Greenwich, CT Residential Real Estate Blog and Analysis: May 30th

Greenwich, CT Residential Real Estate Blog and Analysis:   May 30th    A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

Next week will have the update numbers including May's final statistics.  Pleas join me at the above pictured 30 Montgomery Lane this Sunday as I am hosting an open house from 1-4 p.m.  Location, Location, Location, you will be close to everything Greenwich has to offer. Sensational Stone & Shingle Home on Park-Like Setting in Greenwich Beautiful five bedroom home, nestled on 1.44 park-like acres on a quiet cul-de-sac and nearby to walking paths at the 91acre Montgomery Pinetum Park, ideally situated close to town, schools and highways.   This inviting, multi-level residence boasts hardwood floors, a comfortable floor plan and wonderful flow. The spectacular gourmet kitchen, with a large center island, is the hub of this warm family home, featuring state-of-the-art appliances, granite countertops and rich cherry cabinetry, which seamlessly opens into a sundrenched eat-in nook and casual relaxation area, with sliding doors to the extensive outdoor deck.  Pass through into a formal dining room, with corner cabinets and additional deck access.  A commanding stone fireplace anchors the bright living room, affording sweeping front yard views from an impressive window seat. Ascend to a handsome home office, with built-in cabinetry; one en-suite bedroom, two additional spacious bedrooms and one full bath.  A luxurious master suite comprises the entire top floor boasting a serene bedroom, with a tray ceiling, gleaming windows and a private outdoor deck;  an elaborate dressing room featuring a built-in vanity in one of the two well-appointed walk-in closets and an adjacent sitting room, with attic access.  An opulent marble master bath with his and her walk-in showers, water closets and vanities, centers around the spa tub. Descend to a splendid au-pair's suite with a full bath, added in 2012, with a separate entrance, nearby to a full service laundry room and access to the two car garage. The lower level is perfect for relaxation and recreation with a generous family room, complete with a kitchenette.  Ample storage is available in the extensive unfinished portion of this level. The well manicured lawn is punctuated by lush perennial rock gardens bordering the property, a gazebo and a stone wall. As you will learn when you look at months on average and the graphs, we have seen trends in the market that can help us understand what is currently happening.  Quick synopsis is that the under $1.5M market has become increasingly more competitive, the $1.5M-$4M is becoming less competitive, the $4M-$7.5M is at a stand still and definitely a buyer's market, while the luxury over $7.5M is doing much better than last year. We currently have 666 total properties for sale in Greenwich.  That is up another thirty eight from three weeks ago  However, still down from the 687 we had this time last year based on my May 17th article last year.  The most surprising data is the amount of sold properties this year. As you will see in the graphs, January was incredible, which set the expectation of a great year.  However, since then we have been either at or below last year's number.  April was actually the worst so far with only 55 properties sold, compared to 65 last year down 13%.  May is trending below as well with only 30 properties closed halfway through the month when we had 90 in May of last year.  The saving grace is that we have 190 properties either under a contingent contract or pending.  120 of them are pending which means all contingencies have been met. 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 1st       Below are the 64 Open Houses for Sunday.  I will be hosting an open house from 1-4 p.m. at 30 Montgomery Lane. Stop by and view this great location close to everything Greenwich has to offer.. Street Name Area List Price Time Listing Office 453 Putnam #4H Cos Cob $575K 1-4 p.m. BHHS 21 Byram Road Greenwich $595K 2-4 p.m. Raveis 71 Byram Road Greenwich $649K 1-3 p.m. Sotheby's 1 Scott Road Greenwich $695K 11-1 p.m. Coldwell Banker 106 Putnam Park Greenwich $719K 1-3 p.m. Real Living 70 Riverdale #1004 Greenwich $749K 1-3 p.m. Raveis 28 Lexington Ave #B Greenwich $765K 1-3 p.m. Houlihan Lawrence 6 Buena Vista Drive Greenwich $839K 1-5 p.m. Weichert 70 Riverdale #701 Greenwich $845K 2-4 p.m. Sotheby's 119 Halstead Avenue Greenwich $849K 1-4 p.m. BHHS 40 Ettl Lane Greenwich $875K 1-3 p.m. Weichert 178 Weaver Street Greenwich $1.049M 1-3 p.m. Coldwell Banker 160 Valley Road Cos Cob $1.095M 2-4 p.m. Raveis 42 Ridge Street Cos Cob $1.099M 2-4 p.m. Sotheby's 83 Summit Road Riverside $1.195M 1-3 p.m. Sotheby's 29 Midbrook Lane Old Greenwich $1.243M 1-3 p.m. Keller Williams 9 Lejeune Court Old Greenwich $1.295M 1-3 p.m. Coldwell Banker 49 Indian Field Road Greenwich $1.595M 1-3 p.m. Sotheby's 75 Taconic Road Greenwich $1.599M 1-3 p.m. Sotheby's 65 Fairfield Road Greenwich $1.695M 2-4 p.m. Raveis 134 Butternut Hollow Greenwich $1.75M 1-4 p.m. Houlihan Lawrence 741 Riversville Road Greenwich $1.85M 2-4 p.m. Houlihan Lawrence 16 Fairview Terrace Greenwich $1.9M 1-4 p.m. BHHS 244 Stanwich Road Greenwich $1.99M 1-3 p.m. Sotheby's 39 Bowman Drive Greenwich $1.995M 1-4 p.m. Raveis 1 Sylvan Lane Old Greenwich $1.995M 12-2 p.m. Coldwell Banker 11 Circle Drive Greenwich $2.15M 1-4 p.m. BHHS 55 Shore Road Old Greenwich $2.195M 1-3 p.m. Houlihan Lawrence 6 Huckleberry Lane Greenwich $2.195M 1-3 p.m. Shore and Country 30 MONTGOMERY LANE Greenwich $2.245M 1-4 p.m. Houlihan Lawrence 25 Willow Run Road Greenwich $2.29M 1-4 p.m. Sotheby's 30 South End Old Greenwich $2.395M 2-4 p.m. Shore and Country 18 Hawkwood Land Greenwich $2.45M 2-4 p.m. Houlihan Lawrence 25 Willowmere Avenue Riverside $2.495M 2-4 p.m. Coldwell Banker 10 Birchwood Drive Greenwich $2.495M 2-4 p.m. Houlihan Lawrence 178 Weaver Street Greenwich $2.499M 1-3 p.m. Coldwell Banker 434 Riversville Road Greenwich $2.59M 1-4 p.m. BHHS 10 Gaston Farm Road Greenwich $2.595M 2-4 p.m. Houlihan Lawrence 30 Sherwood Avenue Greenwich $2.6M 1-4 p.m. BHHS 28 Sawmill Lane Greenwich $2.695M 1-3 p.m. Sotheby's 33 Pleasant Street Riverside $2.749M 1-3 p.m. Keller Williams 1333 King Street Greenwich $2.895M 1-3 p.m. Sotheby's 522 North Street Greenwich $2.98M 1-3 p.m. Coldwell Banker 57 Mimosa Drive Cos Cob $2.995M 1-3 p.m. Sotheby's 27 Chieftans Road Greenwich $2.995M 2-4 p.m. Houlihan Lawrence 34 A Bruce Park Avenue Greenwich $3.195M 1-3 p.m. Halstead 50 Indian Head Road Riverside $3.35M 2-4 p.m. Coldwell Banker 78 Baldwin Farms South Greenwich $3.395M 2-4 p.m. Houlihan Lawrence 34 B Bruce Park Greenwich $3.395M 1-3 p.m. Halstead 20 Heronvue Road Greenwich $3.5M 1-3 p.m. Coldwell Banker 349 Sound Beach Avenue Old Greenwich $3.575M 1-3 p.m. Sotheby's 180 North Street Greenwich $3.599M 11-1 p.m. Coldwell Banker 48 Bramble Lane Riverside $3.995M 1-3 p.m. Coldwell Banker 41 West Way Old Greenwich $4M 12-2 p.m. Sotheby's 70 Sherwood Avenue Greenwich $4.475M 1-4 p.m. Charles Paternina 36 DAY ROAD Greenwich $4.495M 2-4 p.m. Coldwell Banker 45 Baldwin Farms South Greenwich $4.895M 1-3 p.m. Houlihan Lawrence 27 Stillman Lane Greenwich $5.199M 1-3 p.m. Sotheby's 22 Stillman Lane Greenwich $5.245M 1-3 p.m. Houlihan Lawrence 421 Field Point Road Greenwich $6M 1-4 p.m. BHHS 11 N. Crossway Old Greenwich $6.25M 1-3 p.m. Shore and Country 14 Hawkwood Lane Greenwich $6.295M 2-4 p.m. Shore and Country 158 Clapboard Ridge Greenwich 6449000 2-4 p.m. Coldwell Banker 7 Oakwood Lane Greenwich 6875000 2-4 p.m. Houlihan Lawrence 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: May 16th

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

Spring has finally sprung.  We are in the middle of May and finally Spring is upon us as you can tell by the beautiful apple blossom at my listing 10 Palmer Terrace in Riverside.  I will be hosting an open house 1-4 p.m. on Sunday.  Please come see this beautiful home in a phenomenal location: Exceptional Colonial on Private Cul-de-Sac in Coveted Riverside Neighborhood Exquisite 4 bedroom, versatile multi-level farmhouse style colonial, completely and masterfully rebuilt and expanded with brand new construction in 2005, boasts antique Australian cypress floors, a custom-designed chef's kitchen, and a wonderful outdoor granite stone patio with level lawns.   Ideally situated on a very quiet cul-de-sac steps away from the train station, Riverside elementary and Eastern middle schools. A remarkable gourmet kitchen affords top-of-the-line appliances with rich granite countertops including a center island with breakfast bar seating, a side wet baking station, large farmhouse sink and plenty of well-appointed storage which gracefully unfolds into a family room, with French door access to the large sunny patio, a spacious dining area and living room, anchored by a gas fireplace and enclosed custom granite wet bar, cabinetry and wine refrigerator. A powder room sits just off the entryway. Ascend half a flight of stairs to the quiet sleeping quarters, with copious closet space, one en-suite bedroom as well as two additional bedrooms with a shared hall bath. The top floor offers a private oasis, with an incredible master bedroom highlighted by a vaulted ceiling, skylights and full bath with steam shower and separate office space. This sundrenched room affords countless possibilities such as an artist's studio or playroom. A separate staircase leads to a hardwood floor attic, easily converted to more living space. Descend a couple of steps to an additional family room, also well suited as a media room or home office, complete with outdoor access to a blue stone front terrace and manicured front lawn. The lower level features optimal space for relaxation (or as a possible in-law or au-pair suite) with a full bath, laundry facilities, a 500 bottle naturally cooled wine cellar as well as backyard and two car garage access. A great opportunity to own in the best location in Riverside! The listing price is $2.375M. As you will learn when you look at months on average and the graphs, we have seen trends in the market that can help us understand what is currently happening.  Quick synopsis is that the under $1.5M market has become increasingly more competitive, the $1.5M-$4M is becoming less competitive, the $4M-$7.5M is at a stand still and definitely a buyer's market, while the luxury over $7.5M is doing much better than last year. We currently have 666 total properties for sale in Greenwich.  That is up another thirty eight from three weeks ago  However, still down from the 687 we had this time last year based on my May 17th article last year.  The most surprising data is the amount of sold properties this year. As you will see in the graphs, January was incredible, which set the expectation of a great year.  However, since then we have been either at or below last year's number.  April was actually the worst so far with only 55 properties sold, compared to 65 last year down 13%.  May is trending below as well with only 30 properties closed halfway through the month when we had 90 in May of last year.  The saving grace is that we have 190 properties either under a contingent contract or pending.  120 of them are pending which means all contingencies have been met. 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 May 18th       Below are the 59 Open Houses for Sunday.  I will be hosting an open house from 1-4 p.m. at 10 Palmer Terrace. Stop by and view this great value in the heart of Riverside. Address Area List Price Time Listing Office 21 Cary Road Riverside $469K 3-5 p.m. Coldwell 138 N. Water Street Greenwich $525K 1-3 p.m. Coldwell 128 Putnam Park Greenwich $565K 12-2 p.m. Coldwell 20 High Street Greenwich $569K 1-3 p.m. Coldwell 4 Lafayette Court #2B Greenwich $575K 2-4 p.m.  Coldwell 112 Mead Avenue Greenwich $649K 2-4 p.m. Coldwell 58 Greenwich Hills Greenwich $700K 2-4 p.m. Anderson 17 Pleasant Street Cos Cob $729K 1-3 p.m. Coldwell 1 Idlewild Manor Greenwich $799K 1-3 p.m. Coldwell 303 Bruce Park Avenue Greenwich $799K 1-4 p.m. Weichert 30 Ettl Lane Greenwich $820K 1-4 p.m. Shore and Country 5 Kinsman Lane Greenwich $825K 12-2 p.m. Shore and Country 6 Buena Vista Drive Greenwich $859K 1-5 p.m. Weichert 41 Indian Field Road Greenwich $949K 12-2 p.m. Coldwell 7 Charter Oak Lane Greenwich $989K 1-3 p.m. Shore and Country 73 Mead Avenue Greenwich $995K 1-4 p.m. Raveis 178 Weaver Street Greenwich $1.049M 12-2 p.m. Coldwell 36 Griffith Road Riverside $1.079M 1-3 p.m. Shore and Country 117 Lyon Farm Drive Greenwich $1.095M 2-4 p.m. Coldwell 5 Mead Avenue Cos Cob $1.099M 1-3 p.m. Newbridge 33 Lockwood Lane Riverside $1.147M 1-3 p.m. Shore and Country 35 Center Drive Old Greenwich $1.149M 1-3 p.m. Halstead 24 Hickory Drive Greenwich $1.15M 1-3 p.m. Sotheby's 3 Game Cock Road Greenwich $1.175M 1-4 p.m. Weichert 78 Glen Ridge Road Greenwich $1.249M 11-1 p.m. Coldwell 7 E. Lawn Lane Greenwich $1.275M 1-4 p.m. BHHS 304 Orchard Street Greenwich $1.285M 1-4 p.m. Sotheby's 69 Stanwich Road Greenwich $1.375M 1-4 p.m. BHHS 7 Cherry Valley Road Greenwich $1.399M 1-4 p.m. Coldwell 73 S. Stonehedge Greenwich $1.438M 1-3 p.m. Coldwell 52 Benjamin Street Old Greenwich $1.449M 1-4 p.m. BHHS 104 Stonehedge Drive Greenwich $1.69M 1-4 p.m. Halstead 184 Shore Road Old Greenwich $1.795M 1-4 p.m. Coldwell 26 Ferncliff Road Cos Cob $1.89M 1-3 p.m. Coldwell 39 Bowman Drive Greenwich $1.995M 1-4 p.m. Raveis 12 Old Orchard Road Riverside $1.995M 1-4 p.m. Higgins 1 Sylvan Lane Old Greenwich $2.05M 1-4 p.m. Coldwell 315 Field Point Road Greenwich $2.095M 1-4 p.m. BHHS 333 Sound Beach Old Greenwich $2.195M 2-4 p.m. Shore and Country 55 Shore Road Old Greenwich $2.195M 1-5 p.m. Weichert 14 Dialstone Lane Riverside  $2.249M 1-4 p.m. Coldwell 6 Gaston Farm Greenwich $2.325M 2-4 p.m. Coldwell 10 PALMER TERRACE RIVERSIDE $2.375M 1-4 p.m. Houlihan Lawrence 24 Saint Claire Old Greenwich $2.875M 1-4 p.m. Coldwell 7 Gisborne Place Old Greenwich $3.175M 2-4 p.m. Coldwell 522 North Street Greenwich $3.195M 1-3 p.m. Coldwell 5 Sylvan Lane Old Greenwich $3.195M 12-2 p.m. Coldwell 75 Dearfield Drive Greenwich $3.285M 12-2 p.m. Coldwell 36 Shore Road Old Greenwich $3.295M 2-4 p.m. Houlihan Lawrence 150 Riverside Avenue Riverside $3.85M 1-4 p.m. Sotheby's 5 Grimes Road Old Greenwich $3.995M 12-2 p.m. Coldwell 98 North Street Greenwich $4.295M 2-4 p.m. Coldwell 6 Chieftans Road Greenwich $4.475M 1-3 p.m. Coldwell 400 Stanwich Road Greenwich $4.495M 1-3 p.m. Coldwell 45 Baldwin Farms South Greenwich $4.895M 1-3 p.m. Houlihan Lawrence 36 West Way Old Greenwich $5.75M 1-4 p.m. Halstead 18 Pinecroft Road Greenwich $6M 1-4 p.m. BHHS 20 Langhorne Lane Greenwich $6.195M 1-3 p.m. Coldwell 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: April 25th

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

I have updated all stats and the open house list.  This is the busiest weekend of the year so far in regards to open houses.  We have a total of 70 this weekend. I will be hosting an open house of my listing this Sunday from 1-4 p.m. at the above pictured 10 Palmer Terrace in Riverside.  Please come see this beautiful home in a phenomenal location: Exceptional Colonial on Private Cul-de-Sac in Coveted Riverside Neighborhood Exquisite 4 bedroom, versatile multi-level farmhouse style colonial, completely and masterfully rebuilt and expanded with brand new construction in 2005, boasts antique Australian cypress floors, a custom-designed chef's kitchen, and a wonderful outdoor granite stone patio with level lawns.   Ideally situated on a very quiet cul-de-sac steps away from the train station, Riverside elementary and Eastern middle schools. A remarkable gourmet kitchen affords top-of-the-line appliances with rich granite countertops including a center island with breakfast bar seating, a side wet baking station, large farmhouse sink and plenty of well-appointed storage which gracefully unfolds into a family room, with French door access to the large sunny patio, a spacious dining area and living room, anchored by a gas fireplace and enclosed custom granite wet bar, cabinetry and wine refrigerator. A powder room sits just off the entryway. Ascend half a flight of stairs to the quiet sleeping quarters, with copious closet space, one en-suite bedroom as well as two additional bedrooms with a shared hall bath. The top floor offers a private oasis, with an incredible master bedroom highlighted by a vaulted ceiling, skylights and full bath with steam shower and separate office space. This sundrenched room affords countless possibilities such as an artist's studio or playroom. A separate staircase leads to a hardwood floor attic, easily converted to more living space. Descend a couple of steps to an additional family room, also well suited as a media room or home office, complete with outdoor access to a blue stone front terrace and manicured front lawn. The lower level features optimal space for relaxation (or as a possible in-law or au-pair suite) with a full bath, laundry facilities, a 500 bottle naturally cooled wine cellar as well as backyard and two car garage access. A great opportunity to own in the best location in Riverside! Special Features/Bullet Points: 4 bedrooms 4.5 baths 3281 sq. ft. .028 acres Built in 1956/57, rebuilt in 2005 Air conditioning 2 condensers Forced air- gas heating 2 furnaces 3 climate controlled zones Central fire, security, gas and carbon monoxide monitor system Gas fireplace with remote control and thermostat Two car extra height garage plus parking bay 2 electric panels Copper gutters Clapboard siding and Cedar shingle trim The listing price is $2.375M.   I will be out of town next week, so will not be able to send the newsletter.  Mark Pruner of www.greenwichstreets.com does a comprehensive open house list as well you can check out if you read this blog for the open house list. 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.   We currently have 628 total properties for sale in Greenwich.  That is up over a hundred since March 1. We are also catching up to the inventory of last year.  Last year at this time we had 655 total properties for sale based on my April 26th, 2013 newsletter.  Now, it is a five percent more competitive market this year than last year. 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 had forty four properties sell in March, which was the exact same amount as last year.  So far in April, we have had 41 properties sell, which is on track for less than last year when we had 65 properties sell. New Listings We ended up with 120 new listings in March and already have 146 new listings in April.  As you can see above March was above last year's but below 2011 and 2012, while April is really behind the amount of new listings last year.    Year to Date Sold The $500K to $1M range continue to see increases.  It jumped another 3 percent to 25%.  That is a six percent increase over the last couple of months.  We are still seeing an improvement in properties priced over $2M from last year.  However, the lower priced homes have made a push in the last two months.  We have had 6 properties sell over $10M this year, which is on trend for a huge improvement over last 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.  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 0-$500K 10.2 6.0 7.0 6.1 $500K-$1M 9.7 8.6 9.0 8.7 $1M-$1.5M 5.5 9.5 8.9 10.3 $1.5M-$2M 8 14.5 13.6 18.4 $2M-$3M 4.7 9.2 11.6 14.3 $3M-$4M 11 13.1 11.8 14.2 $4M-$5M 11.9 8.9 13.1 14.4 $5M-$7.5M 20.7 32.0 39.5 59 $7.5M-$10M n/a n/a 71.5 51 $10M+ 22.4 27.2 42.0 22.7   I believe these chart above and below best show the Greenwich market.  We had an influx of inventory over the last month.  However, if you notice the under $1M market got more competitive, while the $1M-$7.5M became less competitive.  Surprisingly, the over $7.5M had a huge month and dropped significantly.  Obviously, as there are not as many properties that sell in those price ranges compared to the others there are bigger fluctuations in the numbers.  It is still important to note that the over $10M properties sold doubled to six from three in the last month.  Not to mention in all of last year only 8 properties sold over $10M.   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 0-$500K 4.26 4.4 5.2 4.2 4 4.2 4 3.8 3.7 $500K-$1M 4.65 4.9 4.6 3.4 3.2 3 3.8 4.4 5.2 $1M-$1.5M 4.96 5.2 4.6 3.6 3 3.5 4 4.1 5.6 $1.5M-$2M 5.61 5.6 5.1 5 4.7 5 6.4 6.1 7.2 $2M-$3M 7.84 9.1 8.3 6.3 5.4 5.9 6.9 8 9.1 $3M-$4M 20.22 23.4 21.3 17.1 15.8 16.3 15.3 16.5 19.8 $4M-$5M 22 23.9 25.3 18.8 14.1 15 13.7 13.7 18 $5M-$7.5M 40.8 31.6 26.4 25 21.5 22.2 24 25.1 28.4 $7.5M-$10M 44.8 52.1 58.8 53.1 46.3 46.3 46.3 42.9 46.3 $10M+ 272 103.2 92.1 72.2 61.5 66 63 66 54 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 April 27th       Below are the 70 Open Houses for Sunday.  Come by, say hi, and visit10 Palmer Terrace. Street Name Area Time Price Listing Office 21 Cary Road Riverside 3-5 p.m. $469K Coldwell 112 Putnam Park Greenwich 1-4 p.m. $535K BHHS 9 River Road #418 Cos Cob 1-3 p.m. $550K Real Living 112 Mead Avenue Greenwich 2-4 p.m. $649K Coldwell 11 River Road #113 Cos Cob 12-2 p.m. $749K Sothebys 17 Pleasant Street Cos Cob 1-3 p.m. $749K Coldwell 5 Christiano Street Cos Cob 1-3 p.m. $750K Sothebys 49 Center Drive Old Greenwich 2- 4:30 p.m. $779K BHHS 28 Lexington Ave #B Greenwich 1-3 p.m. $799K Houlihan Lawrence 30 Ettl Lane Greenwich 1-3 p.m. $820K Shore and Country 1 Idlewild Manor Greenwich 1-3 p.m. $845K Coldwell 70 Riverdale #701 Greenwich 2-4 p.m. $845K Sothebys 6 Buena Vista Drive Greenwich 1-5 p.m. $875K Weichert 26 Thornhill Road Riverside 1-3 p.m. $939K Shore and Country 73 Mead Avenue Greenwich 1-4 p.m. $995K Raveis 178 Weaver Street Greenwich 12-2 p.m. $1.049M Coldwell 117 W. Lyon Farm Greenwich 2-4 p.m. $1.095M Coldwell 35 Mead Avenue Cos Cob 2-4 p.m. $1.099M Newbridge 24 Hickory Drive Greenwich 1-3 p.m. $1.115M William Pitt Sothebys 160 Valley Road Cos Cob 1-3 p.m. $1.195M Raveis 35 Center Drive Old Greenwich 1-3 p.m. $1.195M Halstead 7 East Lawn Greenwich 1-4 p.m. $1.275M BHHS 304 Orchard Street Greenwich 1-3 p.m. $1.285M Sothebys 1017 North Street Greenwich 11 a.m.-1 p.m. $1.295M Coldwell 83 Summit Road Riverside 2-4 p.m. $1.295M Sothebys 62 Valleywood Road Cos Cob 2-4 p.m. $1.295M Houlihan Lawrence 85 Bedford Road Greenwich 1-3 p.m. $1.3M Raveis 15 Stonebrook Lane Cos Cob 1-3 p.m. $1.35M Coldwell 45 Orchard Place #E Greenwich 1-3 p.m. $1.398M Coldwell 52 Benjamin Street Old Greenwich 1-4 p.m. $1.49M BHHS 8 Circle Drive Greenwich 1-4 p.m. $1.495M Weichert 44 Bruce Park Drive Greenwich 1-4 p.m. $1.5M BHHS 73 Stonehedge Drive Greenwich 1-3 p.m. $1.545M Coldwell 469 Taconic Road Greenwich 1-3 p.m. $1.55M Weichert 75 Taconic Road Greenwich 1-3 p.m. $1.695M Sothebys 43 Stag Lane Greenwich 1-3 p.m. $1.695M Sothebys 330 Sound Beach Old Greenwich 1-4 p.m. $1.695M Raveis 65 Fairfield Road Greenwich 1-4 p.m. $1.795M Raveis 16 Fairview Terrace Greenwich 1-4 p.m. $1.995M BHHS 17 Candlelight Place Greenwich 1-3 p.m. $1.996M Keller Williams 11 Circle Drive Greenwich 1-4 p.m. $2.15M BHHS 23 Pierce Road Riverside 1-3 p.m. $2.15M Sothebys 12 Ricki Beth Lane Old Greenwich 1-3 p.m. $2.193M Sothebys 35 Shady Lane Greenwich 2-4 p.m. $2.195M Coldwell 69 Hillcrest Park Old Greenwich 2-4 p.m. $2.195M Newbridge 32 Welwyn Road Riverside 1-4 p.m. $2.25M Centric 55 Shore Road Old Greenwich 1-3 p.m. $2.325M Weichert 10 PALMER TERRACE Riverside 1-4 p.m. $2.375M Houlihan Lawrence 993 Lake Avenue Greenwich 2-4 p.m. $2.449M Houlihan Lawrence 15 Palmer Terrace Riverside 1-3 p.m. $2.495M Raveis 119 Doubling Road Greenwich 1-4 p.m. $2.495M Raveis 178 Weaver Street Greenwich 12-2 p.m. $2.499M Coldwell 270 Palmer Hill Road Riverside 1-4 p.m. $2.575M Raveis 30 Sherwood Avenue Greenwich 1-4 p.m. $2.6M BHHS 268 Palmer Hill Road Riverside 1-3 p.m. $2.895M Raveis 1333 King Street Greenwich 1-3 p.m. $2.895M Sothebys 124 Porchuck Drive Greenwich 1-4 p.m. $2.995M Halstead 46 Will Merry Lane Greenwich 1-4 p.m. $2.995M Raveis 57 Mimosa Drive Cos Cob 1-3 p.m. $3.1M Sothebys 900 Lake Avenue Greenwich 1-4 p.m. $3.195M Raveis 75 Dearfield Drive Greenwich 1-3 p.m. $3.495M Coldwell 349 Sound Beach Old Greenwich 1-4 p.m. $3.575M Sothebys 343 Taconic Road Greenwich 1-4 p.m. $3.875M Raveis 150 Riverside Avenue Riverside 1-3 p.m. $3.989M Sothebys 48 Bramble Lane Riverside 1-3 p.m. $4.175M Coldwell 98 North Street Greenwich 2-4 p.m. $4.295M Coldwell 11 Cove Road Old Greenwich 1-4 p.m. $4.4M BHHS 6 Chieftans Road Greenwich 1-3 p.m. $4.475M Coldwell 41 Baldwin Farms Greenwich 1-3 p.m. $4.5M Sothebys 20 Langhorne Lane Greenwich 2-4 p.m. $6.195M 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. 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 Palmer Terrace

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

I am honored and proud to represent the owners of 10 Palmer Terrace in Riverside.  Below are the details.  Please do not hesitate to reach out if you would like more information.   Exceptional Colonial on Private Cul-de-Sac in Coveted Riverside Neighborhood Exquisite 4 bedroom, versatile multi-level farmhouse style colonial, completely and masterfully rebuilt and expanded with brand new construction in 2005, boasts antique Australian cypress floors, a custom-designed chef's kitchen, and a wonderful outdoor granite stone patio with level lawns.   Ideally situated on a very quiet cul-de-sac steps away from the train station, Riverside elementary and Eastern middle schools. A remarkable gourmet kitchen affords top-of-the-line appliances with rich granite countertops including a center island with breakfast bar seating, a side wet baking station, large farmhouse sink and plenty of well-appointed storage which gracefully unfolds into a family room, with French door access to the large sunny patio, a spacious dining area and living room, anchored by a gas fireplace and enclosed custom granite wet bar, cabinetry and wine refrigerator. A powder room sits just off the entryway. Ascend half a flight of stairs to the quiet sleeping quarters, with copious closet space, one en-suite bedroom as well as two additional bedrooms with a shared hall bath. The top floor offers a private oasis, with an incredible master bedroom highlighted by a vaulted ceiling, skylights and full bath with steam shower and separate office space. This sundrenched room affords countless possibilities such as an artist's studio or playroom. A separate staircase leads to a hardwood floor attic, easily converted to more living space. Descend a couple of steps to an additional family room, also well suited as a media room or home office, complete with outdoor access to a blue stone front terrace and manicured front lawn. The lower level features optimal space for relaxation (or as a possible in-law or au-pair suite) with a full bath, laundry facilities, a 500 bottle naturally cooled wine cellar as well as backyard and two car garage access. A great opportunity to own in the best location in Riverside! Special Features/Bullet Points: 4 bedrooms 4.5 baths 3281 sq. ft. .028 acres Built in 1956/57, rebuilt in 2005 Air conditioning 2 condensers Forced air- gas heating 2 furnaces 3 climate controlled zones Central fire, security, gas and carbon monoxide monitor system Gas fireplace with remote control and thermostat Two car extra height garage plus parking bay 2 electric panels Copper gutters Clapboard siding and Cedar shingle trim

Greenwich CT, Residential Real Estate Blog and Analysis: April 4th

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

The open house list is updated for this week.  The analysis is the same as last week.  I have a new listing that will go live on Wednesday on one of the most sought after streets in Riverside. A true gem that is walking distance to train, schools, and on a private cul-de-sac. The list price will be $2.375M.  I will feature it next week and explain all of the reasons why it is such a great find.  However, if you would like more information before it goes live do not hesitate to reach out. I will be hosting an open house at my listing pictured above, 30 Montgomery Lane in Greenwich.  It is a beautiful five bedroom home, nestled on 1.44 park-like acres on a quiet cul-de-sac and nearby to walking paths at the 91 acre Montgomery Pinetum Park, ideally situated close to town, schools and highways.   This inviting, multi-level residence boasts hardwood floors, a comfortable floor plan and wonderful flow.  The spectacular gourmet kitchen, with a large center island, is the hub of this warm family home, featuring state-of-the-art appliances, granite countertops and rich cherry cabinetry, which seamlessly opens into a sundrenched eat-in nook and casual relaxation area, with sliding doors to the extensive outdoor deck.  Pass through into a formal dining room, with corner cabinets and additional deck access.  A commanding stone fireplace anchors the bright living room, affording sweeping front yard views from an impressive window seat.  The well manicured lawn is punctuated by lush perennial rock gardens bordering the property, a gazebo and a stone wall.  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.   We currently have 547 total properties for sale in Greenwich.  That is up 30 since March 1. Thirty new properties is a nice size jump, but when realizing that there were 114 new listings, a net of thirty does not seem so bad.  Last year at this time we had 598 total properties for sale based on my April 5th, 2013 newsletter.  Hence, it is a ten percent more competitive market this year than last year. 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 have had 38 properties sell so far in March.  Keeping on pace for the past few years. New Listings We have had 114 new listings so far in March.  This is up from last year but down from 2011 and 2012.      Year to Date Sold The $500K to $1M range continue to see increases.  It jumped another 3 percent to 22%.  We are still seeing an improvement in properties priced over $2M from last year.  However, the lower priced homes have made a push in the last month.   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 0-$500K 10.2 6.0 7.0 $500K-$1M 9.7 8.6 9.0 $1M-$1.5M 5.5 9.5 8.9 $1.5M-$2M 8 14.5 13.6 $2M-$3M 4.7 9.2 11.6 $3M-$4M 11 13.1 11.8 $4M-$5M 11.9 8.9 13.1 $5M-$7.5M 20.7 32.0 39.5 $7.5M-$10M n/a n/a 71.5 $10M+ 22.4 27.2 42.0   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 0-$500K 4.26 4.4 5.2 4.2 4 4.2 4 3.8 $500K-$1M 4.65 4.9 4.6 3.4 3.2 3 3.8 4.4 $1M-$1.5M 4.96 5.2 4.6 3.6 3 3.5 4 4.1 $1.5M-$2M 5.61 5.6 5.1 5 4.7 5 6.4 6.1 $2M-$3M 7.84 9.1 8.3 6.3 5.4 5.9 6.9 8 $3M-$4M 20.22 23.4 21.3 17.1 15.8 16.3 15.3 16.5 $4M-$5M 22 23.9 25.3 18.8 14.1 15 13.7 13.7 $5M-$7.5M 40.8 31.6 26.4 25 21.5 22.2 24 25.1 $7.5M-$10M 44.8 52.1 58.8 53.1 46.3 46.3 46.3 42.9 $10M+ 272 103.2 92.1 72.2 61.5 66 63 66   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 April 6th       Below are the open houses for Sunday.  I will be hosting an Open house at my listing 30 Montgomery Lane. Stop by and say hello. Street Name Area Time List Price Listing Office 21 Cary Road Riverside 1-3 p.m. $469K Coldwell 51 Forest Ave #1 Old Greenwich 1-4 p.m. $532K BHHS 20 High Street Greenwich 12-2 p.m. $575K Coldwell 32 Ettl Lane Greenwich 1-3 p.m. $715K Keller Williams 30 Ettl Lane Greenwich 1-3 p.m. $820K Shore and Country 82 Northfield St #A Greenwich 2-4 p.m. $949.8K Coldwell 215 Palmer Hill Road Old Greenwich 1-4 p.m. $1.199M BHHS 304 Orchard Street Greenwich 1-4 p.m. $1.285M Sotheby's 16 Licata Terrace Cos Cob 2-4 p.m. $1.35M Coldwell 48 Orchard Street Cos Cob 1-3 p.m. $1.495M BHHS 52 Benjamin Street Old Greenwich 1-3 p.m. $1.535M BHHS 44 Bote Road Greenwich 1-3 p.m. $1.595M Coldwell 469 Taconic Road Greenwich 1-3 p.m. $1.599M Weichert 9 Mortimer Drive Old Greenwich 1-4 p.m. $1.649M Weichert 810 Lake Avenue Greenwich 1-3 p.m. $1.695M Sotheby's 330 Sound Beach Old Greenwich 1-4 p.m. $1.745M Raveis 134 Butternut Hollow Greenwich 2-4 p.m. $1.795M Houlihan Lawrence 73 Connecticut Avenue Greenwich 1-3 p.m. $1.995M Raveis 741 Riversville Road Greenwich 2-4 p.m. $1.995M Houlihan Lawrence 69 Hillcrest Park Old Greenwich 2-4 p.m. $2.195M Newbridge 30 Montgomery Lane Greenwich 2-4 p.m. $2.245M Houlihan Lawrence 35 Shady Lane Greenwich 2-4 p.m. $2.295M Coldwell 55 Shore Road Old Greenwich 1-3 p.m. $2.349M Weichert 32 Welwyn Road Riverside 1-4 p.m. $2.375M Centric 18 Hawkwood Lane Greenwich 2-4 p.m. $2.55M Houlihan Lawrence 58 Thunder Mountain Greenwich 1-4 p.m. $2.575M BHHS 2 Old Church #2 Greenwich 2-4 p.m. $2.649M Houlihan Lawrence 10 Gaston Farm Road Greenwich 2-4 p.m. $2.695M Houlihan Lawrence 268 Palmer Hill Road Riverside 1-3 p.m. $2.895M Raveis 46 Will Merry Lane Greenwich 1-4 p.m. $2.995M Raveis 87 Perkins Road Greenwich 1-3 p.m. $2.9M BHHS 46 Park Avenue Old Greenwich 2-4 p.m. $3.199M Houlihan Lawrence 36 Shore Road Old Greenwich 2-4 p.m. $3.295M Houlihan Lawrence 159 Park Avenue Greenwich 2-4 p.m. $3.2M Houlihan Lawrence 27 Chieftans Road Greenwich 2-4 p.m. $3.395M Houlihan Lawrence 75 Dearfield Drive Greenwich 1-4 p.m. $3.495M Coldwell 2 Winding Lane Greenwich 2-4 p.m. $4.45M Houlihan Lawrence 212 Taconic Road Greenwich 1-4 p.m. $4.5M BHHS 733 Lake Avenue Greenwich 2-4 p.m. $4.795M Houlihan Lawrence 26 Glen Avon Drive Riverside 2-4 p.m. $4.85M Houlihan Lawrence 22 Stillman Lane Greenwich 1-3 p.m. $5.495M Houlihan Lawrence 20 Langhorne Lane Greenwich 1-3 p.m. $6.195M Coldwell 7 Oakwood Lane Greenwich 2-4 p.m. $6.875M Houlihan Lawrence 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. 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.