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

Greenwich, CT Residential Real Estate Blog and Analysis:   October 2nd-4th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

Dear Jared Featured is 14 Meadow Road in Riverside.  The home was completely renovated and expanded in 2012.  Located in a very sought after area of Riverside this property comes with deeded rights to Willowmere Association Beach.  The home is move in ready and holds four bedrooms with three full baths and one half bath.  One of the aspects that I loved about this home is how the kitchen opens up to vaulted ceiling family room with sliding glass doors to the yard.  The flow is what today's buyers are looking for.    Not to mention the master suite with two custom walk in closets.  This is a great home in a coveted neighborhood.  The listing price is  $2.195M. There are currently 720 properties for sale in Greenwich.  The charts are updated as of August.  We have had a lot of new subscribers as of late.  A quick refresher of the blog.  Scroll down for charts on the inventory and sold properties for each price range.  Also, pay close attention to the months on average chart as it breaks down the overall health of each price point.  Below that you will find the open house list for Sunday with clickable links to see the detail on each property.  Lastly, 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 and you can even set up to get alerts as properties come on the market or are sold.  If you scroll down to the months on average chart and look between the end of July and the September numbers you will see the months on average really grow as the inventory hit the market in anticipation for the Fall Market. 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 6th    Below are the 60 open houses for Sunday.   Street Name Area List Price Time Listing Office 29 Division Street #3 Greenwich $449K 1-4 p.m. Halstead 47 Lafayette Place 2I Greenwich $499K 1-3 p.m. Raveis 119 Spruce Street Greenwich $565K 1-3 p.m. Douglas Elliman 4 Relay Court Cos Cob $640K 1-3 p.m. Raveis 302 River Run Greenwich $648K 2-4 p.m. BHHS 35 Rockmere Avenue Old Greenwich $685K 1-4 p.m. BHHS 30 Nicholas Avenue Greenwich $689K 1-3 p.m. Sotheby's 100 Strickland #4 Cos Cob $729K 1-3 p.m. Coldwell Banker 100 Strickland #9 Cos Cob $735K 1-3 p.m. Houlihan Lawrence 17 Salem Street Cos Cob $799K 1-3 p.m. Coldwell Banker 42 Ridge Street Cos Cob $899K 1-4 p.m. Raveis 71 Bowman Drive Greenwich $1.15M 1-3 p.m. Coldwell Banker 19 Watch Tower Lane Old Greenwich $1.175M 1-4 p.m. Raveis 32 Maplewood Drive Cos Cob $1.195M 1-3 p.m. Sotheby's 30 Buxton Landing Riverside $1.199M 2-4 p.m. Coldwell Banker 36 Sherwood Avenue Greenwich $1.199M 1-4 p.m. Anderson Associates 10 Rainbow Drive Riverside $1.275M 2-4 p.m. Houlihan Lawrence 53 Glen Road Greenwich $1.325M 12-4 p.m New England Land 48 Davenport Avenue Greenwich $1.5M 1-3 p.m. Coldwell Banker 6 Carriage Road Cos Cob $1.525M 2-4 p.m. Coldwell Banker 29 Indian Mill Cos Cob $1.595M 1-3 p.m. Sotheby's 18 Oval Avenue Riverside $1.649M 1-4 p.m. Raveis 178 Milbank #B Greenwich $1.65M 1-3 p.m. Coldwell Banker 812 Lake Avenue Greenwich $1.749M 2-4 p.m. Halstead 107 Havemeyer Place Greenwich $1.75M 1-4 p.m. BHHS 4 Rainbow Drive Riverside $1.75M 2-4 p.m. Raveis 55 Summit Road Riverside $1.85M 1-4 p.m. Sotheby's 2 Spruce Street Riverside $1.865M 1-4 p.m. Coldwell Banker 10 West End Old Greenwich $1.895M 2-4 p.m. Houlihan Lawrence 1 White Birch Cos Cob $1.945M 2:30-4:30 Douglas Elliman 15 Dartmouth Road Cos Cob $1.945M 1-3 p.m. Sotheby's 22 Red Coat Lane Greenwich $1.99M 1-3 p.m. Sotheby's 24 Nutmeg Drive Greenwich $1.995M 2-4 p.m. BHHS 79 Connecticut Greenwich $1.995M 1-4 p.m. Sotheby's 24 Bedford Road Greenwich $1.999M 2-4 p.m. Houlihan Lawrence 76 Summit Road Riverside $2.125M 1-4 p.m. Halstead 119 Hendrie Avenue Riverside $2.15M 1-3 p.m. Coldwell Banker 24 Meadow Road Riverside $2.195M 2-4 p.m. David Ogilvy 17 Byfield Lane Greenwich $2.295M 1-3:30 p.m. BHHS 116 Pecksland Road Greenwich $2.375M 1-4 p.m. William Pitt 101 Lockwood Road Riverside $2.45M 12-2 p.m. Coldwell Banker 37 Byfield Lane Greenwich $2.525M 1-4 p.m. BHHS 28 Loading Rock Riverside $2.55M 2-4 p.m. Sotheby's 58 Connecticut Greenwich $2.75M 1-4 p.m. Halstead 64 Butternut Hollow Greenwich $2.795M 2-4 p.m. Raveis 95 Valley #B Cos Cob $2.9M 2-4 p.m. Raveis 8 Patricia Lane Cos Cob $2.975M 1-4 p.m. BHHS 27 Cobb Island Greenwich $2.995M 1-3 p.m. Houlihan Lawrence 47 Birch Lane Greenwich $3.125M 1-3 p.m. Coldwell Banker 8 Dearfield Drive Greenwich $3.395M 1-4 p.m. Raveis 1 Dearfield Lane Greenwich $3.499M 2-4 p.m. Coldwell Banker 14 Lockwood Avenue Old Greenwich $3.595M 2-4 p.m. Houlihan Lawrence 22 Bedford Road Greenwich $3.695M 2-4 p.m. Real Living 34 Lenox Drive Greenwich $3.9M 1-3 p.m. BHHS 73 Sterling Road Greenwich $4.25M 1-4 p.m. Coldwell Banker 851 Lake Avenue Greenwich $4.85M 1:30-4 p.m. BHHS 37 Londonderry Greenwich $5M 1-3 p.m. Greenwich Realty 5 Crossway Old Greenwich $5.4M 1-3 p.m. Sotheby's 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.

Greenwich, CT Residential Real Estate Blog and Analysis: September 25th

Greenwich, CT Residential Real Estate Blog and Analysis:   September 25th-27th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

Dear Jared I would like to thank the Greenwich Time for featuring my analysis of the Greenwich market in the Real Estate Section of Friday's paper. Welcome home to 9 Cottage Place. You'll 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 kitchen, 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 loveseat swing. A wonderful condo-alternative with low property taxes.  Jill Miller will be hosting an open house here on Sunday from 2-4 p.m. Stop by and say hello. All of the charts have been updated.  We have had a lot of new subscribers as of late.  A quick refresher of the blog.  Scroll down for charts on the inventory and sold properties for each price range.  Also, pay close attention to the months on average chart as it breaks down the overall health of each price point.  Below that you will find the open house list for Sunday with clickable links to see the detail on each property.  Lastly, 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 and you can even set up to get alerts as properties come on the market or are sold.  If you scroll down to the months on average chart and look between the end of July and the September numbers you will see the months on average really grow as the inventory hit the market in anticipation for the Fall Market. 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 September 27th    Below are the 59 open houses for Sunday.  Jill Miller will be hosting an open house at 9 Cottage Place from 2-4p.m. Street Name Area List Price Time Listing Office 16 Manor Road Old Greenwich $7.5K 1-4 p.m. BHHS 47 Lafayette #4C Greenwich $478K 1-4 p.m. BHHS 124 Putnam Park Greenwich $479K 1-3 p.m. Laurel Properties 119 Spruce Street Greenwich $575K 1-3 p.m. Douglas Elliman 28 Rippowam #B Cos Cob $595K 1-3 p.m. Raveis 7 River Road #304 Cos Cob $629K 1-3 p.m. Houlihan Lawrence 36 Silo Circle Riverside $648K 1-4 p.m. BHHS 9 COTTAGE PLACE Greenwich $699.9K 2-4 p.m. Houlihan Lawrence 106 Putnam Park Greenwich $785K 1-3 p.m. Laurel Properties 5 Randolph Place Cos Cob $815K 12-3 p.m. Douglas Elliman 50 Church Street #2 Greenwich $875K 1-3 p.m. Coldwell Banker 265 Pemberwick Greenwich $925K 1-4 p.m. Raveis 172 Field Point #9 Greenwich $950K 1-3 p.m. BHHS 6 Riverview Court Greenwich $1.095M 1-4 p.m. BHHS 61 Gregory Road Cos Cob $1.155M 1-3 p.m. Raveis 15 Stone Brook Cos Cob $1.195M 12-3 p.m. Weichert 29 Windsor Lane Cos Cob $1.195M 2-4 p.m. Raveis 26 Valleywood Cos Cob $1.375M 1-3 p.m. Coldwell Banker 28 Revere Road Riverside $1.479M 2-4 p.m. Houlihan Lawrence 10 Hilton Heath Cos Cob $1.595M 1-4 p.m. BHHS 178 Milbank #B Greenwich $1.65M 3-5 p.m. Coldwell Banker 365 Round Hill Greenwich $1.695M 1-3 p.m. Davenport  67 Sumner Road Greenwich $1.699M 1-3 p.m. Coldwell Banker 89 Mallard Drive Greenwich $1.755M 1-3 p.m. Houlihan Lawrence 16 Manor Road Old Greenwich $1.795M 1-4 p.m. BHHS 50 Sumner Road Greenwich $1.795M 1-3 p.m. Raveis 7 Stag Lane Greenwich $1.895M 1-3 p.m. Houlihan Lawrence 7 Heusted Drive Old Greenwich $1.9M 1-4 p.m. BHHS 315 Field Point Greenwich $1.939M 1-4 p.m. BHHS 1 White Birch Cos Cob $1.945M 12:30-2:30 Douglas Elliman 2 Boxwood Lane Greenwich $1.995M 1-4 p.m. Raveis 24 Nutmeg Drive Greenwich $1.995M 1-3 p.m. BHHS 119 Hendrie Avenue Riverside $2.15M 2-4 p.m. Coldwell Banker 44 Orchard Place #B Greenwich $2.325M 11:30-2:30 BHHS 33 Pleasant Street Riverside $2.349M 1-4 p.m. BHHS 24 Londonderry Greenwich $2.395M 2-4 p.m. Halstead 101 Lockwood Road Greenwich $2.45M 1-3 p.m. Coldwell Banker 26 Byfield Lane Greenwich $2.495M 1-4 p.m. Private Client Realty 6 Elizabeth Lane Riverside $2.575M 2-4 p.m. Coldwell Banker 36 Riversville Road Greenwich $2.695M 1-4 p.m. Raveis 6 Interlaken Road Greenwich $2.695M 12-2 p.m. Raveis 77 Sawmill Lane Greenwich $2.8M 11:30-2:30 Coldwell Banker 43 Harding Road Old Greenwich $2.895M 1-3 p.m. Douglas Elliman 17 Winterset Road Greenwich $3M 1-4 p.m. Raveis 47 Birch Lane Greenwich $3.125M 1-3 p.m. Coldwell Banker 294 Round Hill Greenwich $3.495M 1-3 p.m. Houlihan Lawrence 98 North Street Greenwich $3.75M 1-4 p.m. Coldwell Banker 19 Desiree Drive Greenwich $3.995M 1-3 p.m. David Ogilvy 28 Wooddale Road Greenwich $4.15M 2-4 p.m. Halstead 19 Shoal Point Riverside $4.325M 10-2 p.m. Coldwell Banker 41 Cliffdale Road Greenwich $4.499M 2-4 p.m. Coldwell Banker 560 Lake Avenue Greenwich $4.5M 1-4 p.m. Coldwell Banker 1 Ashton Drive Greenwich $4.6M 2:30-4:30 Douglas Elliman 128 Porchuck Road Greenwich $4.75M 11:30-2:00 BHHS 158 Clapboard Ridge Greenwich $5.495M 1-3 p.m. Douglas Elliman 432 Field Point Road Greenwich $5.995M 1-3 p.m. Halstead 303 Milbank Avenue Greenwich $6.4M 11-1 p.m. Coldwell Banker 198 Shore Road Old Greenwich $6.8M 1:30-3:30 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           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:   September 18th-20th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

We have had a lot of new subscribers as of late.  A quick refresher of the blog.  Scroll down for charts on the inventory and sold properties for each price range.  Also, pay close attention to the months on average chart as it breaks down the overall health of each price point.  Below that you will find the open house list for Sunday with clickable links to see the detail on each property.  Lastly, 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 and you can even set up to get alerts as properties come on the market or are sold. As a realtor in Greenwich we have Broker open house days on Tuesdays and Thursdays.  Homes for sale are opened up to the realtors so that we can get familiar with the properties.  When the above featured 159 Taconic Road came on the market last week and had their broker open house, it was all of the talk in the office.  This spectacular colonial was built in 2015 with every detail thought of.  Take a look at the pictures, as the details I loved were the differences in the ceilings of different rooms.  You have the beautifully done coffered ceilings, then over the kitchen, the ceiling reminds me of a plantation style in New Orleans, mixed with columns with high gloss paint in another room.  I felt the agent summed it up perfectly when she wrote, "Spectacular 2015 Colonial showcases timeless elegance of traditional architectural elements with stunning modern aesthetics."  The home is listed as 11,500 s.f. with six en-suite bedrooms.  The home has seven total full baths and three more half baths.  The amenities include but are not limited to home theatre, wine cellar, exercise room, 20' by 40' heated pool, covered terrace, a bluestone patio with built in BBQ and stone fire pit, three car garage and a generator.  The house is listed for sale at $9.595M. I believe if you scroll down to the pie charts you will see the market in a snapshot.  There are still two different markets the under $2M or $3M and the over $2M or $3M market. "Looking at these two graphs, I believe really sum up the market.  The below $2M market equates to 64% of the sold properties this year. However, looking below the inventory in that market equates to 37% of the available inventory.  If you add in the $2M-$3M market then you are looking at 79% of sold properties to 56% of the market.  Conversely the over $2M market is 63% of our total inventory and only makes up 36% of the sold properties this year."   To further illustrate the point if you look down to the months on average graph you will see it in better detail.  "This really shows the difference between the markets.  Every price point under $2M is less than 7 months.  While, $2M-$5M ranges between 11 months and 15 months.  $5M-$10M ranges from 21 months to 47 months and over $10M it would take 120 months to sell through the inventory at the current pace." 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 hav 652 available properties in Greenwich today.  We have sold 512 properties.  You can see July has been comparable to the past few years, only less than 2013.   New Listings We had 98 new listings in the month of July, which is less than last year, but still a healthy number.      Year to Date Sold Looking at these two graphs, I believe really sum up the market.  The below $2M market equates to 64% of the sold properties this year. However, looking below the inventory in that market equates to 37% of the available inventory.  If you add in the $2M-$3M market then you are looking at 79% of sold properties to 56% of the market.  Conversely the over $2M market is 63% of our total inventory and only makes up 36% of the sold properties this year.   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 0-$500K 4.5 4 9.6 9.6 5.4 5.3 $500K-$1M 6.3 4.2 7.5 8.6 7.4 6.8 $1M-$1.5M 4.8 4.5 6 5.5 4 3.3 $1.5M-$2M 6.9 7 8.8 8.1 6.5 5.8 $2M-$3M 10.1 8 14 15 11.6 11.6 $3M-$4M 31 20.5 25.5 25.3 16.2 13.1 $4M-$5M 54.3 26.6 30.3 27.3 17.2 15.5 $5M-$7.5M 49.1 30.2 34.6 31.7 23.8 20.9 $7.5M-$10M 20.4 36 31.3 36.4 49.6 47 $10M+ 41.7 76.5 80.5 86 103.1 120.8 This really shows the difference between the markets.  Every price point under $2M is less than 7 months.  While, $2M-$5M ranges between 11 months and 15 months.  $5M-$10M ranges from 21 months to 47 months and over $10M it would take 120 months to sell through the inventory at the current pace.   Open Houses for September 20th    Below are the 64 open houses for Sunday.  The first two are rentals. Street Name Area List Price Time Listing Office 4 Heather Lane Greenwich $4.7K 12-2 p.m. Raveis 70 Riverdale #701 Greenwich $4.95K 1-3 p.m. Raveis 1465 Putnam #119 Old Greenwich $429.9K 1-3 p.m. Raveis 351 Pemberwick #911 Greenwich $535K 1-3 p.m. Coldwell Banker 119 Spruce Street Greenwich $575K 1-3 p.m. Douglas Elliman 24 Morgan Avenue Greenwich $579K 1-4 p.m. BHHS 17 Salem Street Cos Cob $849K 11-1 p.m. Coldwell Banker 70 Riverdale #903 Greenwich $859K 1-3 p.m. Coldwell Banker 1 Cary Road Riverside $865K 1-4 p.m. Davenport 70 Riverdale #701 Greenwich $879K 1-3 p.m. Raveis 42 Ridge Street Cos Cob $899K 2-4 p.m. Raveis 12 Manor Road Old Greenwich $975K 1-3 p.m. Coldwell Banker 6 Riverview Court Greenwich $1.095M 2-5 p.m. BHHS 71 Bowman Drive Greenwich $1.15M 1-4 p.m. Coldwell Banker 15 Stone Brook Cos Cob $1.195M 1-3 p.m. Weichert 33 Lyon Farm Greenwich $1.2M 1-3 p.m. Coldwell Banker 12 Georgetowne Greenwich $1.25M 12-2 p.m. Coldwell Banker 26 Valleywood Road Cos Cob $1.375M 1-3 p.m. Coldwell Banker 29 Windsor Lane Cos Cob $1.385M 2-4 p.m. Raveis 4 North Street Cos Cob $1.399M 12-2 p.m. Greenwich Realty 24 Shore Road Old Greenwich $1.595M 1-3 p.m. David Ogilvy 178 Milbank #B Greenwich $1.65M 12-3 p.m. Coldwell Banker 17 Shore Acre Old Greenwich $1.65M 2-4 p.m. Coldwell Banker 87 Stonehedge Drive Greenwich $1.675M 1-4 p.m. Coldwell Banker 365 Round Hill Greenwich $1.695M 1-3 p.m. Davenport 29 Coventry Lane Riverside $1.749M 1-3 p.m. Coldwell Banker 107 Havemeyer Place Greenwich $1.75M 1-4 p.m. BHHS 112 Taconic Road Greenwich $1.895M 1-4 p.m. BHHS 65 Overlook Drive Greenwich $1.899M 1-3 p.m. Sotheby's 1 White Birch Cos Cob $1.945M 1-4 p.m. Douglas Elliman 22 Red Coat Lane Greenwich $1.99M 12-2 p.m. Sotheby's 10 West End Old Greenwich $1.995M 2-4 p.m. Houlihan Lawrence 24 Nutmeg Drive Greenwich $1.995M 1-3 p.m. BHHS 7 Finney Knoll Riverside $1.995M 12-2 p.m. Sotheby's 24 Bedford Road Greenwich $1.999M 1-3 p.m. Houlihan Lawrence 10 Park Avenue Old Greenwich $1.9999M 2-4 p.m. Coldwell Banker 39 Lockwood Drive Old Greenwich $2.15M 2-4 p.m. Houlihan Lawrence 11 Pintail Lane Greenwich $2.15M 1-3 p.m. Houlihan Lawrence 119 Hendrie Avenue Riverside $2.15M 1-3 p.m. Coldwell Banker 57 Gregory Road Cos Cob $2.395M 1-3 p.m. Houlihan Lawrence 268 Palmer Hill Riverside  $2.595M 12-2 p.m. Houlihan Lawrence 180 Stanwich Road Greenwich $2.6M 1-4 p.m. BHHS 39 Indian Harbor #B Greenwich $2.6M 1-3 p.m. Douglas Elliman 20 Steeple Chase Greenwich $2.695M 12-4 p.m. Coldwell Banker 58 Connecticut Avenue Greenwich $2.75M 1-4 p.m. Halstead 3 Little Cove Old Greenwich $2.85M 1-4 p.m. BHHS 95 Valley Road #B Cos Cob $2.9M 2-4 p.m. Raveis 124 Birch Lane Greenwich $2.999M 1-3 p.m. Coldwell Banker 192 Bible Street Cos Cob $3.15M 1-3 p.m. Sotheby's 21 Pecksland Road Greenwich $3.45M 3-5 p.m. Sotheby's 22 Bedford Road Greenwich $3.695M 1-3 p.m. Real Living 98 North Street Greenwich $3.75M 1-4 p.m. Coldwell Banker 25 Cutler Road Greenwich $3.75M 2-4 p.m. Coldwell Banker 14 Sherwood Farm Greenwich $3.795M 1-4 p.m. Halstead 3 Gisborne Place Old Greenwich $4.095M 1-4 p.m. Coldwell Banker 19 Shoal Point Lane Riverside $4.325M 2-5 p.m. Coldwell Banker 560 Lake Avenue Greenwich $4.5M 1-3 p.m. Coldwell Banker 851 Lake Avenue Greenwich $4.85M 1-4 p.m. BHHS 37 Londonderry Drive Greenwich $5.195M 12-4 p.m. Greenwich Realty 5 Crossway Old Greenwich $5.4M 1-4 p.m. Sotheby's 3 Dunwoodie Place Greenwich $5.997M 1-4 p.m. BHHS 303 Milbank Avenue Greenwich $6.4M 1-4 p.m. Coldwell Banker 35 Winding Lane Greenwich $6.995M 12-2 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: Special Edition 9 Cottage Place

A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

I am excited to bring 9 Cottage Place to the market.  Please let me know if you would like to set up a showing to view. You can reach me at 203-273-1034.  Welcome home to 9 Cottage Place. You'll 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 kitchen, 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 loveseat swing. A wonderful condo-alternative with low property taxes. 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: September 11th

Greenwich, CT Residential Real Estate Blog and Analysis:   September 11th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

Now that summer is coming to an end, we can see the start of the Fall Market in full effect.  Scroll down to the open house list with links and you will find 74 open houses this weekend in Greenwich, more than we have had since the spring market.  I will update the charts and graphs to include August next week.   The above featured home is located at 9 Mackenzie Glen.  The home was built in 2006 and feels brand new.  One can tell it has been well cared for.  The home boasts six bedrooms with seven full baths and one half bath, and is listed as 6,483 s.f.  The entrance to the home has soaring ceilings, and throughout the house the ceiling height is great.  The flow transitions from room to room easily, with great outdoor stone terraces.  There are five fireplaces throughout with a great lower level as well.  The master bedroom is one of the highlights with his and her dressing rooms.  The location is phenomenal as well as it is off of North Street, so you can easily navigate to town and everything Greenwich offers is right there.  The price is $5.65M. I believe if you scroll down to the pie charts you will see the market in a snapshot.  There are still two different markets the under $2M or $3M and the over $2M or $3M market. "Looking at these two graphs, I believe really sum up the market.  The below $2M market equates to 64% of the sold properties this year. However, looking below the inventory in that market equates to 37% of the available inventory.  If you add in the $2M-$3M market then you are looking at 79% of sold properties to 56% of the market.  Conversely the over $2M market is 63% of our total inventory and only makes up 36% of the sold properties this year."   To further illustrate the point if you look down to the months on average graph you will see it in better detail.  "This really shows the difference between the markets.  Every price point under $2M is less than 7 months.  While, $2M-$5M ranges between 11 months and 15 months.  $5M-$10M ranges from 21 months to 47 months and over $10M it would take 120 months to sell through the inventory at the current pace." Market reports  North Mianus School The amount of sold properties year to date have increased by one unit.  However, if you look at the year over year the units is down 25% from last year.  If you look at the supply and demand ratio it is even higher than last year.  Thus telling us the units are down due to the lack of inventory.  We are down 13% in listings from this time last year. Mid Country Report This is an interesting report.  As one dives into it, the market is pretty similar to last year.  However, the main takeaway is that units are down 8.8% but the prices are up 5.7%.  This is due to the $4M to $6M market.  You will notice that market is up 64% with 21 sold properties this year to date vs. 13 last year to date.  The $2M-$3M range is down 31% in sold properties, but you will notice the listings are down 22% leading me to believe it is the lack on inventory in that price range that is hurting the market. This is a great article that was in Bloomberg a couple of weeks ago, written by Oshrat Armiel: Greenwich Mansions Linger on Market as Condos Sale Fast 2nd Quarter Analysis There are currently 676 properties for sale in Greenwich.  Last year at this time there were 690 properties.  When you look at the charts below you will see that we had an incredible June ending a great 2nd Quarter for the market.  With the long winter we had this year, it seems a lot got pushed back and we had 131 closed properties in June.  We have had 135 new listings come on in June, so will be interesting to see if this new inventory helps or hurts the market.  The single family homes sold grew by 15% in the 2nd quarter over the last year, and the median price grew 9%. To see how much of an impact June had on the market scroll down to the months on average chart below.  Please click on the below reports for more specific information.  The Q2 report is exceptional and really dives into different sections of the community. Q2 and June Reports for Markets Q2 Greater Greenwich Report Greenwich June Monthly Report Cos Cob June Monthly Report Riverside June Monthly Report Old Greenwich June Monthly Report I have invested in my own MLS Search for my readers.  This will give access to a lot of the listing information I have.  Also, if I have already set you up with your personal portal, you will now be able to search your own searches outside of what I set up for you.  Feel free to test out and search properties.  I feel the best attribute is that you can save your own search and choose to get alerts as new properties come on to the market, properties are sold, or change in price.  All specific to your customized search.  Hence, you will speed up your learning curve, becoming an expert in the specific market you care about.   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 hav 652 available properties in Greenwich today.  We have sold 512 properties.  You can see July has been comparable to the past few years, only less than 2013.   New Listings We had 98 new listings in the month of July, which is less than last year, but still a healthy number.

Year to Date Sold Looking at these two graphs, I believe really sum up the market.  The below $2M market equates to 64% of the sold properties this year. However, looking below the inventory in that market equates to 37% of the available inventory.  If you add in the $2M-$3M market then you are looking at 79% of sold properties to 56% of the market.  Conversely the over $2M market is 63% of our total inventory and only makes up 36% of the sold properties this year.   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 0-$500K 4.5 4 9.6 9.6 5.4 5.3 $500K-$1M 6.3 4.2 7.5 8.6 7.4 6.8 $1M-$1.5M 4.8 4.5 6 5.5 4 3.3 $1.5M-$2M 6.9 7 8.8 8.1 6.5 5.8 $2M-$3M 10.1 8 14 15 11.6 11.6 $3M-$4M 31 20.5 25.5 25.3 16.2 13.1 $4M-$5M 54.3 26.6 30.3 27.3 17.2 15.5 $5M-$7.5M 49.1 30.2 34.6 31.7 23.8 20.9 $7.5M-$10M 20.4 36 31.3 36.4 49.6 47 $10M+ 41.7 76.5 80.5 86 103.1 120.8 This really shows the difference between the markets.  Every price point under $2M is less than 7 months.  While, $2M-$5M ranges between 11 months and 15 months.  $5M-$10M ranges from 21 months to 47 months and over $10M it would take 120 months to sell through the inventory at the current pace. Open Houses for September 13th    Below are the 74 open houses for Sunday. Street Name Area List Price Time Listing Office 16 Manor Road Old Greenwich  $7.5K 1-4 p.m. BHHS 47 Putnam Park #1 Greenwich $405K 1-3 p.m. Raveis 1465 Putnam #119 Old Greenwich  $429.9K 1-3 p.m. Raveis 119 Spruce Street Greenwich $575K 2-4 p.m. Douglas Elliman 7 River Road #305 Cos Cob $625K 11-1 p.m. Douglas Elliman 79 Pemberwick #A Greenwich $629K 1-4 p.m. BHHS 302 River Run Greenwich $648K 2-4 p.m. BHHS 36 Silo Circle Riverside $648K 1-4 p.m. BHHS 4 Relay Court Cos Cob $660K 1-3 p.m. Raveis 21 Upland Street Greenwich $789K 2-4 p.m. Anderson Asoociates 16 Lia Fail Cos Cob $799K 1-3 p.m. Raveis 17 Salem Street Cos Cob $849K 11-1 p.m. Coldwell Banker 1 Cary Road Riverside $865K Sat.2-5 p.m. Davenport 42 Orchard Street Cos Cob $875K 1-3 p.m. Raveis 265 Pemberwick Greenwich $925K 1-4 p.m. Raveis 84 Cognewaugh Cos Cob $1.049M 12-3 p.m.  BHHS 6 Riverview Court Greenwich $1.095M 12-4 p.m. BHHS 3 Wyndover Lane Cos Cob $1.195M 10-12 p.m. Keller Williams 30 Buxton Landing Riverside $1.199M 1-3 p.m. Coldwell Banker 6 North Street Cos Cob $1.199M 1-3 p.m. Raveis 7 Alec Templeton Greenwich $1.25M 1-3 p.m. Higgins 10 Rainbow Drive Riverside $1.275M 1-4 p.m. Houlihan Lawrence 7 Chapel Lane Riverside $1.295M 2-4 p.m. Houlihan Lawrence 7 Cottontail Road Cos Cob $1.35M 1-3 p.m. Sotheby's 29 Windsor Lane Cos Cob $1.385M 2-4 p.m. Raveis 26 Lancer Road Riverside $1.399M 1-4 p.m. Raveis 4 North Street Cos Cob $1.399M 1-3 p.m. Greenwich Realty 44 Summit Road Riverside $1.435M 1-4 p.m. BHHS 48 Davenport Ave Greenwich $1.5M 1-4 p.m. Coldwell Banker 65 Fairfield Road Greenwich $1.595M 1-4 p.m. Raveis 21 Lia Fail Cos Cob $1.695M 1-3 p.m. Raveis 10 Hilton Heath Cos Cob $1.695M 1-4 p.m. BHHS 18 Oval Avenue Riverside $1.699M 1-4 p.m. Raveis 70a Sinawoy Cos Cob $1.725M 1-4 p.m. Coldwell Banker 16 Manor Road Old Greenwich  $1.795M 1-4 p.m. BHHS 225 Milbank #A Greenwich $1.825M 2-4 p.m. Houlihan Lawrence 155 Stanwich Road Greenwich $1.845M 11-2 p.m. BHHS 55 Summit Road Riverside $1.85M 1-4 p.m. Sotheby's 2 Spruce Street Riverside $1.865M 1-4 p.m. Coldwell Banker 7 Heusted Drive Old Greenwich $1.9M 1-4 p.m. BHHS 315 Field Point Greenwich $1.939M 1-4 p.m. BHHS 10 West End Old Greenwich $1.995M 2-4 p.m. Houlihan Lawrence 24 Nutmeg Drive Greenwich $1.995M 1-4 p.m. BHHS 2 Grimes Road Old Greenwich $1.99985M 1-3 p.m. Houlihan Lawrence 10 Park Avenue Old Greenwich $1.99999M 2-4 p.m. Coldwell Banker 11 Pintail Lane Greenwich $2.15M 2-4 p.m. Houlihan Lawrence 33 Pleasant Street Riverside $2.349M 1-4 p.m. BHHS 39 Indian Harbor A Greenwich $2.45M 1-3 p.m. Douglas Elliman 101 Lockwood Rd Riverside $2.45M 12-2 p.m. Coldwell Banker 300 Stanwich Road Greenwich $2.495M 2-4 p.m. Sotheby's 16 and 21 Lia Fail Cos Cob $2.495M 1-3 p.m. Raveis 39 Midbrook Lane Old Greenwich  $2.49999M 1-3 p.m. Raveis 37 Byfield Lane Greenwich $2.525M 1-4 p.m. BHHS 215 Shore Road Greenwich $2.595M 2-4 p.m. Houlihan Lawrence 39 Indian Harbor B Greenwich $2.6M 1-3 p.m. Douglas Elliman 64 Butternut Hollo Greenwich $2.795M 2-4 p.m. Raveis 8 Patricia Lane Cos Cob $2.975M 1-4 p.m. BHHS 45 W. Brother Greenwich $2.995M 2-4 p.m. Coldwell Banker 124 Birch Lane Greenwich $3.245M 1-3 p.m. Coldwell Banker 50 Lockwood Ave Old Greenwich $3.25M 11-12:30 Raveis 8 Dearfield Drive Greenwich $3.395M 1-3 p.m. Raveis 21 Pecksland Road Greenwich $3.45M 3-5 p.m. Sotheby's 14 Long View Riverside $3.695M 2-4 p.m. Houlihan Lawrence 98 North Street Greenwich $3.75M 1-3 p.m. Coldwell Banker 8 Willow Road Riverside $3.795M 2-4 p.m. Houlihan Lawrence 14 Sherwood Farm Greenwich $3.795M 1-4 p.m. Halstead 400 Stanwich Road Greenwich $3.995M 1-4 p.m. Coldwell Banker 19 Desiree Drive Greenwich $3.995M 1-3 p.m. David Ogilvy 56 Milbank Ave #2 Greenwich $3.995M 2-5 p.m. Coldwell Banker 524 North Street Greenwich $4.295M 1-4 p.m. BHHS 19 Shoal Point Riverside $4.325M 2-4 p.m. Coldwell Banker 41 Cliffdale Road Greenwich $4.499M 2-4 p.m. Coldwell Banker 1 Ashton Drive Greenwich $4.6M 12-2 p.m. Douglas Elliman 68 Birch Lane Greenwich $6.595M 1-3 p.m. Sotheby's 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.