Greenwich, CT Residential Real Estate Blog and Analysis: July 18th

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

The above colonial is located at 10 Maher Avenue in Greenwich.  I will be hosting an open house here from 1-4 on Sunday.  Please stop in and say hi.  Let me know if you would like to set up a showing.  My cell is 203-273-1034. Charming Colonial in the Heart of Greenwich A sundrenched, in-town 5 bedroom colonial, steps away from shopping and schools, affords an open and airy floor plan providing wonderful flow. Built in 1933 this gracious 2334 sq. ft. home boasts hardwood floors, lofty ceilings and unique vintage details and sits on .19 acres of well-manicured, beautifully landscaped property. Recent upgrades include the cedar shingle roof and copper gutters. A quaint, new white picket fence graces the front of this delightful residence adding to its genuine curb appeal.   Step through the latched gate to a lush lawn, punctuated by mature hydrangea and rhododendron bushes.   A welcoming, large front porch with an inviting Dutch door leads into a stately entryway. The generous formal living room is bathed in natural light from the front facing bay windows and unfolds into the elegant dining room, complete with a wood-burning fireplace and swinging door to the butler's pantry. The casual living room, centered around another fireplace, expands into the bright kitchen, providing a perfect backdrop for intimate gatherings.   A small mudroom, powder room and side porch entry sit just conveniently off the family room, rounding out the main level. A spacious master bedroom, three additional bedrooms and a full bath comprise the sunlit second level. The top floor provides an additional private home office or bedroom, with a small landing space and easy access to a walk-in attic. A full bathroom and laundry room are located in the unfinished lower level, offering endless potential for additional recreational living space. The side porch accesses the detached two-car garage, and pristine level backyard with a private stone terrace. Ideally located on the same street as Brunswick Academy and just steps away from Greenwich Academy, Whole Foods and the esteemed Greenwich Avenue shopping and dining district. Convenient to the train and major highways to New York City. A charming home close to it all! Bullet Points: Built in 1933 New Cedar Shingle Roof New Copper gutters 2334 square feet .19 well-manicured, level acres 5 bedrooms 2 full baths/1 half bath Four levels Detached Two Car Garage Completely Rebuilt Large Front Porch Gas-lit Outdoor sconces Backyard Stone Terrace Belgian Block Lined Driveway White Picket Fence, recently added Mature plantings Central Air Conditioning 2 wood-burning fireplaces Listing Price:  $2.195M We currently have 690 properties for sale in all of Greenwich.  For the month of June we sold 99 places compared to 110 in 2013, thus continuing the trend of 10% behind in activity.  In July we have sold 60 properties month to date, which is on pace for the 113 we sold last year. The couple of positives in the market is that we have 110 properties that have met all of their contingencies and are just waiting for a close date.  With another 71 properties that are under contingent contract.   Another of the positives vs. last year is the luxury market, we have sold 8 properties over $10M which is more than all of last year.  When you look at the charts you will see the market leans more and more toward the buyer as you go up in price range.  This shows that this is the best time to trade up in price range.  If you can sell in the $2M-$3M range you will have a market where the buyers are looking, but if you buy in the $3M-$5M range you will buy in a market where it is less competitive. 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   As one can see this market in terms of transactions is still figuring itself out.  The first three months were on pace for the same output as last year and the last three have been below.  However, July is less below than June was so it will be interesting to see if we can catch up in August and September then demonstrating it was the longer winter that put us off. New Listings We had 158 new listings in May and 130 in June. We had more listings in June than the past few years, where May was more in line.    Year to Date Sold The percentages have leveled off and are sustaining.   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.  This one below is the amount of months on average to sell through our current inventory based on 2014 ytd sold numbers by price range. Price Range 1/31/14 2/28/14 3/28/14 4/25/14 5/16/14 0-$500K 10.2 6.0 7.0 6.1 5.5 $500K-$1M 9.7 8.6 9.0 8.7 8.6 $1M-$1.5M 5.5 9.5 8.9 10.3 7.8 $1.5M-$2M 8 14.5 13.6 18.4 17.8 $2M-$3M 4.7 9.2 11.6 14.3 14.2 $3M-$4M 11 13.1 11.8 14.2 14.5 $4M-$5M 11.9 8.9 13.1 14.4 22.1 $5M-$7.5M 20.7 32.0 39.5 59 56.6 $7.5M-$10M n/a n/a 71.5 51 31.5 $10M+ 22.4 27.2 42.0 22.7 33.8   I believe these chart above and below best show the Greenwich market.  We had an influx of inventory lately.  However, if you look at the specific price ranges 0-$500K dropped from 7 months to 5.5.  When looking closely you notice over the last six weeks the under $1.5M became more competitive, where the $1.5M-$4M became less competitive adding approximately three months per price range.  The $4M-$7.5M range is ice cold, and the luxury market of over $7.5M has actually done pretty well. The chart below is the amount of months on average to sell throughcurrent inventory based on all of 2013 sold numbers by price range.  Price Range 8/30/13 9/30/13 10/25/13 11/30/13 12/30/13 1/31/14 2/28/14 3/28/14 4/25/14 5/16/14 0-$500K 4.26 4.4 5.2 4.2 4 4.2 4 3.8 3.7 4 $500K-$1M 4.65 4.9 4.6 3.4 3.2 3 3.8 4.4 5.2 5.4 $1M-$1.5M 4.96 5.2 4.6 3.6 3 3.5 4 4.1 5.6 5.4 $1.5M-$2M 5.61 5.6 5.1 5 4.7 5 6.4 6.1 7.2 7.1 $2M-$3M 7.84 9.1 8.3 6.3 5.4 5.9 6.9 8 9.1 10.3 $3M-$4M 20.22 23.4 21.3 17.1 15.8 16.3 15.3 16.5 19.8 18.5 $4M-$5M 22 23.9 25.3 18.8 14.1 15 13.7 13.7 18 21 $5M-$7.5M 40.8 31.6 26.4 25 21.5 22.2 24 25.1 28.4 32 $7.5M-$10M 44.8 52.1 58.8 53.1 46.3 46.3 46.3 42.9 46.3 48 $10M+ 272 103.2 92.1 72.2 61.5 66 63 66 54 67.5 I find these two charts to be very intriguing.  One can see the huge discrepancy based on the 2013 numbers between the luxury market and under $3M.  However, at the top if we use the inventory based on the ytd sold numbers it is not as definitive. The luxury market is doing much better than last year and each market seems to be doing relatively well.   Open Houses July 20th       Below are the 50 open houses this Sunday.  Feel free to visit me at 10 Maher Avenue from 1-4 p.m. Street Name Area List Price Time Listing Office 10 Birchwood Drive Greenwich $9.5K 1-3 p.m. Houlihan Lawrence 268 Palmer Hill Road Riverside $13K 1-3 p.m. Raveis 194 Putnam Park Riverside $375K 1-3 p.m. Real Living 10 Hollow Wood #A Greenwich $499K 1-3 p.m. Relocation Group 9 River Road #418 Cos Cob $550K 1-3 p.m. Real Living 47 Lafayette Place #2I Greenwich $575K 1-3 p.m. Raveis 112 Pemberwick Road Greenwich $610K 2-4 p.m. Shore and Country 28 Rippowam Road #A Cos Cob $659.9K 1-3 p.m. Raveis 8 Nedley Lane Greenwich $699K 1-3 p.m. Coldwell Banker 6 Buena Vista Drive Greenwich $839K 2-4 p.m. Weichert 122 Lancer Road Riverside $895K 12-2 p.m. Coldwell Banker 23 Georgetown North Greenwich $925K 1-4 p.m. Raveis 52 Hettiefred Road Greenwich $965K 1-3 p.m. Relocation Group 15 Lyon Farm #15 Greenwich $1.195M 1-4 p.m. Sotheby's 94 Cognewaugh Road Cos Cob $1.195M 2-4 p.m. Houlihan Lawrence 1017 North Street Greenwich $1.249M 3:30 -5:30 p.m. Coldwell Banker 392 Davis Avenue Greenwich $1.495M 1-4 p.m. Raveis 34 Loading Rock Riverside $1.495M 1-4 p.m. Raveis 365 Round Hill Road Greenwich $1.595M 1-3 p.m. Weichert 65 Fairfield Road Greenwich $1.695M 12-2 p.m. Raveis 29 Bowman Drive Greenwich $1.89M 1-4 p.m. Raveis 5 Idar Court #B Greenwich $1.899M 1-3 p.m. Relocation Group 15 Spring Street Riverside $1.95M 1-3 p.m. BHHS 1397 King Street Greenwich $1.995M 1-3 p.m. Weichert 127 Sound Beach Avenue Old Greenwich $1.995M 2-4 p.m. Shore and Country 24 Bedford Road Greenwich $2.15M 12-2 p.m. Raveis 55 Shore Road Old Greenwich $2.195M 1-3 p.m. Weichert 10 MAHER AVENUE Greenwich $2.195M 1-4 p.m. Houlihan Lawrence 45 Old Stone Bridge Cos Cob $2.225M 1-3 p.m. Sotheby's 270 Palmer Hill Riverside $2.295M 1-4 p.m. Raveis 19 Pine Ridge Road Greenwich $2.295M 1-3 p.m. Sotheby's 10 Birchwood Drive Greenwich $2.495M 1-3 p.m. Houlihan Lawrence 98 Londonderry Drive Greenwich $2.495M 12-2 p.m. Sotheby's 81 Sawmill Lane Greenwich $2.595M 1-3 p.m. Sotheby's 28 Sawmill Lane Greenwich $2.695M 1-3 p.m. Sotheby's 268 Palmer Hill Riverside $2.85M 1-3 p.m. Raveis 6 Interlaken Road Greenwich $2.875M 12-2 p.m. Raveis 30 Hillcrest Park Old Greenwich $2.975M 1-4 p.m. Higgins Group 115 Maple Avenue Greenwich $3.225M 3-5 p.m. Douglas Elliman 348 Sound Beach Old Greenwich $3.395M 1-4 p.m. BHHS 44 Cedar Cliff Riverside $3.4M 1-3 p.m. Coldwell Banker 349 Sound Beach Old Greenwich $3.575M 1-3 p.m. Sotheby's 132 Cedar Cliff Road Riverside $3.75M 1-4 p.m. BHHS 2 Meadow Place Old Greenwich $4.2M 2-4 p.m. Coldwell Banker 585 Round Hill Road Greenwich $4.295M 11:30-1:30 p.m. Coldwell Banker 146 Hendrie Avenue Riverside $4.595M 11:00-2:00 p.m. Pulse Realty 19 Shoal Point Lane Riverside $4.85M 3-5 p.m. Coldwell Banker 20 Langhorne Lane Greenwich $5.995M 2-4 p.m. Coldwell Banker 7 Oakwood Lane Greenwich $6.495M 12-2 p.m. Houlihan Lawrence 26 Mayfair Lane Greenwich $7.2M 2-5 p.m. Weichert 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: July 11th

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

The above colonial is located at 10 Maher Avenue in Greenwich.  Please let me know if you would like to set up a showing.  My cell is 203-273-1034. Charming Colonial in the Heart of Greenwich A sundrenched, in-town 5 bedroom colonial, steps away from shopping and schools, affords an open and airy floor plan providing wonderful flow. Built in 1933 this gracious 2334 sq. ft. home boasts hardwood floors, lofty ceilings and unique vintage details and sits on .19 acres of well-manicured, beautifully landscaped property. Recent upgrades include the cedar shingle roof and copper gutters. A quaint, new white picket fence graces the front of this delightful residence adding to its genuine curb appeal.   Step through the latched gate to a lush lawn, punctuated by mature hydrangea and rhododendron bushes.   A welcoming, large front porch with an inviting Dutch door leads into a stately entryway. The generous formal living room is bathed in natural light from the front facing bay windows and unfolds into the elegant dining room, complete with a wood-burning fireplace and swinging door to the butler's pantry. The casual living room, centered around another fireplace, expands into the bright kitchen, providing a perfect backdrop for intimate gatherings.   A small mudroom, powder room and side porch entry sit just conveniently off the family room, rounding out the main level. A spacious master bedroom, three additional bedrooms and a full bath comprise the sunlit second level. The top floor provides an additional private home office or bedroom, with a small landing space and easy access to a walk-in attic. A full bathroom and laundry room are located in the unfinished lower level, offering endless potential for additional recreational living space. The side porch accesses the detached two-car garage, and pristine level backyard with a private stone terrace. Ideally located on the same street as Brunswick Academy and just steps away from Greenwich Academy, Whole Foods and the esteemed Greenwich Avenue shopping and dining district. Convenient to the train and major highways to New York City. A charming home close to it all! Bullet Points: Built in 1933 New Cedar Shingle Roof New Copper gutters 2334 square feet .19 well-manicured, level acres 5 bedrooms 2 full baths/1 half bath Four levels Detached Two Car Garage Completely Rebuilt Large Front Porch Gas-lit Outdoor sconces Backyard Stone Terrace Belgian Block Lined Driveway White Picket Fence, recently added Mature plantings Central Air Conditioning 2 wood-burning fireplaces Listing Price:  $2.195M The stats have not been updated since last week. The first three months of 2014 we sold 128 properties vs 122 properties in 2013 which is up 4%.  However, the last three months April-June, we have sold 215 in 2014 down from 265 in 2013.  This is down 19% for the last three months and down 12% YTD.  Also, compared to this time last year we have 711 properties for sale in Greenwich compared to 692 last year.  Throughout this year we have typically been below inventory against last year.   The couple of positives in the market is that we have 110 properties that have met all of their contingencies and are just waiting for a close date.  With another 71 properties that are under contingent contract.   Another of the positives vs. last year is the luxury market, we have sold 8 properties over $10M which is more than all of last year.  When you look at the charts you will see the market leans more and more toward the buyer as you go up in price range.  This shows that this is the best time to trade up in price range.  If you can sell in the $2M-$3M range you will have a market where the buyers are looking, but if you buy in the $3M-$5M range you will buy in a market where it is less competitive. 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   This shows the difference in the first three months vs. the last three months.  You can see that June was lower than the last three years, that is a tad skewed as June of 2011 was the last month before tax advantage changed.  New Listings We had 158 new listings in May and 130 in June. We had more listings in June than the past few years, where May was more in line.    Year to Date Sold The percentages have leveled off.  The biggest differential is that the $2M-$3M grew two percentage points, while the $3M-$4M dropped two percentage points.  This shows that it is the perfect time to jump up in price range current.   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.  This one below is the amount of months on average to sell through our current inventory based on 2014 ytd sold numbers by price range. Price Range 1/31/14 2/28/14 3/28/14 4/25/14 5/16/14 0-$500K 10.2 6.0 7.0 6.1 5.5 $500K-$1M 9.7 8.6 9.0 8.7 8.6 $1M-$1.5M 5.5 9.5 8.9 10.3 7.8 $1.5M-$2M 8 14.5 13.6 18.4 17.8 $2M-$3M 4.7 9.2 11.6 14.3 14.2 $3M-$4M 11 13.1 11.8 14.2 14.5 $4M-$5M 11.9 8.9 13.1 14.4 22.1 $5M-$7.5M 20.7 32.0 39.5 59 56.6 $7.5M-$10M n/a n/a 71.5 51 31.5 $10M+ 22.4 27.2 42.0 22.7 33.8   I believe these chart above and below best show the Greenwich market.  We had an influx of inventory lately.  However, if you look at the specific price ranges 0-$500K dropped from 7 months to 5.5.  When looking closely you notice over the last six weeks the under $1.5M became more competitive, where the $1.5M-$4M became less competitive adding approximately three months per price range.  The $4M-$7.5M range is ice cold, and the luxury market of over $7.5M has actually done pretty well. The chart below is the amount of months on average to sell throughcurrent inventory based on all of 2013 sold numbers by price range.  Price Range 8/30/13 9/30/13 10/25/13 11/30/13 12/30/13 1/31/14 2/28/14 3/28/14 4/25/14 5/16/14 0-$500K 4.26 4.4 5.2 4.2 4 4.2 4 3.8 3.7 4 $500K-$1M 4.65 4.9 4.6 3.4 3.2 3 3.8 4.4 5.2 5.4 $1M-$1.5M 4.96 5.2 4.6 3.6 3 3.5 4 4.1 5.6 5.4 $1.5M-$2M 5.61 5.6 5.1 5 4.7 5 6.4 6.1 7.2 7.1 $2M-$3M 7.84 9.1 8.3 6.3 5.4 5.9 6.9 8 9.1 10.3 $3M-$4M 20.22 23.4 21.3 17.1 15.8 16.3 15.3 16.5 19.8 18.5 $4M-$5M 22 23.9 25.3 18.8 14.1 15 13.7 13.7 18 21 $5M-$7.5M 40.8 31.6 26.4 25 21.5 22.2 24 25.1 28.4 32 $7.5M-$10M 44.8 52.1 58.8 53.1 46.3 46.3 46.3 42.9 46.3 48 $10M+ 272 103.2 92.1 72.2 61.5 66 63 66 54 67.5 I find these two charts to be very intriguing.  One can see the huge discrepancy based on the 2013 numbers between the luxury market and under $3M.  However, at the top if we use the inventory based on the ytd sold numbers it is not as definitive. The luxury market is doing much better than last year and each market seems to be doing relatively well.   Open Houses July 13th       Below are the 64 open houses this Sunday. Address Area List Price Time Listing Office 51 Forest Avenue #75 Old Greenwich $4.2K 1-3 p.m. Weichert 24 Shore Road Old Greenwich $7.5K 2-4 p.m. Houlihan Lawrence 6 Hemlock Drive Greenwich $9K 2-4 p.m. Houlihan Lawrence 993 Lake Avenue Greenwich $9K 1-4 p.m. Houlihan Lawrence 30 Sherwood Avenue Greenwich $12.5K 1-4 p.m. BHHS 18 Perryridge Road Greenwich $16K 1-3 p.m. Houlihan Lawrence 1535 Putnam #301 Old Greenwich $295K 2-4 p.m. Houlihan Lawrence 171 Putnam Park Greenwich $425K 1-4 p.m. BHHS 20 High Street Greenwich $569K 1-3 p.m. Coldwell Banker 71 Byram Road Greenwich $649K 1-3 p.m. Sotheby's 17 Pleasant Street Cos Cob $650K 1-3 p.m. Coldwell Banker 48 Rodwel Avenue #A Greenwich $669K 1-3 p.m. Raveis 303 Bruce Park Drive Greenwich $749K 12-3 p.m. Weichert 26 Hunt Terrace Greenwich $789K 2-4 p.m. Raveis 8 Relay Court Cos Cob $819.5K 2-4 p.m. Coldwell Banker 6 Buena Vista Drive Greenwich $839K 1-3 p.m. Weichert 70 Riverdale #903 Greenwich $839K 2-4 p.m. Coldwell Banker 40 Ettl Lane #14 Greenwich $855K 1-3 p.m. Weichert 19 Wescott Street Riverside $890K 11-1 p.m. Coldwell Banker 82 Northfield Street #A Greenwich $950K 1-3 p.m. Coldwell Banker 178 Weaver Street Greenwich $1.049M 1-3 p.m. Coldwell Banker 70 Gregory Road Cos Cob $1.35M 1-4 p.m. William Pitt Sotheby's 69 Stanwich Road Greenwich $1.375M 1-4 p.m. BHHS 36 Sherwood Avenue Greenwich $1.395M 1-4 p.m. Coldwell Banker 392 Davis Avenue Greenwich $1.495M 1-4 p.m. Raveis 134 Butternut Hollow Greenwich $1.65M 2-4 p.m. Houlihan Lawrence 106 Hunting Ridge Greenwich $1.695M 1-4 p.m. BHHS 24 Shore Road Old Greenwich $1.695M 2-4 p.m. Houlihan Lawrence 225 Milbank #A Greenwich $1.775M 1-4 p.m. Houlihan Lawrence 225 Milbank #B Greenwich $1.775M 1-4 p.m. Houlihan Lawrence 233 Milbank #6 Greenwich $1.795M 1-4 p.m. Houlihan Lawrence 233 Milbank #8 Greenwich $1.795M 1-4 p.m. Houlihan Lawrence 80 Elm Street #A Greenwich $1.825M 1-4 p.m. Houlihan Lawrence 223 Milbank #B Greenwich $1.875M 1-4 p.m. Houlihan Lawrence 11 Circle Drive Greenwich $2.085M 1-4 p.m. BHHS 55 Shore Road Old Greenwich $2.195M 1-3 p.m. Weichert 25 Willowmere Avenue Riverside $2.295M 1-3 p.m. Coldwell Banker 270 Palmer Hill Road Riverside $2.295M 2-5 p.m. Raveis 16 Crescent Road Riverside $2.295M 1-4 p.m. Coldwell Banker 39 Skylark Road Greenwich $2.345M 2-4 p.m. Houlihan Lawrence 27 Dandy Drive Cos Cob $2.395M 1-3 p.m. Sotheby's 10 Birchwood Drive Greenwich $2.495M 2-4 p.m. Houlihan Lawrence 178 Weaver Street Greenwich $2.499M 1-3 p.m. Coldwell Banker 30 Sherwood Avenue Greenwich $2.5M 1-4 p.m. BHHS 10 Newton Street Riverside $2.595M 1-4 p.m. BHHS 6 Hemlock Drive Greenwich $2.595M 2-4 p.m. Houlihan Lawrence 10 Deep Gorge Road Greenwich $2.695M 2-4 p.m. Houlihan Lawrence 680 Steamboat Road #4 Greenwich $2.7M 2-4 p.m. Houlihan Lawrence 33 Pleasant Street Riverside $2.749M 1-3 p.m. Keller Williams 6 Dingletown Road Greenwich $2.75M 2-4 p.m. Houlihan Lawrence 106 Patterson Avenue Greenwich $2.85M 2-4 p.m. Raveis 30 Hillcrest Park Road Old Greenwich $2.975M 1-4 p.m. Higgins Group 16 Mortimer Drive Old Greenwich $3M 2-4 p.m. Houlihan Lawrence 20 Heronvue Road Greenwich $3.375M 12-2 p.m. Coldwell Banker 180 North Street Greenwich $3.425M 2-4 p.m. Coldwell Banker 10 Ledge Road Old Greenwich $3.45M 1-4 p.m. BHHS 95 Connecticut Avenue Greenwich $3.695M 2-4 p.m. Coldwell Banker 18 Perryridge Road Greenwich $3.995M 1-3 p.m. Houlihan Lawrence 38 Bramble Lane Riverside $3.995M 1-4 p.m. BHHS 15 Lexington Avenue Greenwich $4.15M 1-3 p.m. Coldwell Banker 36 Day Road Greenwich $4.495M 2-4 p.m. Coldwell Banker 26 Glen Avon Drive Riverside $4.495M 1-4 p.m. BHHS 421 Field Point Road Greenwich $6M 1-4 p.m. BHHS 158 Clapboard Ridge Greenwich $6.449M 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: 10 Maher Avenue

Greenwich, CT Residential Real Estate Blog and Analysis, Special Edition:  10 Maher Avenue    A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

I am excited to bring 10 Maher Avenue to the market.  Please let me know if you would like to set up a showing to view.    Charming Colonial in the Heart of Greenwich A sundrenched, in-town 5 bedroom colonial, steps away from shopping and schools, affords an open and airy floor plan providing wonderful flow. Built in 1933 this gracious 2334 sq. ft. home boasts hardwood floors, lofty ceilings and unique vintage details and sits on .19 acres of well-manicured, beautifully landscaped property. Recent upgrades include the cedar shingle roof and copper gutters. A quaint, new white picket fence graces the front of this delightful residence adding to its genuine curb appeal.   Step through the latched gate to a lush lawn, punctuated by mature hydrangea and rhododendron bushes.   A welcoming, large front porch with an inviting Dutch door leads into a stately entryway. The generous formal living room is bathed in natural light from the front facing bay windows and unfolds into the elegant dining room, complete with a wood-burning fireplace and swinging door to the butler's pantry. The casual living room, centered around another fireplace, expands into the bright kitchen, providing a perfect backdrop for intimate gatherings.   A small mudroom, powder room and side porch entry sit just conveniently off the family room, rounding out the main level. A spacious master bedroom, three additional bedrooms and a full bath comprise the sunlit second level. The top floor provides an additional private home office or bedroom, with a small landing space and easy access to a walk-in attic. A full bathroom and laundry room are located in the unfinished lower level, offering endless potential for additional recreational living space. The side porch accesses the detached two-car garage, and pristine level backyard with a private stone terrace. Ideally located on the same street as Brunswick Academy and just steps away from Greenwich Academy, Whole Foods and the esteemed Greenwich Avenue shopping and dining district. Convenient to the train and major highways to New York City. A charming home close to it all! Bullet Points: Built in 1933 New Cedar Shingle Roof New Copper gutters 2334 square feet .19 well-manicured, level acres 5 bedrooms 2 full baths/1 half bath Four levels Detached Two Car Garage Completely Rebuilt Large Front Porch Gas-lit Outdoor sconces Backyard Stone Terrace Belgian Block Lined Driveway White Picket Fence, recently added Mature plantings Central Air Conditioning 2 wood-burning fireplaces Listing Price:  $2.195M

Greenwich, CT Residential Real Estate Blog and Analysis: June 27th

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

I focused this week on updating the stats and open houses.  The stats tell a very interesting story.Since, I like the above mentioned house so much I have kept it the same as the property of the week. The above beautiful setting is located at 36 Shore Road in Old Greenwich.  Direct waterfront on Tomac Cove priced at $3.295M.  The house is listed at 3,529 s.f. with incredible Long Island Sound views. The house holds four bedrooms, three full baths, and two fireplaces.  With 100 feet of direct waterfront I thought this was the perfect house to feature for the beginning  of summer. The first three months of 2014 we sold 128 properties vs 122 properties in 2013 which is up 4%.  However, the last three months April-June, we have sold 215 in 2014 down from 265 in 2013.  This is down 19% for the last three months and down 12% YTD.  Also, compared to this time last year we have 711 properties for sale in Greenwich compared to 692 last year.  Throughout this year we have typically been below inventory against last year.   The couple of positives in the market is that we have 110 properties that have met all of their contingencies and are just waiting for a close date.  With another 71 properties that are under contingent contract.   Another of the positives vs. last year is the luxury market, we have sold 8 properties over $10M which is more than all of last year.  When you look at the charts you will see the market leans more and more toward the buyer as you go up in price range.  This shows that this is the best time to trade up in price range.  If you can sell in the $2M-$3M range you will have a market where the buyers are looking, but if you buy in the $3M-$5M range you will buy in a market where it is less competitive. 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   This shows the difference in the first three months vs. the last three months.  You can see that June was lower than the last three years, that is a tad skewed as June of 2011 was the last month before tax advantage changed.  New Listings We had 158 new listings in May and 130 in June. We had more listings in June than the past few years, where May was more in line.    Year to Date Sold The percentages have leveled off.  The biggest differential is that the $2M-$3M grew two percentage points, while the $3M-$4M dropped two percentage points.  This shows that it is the perfect time to jump up in price range current.   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.  This one below is the amount of months on average to sell through our current inventory based on 2014 ytd sold numbers by price range. Price Range 1/31/14 2/28/14 3/28/14 4/25/14 5/16/14 0-$500K 10.2 6.0 7.0 6.1 5.5 $500K-$1M 9.7 8.6 9.0 8.7 8.6 $1M-$1.5M 5.5 9.5 8.9 10.3 7.8 $1.5M-$2M 8 14.5 13.6 18.4 17.8 $2M-$3M 4.7 9.2 11.6 14.3 14.2 $3M-$4M 11 13.1 11.8 14.2 14.5 $4M-$5M 11.9 8.9 13.1 14.4 22.1 $5M-$7.5M 20.7 32.0 39.5 59 56.6 $7.5M-$10M n/a n/a 71.5 51 31.5 $10M+ 22.4 27.2 42.0 22.7 33.8   I believe these chart above and below best show the Greenwich market.  We had an influx of inventory lately.  However, if you look at the specific price ranges 0-$500K dropped from 7 months to 5.5.  When looking closely you notice over the last six weeks the under $1.5M became more competitive, where the $1.5M-$4M became less competitive adding approximately three months per price range.  The $4M-$7.5M range is ice cold, and the luxury market of over $7.5M has actually done pretty well. The chart below is the amount of months on average to sell throughcurrent inventory based on all of 2013 sold numbers by price range.  Price Range 8/30/13 9/30/13 10/25/13 11/30/13 12/30/13 1/31/14 2/28/14 3/28/14 4/25/14 5/16/14 0-$500K 4.26 4.4 5.2 4.2 4 4.2 4 3.8 3.7 4 $500K-$1M 4.65 4.9 4.6 3.4 3.2 3 3.8 4.4 5.2 5.4 $1M-$1.5M 4.96 5.2 4.6 3.6 3 3.5 4 4.1 5.6 5.4 $1.5M-$2M 5.61 5.6 5.1 5 4.7 5 6.4 6.1 7.2 7.1 $2M-$3M 7.84 9.1 8.3 6.3 5.4 5.9 6.9 8 9.1 10.3 $3M-$4M 20.22 23.4 21.3 17.1 15.8 16.3 15.3 16.5 19.8 18.5 $4M-$5M 22 23.9 25.3 18.8 14.1 15 13.7 13.7 18 21 $5M-$7.5M 40.8 31.6 26.4 25 21.5 22.2 24 25.1 28.4 32 $7.5M-$10M 44.8 52.1 58.8 53.1 46.3 46.3 46.3 42.9 46.3 48 $10M+ 272 103.2 92.1 72.2 61.5 66 63 66 54 67.5 I find these two charts to be very intriguing.  One can see the huge discrepancy based on the 2013 numbers between the luxury market and under $3M.  However, at the top if we use the inventory based on the ytd sold numbers it is not as definitive. The luxury market is doing much better than last year and each market seems to be doing relatively well.   Open Houses June 29th       Below are the 43 open houses this Sunday. Street Name Area List Price Time Listing Office 268 Palmer Hill Road Riverside $13K 1-3 p.m. Raveis 4 Lafayette Court #2D Greenwich $575K 1-4 p.m. Raveis 28 Rippowam Road #2A Cos Cob $660K 2-4  p.m. Raveis 8 Nedley Lane Greenwich $699K 1-3 p.m. Coldwell 106 Putnam Park Greenwich $719K 1-3 p.m. Real Living 70 Riverdale #1004 Greenwich $730K 2-4  p.m. Raveis 30 Bruce Park Avenue Greenwich $749K 12-3 p.m. Weichert 25 Harold Avenue Greenwich $749K 1-3 p.m. Coldwell 6 Buena Vista Drive Greenwich $839K 2-4  p.m. Weichert 40 Ettl Lane #14 Greenwich $855K 2-4  p.m. Weichert 307 Lyon Farm Greenwich $1.05M 1-3 p.m. Coldwell 35 Center Drive Old Greenwich $1.085M 2-4  p.m. Halstead 3 Game Cock Road Greenwich $1.118M 2-4  p.m. Weichert 78 Glen Ridge Road Greenwich $1.249M 1-3 p.m. Coldwell 347 Riversville Road Greenwich $1.295M 1-4 p.m. Coldwell 392 Davis Avenue Greenwich $1.495M 1-4 p.m. Raveis 104 Stonehedge Drive Greenwich $1.545M 1-3 p.m. Halstead 365 Round Hill Road Greenwich $1.595M 1-3 p.m. Weichert *3 Game Cock Road Greenwich $1.795M 2-4  p.m. Weichert 20 Ridge Street Greenwich $1.795M 1-3 p.m. Sotheby's 55 Hillcrest Park Old Greenwich $1.85M 2-4  p.m. Raveis 39 Bowman Drive Greenwich $1.89M 1-4 p.m. Raveis 24 Bedford Road Greenwich $2.15M 12-2 p.m. Raveis 55 Shore Road Old Greenwich $2.195M 1-3 p.m. Weichert 50 Orchard Place East Greenwich $2.25M 12-4 p.m. Greenwich Realty 45 Old Stone Bridge Cos Cob $2.25M 1-3 p.m. Sotheby's 4 Robin Place Old Greenwich $2.295M 1-3 p.m. BHHS 16 Somerset Lane Riverside $2.35M 1-3 p.m. Sotheby's 30 South End Court Old Greenwich $2.395M 1-3 p.m. Shore and Country 268 Palmer Hill Road Riverside $2.895M 1-3 p.m. Raveis 17 Tomac Avenue Old Greenwich $2.985M 2-4  p.m. Ravies 36 Shore Road Old Greenwich $2.995M 2-4  p.m. Houlihan Lawrence 188 Cognewaugh Road Cos Cob $3.25M 1-4 p.m. Designer Realty 180 North Street Greenwich $3.425M 1:30-3:30 p.m. Coldwell 349 Sound Beach Avenue Old Greenwich $3.575M 2-4  p.m. Sotheby's 29 Byfield Lane Greenwich $3.595M 1-3 p.m. Raveis 20 Carpenters Brook Greenwich $4.1M 1-3 p.m. Coldwell 15 Lexington Avenue Greenwich $4.15M 1-3 p.m. Coldwell 98 North Street Greenwich $4.295M 11-1 p.m. Coldwell 70 Sherwood Avenue Greenwich $4.475M 3-6 p.m. Charles Paternina 19 Shoal Point Lane Riverside $4.85M 12-2 p.m. Coldwell 22 Stillman Lane Greenwich $4.99M 1-4 p.m. Weichert 11 N. Crossway Old Greenwich $6.25M 2-4  p.m. Shore and Country 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: June 20th

Greenwich, CT Residential Real Estate Blog and Analysis:   June 20th    A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

The above beautiful setting is located at 36 Shore Road in Old Greenwich.  Direct waterfront on Tomac Cove priced at $3.295M.  The house is listed at 3,529 s.f. with incredible Long Island Sound views. The house holds four bedrooms, three full baths, and two fireplaces.  With 100 feet of direct waterfront I thought this was the perfect house to feature for the first weekend of summer. I have not had a chance to update the graphs, but currently overall in Greenwich we are about 11% down from last year in unit sales.  With how strong January started this is a disappointment.  The positive is prices are up.  However, last year we had a very difficult luxury market.  Properties over $10M sold at a snail's pace last year.  When you couple that with the fact that the highest residential property in the United States sold in Greenwich this year it makes sense that the properties are rising.  We continue to see the lower priced markets be the most competitive but are seeing promising signs in the $3M-$4M range.  In my opinion this would be a good time to trade up in the market in Greenwich.  As the lower price points are more competitive than the higher, so if you can jump a price range you will be adding value. The newsletter has had a lot of new subscribers over the last month so I wanted to take a second to explain the sections.  The first section is the featured property, with a short weekly roundup of the market.  The next couple of sections are charts and analysis of the market concluding with a months on average chart so one can see how their price range is doing compared to other price ranges as well as compared to earlier months and years.  Following the analysis is the Open house list.  I use a myriad of sources including the Greenwich Times, Greenwich Multiple Listing Service, Fairfield County Multiple Listing Service, as well as Real Estate websites such as Trulia and Zillow.   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   As mentioned above we finished April with only 55 properties sold down 13% from last year.  May looks even scarier with only 30 sold halfway through the month.  New Listings We have 90 new listings already half way through May.  A little concerning that new listings are up and sales are down.  Luckily, we do have the 190 properties under contract or pending.    Year to Date Sold The percentages are starting to level off as we get through the year.  The biggest jump over the last few weeks was the $1.5M-$2M range where it went from 15%-17%.   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.  This one below is the amount of months on average to sell through our current inventory based on 2014 ytd sold numbers by price range. Price Range 1/31/14 2/28/14 3/28/14 4/25/14 5/16/14 0-$500K 10.2 6.0 7.0 6.1 5.5 $500K-$1M 9.7 8.6 9.0 8.7 8.6 $1M-$1.5M 5.5 9.5 8.9 10.3 7.8 $1.5M-$2M 8 14.5 13.6 18.4 17.8 $2M-$3M 4.7 9.2 11.6 14.3 14.2 $3M-$4M 11 13.1 11.8 14.2 14.5 $4M-$5M 11.9 8.9 13.1 14.4 22.1 $5M-$7.5M 20.7 32.0 39.5 59 56.6 $7.5M-$10M n/a n/a 71.5 51 31.5 $10M+ 22.4 27.2 42.0 22.7 33.8   I believe these chart above and below best show the Greenwich market.  We had an influx of inventory lately.  However, if you look at the specific price ranges 0-$500K dropped from 7 months to 5.5.  When looking closely you notice over the last six weeks the under $1.5M became more competitive, where the $1.5M-$4M became less competitive adding approximately three months per price range.  The $4M-$7.5M range is ice cold, and the luxury market of over $7.5M has actually done pretty well. The chart below is the amount of months on average to sell throughcurrent inventory based on all of 2013 sold numbers by price range.  Price Range 8/30/13 9/30/13 10/25/13 11/30/13 12/30/13 1/31/14 2/28/14 3/28/14 4/25/14 5/16/14 0-$500K 4.26 4.4 5.2 4.2 4 4.2 4 3.8 3.7 4 $500K-$1M 4.65 4.9 4.6 3.4 3.2 3 3.8 4.4 5.2 5.4 $1M-$1.5M 4.96 5.2 4.6 3.6 3 3.5 4 4.1 5.6 5.4 $1.5M-$2M 5.61 5.6 5.1 5 4.7 5 6.4 6.1 7.2 7.1 $2M-$3M 7.84 9.1 8.3 6.3 5.4 5.9 6.9 8 9.1 10.3 $3M-$4M 20.22 23.4 21.3 17.1 15.8 16.3 15.3 16.5 19.8 18.5 $4M-$5M 22 23.9 25.3 18.8 14.1 15 13.7 13.7 18 21 $5M-$7.5M 40.8 31.6 26.4 25 21.5 22.2 24 25.1 28.4 32 $7.5M-$10M 44.8 52.1 58.8 53.1 46.3 46.3 46.3 42.9 46.3 48 $10M+ 272 103.2 92.1 72.2 61.5 66 63 66 54 67.5 I find these two charts to be very intriguing.  One can see the huge discrepancy based on the 2013 numbers between the luxury market and under $3M.  However, at the top if we use the inventory based on the ytd sold numbers it is not as definitive. The luxury market is doing much better than last year and each market seems to be doing relatively well.   Open Houses June 22nd       Below are the 54 Open Houses for Sunday.    Street Name Area List Price Time Office 171 Putnam Park Greenwich $425K 1-4 p.m. BHHS 453 Putnam Avenue #4H Cos Cob $575K 1-4 p.m. BHHS 1 Scott Road Greenwich $695K 1-3 p.m. Coldwell 70 Riverdale Avenue #1004 Greenwich $730K 12-2 p.m. Raveis 303 Bruce Park Avenue Greenwich $749K 12-3 p.m. Weichert 1 Idlewild Manor Greenwich $789K 1-3 p.m. Coldwell 51 Forest Avenue #75 Old Greenwich S799K 2-4 p.m. Weichert 6 Buena Vista Drive Greenwich $839K 1-3 p.m. Weichert 37 Amherst Drive Riverside $895K 1-3 p.m. Raveis 160 Valley Road Cos Cob $995K 2-4 p.m. Raveis 73 Mead Avenue Greenwich $995K 1-4 p.m. Raveis 15 Lyon Farm Greenwich $1.195M 1-3 p.m. Sotheby's 172 Field Point #4 Greenwich $1.225M 1-3 p.m. Sotheby's 1017 North Street Greenwich $1.249M 2-4 p.m. Coldwell 7 Ronald Avenue Cos Cob $1.275M 12-2 p.m. Coldwell 347 Riversville Road Greenwich $1.295M 1-4 p.m. Coldwell 73 Stonehedge Drive Greenwich $1.438M 1-3 p.m. Coldwell 51 Glen Road Greenwich $1.487M 1-4 p.m. BHHS 469 Taconic Road Greenwich $1.499M 1-3 p.m. Weichert 392 Davis Avenue Greenwich $1.57M 1-3 p.m. Raveis 148 E. Elm Street Greenwich $1.595M 1-4 p.m. New England Land 365 Round Hill Road Greenwich $1.595M 2-4 p.m. Weichert 75 Taconic Road Greenwich $1.599M 1-3 p.m. Sotheby's 31 Widgeon Way Greenwich $1.675M 2-4 p.m. Raveis 106 Hunting Ridge Greenwich $1.695M 1-4 p.m. BHHS 65 Fairfield Road Greenwich $1.695M 1-3 p.m. Raveis 24 Shore Road Old Greenwich $1.695M 2-4 p.m. Houlihan Lawrence 2 Carriage Road Cos Cob $1.995M 2-4 p.m. Coldwell 333 Sound Beach Old Greenwich $2.065M 1-3 p.m. Shore and Country 11 Circle Drive Greenwich $2.15M 1-4 p.m. BHHS 24 Bedford Road Greenwich $2.15M 2-4 p.m. Raveis 55 Shore Road Old Greenwich $2.195M 1-3 p.m. Weichert 21 Martin Dale Greenwich $2.25M 1-3 p.m. Sotheby's 4 Robin Place Old Greenwich $2.295M 1-4 p.m. BHHS 270 Palmer Hill Riverside $2.35M 1-4 p.m. Raveis 27 Dandy Drive Cos Cob $2.395M 1-3 p.m. Sotheby's 10 Newton Street Riverside $2.595M 2-4 p.m. BHHS 33 Pleasant Street Riverside $2.749M 1-3 p.m. Keller Williams 151 Shore Road Old Greenwich $2.795M 1-3 p.m. Shore and Country 5 Lake Drive Riverside $2.895M 2-4 p.m. BHHS 34 Grossett Road Riverside $3.295M 1-3 p.m. Halstead 44 Cedar Cliff Road Riverside $3.4M 1-3 p.m. Coldwell 180 North Street Greenwich $3.425M 11-12:30 p.m. Coldwell 20 Heronvue Road Greenwich $3.5M 2-4 p.m. Coldwell 150 Riverside Avenue Riverside $3.85M 1-3 p.m. Sotheby's 18 Perryridge Road Greenwich $3.995M 1-3 p.m. Houlihan Lawrence 38 Bramble Lane Riverside $3.995M 1-4 p.m. BHHS 20 Carpenters Brook Greenwich $4.1M 1-3 p.m. Coldwell 1 Midwood Road Greenwich $4.395M 2-4 p.m. Houlihan Lawrence 26 Glen Avon Drive Riverside $4.495M 2-4 p.m. BHHS 19 Shoal Point Lane Riverside $4.85M 10-12:00 p.m. Coldwell 27 Stillman Lane Greenwich $5.199M 1-3 p.m. Sotheby's 20 Langhorne Lane Greenwich $6.195M 1-3 p.m. Coldwell 158 Clapboard Ridge Greenwich $6.449M 1-3 p.m. Coldwell   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.