Greenwich, CT Residential Real Estate Blog and Analysis: October 2nd

Greenwich, CT Residential Real Estate Blog and Analysis:   October 2nd-4th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

Dear Jared Featured is 14 Meadow Road in Riverside.  The home was completely renovated and expanded in 2012.  Located in a very sought after area of Riverside this property comes with deeded rights to Willowmere Association Beach.  The home is move in ready and holds four bedrooms with three full baths and one half bath.  One of the aspects that I loved about this home is how the kitchen opens up to vaulted ceiling family room with sliding glass doors to the yard.  The flow is what today's buyers are looking for.    Not to mention the master suite with two custom walk in closets.  This is a great home in a coveted neighborhood.  The listing price is  $2.195M. There are currently 720 properties for sale in Greenwich.  The charts are updated as of August.  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 October 6th    Below are the 60 open houses for Sunday.   Street Name Area List Price Time Listing Office 29 Division Street #3 Greenwich $449K 1-4 p.m. Halstead 47 Lafayette Place 2I Greenwich $499K 1-3 p.m. Raveis 119 Spruce Street Greenwich $565K 1-3 p.m. Douglas Elliman 4 Relay Court Cos Cob $640K 1-3 p.m. Raveis 302 River Run Greenwich $648K 2-4 p.m. BHHS 35 Rockmere Avenue Old Greenwich $685K 1-4 p.m. BHHS 30 Nicholas Avenue Greenwich $689K 1-3 p.m. Sotheby's 100 Strickland #4 Cos Cob $729K 1-3 p.m. Coldwell Banker 100 Strickland #9 Cos Cob $735K 1-3 p.m. Houlihan Lawrence 17 Salem Street Cos Cob $799K 1-3 p.m. Coldwell Banker 42 Ridge Street Cos Cob $899K 1-4 p.m. Raveis 71 Bowman Drive Greenwich $1.15M 1-3 p.m. Coldwell Banker 19 Watch Tower Lane Old Greenwich $1.175M 1-4 p.m. Raveis 32 Maplewood Drive Cos Cob $1.195M 1-3 p.m. Sotheby's 30 Buxton Landing Riverside $1.199M 2-4 p.m. Coldwell Banker 36 Sherwood Avenue Greenwich $1.199M 1-4 p.m. Anderson Associates 10 Rainbow Drive Riverside $1.275M 2-4 p.m. Houlihan Lawrence 53 Glen Road Greenwich $1.325M 12-4 p.m New England Land 48 Davenport Avenue Greenwich $1.5M 1-3 p.m. Coldwell Banker 6 Carriage Road Cos Cob $1.525M 2-4 p.m. Coldwell Banker 29 Indian Mill Cos Cob $1.595M 1-3 p.m. Sotheby's 18 Oval Avenue Riverside $1.649M 1-4 p.m. Raveis 178 Milbank #B Greenwich $1.65M 1-3 p.m. Coldwell Banker 812 Lake Avenue Greenwich $1.749M 2-4 p.m. Halstead 107 Havemeyer Place Greenwich $1.75M 1-4 p.m. BHHS 4 Rainbow Drive Riverside $1.75M 2-4 p.m. Raveis 55 Summit Road Riverside $1.85M 1-4 p.m. Sotheby's 2 Spruce Street Riverside $1.865M 1-4 p.m. Coldwell Banker 10 West End Old Greenwich $1.895M 2-4 p.m. Houlihan Lawrence 1 White Birch Cos Cob $1.945M 2:30-4:30 Douglas Elliman 15 Dartmouth Road Cos Cob $1.945M 1-3 p.m. Sotheby's 22 Red Coat Lane Greenwich $1.99M 1-3 p.m. Sotheby's 24 Nutmeg Drive Greenwich $1.995M 2-4 p.m. BHHS 79 Connecticut Greenwich $1.995M 1-4 p.m. Sotheby's 24 Bedford Road Greenwich $1.999M 2-4 p.m. Houlihan Lawrence 76 Summit Road Riverside $2.125M 1-4 p.m. Halstead 119 Hendrie Avenue Riverside $2.15M 1-3 p.m. Coldwell Banker 24 Meadow Road Riverside $2.195M 2-4 p.m. David Ogilvy 17 Byfield Lane Greenwich $2.295M 1-3:30 p.m. BHHS 116 Pecksland Road Greenwich $2.375M 1-4 p.m. William Pitt 101 Lockwood Road Riverside $2.45M 12-2 p.m. Coldwell Banker 37 Byfield Lane Greenwich $2.525M 1-4 p.m. BHHS 28 Loading Rock Riverside $2.55M 2-4 p.m. Sotheby's 58 Connecticut Greenwich $2.75M 1-4 p.m. Halstead 64 Butternut Hollow Greenwich $2.795M 2-4 p.m. Raveis 95 Valley #B Cos Cob $2.9M 2-4 p.m. Raveis 8 Patricia Lane Cos Cob $2.975M 1-4 p.m. BHHS 27 Cobb Island Greenwich $2.995M 1-3 p.m. Houlihan Lawrence 47 Birch Lane Greenwich $3.125M 1-3 p.m. Coldwell Banker 8 Dearfield Drive Greenwich $3.395M 1-4 p.m. Raveis 1 Dearfield Lane Greenwich $3.499M 2-4 p.m. Coldwell Banker 14 Lockwood Avenue Old Greenwich $3.595M 2-4 p.m. Houlihan Lawrence 22 Bedford Road Greenwich $3.695M 2-4 p.m. Real Living 34 Lenox Drive Greenwich $3.9M 1-3 p.m. BHHS 73 Sterling Road Greenwich $4.25M 1-4 p.m. Coldwell Banker 851 Lake Avenue Greenwich $4.85M 1:30-4 p.m. BHHS 37 Londonderry Greenwich $5M 1-3 p.m. Greenwich Realty 5 Crossway Old Greenwich $5.4M 1-3 p.m. Sotheby's 35 Winding Lane Greenwich $6.995M 2-4 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

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.