Greenwich, CT Residential Real Estate Blog and Analysis: November 22-24th

Greenwich, CT Residential Real Estate Blog and Analysis:   November 20th-22nd A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com   As many of the subscribers may know, this blog/newsletter is posted on the Greenwich Patch every week.  There was a mix up last week and it was posted after the weekend.  Hence, I am keeping the featured property the same this week.  The open house list is updated. Charts updated through end of October.  Have a great Thanksgiving and enjoy your families. The above pictured new construction home is located at 6 Lita Drive in Greenwich.  There are not many opportunities to own a new construction in lower mid country close to town.  Lita is a great cul-de-sac right off of North Street.  I love the shingle style mixed with brick and the architecture of the home.  However, what stood out was the inside.  Soaring nine foot ceilings on the first and second floor, phenomenal chef's kitchen with Wolf, Sub Zero, and Bosch appliances.  The house has five bedrooms with four marble bathrooms with heated floors.  The Master Suite has a balcony off of it as well as great walk in dressing room.  The listing price is $3.65M.  There will be an open house at 6 Lita from 2-4 p.m. on Sunday. 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. Q3 Greenwich Market 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     The numbers for September and October are still pretty good comparatively.  I feel from the amount of showings and feedback I am hearing from other agents that it seems slower than usual. I expect this to hit the date in 60-90 days. New Listings We had 96 new listings in October which is on point with the last few years.  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 November 22nd    Below are the 74 Open houses for Sunday.   Street Name Area List Price Time Listing Office 29 Summit Road Riverside $5K 1-3 p.m. Raveis 12 Heusted Drive Old Greenwich $8K 2-4 p.m. Halstead 28 Wooddale Road Greenwich $9.5K 1-3 p.m. Halstead 58 Connecticut Avenue Greenwich $12.5K 1-4 p.m. Halstead 212 Taconic Road Greenwich $15.5K 1-3 p.m. Sotheby's 147 Putnam Park Greenwich $485K 2-4 p.m. Raveis 3 Putnam Hill #4A Greenwich $525K 1-3 p.m. Coldwell Banker 119 Spruce Street Greenwich $555K 2-4 p.m. Dougal Elliman 302 River Run Greenwich $595K 2-4 p.m. BHHS 17 Le Grande #7 Greenwich $770K 1-3 p.m. Sotheby's 104 Greenwich Hills Greenwich $799K 1-3 p.m. BHHS 70 Riverdale #903 Greenwich $845K 1-3;30 p.m. Coldwell Banker 69 Riverdale #302 Greenwich $849K 1-4 p.m. Coldwell Banker 46 Rockmere Avenue Old Greenwich $849K 1-4 p.m. Coldwell Banker 50 Church Street #2 Greenwich $849.5K 1-3 p.m. Coldwell Banker 70 Riverdale #701 Greenwich $859K 1-4 p.m. Coldwell Banker 15 Stone Brook Cos Cob $1.195M 11-2 p.m. Weichert 36 Sherwood Avenue Greenwich $1.199M 1-3 p.m. Anderson Associates 4 Bowman Drive Greenwich $1.249M 2-4 p.m. Coldwell Banker 29 Summit Road Riverside $1.25M 1-3 p.m. Raveis 31 N Hawthorne Street Greenwich $1.395M 2-4 p.m. Sotheby's 360 Cognewaugh Road Cos Cob $1.445M 12-3 p.m. BHHS 29 Indian Mill Road Cos Cob $1.595M 1-4 p.m. Sotheby's 178 Milbank #B Greenwich $1.65M 1-3 p.m. Coldwell Banker 108 Glenville Road Greenwich $1.67M 1:30-3 p.m. DMK Real Estate 79 Connecticut Avenue Greenwich $1.795M 1-4 p.m. Sotheby's 12 Heusted Drive Old Greenwich $1.795M 2-4 p.m. Halstead 24 Nutmeg Drive Greenwich $1.895M 1-3 p.m. BHHS 1 White Birch Lane Cos Cob $1.945M 12:30-2:30 Dougal Elliman 15 Dartmouth Road Cos Cob $1.945M 1-3 p.m. Sotheby's 33 Pleasant Street Riverside $1.999M 1-4 p.m. BHHS 311 Cognewaugh Road Cos Cob $2.175M 12-3 p.m. Weichert 28 Upland Drive Greenwich $2.275M 1-3 p.m. Sotheby's 11 Riversville Road Greenwich $2.295M 1-3 p.m. Douglas Elliman 39 Midbrook Lane Old Greenwich $2.395M 2-4 p.m. Raveis 16 Roosevelt Avenue Old Greenwich $2.395M 1-3 p.m. Halstead 215 Shore Road Greenwich $2.395M 1-3 p.m. Houlihan Lawrence 93 Summit Road Riverside $2.395M 1-3 p.m. Sotheby's 101 Lockwood Road Riverside $2.45M 12-3 p.m. Coldwell Banker 53 Lockwood Avenue Old Greenwich $2.45M 1-3 p.m. Sotheby's 300 Stanwich Road Greenwich $2.495M 1-3 p.m. Sotheby's 5 Lia Fail Cos Cob $2.495M 1-3 p.m. Sotheby's 58 Connecticut Avenue Greenwich $2.495M 1-4 p.m. Halstead 34 Spruce Street Riverside $2.5M 2-4 p.m. Sotheby's 130 Havemeyer Place Greenwich $2.695M 1-3 p.m. Sotheby's 64 Butternut Hollow Greenwich $2.795M 2-4 p.m. Raveis 3 Dewart Road Greenwich $2.95M 2-4 p.m. David Ogily 44 Doubling Road Greenwich $2.975M 1-3 p.m. Sotheby's 44 Doubling Road Land Greenwich $2.975M 1-3 p.m. Sotheby's 17 Winterset Road Greenwich $3M 2-4 p.m. Raveis 83 Sawmill Lane Greenwich $3.1M 1-3 p.m. Sotheby's 150 Riverside Avenue Riverside $3.18M 1-3 p.m. Sotheby's 50 Lockwood Avenue Old Greenwich $3.25M 11-1:30 p.m. Raveis 50 Lockwood Land Old Greenwich $3.25M 11-1:30 p.m. Raveis 35 Lockwood Road Riverside $3.275M 1-3 p.m. Houlihan Lawrence 8 Dearfield Drive Greenwich $3.395M 1-3 p.m. Raveis 24 Lakewood Circle N Greenwich $3.449M 1-3 p.m. Sotheby's 15 Brookside Park Greenwich $3.495M 1-3 p.m. Sotheby's 212 Taconic Road Greenwich $3.595M 1-3 p.m. Sotheby's 474 North Street Greenwich $3.595M 2-4 p.m. Houlihan Lawrence 6 Lita Drive Greenwich $3.65M 2-4 p.m. Houlihan Lawrence 98 North Street Greenwich $3.75M 1-3 p.m. Coldwell Banker 28 Wooddale Road Greenwich $3.85M 1-3 p.m. Halstead 56 Milbank #2 Greenwich $3.895M 1-4 p.m. Coldwell Banker 8 Chapel Lane Riverside $4.175M 1-3 p.m. BHHS 105 Shore Road Old Greenwich $4.95M 1-3 p.m. Sotheby's 495 North Street Greenwich $4.995M 1-3 p.m. Sotheby's 37 Londonderry Drive Greenwich $4.999M 1-3 p.m. Greenwich Realty 5 Crossway N Old Greenwich $5.4M 1-3 p.m. Sotheby's 11 Laurel Lane Greenwich $6.295M 12:30-2:30 p.m. Halstead 303 Milbank Avenue Greenwich $6.4M 1-3 p.m. Coldwell Banker 291 Stanwich Road Greenwich $6.695M 1-3 p.m. Coldwell Banker 38 Parsonage Road Greenwich $9.9M 2-4 p.m. Halstead 495 North Street Greenwich $10.7M 1-3 p.m. Sotheby's Best,                                                                                                                                                         Jared 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