Sunday
Jun232019
greenwich Real Estate Guy's Blog: June 9th Open House List and Riverside Market Report
Jared Randall
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Pictured above is 10 W Crossway, priced at $4.995M sitting on .44 of an acre, with 4,448 s.f. containing 5 bedrooms, 5 full baths with two half baths built in 2018:
Captivating water views of Greenwich Cove and the Long Island Sound provide a wonderful backdrop for relaxed shore living in this brand new 5 bedroom home on .44 acre in Lucas Point with private beach, dock and mooring access. The sundrenched, open plan interior offers deck access from main floor rooms; striking double height entry; gourmet eat-in kitchen and adjacent family room with fireplace. Living room with bookcases, formal dining room with custom cabinetry; mudroom & 2 powder rooms. The upper floors boast en-suite bedrooms including a luxurious master suite with balcony, spa bath, and his/her closets. Top floor loft with sitting room, full bath and bedroom. 2-car garage, expansive level yard, and outdoor shower. Ideally located within walking distance to the village and Tod's Point.
Here is a market update on the Riverside Elementary school market as of today:
Some stats and thoughts on this micro-market:
- Only 17 homes have sold here this year, a 37% decline from last year.
- Median prices are +5% at $2.45M; Average price are -29% at $2,327,695.
- No homes have sold for $4M+ this year vs. 5 units a year ago.
- Average DOM = 180 days.
- Sold Price/Original List Price Ratio: 90%
- Sold Price/List Price Ratio: 95%
- Average Sold Price Per Square Foot: $543
- Total closed $$ volume: $39,570,822, a 55% decline from last year.
- 2019 YTD Sold Price/Assessment (70%) Factor: 1.4x
- Inventory is -2.6% with 75 homes for sale.
- Pending Deal Activity is -22% with 14 homes in contract.
Interesting to note that while there have been no sales higher than $4M yet this year there are 13 actives and 1 pending deal in the $4M+ category. Slow dynamic.
Not surprisingly, the best performing price range here is the $1m-$2m range with an uptick in pending deals and a modest increase is solds.
There are 129 Open Homes this Sunday.
| Street Name | Area | List Price | Time | Listing Office |
| 55 Oval Avenue | Riverside | $4.25K | 1-3 p.m. | BHHS |
| 43 Almira Drive | Greenwich | $6K | 1-4 p.m. | Raveis |
| 40 W. Elm Street #4K | Greenwich | $7.5K | 12-2 p.m. | Coldwell Banker |
| 22 Linwood Avenue | Riverside | $7.5K | 2:30-4:30 p.m. | Coldwell Banker |
| 14 Byram Dock | Greenwich | $8.5K | 12-2 p.m. | Sotheby's |
| 11 Lake Drive | Riverside | $8.5K | 12-2 p.m. | BHHS |
| 23 Woodland Drive #B | Greenwich | $9.8K | 1-3 p.m. | Coldwell Banker |
| 23 Woodland Drive #C | Greenwich | $11.8K | 1-3 p.m. | Coldwell Banker |
| 40 W. Elm #6D | Greenwich | $13.5K | 1-3 p.m. | Sotheby's |
| 1525 E. Putnam #301 | Old Greenwich | $319K | 12-2 p.m. | Sotheby's |
| 1465 E. Putnam #536 | Old Greenwich | $365K | 1-3 p.m. | Raveis |
| 14 Harold Avenue #2 | Greenwich | $422.5K | 1-3 p.m. | Raveis |
| 1465 E. Putnam #517 | Old Greenwich | $520K | 1-3 p.m. | Raveis |
| 5 Green Lane #A | Greenwich | $669K | 1-3 p.m. | Houlihan Lawrence |
| 30 Windy Knolls #B | Greenwich | $679K | 2-4 p.m. | Coldwell Banker |
| 12 Greenwich Hills | Greenwich | $720K | 1-3 p.m. | Raveis |
| 130 N. Water Street | Greenwich | $739K | 1-3 p.m. | Coldwell Banker |
| 1 Scott Lane | Greenwich | $745K | 2-4 p.m. | Coldwell Banker |
| 60 Valley Road #B | Cos Cob | $750K | 2-4 p.m. | Coldwell Banker |
| 41 Sound Beach | Old Greenwich | $839.5K | 2-4 p.m. | Coldwell Banker |
| 26 W. Church Street #A | Greenwich | $860K | 1-3 p.m. | BHHS |
| 55 Oval Avenue | Riverside | $899K | 1-3 p.m. | BHHS |
| 4 Comly Avenue | Greenwich | $910K | 1-4 p.m. | The Higgins Group |
| 3 Connecticut Avenue | Greenwich | $935K | 1-3 p.m. | Raveis |
| 14 Indian Pass | Greenwich | $975K | 12-2 p.m. | New England Land |
| 14 Indian Pass | Greenwich | $975K | 12-2 p.m. | New England Land |
| 8 View Street #6 | Greenwich | $995K | 1-3 p.m. | Douglas Elliman |
| 10 Ridge Road | Cos Cob | $1.05M | 1-3 p.m. | Coldwell Banker |
| 360 Cognewaugh Road | Cos Cob | $1.095M | 1-2:45 p.m. | Coldwell Banker |
| 500 River Road #17 | Cos Cob | $1.125M | 2-4 p.m. | Coldwell Banker |
| 43 Almia Drive | Greenwich | $1.145M | 1-4 p.m. | Raveis |
| 31 Mallard Drive | Greenwich | $1.15M | 1-4 p.m. | Sotheby's |
| 43 S. Stonehedge Drive | Greenwich | $1.16M | 2-4 p.m. | BHHS |
| 30 Almira Drive | Greenwich | $1.175M | 1-3 p.m. | Coldwell Banker |
| 625 Lyon Farm | Greenwich | $1.195M | 1-3 p.m. | BHHS |
| 15 Mansion Place | Greenwich | $1.25M | 1-3 p.m. | Coldwell Banker |
| 1 Rockview Drive | Greenwich | $1.226M | 1-3 p.m. | Halstead |
| 4 Banksville Road | Greenwich | $1.265M | 2-4 p.m. | Coldwell Banker |
| 8 View Street #8 | Greenwich | $1.279M | 1-3 p.m. | BHHS |
| 2 Farley Street | Greenwich | $1.295M | 1-3 p.m. | Sotheby's |
| 224 Lyon Farm | Greenwich | $1.324M | 1-3 p.m. | Houlihan Lawrence |
| 25 Harkim Road | Greenwich | $1.365M | 2-4 p.m. | Anderson Associates |
| 73 Weaver Street #15 | Greenwich | $1.395M | 2-4 p.m. | Raveis |
| 28 Revere Road | Riverside | $1.395M | 1-3 p.m. | Houlihan Lawrence |
| 1 Mansion Place | Greenwich | $1.395M | 12-3 p.m. | Raveis |
| 4 Shelter Drive | Cos Cob | $1.477M | 1-4 p.m. | Raveis |
| 67 Prospect Street | Greenwich | $1.495M | 12-2 p.m. | Compass |
| 25 Linwood Avenue | Riverside | $1.575M | 2:30-4:30 p.m. | Halstead |
| 63 Wildwood Drive | Greenwich | $1.595M | 1-4 p.m. | Coldwell Banker |
| 22 Linwood Avenue | Riverside | $1.6M | 2:30-4:30 p.m. | Coldwell Banker |
| 108 Pecksland Road | Greenwich | $1.65M | 12-3 p.m. | BHHS |
| 67 Stonehedge Drive | Greenwich | $1.65M | 12-4 p.m. | New England Land |
| 25 Weston Hill | Riverside | $1.695M | 2-4 p.m. | BHHS |
| 14 Kernan Place | Old Greenwich | $1.7M | 2-4 p.m. | Sotheby's |
| 14 Rockview Drive | Greenwich | $1.7M | 1-3 p.m. | Coldwell Banker |
| 556 Stanwich Road | Greenwich | $1.749M | 2-4 p.m. | BHHS |
| 3 Old Farm Lane | Old Greenwich | $1.749M | 1-3 p.m. | Houlihan Lawrence |
| 6 Carpenters Brook | Greenwich | $1.75M | 12-2 p.m. | Douglas Elliman |
| 41 Frontier Road | Cos Cob | $1.795M | 1-3 p.m. | Houlihan Lawrence |
| 12 Innis Lane | Old Greenwich | $1.795M | 1-3 p.m. | BHHS |
| 60 Lockwood Lane | Riverside | $1.795M | 1-3 p.m. | BHHS |
| 1 White Birch | Cos Cob | $1.795M | 1-3 p.m. | BHHS |
| 22 Crescent Road | Riverside | $1.799M | 2-4 p.m. | Sotheby's |
| 19 Overlook Drive | Greenwich | $1.799M | 1-3 p.m. | Houlihan Lawrence |
| 20 Martin Dale | Greenwich | $1.895M | 1-4 p.m. | Houlihan Lawrence |
| 6 Old Mill Road | Greenwich | $1.95M | 12-3 p.m. | Raveis |
| 93 Summit Road | Riverside | $1.95M | 12-3 p.m. | BHHS |
| 6 Old Mill Road | Greenwich | $1.95M | 1-3 p.m. | Raveis |
| 6 Wyngate Road | Greenwich | $1.995M | 12-2 p.m. | Houlihan Lawrence |
| 1361 King Street | Greenwich | $1.995M | 2-4 p.m. | Raveis |
| 37 Crescent Road | Riverside | $1.999M | 1-3 p.m. | Raveis |
| 7 Grey Rock Drive | Greenwich | $1.999M | 1-3 p.m. | Sotheby's |
| 26 Nimitz Place | Old Greenwich | $1.999M | 1-3 p.m. | Houlihan Lawrence |
| 233 Milbank Avenue #3 | Greenwich | $2.095M | 1-3 p.m. | Houlihan Lawrence |
| 3 Bote Road | Greenwich | $2.095M | 1-3 p.m. | BHHS |
| 23 Woodland Drive #B | Greenwich | $2.195M | 1-3 p.m. | Coldwell Banker |
| 1 Ford Lane | Old Greenwich | $2.248M | 1-4 p.m. | BHHS |
| 59 E. Elm Street #F | Greenwich | $2.349M | 1-3 p.m. | Houlihan Lawrence |
| 49 Morningside Drive | Greenwich | $2.349M | 1-4 p.m. | Halstead |
| 9 Cliff Road | Greenwich | $2.35M | 1-4 p.m. | Raveis |
| 49 Lockwood Lane | Riverside | $2.395M | 2-4 p.m. | Houlihan Lawrence |
| 45 Overlook Drive | Greenwich | $2.399M | 2-4 p.m. | Houlihan Lawrence |
| 23 Woodland Drive #C | Greenwich | $2.495M | 1-3 p.m. | Coldwell Banker |
| 143 Overlook Drive | Greenwich | $2.495M | 1-4 p.m. | New England Land |
| 49 Rockwood Lane | Greenwich | $2.495M | 1-3 p.m. | Houlihan Lawrence |
| 21 Hendrie Drive | Old Greenwich | $2.55M | 2-4 p.m. | Raveis |
| 34 Circle Drive | Greenwich | $2.579M | 2-4 p.m. | Raveis |
| 523 North Street | Greenwich | $2.595M | 12-2 p.m. | Halstead |
| 169 E. Elm Street | Greenwich | $2.6M | 1-3 p.m. | BHHS |
| 15 Anderson Road | Greenwich | $2.69M | 2-4 p.m. | Coldwell Banker |
| 100 Hendrie Avenue | Riverside | $2.75M | 1-3 p.m. | Centric |
| 35 Chapel Lane | Riverside | $2.75M | 3-5 p.m. | Coldwell Banker |
| 5 Ledge Road | Old Greenwich | $2.85M | 1-3 p.m. | Coldwell Banker |
| 102 Hendrie Avenue | Riverside | $2.875M | 1-3 p.m. | Halstead |
| 3 Juniper Lane | Riverside | $2.895M | 2-4 p.m. | Houlihan Lawrence |
| 113 Orchard Drive | Greenwich | $2.95M | 1-4 p.m. | David Ogilvy |
| 21 Tomac Avenue | Old Greenwich | $2.975M | 1-3 p.m. | BHHS |
| 1 Widgeon Way | Greenwich | $2.995M | 12-2 p.m. | Coldwell Banker |
| 39 Hearthstone Drive | Riverside | $3.095M | 12-2 p.m. | Centric |
| 282 Taconic Road | Greenwich | $3.15M | 12-2 p.m. | Coldwell Banker |
| 78 Burning Tree | Greenwich | $3.2M | 1-3 p.m. | Sotheby's |
| 63 Glenville Road | Greenwich | $3.215M | 1-4 p.m. | Sotheby's |
| 23 Maher Avenue | Greenwich | $3.295M | 1-3 p.m. | BHHS |
| 22 Mimosa Drive | Cos Cob | $3.375M | 12-2 p.m. | Sotheby's |
| 40 W. Elm #3DE | Greenwich | $3.395M | 2-4 p.m. | BHHS |
| 52 Ridgeview Avenue | Greenwich | $3.495M | 2-4 p.m. | BHHS |
| 6 Raymond Street | Old Greenwich | $3.495M | 2-4 p.m. | BHHS |
| 55 Park Avenue | Old Greenwich | $3.495M | 3-5 p.m. | Coldwell Banker |
| 75 Buckfield Lane | Greenwich | $3.499M | 1-3 p.m. | Sotheby's |
| 62 Lockwood Road | Riverside | $3.595M | 2-4 p.m. | BHHS |
| 20 W. Brother Drive | Greenwich | $3.65M | 1-3 p.m. | BHHS |
| 41 Overlook Drive | Greenwich | $3.7M | 12-2 p.m. | Houlihan Lawrence |
| 174 Shore Road | Old Greenwich | $3.7M | 12-3 p.m. | Sotheby's |
| 40 Jones Park | Riverside | $3.795M | 1-3 p.m. | BHHS |
| 85 Pecksland Road | Greenwich | $3.995M | 2-4 p.m. | Houlihan Lawrence |
| 40 W. Elm #6D | Greenwich | $4.25M | 1-3 p.m. | Sotheby's |
| 55 North Street | Greenwich | $4.295M | 2-4 p.m. | Coldwell Banker |
| 16 Boulder Brook | Greenwich | $4.495M | 1-3 p.m. | Coldwell Banker |
| 3 Hill Road | Greenwich | $4.495M | 1-3 p.m. | Centric |
| 248 Overlook Drive | Greenwich | $4.995M | 1-3 p.m. | Sotheby's |
| 10 W. Crossway | Old Greenwich | $4.995M | 2-4 p.m. | Houlihan Lawrence |
| 20 W. Brother Drive | Greenwich | $5.695M | 1-3 p.m. | BHHS |
| 38 Birch Lane | Greenwich | $5.995M | 1-3 p.m. | Coldwell Banker |
| 252 Overlook Drive | Greenwich | $5.995M | 1-3 p.m. | Sotheby's |
| 105 Parsonage | Greenwich | $5.995M | 3-5 p.m. | BHHS |
| 28 Turner Drive | Greenwich | $6.78M | 2-4 p.m. | Sotheby's |
| 247 Byram Shore | Greenwich | $7.25M | 1-3 p.m. | BHHS |
| 15 Reynwood Manor | Greenwich | $8.995M | 3-5 p.m. | Coldwell Banker |
| 35 Byram Shore | Greenwich | $8.995M | 3-5 p.m. | Sotheby's |
I have paid to open the MLS to you, so feel free to search properties based on your own parameters or set up a portal to get notifications on a customized search. For readers that just follow on the Greenwich Patch I will not be posting all entries on the patch. You can read all postings at www.greenwichrealestateguy.com/blog.
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Best,
Jared Randall Join my Mailing List
Houlihan Lawrence Greenwich Search Properties
cell: 203-273-1034 View My Website
