll love this renovated and updated Colonial just a few blocks from everything Greenwich Avenue has to offer. Beautiful hardwood floors, period architectural details and A+ curb appeal combine with updated kitchen, expansive baths and fabulous storage including a big walk-in master bedroom closet. Entertain in style on a magnificent west-facing porch complete with a loveseat swing. A wonderful condo-alternative with low property taxes.  Jill Miller will be hosting an open house here on Sunday from 2-4 p.m. Stop by and say hello. All of the charts have been updated.  We have had a lot of new subscribers as of late.  A quick refresher of the blog.  Scroll down for charts on the inventory and sold properties for each price range.  Also, pay close attention to the months on average chart as it breaks down the overall health of each price point.  Below that you will find the open house list for Sunday with clickable links to see the detail on each property.  Lastly, 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 and you can even set up to get alerts as properties come on the market or are sold.  If you scroll down to the months on average chart and look between the end of July and the September numbers you will see the months on average really grow as the inventory hit the market in anticipation for the Fall Market. August Reports Q2 Greater Greenwich Report Greater Greenwich August Report Greenwich August Report Cos Cob August Report Riverside August Report Old Greenwich August 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   We have 704 available properties in Greenwich today.  We have sold 606 properties year to date.  There were 88 properties sold in Greenwich last month which is on target vs the last few years. New Listings We had 61 new listings in Greenwich in August, which is also in line with the last few year's numbers.  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 September 27th    Below are the 59 open houses for Sunday.  Jill Miller will be hosting an open house at 9 Cottage Place from 2-4p.m. Street Name Area List Price Time Listing Office 16 Manor Road Old Greenwich $7.5K 1-4 p.m. BHHS 47 Lafayette #4C Greenwich $478K 1-4 p.m. BHHS 124 Putnam Park Greenwich $479K 1-3 p.m. Laurel Properties 119 Spruce Street Greenwich $575K 1-3 p.m. Douglas Elliman 28 Rippowam #B Cos Cob $595K 1-3 p.m. Raveis 7 River Road #304 Cos Cob $629K 1-3 p.m. Houlihan Lawrence 36 Silo Circle Riverside $648K 1-4 p.m. BHHS 9 COTTAGE PLACE Greenwich $699.9K 2-4 p.m. Houlihan Lawrence 106 Putnam Park Greenwich $785K 1-3 p.m. Laurel Properties 5 Randolph Place Cos Cob $815K 12-3 p.m. Douglas Elliman 50 Church Street #2 Greenwich $875K 1-3 p.m. Coldwell Banker 265 Pemberwick Greenwich $925K 1-4 p.m. Raveis 172 Field Point #9 Greenwich $950K 1-3 p.m. BHHS 6 Riverview Court Greenwich $1.095M 1-4 p.m. BHHS 61 Gregory Road Cos Cob $1.155M 1-3 p.m. Raveis 15 Stone Brook Cos Cob $1.195M 12-3 p.m. Weichert 29 Windsor Lane Cos Cob $1.195M 2-4 p.m. Raveis 26 Valleywood Cos Cob $1.375M 1-3 p.m. Coldwell Banker 28 Revere Road Riverside $1.479M 2-4 p.m. Houlihan Lawrence 10 Hilton Heath Cos Cob $1.595M 1-4 p.m. BHHS 178 Milbank #B Greenwich $1.65M 3-5 p.m. Coldwell Banker 365 Round Hill Greenwich $1.695M 1-3 p.m. Davenport  67 Sumner Road Greenwich $1.699M 1-3 p.m. Coldwell Banker 89 Mallard Drive Greenwich $1.755M 1-3 p.m. Houlihan Lawrence 16 Manor Road Old Greenwich $1.795M 1-4 p.m. BHHS 50 Sumner Road Greenwich $1.795M 1-3 p.m. Raveis 7 Stag Lane Greenwich $1.895M 1-3 p.m. Houlihan Lawrence 7 Heusted Drive Old Greenwich $1.9M 1-4 p.m. BHHS 315 Field Point Greenwich $1.939M 1-4 p.m. BHHS 1 White Birch Cos Cob $1.945M 12:30-2:30 Douglas Elliman 2 Boxwood Lane Greenwich $1.995M 1-4 p.m. Raveis 24 Nutmeg Drive Greenwich $1.995M 1-3 p.m. BHHS 119 Hendrie Avenue Riverside $2.15M 2-4 p.m. Coldwell Banker 44 Orchard Place #B Greenwich $2.325M 11:30-2:30 BHHS 33 Pleasant Street Riverside $2.349M 1-4 p.m. BHHS 24 Londonderry Greenwich $2.395M 2-4 p.m. Halstead 101 Lockwood Road Greenwich $2.45M 1-3 p.m. Coldwell Banker 26 Byfield Lane Greenwich $2.495M 1-4 p.m. Private Client Realty 6 Elizabeth Lane Riverside $2.575M 2-4 p.m. Coldwell Banker 36 Riversville Road Greenwich $2.695M 1-4 p.m. Raveis 6 Interlaken Road Greenwich $2.695M 12-2 p.m. Raveis 77 Sawmill Lane Greenwich $2.8M 11:30-2:30 Coldwell Banker 43 Harding Road Old Greenwich $2.895M 1-3 p.m. Douglas Elliman 17 Winterset Road Greenwich $3M 1-4 p.m. Raveis 47 Birch Lane Greenwich $3.125M 1-3 p.m. Coldwell Banker 294 Round Hill Greenwich $3.495M 1-3 p.m. Houlihan Lawrence 98 North Street Greenwich $3.75M 1-4 p.m. Coldwell Banker 19 Desiree Drive Greenwich $3.995M 1-3 p.m. David Ogilvy 28 Wooddale Road Greenwich $4.15M 2-4 p.m. Halstead 19 Shoal Point Riverside $4.325M 10-2 p.m. Coldwell Banker 41 Cliffdale Road Greenwich $4.499M 2-4 p.m. Coldwell Banker 560 Lake Avenue Greenwich $4.5M 1-4 p.m. Coldwell Banker 1 Ashton Drive Greenwich $4.6M 2:30-4:30 Douglas Elliman 128 Porchuck Road Greenwich $4.75M 11:30-2:00 BHHS 158 Clapboard Ridge Greenwich $5.495M 1-3 p.m. Douglas Elliman 432 Field Point Road Greenwich $5.995M 1-3 p.m. Halstead 303 Milbank Avenue Greenwich $6.4M 11-1 p.m. Coldwell Banker 198 Shore Road Old Greenwich $6.8M 1:30-3:30 Halstead 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           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.