Greenwich, CT Residential Real Estate Blog and Analysis: November 13-15th

Greenwich, CT Residential Real Estate Blog and Analysis:   November 13th-15th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

Dear Jared  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. 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 8th    Below are the 79 Open houses for Sunday.  A lot to choose from if you are going out this Sunday. Street Name Area List Price Time Listing Office 12 Heusted Drive Old Greenwich $8K 1-4 p.m. Halstead 28 Wooddale Road Greenwich $9.5K 2-4 p.m. Halstead 198 Shore Road Old Greenwich $12.5K 1-3 p.m. Halstead 91 E. Elm Street Greenwich $16.5K 1-3 p.m. Houlihan Lawrence 191 Milbank #PH Greenwich $22.9K 1-3 p.m. Houlihan Lawrence 432 Field Point Greenwich $24.5K 1-3 p.m. Halstead 1465 E. Putnam #414 Old Greenwich $515K 1-3 p.m. Raveis 119 Spruce Street Greenwich $555K 1:30-3:30 p.m. Douglas Elliman 30 Almira Drive Greenwich $595K 2-4 p.m. Raveis 100 Strickland #4 Cos Cob $715K 1-3 p.m. Coldwell Banker 21 Upland Street Greenwich $770K 2-4 p.m. Anderson Associates 17 Salem Street (land) Cos Cob $789K 11-1 p.m. Coldwell Banker 17 Salem Street Cos Cob $789K 11-1 p.m. Coldwell Banker 104 Greenwich Hills Greenwich $799K 1-4 p.m. BHHS 70 Riverdale #701 Greenwich $859K 1-4 p.m. Coldwell Banker 1 Cary Road Riverside $865K 1-3 p.m. Davenport 84 Cognewaugh Cos Cob $1.049M 1-4 p.m. BHHS 6 Riverview Court Greenwich $1.069M 3-5 p.m. BHHS 11 Georgetowne North Greenwich $1.15M 12-2 p.m. Coldwell Banker 15 Stone Brook Cos Cob $1.195M 2-4 p.m. Weichert 7 Alec Templeton Greenwich $1.25M 1-3 p.m. Higgins Group 10 1/2 Sound Beach Riverside $1.275M 1-4 p.m. Raveis 72 Sound Beach Old Greenwich $1.395M 1-4 p.m. Raveis 14 Mead Avenue Cos Cob $1.399M 1-3 p.m. Coldwell Banker 5 Corrigan Lane Greenwich $1.475M 2-4 p.m. Raveis 24 Shore Road Old Greenwich $1.495M 2-4 p.m. David Ogilvy 365 Round Hill Greenwich $1.525M 1-3 p.m. Davenport 6 Carriage Road Cos Cob $1.525M 1-3 p.m. Coldwell Banker 65 Fairfield Road Greenwich $1.595M 1-3 p.m. Raveis 178 Milbank #B Greenwich $1.65M 1-3 p.m. Coldwell Banker 4 Rainbow Drive Riverside $1.675M 2-4 p.m. Raveis 26 Ferncliff Road Cos Cob $1.695M 1-3 p.m. Coldwell Banker 40 Sachem Road Greenwich $1.699M 2-4 p.m. Anderson Associates 2 Boxwood Lane Greenwich $1.795M 1-3 p.m. Raveis 12 Heusted Drive Old Greenwich $1.795M 1-4 p.m. Halstead 2 Boxwood Lane (Land) Greenwich $1.795M 1-3 p.m. Raveis 12 Old Orchard Riverside $1.89M 1-3 p.m. Higgins Group 1 White Birch Lane Cos Cob $1.945M 1-3 p.m. Douglas Elliman 172 Byram Shore Greenwich $1.995M 1-3 p.m. Coldwell Banker 11 Pintail Lane Greenwich $2.15M 1-3 p.m. Houlihan Lawrence 21 Mohawk Lane Greenwich $2.195M 1-3 p.m. Coldwell Banker 12 Old Forge Greenwich $2.25M 1-3 p.m. David Ogilvy 66 Park Avenue Old Greenwich $2.295M 1-3 p.m. BHHS 17 Byfield Lane Greenwich $2.295M 1-4 p.m. BHHS 116 Pecksland Road Greenwich $2.375M 1-3 p.m. William Pitt 16 Roosevelt Avenue Old Greenwich $2.395M 12-3 p.m. Halstead 6 Elizabeth Lane Riverside $2.395M 2-4 p.m. Coldwell Banker 37 Byfield Lane Greenwich $2.525M 1-4 p.m. BHHS 42 Hendrie Avenue Riverside $2.595M 2-4 p.m. Houlihan Lawrence 443 North Street Greenwich $2.65M 2-4 p.m. Centric 97 Shore Road Old Greenwich $2.765M 1-3 p.m. Houlihan Lawrence 64 Butternut Hollow Greenwich $2.795M 1-3 p.m. Raveis 16 Copper Beech Road Greenwich $2.9M 1-4 p.m. BHHS 8 Patricia Lane Cos Cob $2.975M 1-4 p.m. BHHS 150 Riverside Avenue Riverside $3.18M 1-3 p.m. Sotheby's 1 Keofferam Road Old Greenwich $3.195M 2-4 p.m. Houlihan Lawrence 14 Lockwood Avenue Old Greenwich $3.395M 2-4 p.m. Houlihan Lawrence 34 Lenox Drive Greenwich $3.495M 1-4 p.m. BHHS 400 Stanwich Road Greenwich $3.549M 2-4 p.m. Coldwell Banker 6 Lita Drive Greenwich $3.65M 2-4 p.m. Houlihan Lawrence 14 Long View Riverside $3.695M 2-4 p.m. Houlihan Lawrence 98 North Street Greenwich $3.75M 1-3 p.m. Coldwell Banker 14 Sherwood Farm Greenwich $3.795M 1-4 p.m. Halstead 58 Parsonage Road Greenwich $3.799M 1-3 p.m. BHHS 28 Wooddale Road Greenwich $3.85M 2-4 p.m. Halstead 215 Milbank Avenue W Greenwich $3.999M 1-3 p.m. Houlihan Lawrence 3 Gisborne Place Old Greenwich $4.095M 1-3 p.m. Coldwell Banker 524 North Street Greenwich $4.295M 1-4 p.m. BHHS 91 E. Elm Street Greenwich $4.295M 1-3 p.m. Houlihan Lawrence 19 Shoal Point Lane Riverside $4.325M 1-4 p.m. Coldwell Banker 851 Lake Avenue Greenwich $4.695M 1-4 p.m. BHHS 128 Porchuck Road Greenwich $4.75M 1-3 p.m. BHHS 5 N Crossway Old Greenwich $5.4M 1-3 p.m. Sotheby's 191 Milbank #PH Greenwich $5.75M 1-3 p.m. Houlihan Lawrence 432 Field Point Road Greenwich $5.995M 1-3 p.m. Halstead 291 Stanwich Road Greenwich $6.695M 1-4 p.m. Coldwell Banker 198 Shore Road Old Greenwich $6.8M 1-3 p.m. Halstead 38 Parsonage Road Greenwich $9.9M 1-3 p.m. Halstead 18 Chimney Corner Greenwich $9.975M 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

Greenwich, CT Residential Real Estate Blog and Analysis: November 6th-8th

Greenwich, CT Residential Real Estate Blog and Analysis:   November 6th-8th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

The above pictured cottage is 9 Cottage Place.  You will love this renovated and updated Colonial just a few blocks from everything Greenwich Avenue has to offer. Beautiful hardwood floors, period architectural details and A+ curb appeal combine with updated kitchens, expansive baths and fabulous storage including a big walk-in master bedroom closet. Entertain in style on a magnificent west-facing porch complete with a love seat swing. A wonderful condo-alternative with low property taxes.  I will be hosting a public house on Sunday from 1-4 p.m.  The price is $699.9K. 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. The goal of this blog has always been to inform buyers and sellers alike.  I feel the Q3 Greenwich Report that the owners of my company put out, best describe the current landscape and market.  You can click on the whole report broken down by area below. Here is what their summary is: This summer had us doing a lot of number crunching here in Greenwich. The local market varies dramatically depending on the neighborhood. While Greenwich itself remains a highly desirable area, buyers are willing to wait on the sidelines for the right property. Our team has become experts on the complicated and changing variables driving the current market, and what makes a property sell. Wall Street's volatility is increasingly evident in the real estate market. The summer was a roller coaster for investors, who remain on edge. Those jitters have naturally spread to the housing market and have made buyers wary of making the wrong move. They demand value to get off the sidelines. Recent evidence of some economic weakness has many believing rates will stay low for longer than expected, giving buyers even less reason to compromise, or buy into a property that isn't turnkey. Here are some trends we see as the rest of 2015 plays out: Get ready to play "Deal or No Deal". If your property is well renovated, in move-in condition, and priced right, you will be able to make a deal. Bonus points if you are near transportation, restaurants, shopping and schools that buyers want. But be warned. Miss on any of those and buyers may bypass your offering, and you will be scrambling to re-group. Buyers don't want to play games. They don't want to lowball. They want value and quality. Fishing is not the sport of choice this season. Sellers must be realistic when setting a price. Many properties are sitting on the market for longer than we would like. The key to cutting down Days On Market is setting the right price from the start. Let's take some advice from Marie Kondo, author of "The Life-Changing Magic of Tidying Up: The Japanese Art of Decluttering and Organising". That means staging, painting and perhaps most importantly, de-cluttering. Sellers must take steps to limit the creativity a buyer needs to imagine what their life would be like in the house. Some regional statistics we'd like to share: Buyers with the biggest budgets can take their pick in Greater Greenwich. There is a lot to choose from in the $10m plus category with 53 homes to choose from. That said, the hottest price range in the area is the $5-6m, where sales are up 77 percent year-to-date. Overall though, the number of sales is down in the area, and they are taking longer to sell, but prices are higher. Buyers will pay a premium for new or renovated properties. Patience is a virtue North of the Parkway: Homes sat on the market the longest in the area, an average of 276 days. It's no surprise that prices fell. But in the end that value pricing resonated with buyers, and units sold rose 66 percent.  Location paid off South of the Parkway: Buyers were willing to pay more to be close to town. The median price of a home went up 27 percent in the third quarter. It still took a long time to make those sales, and the number of homes sold held steady, but more expensive homes did show gains. The laws of supply and demand worked in sellers favor South of Post Road. Homes got 97 percent of their last list price, and median prices were up 11 percent in the third quarter. There were fewer homes to choose from. That meant fewer days on the market, and a faster moving market working in favor of smart sellers. Cos Cob took a break after a strong first half of the year. Inventory grew, and sat on the market longer. Prices fell, as did sales. Old Greenwich also slowed down, moderating after a strong 18 months. Both prices and sales were lower, though there was some improvement in the amount of time it took to sell a home. Riverside was a mixed bag. More homes sold, but prices were down. Homes that sold were on the market a relatively short amount of time, at an average of 89 days. The hottest category here was the $4m to $5m range. That is typically a new home or a fully renovated home. Condo sales remain solid, but value remains a high priority for buyers. Prices are down, as is inventory. Buyers are holding out for renovated opportunities, but only at the right price.  Outlook for the rest of 2015: We are energized and excited about the continued appeal of the Greenwich area. We are thrilled to report that Houlihan Lawrence was the sole brokerage behind the largest transaction of the third quarter. We have the data and expertise to get the best results for our clients, and look forward to sharing more good news with you, as we get ready for 2016. THIRD QUARTER 2015 EXECUTIVE SUMMARY Stephen Meyers President and CEO Chris Meyers Managing Principal 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 8th    Below are the 57 open houses for Sunday.  I will be hosting a public open house at 9 Cottage Place from 1-4 on Sunday. Street Name Area List Price Time Listing Office 124 Putnam Park Greenwich $479K 1-3 p.m. Laurel 15 Putnam Park Greenwich $495K 1-3 p.m. Sotheby's 3 Putnam Hill Greenwich $525K 1-3 p.m. Coldwell Banker 1 High Street (multi) Greenwich $539K 1-4 p.m. Raveis 1 High Street (sf listing) Greenwich $539K 1-4 p.m. Raveis 151 Putnam Park Greenwich $585K 1-3 p.m. BHHS 9 River Road #418 Cos Cob $675K 1-3:30 p.m. Laurel Properties 9 COTTAGE PLACE. Greenwich $699.5K 1-4 p.m. Houlihan Lawrence 106 Putnam Park Greenwich $785K 1-3:30 p.m. Laurel Properties 17 Salem Street Cos Cob $789K 1-3 p.m. Coldwell Banker 17 Salem Street (land) Cos Cob $789K 1-3 p.m. Coldwell Banker 70 Riverdale #903 Greenwich $859K 1-3:30 p.m. Coldwell Banker 15 Stone Brook Lane Cos Cob $1.195M 1-3 p.m. Weichert 6 North Street Cos Cob $1.199M 1-3 p.m. Raveis 7 Alec Templeton Greenwich $1.25M 1-3 p.m. Higgins 7 Chapel Lane Riverside $1.295M 1-3:30 p.m. Houlihan Lawrence 26 Valleywood Road Cos Cob $1.375M 1-3 p.m. Coldwell Banker 10 Lockwood Drive Old Greenwich $1.395M 1-3 p.m. Coldwell Banker 51 Forest #21 Old Greenwich $1.395M 1-3 p.m. Coldwell Banker 15 Cat Rock Road Cos Cob $1395M 1-3 p.m. Aysseh 24 Shore Road Old Greenwich $1.495M 1-3 p.m. David Ogilvy 365 Round Hill Road Greenwich $1.525M 11:30-1:30 p.m. Davenport 108 Glenville Road Greenwich $1.67M 1:30-3:00 p.m DMK 87 Stonehedge Greenwich $1.675M 2-4 p.m. Coldwell 2 Boxwood Lane Greenwich $1.795M 1-3 p.m. Raveis 48 Locust Road Greenwich $1.85M 2-4 p.m. David Ogilvy 15 Dartmouth Road Cos Cob $1.945M 1-3 p.m. Sotheby's 172 Byram Shore Greenwich $1.995M 12-2 p.m. Coldwell Banker 79 Connecticut Avenue Greenwich $1.995M 1-4 p.m. Sotheby's 10 Park Avenue Old Greenwich $1.9995M 12-2 p.m. Coldwell Banker 18 Highview Old Greenwich $2.05M 1-3 p.m. Coldwell Banker 11 Pintail Lane Greenwich $2.15M 1-3 p.m. Houlihan Lawrence 116 Pecksland Road Greenwich $2.375M 1-3 p.m. William Pitt 16 Roosevelt Avenue Old Greenwich $2.395M 12-3 p.m. Halstead 93 Summit Road Riverside $2.395M 1-3 p.m. Sotheby's 42 Hendrie Avenue Riverside $2.595M 2-4 p.m. Houlihan Lawrence 20 Steeple Chase Greenwich $2.695M 1-4 p.m. Coldwell Banker 58 Connecticut Avenue Greenwich $2.75M 2-4 p.m. Halstead 3 Dewart Road Greenwich $2.95M 2-4 p.m. David Ogilvy 230 Bedford Road Greenwich $2.95M 1-3 p.m. David Ogilvy 175 Cat Rock Cos Cob $2.995M 1-3 p.m. Sotheby's 27 Chieftans Road Greenwich $3M 1-3 p.m. Coldwell Banker 83 Sawmill Lane Greenwich $3.1M 1-3 p.m. Sotheby's 22 Bedford Road Greenwich $3.495M 2-4 p.m. Real Living 294 Round Hill Greenwich $3.495M 1-3 p.m. Douglas Elliman 400 Stanwich Road Greenwich $3.549M 2-4 p.m. Coldwell Banker 212 Taconic Road Greenwich $3.595M 2-4 p.m. Sotheby's 6 Lita Drive Greenwich $3.65M 2-4 p.m. Houlihan Lawrence 28 Wooddale Road Greenwich $3.85M 1-3:30 p.m. Halstead 56 Milbank #2 Greenwich $3.895M 1-4 p.m. Coldwell Banker 215 Milbank West Greenwich $3.999M 1-3 p.m. Houlihan Lawrence 558 Lake Avenue Greenwich $4.275M 1-3 p.m. Sotheby's 91 E. Elm Street Greenwich $4.295M 1-3 p.m. Houlihan Lawrence 191 Milbank Penthouse Greenwich $5.75M 1-3 p.m. Houlihan Lawrence 11 Laurel Lane Greenwich $6.295M 1:30-3:30 p.m. Halstead 303 Milbank Avenue Greenwich $6.4M 1-3 p.m. Coldwell Banker 35 Winding Lane Greenwich $6.995M 1-3 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.

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

Greenwich, CT Residential Real Estate Blog and Analysis:   October 23rd-25th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

The above pictured just completed 2015 construction is located at 2 Binney Lane.  Located south of the village on this coveted street, the new owners will be close to school, the village and the beach.  The custom detailed home consists of five bedrooms, four and one half baths, with a beautiful open flow perfect for entertaining.  My favorite aspects of the home are the nine foot ceilings, the double height family room with a fireplace, and the chef's kitchen with marble island with Bosch dishwasher, Wolf Range, and SubZero refrigerator.  The master suite has a great walk in closet, and beautiful bath.  The house is priced at $2.895M. There are currently 737 properties for sale in Greenwich up two 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. The goal of this blog has always been to inform buyers and sellers alike.  I feel the Q3 Greenwich Report that the owners of my company put out, best describe the current landscape and market.  You can click on the whole report broken down by area below. Here is what their summary is: This summer had us doing a lot of number crunching here in Greenwich. The local market varies dramatically depending on the neighborhood. While Greenwich itself remains a highly desirable area, buyers are willing to wait on the sidelines for the right property. Our team has become experts on the complicated and changing variables driving the current market, and what makes a property sell. Wall Street's volatility is increasingly evident in the real estate market. The summer was a roller coaster for investors, who remain on edge. Those jitters have naturally spread to the housing market and have made buyers wary of making the wrong move. They demand value to get off the sidelines. Recent evidence of some economic weakness has many believing rates will stay low for longer than expected, giving buyers even less reason to compromise, or buy into a property that isn't turnkey. Here are some trends we see as the rest of 2015 plays out: Get ready to play "Deal or No Deal". If your property is well renovated, in move-in condition, and priced right, you will be able to make a deal. Bonus points if you are near transportation, restaurants, shopping and schools that buyers want. But be warned. Miss on any of those and buyers may bypass your offering, and you will be scrambling to re-group. Buyers don't want to play games. They don't want to lowball. They want value and quality. Fishing is not the sport of choice this season. Sellers must be realistic when setting a price. Many properties are sitting on the market for longer than we would like. The key to cutting down Days On Market is setting the right price from the start. Let's take some advice from Marie Kondo, author of "The Life-Changing Magic of Tidying Up: The Japanese Art of Decluttering and Organising". That means staging, painting and perhaps most importantly, de-cluttering. Sellers must take steps to limit the creativity a buyer needs to imagine what their life would be like in the house. Some regional statistics we'd like to share: Buyers with the biggest budgets can take their pick in Greater Greenwich. There is a lot to choose from in the $10m plus category with 53 homes to choose from. That said, the hottest price range in the area is the $5-6m, where sales are up 77 percent year-to-date. Overall though, the number of sales is down in the area, and they are taking longer to sell, but prices are higher. Buyers will pay a premium for new or renovated properties. Patience is a virtue North of the Parkway: Homes sat on the market the longest in the area, an average of 276 days. It's no surprise that prices fell. But in the end that value pricing resonated with buyers, and units sold rose 66 percent.  Location paid off South of the Parkway: Buyers were willing to pay more to be close to town. The median price of a home went up 27 percent in the third quarter. It still took a long time to make those sales, and the number of homes sold held steady, but more expensive homes did show gains. The laws of supply and demand worked in sellers favor South of Post Road. Homes got 97 percent of their last list price, and median prices were up 11 percent in the third quarter. There were fewer homes to choose from. That meant fewer days on the market, and a faster moving market working in favor of smart sellers. Cos Cob took a break after a strong first half of the year. Inventory grew, and sat on the market longer. Prices fell, as did sales. Old Greenwich also slowed down, moderating after a strong 18 months. Both prices and sales were lower, though there was some improvement in the amount of time it took to sell a home. Riverside was a mixed bag. More homes sold, but prices were down. Homes that sold were on the market a relatively short amount of time, at an average of 89 days. The hottest category here was the $4m to $5m range. That is typically a new home or a fully renovated home. Condo sales remain solid, but value remains a high priority for buyers. Prices are down, as is inventory. Buyers are holding out for renovated opportunities, but only at the right price.  Outlook for the rest of 2015: We are energized and excited about the continued appeal of the Greenwich area. We are thrilled to report that Houlihan Lawrence was the sole brokerage behind the largest transaction of the third quarter. We have the data and expertise to get the best results for our clients, and look forward to sharing more good news with you, as we get ready for 2016. THIRD QUARTER 2015 EXECUTIVE SUMMARY Stephen Meyers President and CEO Chris Meyers Managing Principal 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     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 25th    Below are the 56 open houses for Sunday.   Street Name Area List Price Time Listing Office 7 Stag Lane Greenwich $8.5K 1-3 p.m. Houlihan Lawrence 198 Shore Road Old Greenwich $12.5K 3:30-5:30 p.m. Halstead 212 Taconic Road Greenwich $15.5K 2-4 p.m. Sotheby's 119 Spruce Street Greenwich $555K 1-3 p.m. Douglas Elliman 151 Putnam Park Greenwich $585K 1-3 p.m. BHHS 28 Rippowam #B Cos Cob $595K 1-4 p.m. Raveis 15 Le Grande #2 Greenwich $645K 2-4 p.m. Coldwell Banker 35 Rockmere Avenue Old Greenwich $649K 1-4 p.m. BHHS 64 Richland Road Greenwich $699K 2-4 p.m. Raveis 47 Lafayette Place #3A Greenwich $795K 1-4 p.m. New England Land 32 Maplewood Drive Cos Cob $1.195M 1-3 p.m. Sotheby's 36 Sherwood Avenue Greenwich $1.199M 2-4 p.m. Anderson Associates 4 Bowman Drive Greenwich $1.249M 1-4 p.m. Coldwell Banker 7 Alec Templeton Greenwich $1.25M 1-3 p.m. Higgins 40 Mohawk Lane Greenwich $1.295M 1-4 p.m. New England Land 131 Havemeyer Place Greenwich $1.35M 1-3 p.m. Houlihan Lawrence 26 Valleywood Road Cos Cob $1.375M 2-4 p.m. Coldwell Banker 10 Lockwood Drive Old Greenwich $1.395M 1-3 p.m. Coldwell Banker 48 Davenport Avenue Greenwich $1.5M 1-3 p.m. Coldwell Banker 178 Milbank #B Greenwich $1.65M 1-3 p.m. Coldwell Banker 812 Lake Avenue Greenwich $1.749M 2-4 p.m. Halstead 18 Halock Drive Greenwich $1.795M 1-4 p.m. Coldwell Banker 7 Stag Lane Greenwich $1.845M 1-3 p.m. Houlihan Lawrence 2 Spruce Street Riverside $1.865M 1-3 p.m. Coldwell Banker 2 Finney Knoll Riverside $1.895M 1-3 p.m. Houlihan Lawrence 15 Dartmouth Road Cos Cob $1.945M 1-3 p.m. Sotheby's 172 Byram Shore Greenwich $1.995M 1-3 p.m. Coldwell Banker 24 Nutmeg Drive Greenwich $1.995M 2-4 p.m. BHHS 7 Finney Knoll Riverside $1.995M 1-3 p.m. Sotheby's 79 Connecticut Avenue Greenwich $1.995M 1-4 p.m. Sotheby's 11 Pintail Lane Greenwich $2.15M 1-3 p.m. Houlihan Lawrence 18 Cat Rock Road Cos Cob $2.275M 1-3 p.m. Sotheby's 39 Midbrook Lane Old Greenwich $2.395M 1-3 p.m. Raveis 24 Londonderry Drive Greenwich $2.395M 1-3 p.m. Halstead 300 Stanwich Road Greenwich $2.495M 1-3 p.m. Sotheby's 180 Stanwich Road Greenwich $2.6M 1-4 p.m. BHHS 130 Havemeyer Place Greenwich $2.695M 1-3 p.m. Sotheby's 360 Riversville Road Greenwich $2.775M 2-4 p.m. Houlihan Lawrence 44 Doubling Road Greenwich $2.975M 1-3 p.m. Sotheby's 83 Sawmill Lane Greenwich $3.1M 1-3 p.m. Sotheby's 718 North Street Greenwich $3.35M 2-4 p.m. Raveis 294 Round Hill Greenwich $3.495M 2-4 p.m. Douglas Elliman 127 Shore Road Old Greenwich $3.595M 1-3 p.m. Coldwell Banker 6 Lita Drive Greenwich $3.65M 2-4 p.m. Houlihan Lawrence 14 Long View Avenue Riverside $3.695M 2-4 p.m. Houlihan Lawrence 212 Taconic Road Greenwich $3.695M 2-4 p.m. Sotheby's 98 North Street Greenwich $3.75M 2-4 p.m. Coldwell Banker 14 Sherwood Farm Greenwich $3.795M 1-4 p.m. Halstead 28 Wooddale Road Greenwich $3.85M 2-4 p.m. Halstead 15 Wyckham Hill Greenwich $3.995M 1-3 p.m. BHHS 73 Sterling Road Greenwich $4.25M 2-4 p.m. Coldwell Banker 19 Shoal Point Lane Riverside $4.325M 10-2 p.m. Coldwell Banker 851 Lake Avenue Greenwich $4.85M 1-4 p.m. BHHS 303 Milbank Avenue Greenwich $6.4M 1-4 p.m. Coldwell Banker 198 Shore Road Old Greenwich $6.8M 3:30-5:30 Halstead 35 Winding Lane Greenwich $6.995M 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

Greenwich, CT Residential Real Estate Blog and Analysis: October 16th

Greenwich, CT Residential Real Estate Blog and Analysis:   October 16th-18th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

The above pictured stunning five bedroom colonial is located at 50 Cat Rock Road.  The house is ready for today's buyers with an incredible kitchen that opens into the family room, perfect for entertaining.  However, the amenities are what sets this house apart.  There is a phenomenal home theatre in the lower level, a great master bedroom and bath, gym, a heated driveway for the winters, and great yard with patio and decks.  I left feeling there was a lot of fun family days and entertaining at the home.  It was built in 2007, listed at 7,000 s.f., sits on a private 1.47 acres, in the sought after North Street Elementary district, and is priced at $3.395M.  There will be an open house at this property from 1-4 p.m. on Sunday.  Also, I will be hosting an open house at 9 Cottage Place in Greenwich from 1-4 on Sunday. The goal of this blog has always been to inform buyers and sellers alike.  I feel the Q3 Greenwich Report that the owners of my company put out, best describe the current landscape and market.  You can click on the whole report broken down by area below. Here is what their summary is:   This summer had us doing a lot of number crunching here in Greenwich. The local market varies dramatically depending on the neighborhood. While Greenwich itself remains a highly desirable area, buyers are willing to wait on the sidelines for the right property. Our team has become experts on the complicated and changing variables driving the current market, and what makes a property sell. Wall Street's volatility is increasingly evident in the real estate market. The summer was a roller coaster for investors, who remain on edge. Those jitters have naturally spread to the housing market and have made buyers wary of making the wrong move. They demand value to get off the sidelines. Recent evidence of some economic weakness has many believing rates will stay low for longer than expected, giving buyers even less reason to compromise, or buy into a property that isn't turnkey. Here are some trends we see as the rest of 2015 plays out: Get ready to play "Deal or No Deal". If your property is well renovated, in move-in condition, and priced right, you will be able to make a deal. Bonus points if you are near transportation, restaurants, shopping and schools that buyers want. But be warned. Miss on any of those and buyers may bypass your offering, and you will be scrambling to re-group. Buyers don't want to play games. They don't want to lowball. They want value and quality. Fishing is not the sport of choice this season. Sellers must be realistic when setting a price. Many properties are sitting on the market for longer than we would like. The key to cutting down Days On Market is setting the right price from the start. Let's take some advice from Marie Kondo, author of "The Life-Changing Magic of Tidying Up: The Japanese Art of Decluttering and Organising". That means staging, painting and perhaps most importantly, de-cluttering. Sellers must take steps to limit the creativity a buyer needs to imagine what their life would be like in the house. Some regional statistics we'd like to share: Buyers with the biggest budgets can take their pick in Greater Greenwich. There is a lot to choose from in the $10m plus category with 53 homes to choose from. That said, the hottest price range in the area is the $5-6m, where sales are up 77 percent year-to-date. Overall though, the number of sales is down in the area, and they are taking longer to sell, but prices are higher. Buyers will pay a premium for new or renovated properties. Patience is a virtue North of the Parkway: Homes sat on the market the longest in the area, an average of 276 days. It's no surprise that prices fell. But in the end that value pricing resonated with buyers, and units sold rose 66 percent. Location paid off South of the Parkway: Buyers were willing to pay more to be close to town. The median price of a home went up 27 percent in the third quarter. It still took a long time to make those sales, and the number of homes sold held steady, but more expensive homes did show gains. The laws of supply and demand worked in sellers favor South of Post Road. Homes got 97 percent of their last list price, and median prices were up 11 percent in the third quarter. There were fewer homes to choose from. That meant fewer days on the market, and a faster moving market working in favor of smart sellers. Cos Cob took a break after a strong first half of the year. Inventory grew, and sat on the market longer. Prices fell, as did sales. Old Greenwich also slowed down, moderating after a strong 18 months. Both prices and sales were lower, though there was some improvement in the amount of time it took to sell a home. Riverside was a mixed bag. More homes sold, but prices were down. Homes that sold were on the market a relatively short amount of time, at an average of 89 days. The hottest category here was the $4m to $5m range. That is typically a new home or a fully renovated home. Condo sales remain solid, but value remains a high priority for buyers. Prices are down, as is inventory. Buyers are holding out for renovated opportunities, but only at the right price. Outlook for the rest of 2015: We are energized and excited about the continued appeal of the Greenwich area. We are thrilled to report that Houlihan Lawrence was the sole brokerage behind the largest transaction of the third quarter. We have the data and expertise to get the best results for our clients, and look forward to sharing more good news with you, as we get ready for 2016. THIRD QUARTER 2015 EXECUTIVE SUMMARY Stephen Meyers President and CEO Chris Meyers Managing Principal There are currently 737 properties for sale in Greenwich up two 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. 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     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 18th

  

Below are the 77 open houses for Sunday.  

Street Name	Area	List Price	Time	Listing Office
7 Cottontail Road	Cos Cob	$4.995K	1-3 p.m.	Sotheby's
7 W Crossway	Old Greenwich	$7K	1-4 p.m.	Greenwich Custom
16 Manor Road	Old Greenwich	$7.25K	1-4 p.m.	BHHS
28 Wooddale Road	Greenwich	$9.5K	1-3 p.m.	Halstead
119 Spruce Street	Greenwich	$555K	1-3 p.m.	Douglas Elliman
302 River Run	Greenwich	$648K	1-4 p.m.	BHHS
9 COTTAGE PLACE	Greenwich	$699.9K	1-4 p.m.	Houlihan Lawrence
21 Upland Street	Greenwich	$784K	2-4 p.m.	Anderson Associates
8 Orchard Street	Cos Cob	$835K	1-4 p.m.	Raveis
3 Putnam Hil #3G	Greenwich	$995K	1-4 p.m.	BHHS
10 Mead Avenue	Cos Cob	$1.095M	1-3 p.m.	Coldwell Banker
49 Indian Harbor #9	Greenwich	$1.175M	1-3 p.m.	Halstead
10.5 Sound Beach Ext	Riverside	$1.275M	1-4 p.m.	Raveis
51 Glen Road	Greenwich	$1.325M	1-3 p.m.	BHHS
7 Cottontail Road	Cos Cob	$1.35M	1-3 p.m.	Sotheby's
31 Hawthorne	Greenwich	$1.395M	2-4 p.m.	Sotheby's
1 Strawbridge Lane	Greenwich	$1.495M	1-3 p.m.	Raveis
72 Sound Beach	Old Greenwich	$1.495M	1-4 p.m.	Raveis
8 Orchard Street	Cos Cob	$1.498M	1-4 p.m.	Raveis
107 Havemeyer Place	Greenwich	$1.6M	1-4 p.m.	BHHS
18 Oval Avenue	Riverside	$1.649M	2-4 p.m.	Raveis
87 Stonehedge Drive	Greenwich	$1.675M	1-3 p.m.	Coldwell Banker
108 Glenville Road	Greenwich	$1.745M	1:30-3 p.m.	DMK
4 Rainbow Drive	Riverside	$1.75M	1-4 p.m.	Raveis
16 Manor Road	Old Greenwich	$1.795M	1-4 p.m.	BHHS
12 Old Orchard	Riverside	$1.89M	1-4 p.m.	Higgins
7 Heusted Drive	Old Greenwich	$1.9M	1-4 p.m.	BHHS
1 White Birch Lane	Cos Cob	$1.945M	2:30-4:30 p.m.	Douglas Elliman
188 Bedford Road	Greenwich	$1.995M	2-4 p.m.	Coldwell Banker
172 Byram Shore Road	Greenwich	$1.995M	1-3 p.m.	Coldwell Banker
11 Pintail Lane	Greenwich	$2.15M	1-3 p.m.	Houlihan Lawrence
119 Hendrie Avenue	Riverside	$2.15M	1-3 p.m.	Coldwell Banker
311 Cognewaugh Road	Cos Cob	$2.175M	2-4 p.m.	Weichert
33 Pleasant Street	Riverside	$2.195M	1-4 p.m.	BHHS
21 Mohawk Lane	Greenwich	$2.195M	1-3 p.m.	Coldwell Banker
14 Meadow Road	Riverside	$2.195M	2-4 p.m.	Houlihan Lawrence
82 Butternut Hollow	Greenwich	$2.275M	2-4 p.m.	Coldwell Banker
7 W Crossway	Old Greenwich	$2.295M	1-4 p.m.	Greenwich Custom
17 Byfield Lane	Greenwich	$2.295M	1-4 p.m.	BHHS
116 Pecksland Road	Greenwich	$2.375M	1-4 p.m.	William Pitt Sotheby's
39 Midbrook Lane	Old Greenwich	$2.395M	1:30-3:30 p.m.	Raveis
16 Roosevelt Avenue	Old Greenwich	$2.395M	12-4 p.m.	Halstead
28 Loading Rock	Riverside	$2.4M	2-4 p.m.	Sotheby's
35 Indian Harbor #A	Greenwich	$2.45M	11-1 p.m.	Douglas Elliman
53 Lockwood Avenue	Old Greenwich	$2.45M	1-3 p.m.	Sotheby's
5 Lia Fail	Cos Cob	$2.495M	2-4 p.m.	Sotheby's
6 Elizabeth Lane	Riverside	$2.495M	2-4 p.m.	Coldwell Banker
443 North Street	Greenwich	$2.65M	2-4 p.m.	Centric Property
20 Steeple Chase	Greenwich	$2.695M	1-4 p.m.	Coldwell Banker
58 Connecticut Avenue	Greenwich	$2.75M	1-4 p.m.	Halstead
2 Binney Lane	Old Greenwich	$2.895M	2-4 p.m.	Houlihan Lawrence
8 Patricia Lane	Cos Cob	$2.975M	1-4 p.m.	BHHS
18 Grimes Road	Old Greenwich	$2.995M	1-4 p.m.	BHHS
17 Winterset Road	Greenwich	$3M	1-3 p.m.	Raveis
10 Edgewood #3B	Greenwich	$3.15M	1-3 p.m.	Sotheby's
1 Keofferam Road	Old Greenwich	$3.195M	12-3 p.m.	Houlihan Lawrence
50 Lockwood Avenue	Old Greenwich	$3.25M	11-1 p.m.	Raveis
8 Dearfield Drive	Greenwich	$3.395M	1-3 p.m.	Raveis
50 CAT ROCK ROAD	Cos Cob	$3.395M	1-4 p.m.	Houlihan Lawrence
6 Lita Drive	Greenwich	$3.65M	3-5 p.m.	Houlihan Lawrence
14 Sherwood Farm	Greenwich	$3.795M	1-4 p.m.	Halstead
56 Milbank Avenue #2	Greenwich	$3.895M	3-5 p.m.	Coldwell Banker
34 Lenox Drive	Greenwich	$3.9M	1-4 p.m.	BHHS
3 Gisborne Place	Old Greenwich	$4.095M	12- 2 p.m.	Coldwell Banker
28 Wooddale Road	Greenwich	$4.15M	1-3 p.m.	Halstead
524 North Street	Greenwich	$4.295M	1-4 p.m.	BHHS
1 Ashton Drive	Greenwich	$4.6M	12:30-2:30 p.m.	Douglas Elliman
477 Riversville Road	Greenwich	$4.825M	1-3 p.m.	Weichert
26 Jones Park	Riverside	$5.125M	1-4 p.m.	BHHS
185 Riverside Avenue	Riverside	$5.2M	1-4 p.m.	BHHS
1 Wyckham Hill Lane	Greenwich	$5.5M	2-4 p.m.	Raveis
24 Lower Cross	Greenwich	$5.75M	3:30-5:30 p.m.	Halstead
303 Milbank Avenue	Greenwich	$6.4M	12- 2 p.m.	Coldwell Banker
291 Stanwich Road	Greenwich	$6.695M	1-3 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
38 Parsonage Road	Greenwich	$9.9M	2-4 p.m.	Halstead

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

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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.