Greenwich, CT Residential Real Estate Blog and Analysis: October 9th

Greenwich, CT Residential Real Estate Blog and Analysis:   October 9th-11th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com Dear Greenwich, I will be going out of town this weekend, so this will be a quick blog.  Featured is 25 Lockwood Avenue in Old Greenwich.  There are not a lot of times where there is new construction south of the village in Old Greenwich.  Close to village, school and beach.  What I enjoyed the most was that the finishes were not the typical finishes you have in a new construction.  For example, there are wood ceiling beams, antique wooden doors, wine cellar made out of brick in the lower level, as well as the light fixtures.  It just had a very unique feel that was refreshing to see a new construction not feel as cookie cutter.  The house is listed as 5001 s.f., sits on .38 acres.  The lower level is not included in the square footage.  Aside from the uniqueness I mentioned, I enjoyed the patio, the kitchen, and the most spacious master closet I have ever seen.  The home is listed at $4.195M.  For those of you interested in touring sending me a note and I can set up a showing for you, or there is an open house this Sunday from 2-4 p.m.   There are currently 735 properties for sale in Greenwich up fifteen from last week.  The charts are updated as of August.  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.  For a customized search click the gray arrows and you can edit the fields.  For example, it is currently populated with all properties clicked.  You can just click Residential then click type, area, and price range, and you can see what is available in your specific price range. After you have narrowed the search to your liking you can click "save this search" and you can set up your own portal, and receive emails as new properties come available.  You can even track your favorites, and add notes or messages about properties.  Or, you can just email me our parameters and I can set up a portal for you. 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 13th    Below are the 60 open houses for Sunday.   Street Name Area List Price Time Listing Office 29 Division Street #3 Greenwich $449K 2-4 p.m. Halstead 47 Lafayette Place #4C Greenwich $478K 2-4 p.m. BHHS 119 Spruce Street Greenwich $565K 2-4 p.m. Douglas Elliman 302 River Run Greenwich $648K 1-4 p.m. BHHS 30 Nicholas Avenue Greenwich $675K 1-3 p.m. Sotheby's 12 Manor Road Old Greenwich $925K 1-3 p.m. Coldwell Banker 131 Havemeyer Place Greenwich $1.35M 2-4 p.m. Houlihan Lawrence 28 Revere Road Riverside $1.449M 2-4 p.m. Houlihan Lawrence 48 Davenport Avenue Greenwich $1.5M 1-3 p.m. Coldwell Banker 70 Bedford Road Greenwich $1.625M 1-3 p.m. Coldwell Banker 365 Round Hill Road Greenwich $1.695M 1-4 p.m. Davenport 29 Coventry Lane Riverside $1.749M 1:30-3:30 p.m. Coldwell Banker 4 Rainbow Drive Riverside $1.75M 2-4 p.m. Raveis 155 Stanwich Road Greenwich $1.845M 1-3 p.m. BHHS 2 Finney Knoll Riverside $1.895M 1-3 p.m. Houlihan Lawrence 65 Overlook Drive Greenwich $1.899M 1-3 p.m. Sotheby's 24 Nutmeg Drive Greenwich $1.995M 1-3 p.m. BHHS 38 Lockwood Lane Riverside $1.9995M 1-4 p.m. Sotheby's 10 Park Avenue Old Greenwich $1.9995M 4-6:30 p.m. Coldwell Banker 280 Riversville Road Greenwich $2.1M 2-4 p.m. Coldwell Banker 11 Pintail Lane Greenwich $2.15M 1-3 p.m. Houlihan Lawrence 39 Midbrook Lane Old Greenwich $2.395M 1:30-4 p.m. Raveis 57 Gregory Road Cos Cob $2.395M 1-3 p.m. Houlihan Lawrence 39 Indian Harbor #A Greenwich $2.45M 1-? p.m. Douglas Elliman 53 Lockwood Avenue Old Greenwich $2.45M 1-3 p.m. Sotheby's 6 Elizabeth Lane Riverside $2.495M 2-4 p.m. Coldwell Banker 97 Shore Road Old Greenwich $2.85M 1-3 p.m. Houlihan Lawrence 16 Copper Beech Greenwich $2.9M 1-4 p.m. BHHS 8 Willow Road Riverside $3.595M 2-4 p.m. Houlihan Lawrence 14 Lockwood Avenue Old Greenwich $3.595M 2-4 p.m. Houlihan Lawrence 98 North Street Greenwich $3.75M 2-5 p.m. Coldwell Banker 56 Milbank Avenue #2 Greenwich $3.895M 2-4 p.m. Coldwell Banker 25 Lockwood Avenue Old Greenwich $4.195M 2-4 p.m. Houlihan Lawrence 19 Shoal Point Riverside $4.325M 11-2 p.m. Coldwell Banker 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.