Greenwich, CT Residential Blog and Analysis: January 15th-January 17th

Greenwich, CT Residential Real Estate Blog and Analysis:   January 15th-17th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

Dear Jared  The goal of this blog has always been to educate buyers and sellers in Greenwich.  Above is one of my most recent sold properties, 2 Oneida Drive Unit B2 in downtown Greenwich overlooking the harbor.  Below is a link to the Q4 Market report from the executives of my company.  Secondly are links to a samplings of the homes I sold this year so you can see actual closings in a specific market: Houlihan Lawrence Q4 Greenwich Market Report Quick takeaways:  Total market transactions were up 1.9% year over year.  With the sales prices being up 3.5%.  However, that is a little deceiving as the condo market was incredible.  Condo units sold were up 15.8% while the average prices up 14%.  Single family homes in Greenwich transactions were down 1.3% and average prices down 1.2%. Houlihan Lawrence is the #1 brokerage serving Greenwich, Old Greenwich, Cos Cob and Riverside in 2015.  As a team we sold over $800M in property and I am very proud to be a part of such an elite team of agents as we look forward to 2016. Sampling of my 2015 Closings: Happy New Year.  Thank you for following the blog and subscribing to the newsletter.  When I came up with the idea for this blog I never thought it would have this far of a reach. There are over 1,100 agents in Greenwich.  When you include the four private or off market sales I did last year, I ranked in the top 3% of all Greenwich Realtors in total units sold as well as total dollar volume.  It means a lot that out of the many options out there you chose to work with me in such an important decision.  I wish you and your family a joyous 2016.   2 Oneida Drive Unit #B2      120 Pilgrim Drive      71 Maher Avenue sale side (Private deal)      71 Maher Avenue buy side (Private deal)      40 Riverside Lane      184 Stanwich Road      34 Bruce Park Avenue #B      1535 East Putnam #301      50 Lafayette Place #2G      10 James Street (non GMLS)      6 Lucy Street      1465 E. Putnam #530 If, you know anyone who is looking to buy or sale in Greenwich, please do not hesitate to send me their contact information.  I would be honored to help in anyway possible.  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.  If easier, feel free to just email me your parameters and I can set up a portal for you. 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     Year over year looks like we are up 6% in transactions.  However, if you look at the last six months of the year outside of a great September we were either stagnant or down a little.  The fall market was disappointingly slow.   New Listings We had slightly less listings in November than last year, and slightly more in December last year.  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 January 17th    Below are the 39 Open Houses this Sunday.   Street Name Area List Price Time Listing Office 15 Angelus Drive Greenwich $4.2K 1-3 p.m. Alliance Properties 91 E. Elm #91 Greenwich $16.5K 1-3 p.m. Houlihan Lawrence 56 Milbank Avenue #2 Greenwich $17.95K 1-3 p.m. Coldwell Banker 191 Milbank #PH Greenwich $22.9K 1-3 p.m. Houlihan Lawrence 35 Putnam Park Greenwich $499.9K 1-4 p.m. BHHS 12 Glenville Street #105 Greenwich $535K 1-4 p.m. BHHS 11 River Road #118 Cos Cob $629K 1-3 p.m. BHHS 11 RiverRoad #105 Cos Cob $715K 1-3 p.m. Houlihan Lawrence 70 Riverdale #1001 Greenwich $773K 1-4 p.m. Coldwell Banker 69 Riverdale #302 Greenwich $839K 1-3 p.m. Coldwell Banker 11 Old Kings Highway Old Greenwich $925K 11-4 p.m. Weichert 265 Pemberwick Greenwich $949K 1-3 p.m. Coldwell Banker 149 Holly Hill Lane Greenwich $1.1559M 12-3 p.m. Scott Kadison 12 Georgetowne North Greenwich $1.25M 1-3 p.m. Coldwell Banker 11 Heather Lane Greenwich $1.25M 1-4 p.m. Raveis 12 Lockwood Drive Old Greenwich $1.295M 12-2 p.m. Weichert 51 Forest #21 Old Greenwich $1.395M 2-4 p.m. Coldwell Banker 15 Taylor Drive Cos Cob $1.595M 1-3 p.m. Raveis 87 Stonehedge Drive Greenwich $1.65M 1-3 p.m. Coldwell Banker 79 Connecticut Avenue Greenwich $1.795M 1-3 p.m. Sotheby's 48 Locust Road Greenwich $1.85M 2-4 p.m. David Ogilvy 1 White Birch Lane Cos Cob $1.895M 1:30-3:30 p.m. Douglas Elliman 10 Park Avenue Old Greenwich $1.9995M 12-2 p.m. Coldwell Banker  11 Riversville Road Greenwich $2.295M 11-1 p.m. Douglas Elliman 93 Summit Road Riverside $2.395M 1-3 p.m. Sotheby's 274 Palmer Hill Road Riverside $2.395M 2-4 p.m. Raveis 53 Lockwood Avenue Old Greenwich $2.45M 1-3 p.m. Sotheby's 180 Stanwich Road Greenwich $2.6M 1-4 p.m. BHHS 3 Little Cove Place Old Greenwich $2.625M 1-3 p.m. BHHS 443 North Street Greenwich $2.65M 2-4 p.m. Centric 56 Milbank Avenue #2 Greenwich $3.895M 1-3 p.m. Coldwell Banker 146 Hendrie Avenue Riverside $3.895M 2-4 p.m. Houlihan Lawrence 215 Milbank Avenue #W Greenwich $3.999M 1-3 p.m. Houlihan Lawrence 524 North Street Greenwich $4.295M 1-4 p.m. BHHS 91 E. Elm Street N Greenwich $4.295M 1-3 p.m. Houlihan Lawrence 191 Milbank #PH Greenwich $5.75M 1-3 p.m. Houlihan Lawrence 11 Laurel Lane Greenwich $6.295M 1-3 p.m. Halstead 291 Stanwich Road Greenwich $6.495M 1-3 p.m. Coldwell Banker 35 Winding Lane Greenwich $6.75M 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