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

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

The above pictured shingle style home is located at 26 Glen Avon Drive.  Glen Avon is a beautiful quiet street in Riverside.  It makes a horseshoe off of Club Road, which is the road where the Riverside Yacht Club is located.  Not only is the location perfect for quiet walks overlooking the water at sunset, but the house stands out as well.  The home sits on .84 of an acre making it an oversized lot.  I envision this house being the center of all of the kids in the neighborhood.  The back yard has it's own basketball court, and still room for a great patio and lawn, perfect for entertaining.  Inside the home boasts six bedrooms, five full baths and one half bath, as well as three fireplaces.  The master suite holds one of the fireplaces, as well as his and her walk in closets, a steam shower, and separate vanities.  The home is listed as 5,371 s.f. but that does not include the lower level which has a walk out playroom, bath room, and mud room.  While walking through the home it just felt right, from envisioning the neighborhood kids shooting hoops, to walking out your door to a picturesque walk, it left an impression.  The home is listed at $4.85M. Currently, we have 596 properties on the market, continuing the trend of declining inventory over the last several weeks.  If you look at my blog from the end of September we had 656 properties, which is an 10 percent decrease in total inventory in the last month.  We continue to see the 0-$3M get more competitive while the over $3M range adds more inventory.  When looking below at the charts, I feel this shows how much better our market is this year over the same time last year.  When looking specifically at the October numbers, we had 98 new properties this year, compared to 92 new properties in October of last year.  As you can see not too much of a difference (only 6%).  However, when looking at sold, we had 49 properties sold last year in October, and have sold 68 this October, a resounding increase (38%).  If you did not read last week's post I am still very excited to announce that I have been offered an incredible opportunity to sell real estate for Houlihan Lawrence.  I have been very impressed with the marketing capabilities of Houlihan, as well as their strategic partnerships to help ensure clients are getting their homes marketed as widely as possible.  Read an article that appeared in the Greenwich Patch last month when Houlihan Lawrence entered the marketplace; Houlihan Lawrence CT Presence.  I would be happy to discuss the benefits of Houlihan, and how I can help you buy or sale properties.  If you would like a price evaluation or set up an introductory appointment, please do not hesitate to call or email.   Below are the Sold Price to List Price percentage for each of the four towns as well as some neighborhood data: Sold Price vs. List Price    Neighborhood Data       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    Once again we seem to be looking like we will outpace the last few years in November as well.  Last year we had a huge push in sold properties in November and December because of the uncertainty in the presidential elections and the fiscal cliff.  However, we seem to be keeping up with November. New Listings In the first week and a half of November we have had 33 new properties and sold 21 properties.  Both are trending higher than recent years.    Year to Date Sold  We are not seeing a huge change in the percentages as we are towards the end of the year.  However, I think it is important to point out where there are differences in prices ranges that have a flux between the sold and inventory.     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.  I have broken this down by June of 2012 (which is the high in my opinion) to January of 2013 (the low in my opinion) then will add each month as we come to them.    Price Range 6/12/13 1/5/13 2/1/13 2/22/13 3/22/13 4/26/13 5/31/13 6/28/13 7/26/13 8/30/13 9/30/13 10/31/13 0-$500K 6.36 4.96 5.76 5.28 5.12 4.95 5.76 5.76 6.24 5.11 5.28 6.08 $500K-$1M 7.98 3.88 4.22 4.22 4.72 5.11 5.5 5.55 5.5 5.16 5.33 5 $1M-$1.5M 11.48 7.22 7.34 7.1 7.22 8.2 9.3 8.81 7.95 7.59 7.95 6.97 $1.5M-$2M 10.86 7 8.55 9.06 8.68 9.44 9.19 8.8 8.5 7.53 7.27 6.25 $2M-$3M 15.27 8.64 9.72 10.2 9.96 12.24 13.8 12.6 12.12 11.76 13.08 11.64 $3M-$4M 21.82 12.4 13.77 16.22 17.55 20.88 22.66 22 20.22 20.22 22 19.77 $4M-$5M 37.33 17.5 16.5 18.5 21.5 27.5 28 27.5 23.5 21.99 24 24.5 $5M-$7.5M 30.92 19.4 20.47 20.47 20.82 23.64 25.76 26.82 26.47 24 26.11 24.7 $7.5M-$10M 57 25.84 22.15 22.15 25.84 26.76 31.38 33.2 32.3 25.84 26.76 27.69 $10M+ 40.21 36 36.85 40.28 38.57 36 38.57 36 31.71 29.14 39.42 40.28 **to calculate months on average in this chart I used the full year of 2012 sold properties in each price range   In the chart above the numbers we have tracked to decide the months on average have been based on last year's sold numbers.  I find it very interesting when comparing the two charts that the under $3M market is even tighter and the over $3M is even slower when you use this year's sold numbers vs last years.  As you see below the $1M-$1.5M and $2M-$3M range has decreased over the last couple of weeks. Price Range 8/30/13 9/30/13 10/31/13 0-$500K 4.26 4.4 5.2 $500K-$1M 4.65 4.9 4.6 $1M-$1.5M 4.96 5.2 4.6 $1.5M-$2M 5.61 5.6 5.1 $2M-$3M 7.84 9.1 8.3 $3M-$4M 20.22 23.4 21.3 $4M-$5M 22 23.9 25.3 $5M-$7.5M 40.8 31.6 26.4 $7.5M-$10M 44.8 52.1 58.8 $10M+ 272 103.2 92.1 ** to calculate months on average in this chart I used year to date sold properties in each price range. Obviously the months on average were the lowest at the end of the year 2012.  The uncertainty of the fiscal cliff, as well as the election (most properties that closed in December were negotiated before election was finalized), and uncertainty of taxes.  Not to mention if people are going to take their house off of the market they will tend to do it over the holidays.   Open Houses November 17th      Below are all of the Greenwich Open Houses for Sunday.  The first is a rental.  21 Wyngate is a land listing.  I will be hosting the open house at 7 Binney Lane in Old Greenwich.  Unfortunately, there is not a link for the rental 28 Mianus View Terrace. Address Town Price Time Broker 28 Mianus View Terrace Cos Cob $6.5K 1-4 p.m. OGIL01 52 Lafayette Place #4B Greenwich $280K 2-4 p.m. RAVE01 1535 E. Putnam Avenue #301 Old Greenwich $300K 2-4 p.m. RAVE02 47 Lafayette Place #3H Greenwich $495K 2-4 p.m. SOTH01 203 River Run #203 Greenwich $495K 1-3 p.m. RAVE01 561 River Road Cos Cob $799K 1-3 p.m. RAVE01 70 Riverdale Rod #701 Greenwich $859K 2-4 p.m. COBA01 30 Caroline Place Greenwich $1.195M 1-4 p.m. RAVE01 49 Indian Mill Road Cos Cob $1.295M 1-3 p.m. RAVE01 11 Steep Hollow Lane Cos Cob $1.349M 1-3 p.m. GRFP01 11 Sunshine Avenue Riverside $1.399M 1-4 p.m. BHHS 41 Leonard Avenue Riverside $1.495M 1-4 p.m. BHHS01 30 Stag Lane Greenwich $1.595M 1-3 p.m. RAVE01 236 Bedford Lane Greenwich $1.595M 1-4 p.m. BHHS02 43 Stag Lane Greenwich $1.745M 2-4 p.m. SOTH01 21 Wyngate Road Greenwich $1.995M 2-4 p.m. SOTH01 16 Fairview Terrace 70 Baldwin Farms South Greenwich Greenwich $1.995M $2.195M 1-4 p.m. 1-4 p.m. BHHS01 GRFP01 48 Highview Avenue 36 Winthrop Drive Old Greenwich Riverside $2.199M $2.25M 1-3 p.m. 1-4 p.m. RAVE02 RAVE02 55 Shore Road Old Greenwich $2.349M 1-3 p.m. WEIC01 17 Hawkwood Lane Greenwich $2.59M 1-3 p.m. COBA01 27 Perkins Lane Greenwich $2.795M 2-4 p.m. SOTH01 76 Cat Rock Road Greenwich $2.999M 2-4 p.m. SOTH01 10 Gilliam Lane Riverside $3.3M 2-4 p.m. SOTH01 241 Riverside Avenue Riverside $3.3M 2-4 p.m. SOTH01 20 Marks Road Riverside $3.595M 1-3 p.m. BHHS01 7 Hearthstone Drive Riverside $3.6M 2-4 p.m. COBA02 20 West End Avenue Old Greenwich $3.899M 1-3 p.m. KAVO01 7 Binney Lane Old Greenwich $3.995M 2-4 p.m. HLAW01 41 Baldwin Farms South Greenwich $4.5M 2-4 p.m. SOTH01 26 Glen Avon Drive Riverside $4.85M 1-4 p.m. HLAW01 18 Chimney Corner Lane Greenwich $11.25M 1-3 p.m. COBA01 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 Manhatan, 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: November 8th

Greenwich, CT Residential Real Estate Blog and Analysis:  November 8th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com I toured 226 Riverside Avenue this week.  This was one of my favorite houses I have ever seen in this price point.  This farmhouse was built in 1887, and as you can see by the pictures has kept the period details.  However, it has been completely renovated.  Which creates this incredible feel of new and modern mixed with the history of the house.  Also, there is a cute garage with a studio.  In the redone kitchen there is a very cool wet bar piece.  It a great shade of green that works so well with the other pieces.  The roof, mechanicals, kitchen, baths etc are most completely new.  The house sits on .14 of an acre, has a lawn and a detached garage.  The home boasts four bedrooms, three full baths, and one half bath.  The listing also says that there are deeded water rights to Willowmere Beach and Deck.  Most importantly, is the location.  Obviously, being on Riverside Avenue, you are a couple of blocks from train and schools.  All and all a great home listed at $1.595M. Currently, we have 604 properties on the market, continuing the trend of declining inventory over the last several weeks.  If you look at my blog from the end of September we had 656 properties, which is an 8 percent decrease in total inventory in the last month.  We continue to see the 0-$3M get more competitive while the over $3M range adds more inventory.  When looking below at the charts, I feel this shows how much better our market is this year over the same time last year.  When looking specifically at the October numbers, we had 98 new properties this year, compared to 92 new properties in October of last year.  As you can see not too much of a difference (only 6%).  However, when looking at sold, we had 49 properties sold last year in October, and have sold 68 this October, a resounding increase (38%).  If you did not read last week's post I am still very excited to announce that I have been offered an incredible opportunity to sell real estate for Houlihan Lawrence.  I have been very impressed with the marketing capabilities of Houlihan, as well as their strategic partnerships to help ensure clients are getting their homes marketed as widely as possible.  Read an article that appeared in the Greenwich Patch last month when Houlihan Lawrence entered the marketplace; Houlihan Lawrence CT Presence.  I would be happy to discuss the benefits of Houlihan, and how I can help you buy or sale properties.  If you would like a price evaluation or set up an introductory appointment, please do not hesitate to call or email.   Below are the Sold Price to List Price percentage for each of the four towns as well as some neighborhood data: Sold Price vs. List Price    Neighborhood Data       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 discussed above I believe these two charts show the difference in the market better than anything else.  We are seeing the sold properties jump up from last year.  When looking below we see that the new properties are up over previous years, but not by the same percentages as the sold. New Listings We had 98 new properties in October.  October is typically the last month to get properties on the market, before the market slows, which typically happens the week before Thanksgiving.  However, this does show that even though the market is vastly improving the sellers are seeing this as the opportunity to put their house on the market.     Year to Date Sold  We are not seeing a huge change in the percentages as we are towards the end of the year.  However, I think it is important to point out where there are differences in prices ranges that have a flux between the sold and inventory.  For example in the $500K-$1M is 28% of the total sold properties while only 14% of the current inventory.  If we broaden the price ranges we see that 87% of all properties sold this year have been under $3M, while it only accounts for 53% of the current available inventory.   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.  I have broken this down by June of 2012 (which is the high in my opinion) to January of 2013 (the low in my opinion) then will add each month as we come to them.    Price Range 6/12/13 1/5/13 2/1/13 2/22/13 3/22/13 4/26/13 5/31/13 6/28/13 7/26/13 8/30/13 9/30/13 10/31/13 0-$500K 6.36 4.96 5.76 5.28 5.12 4.95 5.76 5.76 6.24 5.11 5.28 6.08 $500K-$1M 7.98 3.88 4.22 4.22 4.72 5.11 5.5 5.55 5.5 5.16 5.33 5 $1M-$1.5M 11.48 7.22 7.34 7.1 7.22 8.2 9.3 8.81 7.95 7.59 7.95 6.97 $1.5M-$2M 10.86 7 8.55 9.06 8.68 9.44 9.19 8.8 8.5 7.53 7.27 6.25 $2M-$3M 15.27 8.64 9.72 10.2 9.96 12.24 13.8 12.6 12.12 11.76 13.08 11.64 $3M-$4M 21.82 12.4 13.77 16.22 17.55 20.88 22.66 22 20.22 20.22 22 19.77 $4M-$5M 37.33 17.5 16.5 18.5 21.5 27.5 28 27.5 23.5 21.99 24 24.5 $5M-$7.5M 30.92 19.4 20.47 20.47 20.82 23.64 25.76 26.82 26.47 24 26.11 24.7 $7.5M-$10M 57 25.84 22.15 22.15 25.84 26.76 31.38 33.2 32.3 25.84 26.76 27.69 $10M+ 40.21 36 36.85 40.28 38.57 36 38.57 36 31.71 29.14 39.42 40.28 **to calculate months on average in this chart I used the full year of 2012 sold properties in each price range   In the chart above the numbers we have tracked to decide the months on average have been based on last year's sold numbers.  I find it very interesting when comparing the two charts that the under $3M market is even tighter and the over $3M is even slower when you use this year's sold numbers vs last years.  As you see below the $1M-$1.5M and $2M-$3M range has decreased over the last couple of weeks. Price Range 8/30/13 9/30/13 10/31/13 0-$500K 4.26 4.4 5.2 $500K-$1M 4.65 4.9 4.6 $1M-$1.5M 4.96 5.2 4.6 $1.5M-$2M 5.61 5.6 5.1 $2M-$3M 7.84 9.1 8.3 $3M-$4M 20.22 23.4 21.3 $4M-$5M 22 23.9 25.3 $5M-$7.5M 40.8 31.6 26.4 $7.5M-$10M 44.8 52.1 58.8 $10M+ 272 103.2 92.1 ** to calculate months on average in this chart I used year to date sold properties in each price range. Obviously the months on average were the lowest at the end of the year 2012.  The uncertainty of the fiscal cliff, as well as the election (most properties that closed in December were negotiated before election was finalized), and uncertainty of taxes.  Not to mention if people are going to take their house off of the market they will tend to do it over the holidays.   Open Houses November 10th      Below are all of the Greenwich Open Houses for Sunday.   Address Town List Price Time Office 98 Valley Road #2 Cos Cob $469K 1-3 p.m. RAVE01 20 High Stret Greenwich $575K 1-3 p.m. COBA01 46 Chapel Street Greenwich $579K 1-4 p.m. BHHS01 9 River Road #418 Cos Cob $595K 1-4 p.m. SCIA01 24 Caroline Place Greenwich $795K 2-4 p.m. OGIL01 197 Sheephill Road #D Riverside $80K 1-3 p.m. COBA02 6 Heusted Drive Old Greenwich $1.075M 1-3 p.m. SCPR01 11 Manor Road Old Greenwich $1.195M 2-4 p.m. COBA01 25 Nearwater Lane Riverside $1.449M 1-3 p.m. SCPR01 226 Riverside Avenue Riverside $1.595M 2-4 p.m. SOTH01 111 Lake Avenue Greenwich $1.595M 2-4 p.m. HLAW01 469 Taconic Road Greenwich $1.783M 1-4 p.m. WEIC01 14 Perryridge Road Greenwich $1.895M 1-3 p.m. SCPR01 184 Shore Road Old Greenwich $2.1M 1-3 p.m. COBA02 7 Dearfield Lane Greenwich $2.28M 1-3 p.m. SCPR01 55 Shore Road Old Greenwich $2.349M 1-4 p.m. WEIC01 83 Burning Tree Road Greenwich $2.45M 2-4 p.m. COBA01 317 Stanwich Road Greenwich $2.495M 12-2 p.m. COBA01 240 Riverside Avenue Riverside $3.149M 1-3 p.m. COBA01 10 Ledge Road Old Greenwich $3.45M 1-4 p.m. BHHS02 33 Ballwood Road Old Greenwich $3.895M 2-4 p.m. HLAW01 20 West End Avenue Old Greenwich $3.899M 1-3 p.m. KAVO01 43 Richmond Hill Road Greenwich $3.95M 1-3 p.m. HLAW01 585 Round Hill Road Greenwich $4.495M 2-4 p.m. COBA01 30 Oneida Road Greenwich $4.55M 2-4 p.m. COBA01 15 West Way Old Greenwich $4.85M 1-3 p.m. HALS01   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 Manhatan, 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: November 1st

Greenwich, CT Residential Real Estate Blog and Analysis:  November 1st A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

The above Shingle Style Colonial home is located at 7 Binney Lane in Old Greenwich.  I will be doing an open house here on Sunday from 1-3 p.m.  Feel free to stop by and say hi.  This is one of the homes that I feel is a value.  This home has beautiful landscaping and a gorgeous pool.  There are seven bedrooms six full baths and two half baths.  There are not many opportunities to have this much space and a pool one of the most prestigious streets in Old Greenwich.  On top of being in a private association there is a great walk out lower level with an au-paire suite, potential wine cellar, and media room.  It is also very important to note this house is not in a flood zone.  The home first came on the market in April of 2011 for $5.495M, and is now currently listed at $3.995M.  This is less than the owners paid for it.  Also, the home is vacant, and typically vacant homes are more flexible in price.  All reasons why I think this is a value. Currently, we have 616 properties on the market, continuing the trend of declining inventory over the last several weeks.  We continue to see the 0-$3M get more competitive while the over $3M range adds more inventory.  When you look at the charts you will notice that the sold properties continue to outpace the activity from recent years.  However, notice that in the last two months the new listings have out paced recent years.  Hence, the market is improving drastically and the sellers are starting to see this as the time to sell, so we are not seeing a drastic improvement in the amount of inventory.  For the amount of sales that we are seeing we are not seeing a corresponding shift downward in the months on supply (scroll down for the months on supply chart).  My opinion from this is that it is still a great time to move up in price range.  Especially if you are moving from under $3M to over $3M.   If you did not read last week's post I am still very excited to announce that I have been offered an incredible opportunity to sell real estate for Houlihan Lawrence.  I have been very impressed with the marketing capabilities of Houlihan, as well as their strategic partnerships to help ensure clients are getting their homes marketed as widely as possible.  Read an article that appeared in the Greenwich Patch last month when Houlihan Lawrence entered the marketplace; Houlihan Lawrence CT Presence.  I would be happy to discuss the benefits of Houlihan, and how I can help you buy or sale properties.  If you would like a price evaluation or set up an introductory appointment, please do not hesitate to call or email.   Below are the Sold Price to List Price percentage for each of the four towns as well as some neighborhood data: Sold Price vs. List Price    Neighborhood Data     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    For the first few of weeks of October we have sold 60 properties, there were 49 sold properties in October of 2012, so we having a very good October.  We have seen the luxury market bounce back as well, for the first several months we had one property sell over $10M.  We have had 4 properties sell over $10M relatively quickly bringing us to five total for the year. New Listings We had 24 new listings last week, bringing the total to 94 new properties in October.  October is typically the last month to get properties on the market, before the market slows, which typically happens the week before Thanksgiving.  However, this does show that even though the market is vastly improving the sellers are seeing this as the opportunity to put their house on the market.  Look at the September and October new listings.  October 2013 is through October 25th.    Year to Date Sold  We are not seeing a huge change in the percentages as we are towards the end of the year.  However, I think it is important to point out where there are differences in prices ranges that have a flux between the sold and inventory.  For example in the $500K-$1M is 28% of the total sold properties while only 14% of the current inventory.  If we broaden the price ranges we see that 88% of all properties sold this year have been under $3M, while it only accounts for 53% of the current available inventory.   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.  I have broken this down by June of 2012 (which is the high in my opinion) to January of 2013 (the low in my opinion) then will add each month as we come to them.    Price Range 6/12/13 1/5/13 2/1/13 2/22/13 3/22/13 4/26/13 5/31/13 6/28/13 7/26/13 8/30/13 9/30/13 10/25/13 0-$500K 6.36 4.96 5.76 5.28 5.12 4.95 5.76 5.76 6.24 5.11 5.28 6.08 $500K-$1M 7.98 3.88 4.22 4.22 4.72 5.11 5.5 5.55 5.5 5.16 5.33 5 $1M-$1.5M 11.48 7.22 7.34 7.1 7.22 8.2 9.3 8.81 7.95 7.59 7.95 6.97 $1.5M-$2M 10.86 7 8.55 9.06 8.68 9.44 9.19 8.8 8.5 7.53 7.27 6.25 $2M-$3M 15.27 8.64 9.72 10.2 9.96 12.24 13.8 12.6 12.12 11.76 13.08 11.64 $3M-$4M 21.82 12.4 13.77 16.22 17.55 20.88 22.66 22 20.22 20.22 22 19.77 $4M-$5M 37.33 17.5 16.5 18.5 21.5 27.5 28 27.5 23.5 21.99 24 24.5 $5M-$7.5M 30.92 19.4 20.47 20.47 20.82 23.64 25.76 26.82 26.47 24 26.11 24.7 $7.5M-$10M 57 25.84 22.15 22.15 25.84 26.76 31.38 33.2 32.3 25.84 26.76 27.69 $10M+ 40.21 36 36.85 40.28 38.57 36 38.57 36 31.71 29.14 39.42 40.28 **to calculate months on average in this chart I used the full year of 2012 sold properties in each price range In the chart above the numbers we have tracked to decide the months on average have been based on last year's sold numbers.  I find it very interesting when comparing the two charts that the under $3M market is even tighter and the over $3M is even slower when you use this year's sold numbers vs last years.  As you see below the $1M-$1.5M and $2M-$3M range has decreased over the last couple of weeks. Price Range 8/30/13 9/30/13 10/25/13 0-$500K 4.26 4.4 5.2 $500K-$1M 4.65 4.9 4.6 $1M-$1.5M 4.96 5.2 4.6 $1.5M-$2M 5.61 5.6 5.1 $2M-$3M 7.84 9.1 8.3 $3M-$4M 20.22 23.4 21.3 $4M-$5M 22 23.9 25.3 $5M-$7.5M 40.8 31.6 26.4 $7.5M-$10M 44.8 52.1 58.8 $10M+ 272 103.2 92.1 ** to calculate months on average in this chart I used year to date sold properties in each price range. Obviously the months on average were the lowest at the end of the year 2012.  The uncertainty of the fiscal cliff, as well as the election (most properties that closed in December were negotiated before election was finalized), and uncertainty of taxes.  Not to mention if people are going to take their house off of the market they will tend to do it over the holidays.  Open Houses November 3rd      Below are all of the Greenwich Open Houses for Sunday.  Please note the first three are rentals.  Come by and say hi at 7 Binney Lane, Old Greenwich as I will be hosting an open house from 1-3 p.m. Address Town Price Time Broker 4 Lafayette Court #3D Greenwich $3.3K 2-4 PM BHHS01 15 River Road #210 Cos Cob $3.55K 1-3 PM COBA01 57 Hillside Drive Greenwich $7.9K 2-4 PM COBA01 3 Putnam Hill #4F Greenwich $290K 1-3 PM COBA01 1465 E Putnam Avenue #115 Old Greenwich $355K 1-3 PM COBA01 9 River Road #418 Cos Cob $595K 2-4 PM SCIA01 46 Chapel Street Greenwich $599K 1-4 PM BHHS01 15 River Road #210 Cos Cob $729K 1-3 PM COBA01 24 Caroline Place Greenwich $795K 2-5 PM OGIL01 70 Riverdale Avenue #701 Greenwich $859K 2-4 PM COBA01 189 Old Mill Road Greenwich $995K 1-3 PM ROUN01 123 E Elm Street Greenwich $1.195M 1-3 PM COBA02 67 Sound Beach Avenue Old Greenwich $1.25M 1-3 PM COBA01 54 Hawthorne Street North Greenwich $1.25M 2-4 PM COBA01 15 Stonebrook Lane Cos Cob $1.45M 12-3 PM ROUN01 30 Stonebrook Lane Cos Cob $1.495M 2-4 PM HLAW01 57 Hillside Drive Greenwich $1.699M 2-4 PM COBA01 469 Taconic Road Greenwich $1.783M 1-4 PM WEIC01 2 William Street Riverside $1.79M 1-3 PM HLAW01 47 N Stanwich Road Greenwich $2.299M 2-3:30 PM  RAVE02 55 Shore Road Old Greenwich $2.349M 1-4 PM WEIC01 54 Glenville Road Greenwich $2.395M 2-4 PM HLAW01 58 Park Avenue South Old Greenwich $2.449M 1-3 PM SCPR01 71 Shore Road Old Greenwich $2.995M 1-4 PM BHHS01 46 Will Merry Lane Greenwich $2.995M 11-1:30 PM BHHS02 900 Lake Avenue Greenwich $3.195M 1-4 PM RAVE01 72 Shore Road Old Greenwich $3.275M 2-4 PM RAVE02 16 Binney Lane Old Greenwich $3.745M 2-4 PM RAVE02 7 Binney Lane Old Greenwich $3.995M 1-3 PM HLAW01 20 West End Avenue Old Greenwich $4.189M 1-4 PM KAVO01 396 North Street Greenwich $4.2M 1-3 PM BHHS01 150 Clapboard Ridge Road Greenwich $4.295M 2-4 PM  RAVE01 30 Oneida Drive Greenwich $4.55M 2-4 PM COBA01 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 Manhatan, 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: October 25th

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

Dear Jared  The above Shore Colonial is located at 71 Shore Road in Old Greenwich.  This came on today with a new agent.  It has been listed a couple times before with a higher price starting at $3.5M and most recently at $3.295M.  However, today it came on for $2.995M.  I picked this house because I think there is something to be said for a price reduction and a new agent.  When one compares the pictures of the outside of the home in today's listing than previous listings it accentuates the positives of the house.  The beautiful porch, the angle from the front that shows the garage as well as the house extending across the lawn.  Obviously, it is a great location close to Tod's Point and around a mile from school and the village.  The house is listed at 4.577 s.f. with 5 bedrooms, 3 full baths, and 1 half bath.  The property is an oversized lot for the zone sitting at .43 of an acre.  It will be interesting to follow and see how it does, but I feel the agent did a great job with the pictures, lowering the price, as well as the staging. If you did not read last week's post I am still very excited to announce that I have been offered an incredible opportunity to sell real estate for Houlihan Lawrence.  I have been very impressed with the marketing capabilities of Houlihan, as well as their strategic partnerships to help ensure clients are getting their homes marketed as widely as possible.  Read an article that appeared in the Greenwich Patch last month when Houlihan Lawrence entered the marketplace; Houlihan Lawrence CT Presence.  I would be happy to discuss the benefits of Houlihan, and how I can help you buy or sale properties.  If you would like a price evaluation or set up an introductory appointment, please do not hesitate to call or email.   I have updated the links, charts, months on average, and the most current mortgage rates.  The second months on average is based on the sales of this year so you can compare  the differences. Currently, we have 628 properties on the market, continuing the trend of declining inventory over the last few weeks.  We continue to see the 0-$3M get more competitive while the over $3M range adds more inventory. Below are the Sold Price to List Price percentage for each of the four towns as well as some neighborhood data: Sold Price vs. List Price    Neighborhood Data       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    For the first couple of weeks of October we have sold 47 properties, there were 49 sold properties in October of 2012, so we having a very good October.  We have seen the luxury market bounce back as well, for the first several months we had one property sell over $10M.  We have had 4 properties sell over $10M relatively quickly bringing us to five total for the year. New Listings We had 28 new listings last week, bringing the total to 70 new properties in October.  October is typically the last month to get properties on the market, before the market slows, which typically happens the week before Thanksgiving.    Year to Date Sold  We are not seeing a huge change in the percentages as we are towards the end of the year.  However, I think it is important to point out where there are differences in prices ranges that have a flux between the sold and inventory.  For example in the $500K-$1M is 28% of the total sold properties while only 14% of the current inventory.  If we broaden the price ranges we see that 88% of all properties sold this year have been under $3M, while it only accounts for 53% of the current available inventory.   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.  I have broken this down by June of 2012 (which is the high in my opinion) to January of 2013 (the low in my opinion) then will add each month as we come to them.    Price Range 6/12/13 1/5/13 2/1/13 2/22/13 3/22/13 4/26/13 5/31/13 6/28/13 7/26/13 8/30/13 9/30/13 10/18/13 0-$500K 6.36 4.96 5.76 5.28 5.12 4.95 5.76 5.76 6.24 5.11 5.28 6.08 $500K-$1M 7.98 3.88 4.22 4.22 4.72 5.11 5.5 5.55 5.5 5.16 5.33 5.16 $1M-$1.5M 11.48 7.22 7.34 7.1 7.22 8.2 9.3 8.81 7.95 7.59 7.95 7.27 $1.5M-$2M 10.86 7 8.55 9.06 8.68 9.44 9.19 8.8 8.5 7.53 7.27 6.38 $2M-$3M 15.27 8.64 9.72 10.2 9.96 12.24 13.8 12.6 12.12 11.76 13.08 11.88 $3M-$4M 21.82 12.4 13.77 16.22 17.55 20.88 22.66 22 20.22 20.22 22 20.44 $4M-$5M 37.33 17.5 16.5 18.5 21.5 27.5 28 27.5 23.5 21.99 24 25 $5M-$7.5M 30.92 19.4 20.47 20.47 20.82 23.64 25.76 26.82 26.47 24 26.11 24.35 $7.5M-$10M 57 25.84 22.15 22.15 25.84 26.76 31.38 33.2 32.3 25.84 26.76 27.69 $10M+ 40.21 36 36.85 40.28 38.57 36 38.57 36 31.71 29.14 39.42 40.28 **to calculate months on average in this chart I used the full year of 2012 sold properties in each price range   In the chart above the numbers we have tracked to decide the months on average have been based on last year's sold numbers.  I find it very interesting when comparing the two charts that the under $3M market is even tighter and the over $3M is even slower when you use this year's sold numbers vs last years.  As you see below the $1M-$1.5M and $2M-$3M range has decreased over the last couple of weeks. Price Range 8/30/13 9/30/13 10/18/13 0-$500K 4.26 4.4 5.1 $500K-$1M 4.65 4.9 4.7 $1M-$1.5M 4.96 5.2 4.7 $1.5M-$2M 5.61 5.6 5.1 $2M-$3M 7.84 9.1 8.3 $3M-$4M 20.22 23.4 22.6 $4M-$5M 22 23.9 25.2 $5M-$7.5M 40.8 31.6 25.4 $7.5M-$10M 44.8 52.1 57.4 $10M+ 272 103.2 89.9 ** to calculate months on average in this chart I used year to date sold properties in each price range. Obviously the months on average were the lowest at the end of the year 2012.  The uncertainty of the fiscal cliff, as well as the election (most properties that closed in December were negotiated before election was finalized), and uncertainty of taxes.  Not to mention if people are going to take their house off of the market they will tend to do it over the holidays.   Open Houses October 25th      Below are all of the Greenwich Open Houses for Sunday.  Please note the first two are rentals.  Also, 11 Angus Lane, is showing up in the MLS as Contingent Contract. Address Town List Price Time Office 82 East Putnam Avenue Cos Cob $4.5K 2-4 p.m. RAVE01 122 Clapboard Ridge Road Greenwich $17.5K 1-4 p.m. BHHS02 1535 East Puntam Avenue #307 Old Greenwich $270K 2-4 p.m. BHHS01 171 Putnam Park #171 Greenwich $409K 1-4 p.m. BHHS01 5 Silver Street Greenwich $490K 2-4 p.m. ANDR01 3 Green Lane Greenwich $729.5K 2:30 -5 p.m. BHHS01 561 River Road Cos Cob $799K 1-4 p.m. RAVE01 30 Caroline Place Greenwich $1.195M 1-4 p.m. RAVE01 469 Taconic Road Greenwich $1.783M 11:30-1:30 p.m. WEIC01 11 Angus Lane Greenwich $2M 1-3 p.m. RAVE01 12 Ricki Beth Lane Old Greenwich $2.275M 1-4 p.m. BHHS02 55 Shore Road Old Greenwich $2.349M 1-4 p.m. WEIC01 37 Day Road Greenwich $2.395M 1-3 p.m. COBA01 16 Lakeview Drive Riverside $2.595M 1-4 p.m. BHHS01 65 Winthrop Drive Riverside $2.85M 2-4 p.m. RAVE02 15 Dearfield Lane Greenwich $2.865M 1-4 p.m. BHHS01 87 Perkins Road Greenwich $3M 1-3 p.m. BHHS01 122 Clapboard Ridge Road Greenwich $3.6M 1-4 p.m. BHHS02 7 Binney Lane Old Greenwich $3.995M 2-4 p.m. HLAW01 20 West End Avenue Old Greenwich $4.289M 1-4 p.m. KAVO01 585 Round Hill Road Greenwich $4.495M 2-4 p.m. COBA01 18 Pinecroft Road Greenwich $6.5M 1-4 p.m. BHHS01 421 Field Point Road Greenwich $6.5M 1-4 p.m. BHHS01   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 three individuals I feel most confident about when it comes to home mortgages.  They are Jeff Ihrig of First Republic in Manhatan, 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: October 18th

Greenwich, CT Residential Real Estate Blog and Analysis:  October 18th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com I am very excited to announce that I have been offered an incredible opportunity to sell real estate for Houlihan Lawrence.  I have been very impressed with the marketing capabilities of Houlihan, as well as their strategic partnerships to help ensure clients are getting their homes marketed as widely as possible.  Read an article that appeared in the Greenwich Patch last month when Houlihan Lawrence entered the marketplace; Houlihan Lawrence CT Presence.  I would be happy to discuss the benefits of Houlihan, and how I can help you buy or sale properties.  If you would like a price evaluation or set up an introductory appointment, please do not hesitate to call or email.   The above Colonial is located at 33 Ballwood in Old Greenwich.  I will be hosting an open house here Sunday from 1-3 p.m.  This beautiful home was built in 2002 and renovated it 2004.  It has incredible amenities.  There is a third floor bar and home theatre, a spacious open kitchen, fireplace in the master bedroom, lower level with fireplace, exercise room, sauna, full bath and wine cellar.  The home is part of a private association with deeded access to the Sound.  I love the fact that it was built not too long ago and set up for today's entertaining.  However, most importantly is the neighborhood, being so close to the water, I can just imagine beautiful sunsets as you meander around the block.  Another positive is even though it is close to the water the home is not in a flood zone.  The house is listed as 5,128 s.f.  However, that does not include the basement.  33 Ballwood is listed for $3.895M. I have updated the links, charts, months on average, and the most current mortgage rates.  The second months on average is based on the sales of this year so you can compare  the differences. Currently, we have 634 properties on the market down from last week.  We continue to see the 0-$3M get more competitive while the over $3M range adds more inventory. Below are the Sold Price to List Price percentage for each of the four towns as well as some neighborhood data: Sold Price vs. List Price    Neighborhood Data       I would like to thank Mark Pruner for mentioning me in the Greenwich Patch.  Mark also does his own synopsis of the Greenwich Market at www.greenwichstreets.com.  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    For the first couple of weeks of October we have sold 33 properties, there were 49 sold properties in October of 2012, so we are on pace for those numbers. New Listings We had 22 new listings in the second week, bringing the total to 48 new properties in October.  October is typically the last month to get properties on the market, before the market slows, which typically happens the week before Thanksgiving.    Year to Date Sold  We are not seeing a huge change in the percentages as we are towards the end of the year.  However, I think it is important to point out where there are differences in prices ranges that have a flux between the sold and inventory.  For example in the $500K-$1M is 28% of the total sold properties while only 14% of the current inventory.  If we broaden the price ranges we see that 88% of all properties sold this year have been under $3M, while it only accounts for 53% of the current available inventory.   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.  I have broken this down by June of 2012 (which is the high in my opinion) to January of 2013 (the low in my opinion) then will add each month as we come to them.    Price Range 6/12/13 1/5/13 2/1/13 2/22/13 3/22/13 4/26/13 5/31/13 6/28/13 7/26/13 8/30/13 9/30/13 10/11/13 0-$500K 6.36 4.96 5.76 5.28 5.12 4.95 5.76 5.76 6.24 5.11 5.28 5.92 $500K-$1M 7.98 3.88 4.22 4.22 4.72 5.11 5.5 5.55 5.5 5.16 5.33 4.83 $1M-$1.5M 11.48 7.22 7.34 7.1 7.22 8.2 9.3 8.81 7.95 7.59 7.95 7.1 $1.5M-$2M 10.86 7 8.55 9.06 8.68 9.44 9.19 8.8 8.5 7.53 7.27 7.27 $2M-$3M 15.27 8.64 9.72 10.2 9.96 12.24 13.8 12.6 12.12 11.76 13.08 12 $3M-$4M 21.82 12.4 13.77 16.22 17.55 20.88 22.66 22 20.22 20.22 22 21.33 $4M-$5M 37.33 17.5 16.5 18.5 21.5 27.5 28 27.5 23.5 21.99 24 25.5 $5M-$7.5M 30.92 19.4 20.47 20.47 20.82 23.64 25.76 26.82 26.47 24 26.11 24.7 $7.5M-$10M 57 25.84 22.15 22.15 25.84 26.76 31.38 33.2 32.3 25.84 26.76 28.61 $10M+ 40.21 36 36.85 40.28 38.57 36 38.57 36 31.71 29.14 39.42 40.28 **to calculate months on average in this chart I used the full year of 2012 sold properties in each price range   In the chart above the numbers we have tracked to decide the months on average have been based on last year's sold numbers.  I find it very interesting when comparing the two charts that the under $3M market is even tighter and the over $3M is even slower when you use this year's sold numbers vs last years.  As you see below the $1M-$1.5M and $2M-$3M range has decreased over the last couple of weeks. Price Range 8/30/13 9/30/13 10/11/13 0-$500K 4.26 4.4 4.9 $500K-$1M 4.65 4.9 4.4 $1M-$1.5M 4.96 5.2 4.6 $1.5M-$2M 5.61 5.6 5.8 $2M-$3M 7.84 9.1 8.5 $3M-$4M 20.22 23.4 23.0 $4M-$5M 22 23.9 25.1 $5M-$7.5M 40.8 31.6 29.7 $7.5M-$10M 44.8 52.1 57.9 $10M+ 272 103.2 87.8 ** to calculate months on average in this chart I used year to date sold properties in each price range. Obviously the months on average were the lowest at the end of the year.  The uncertainty of the fiscal cliff, as well as the election (most properties that closed in December were negotiated before election was finalized), and uncertainty of taxes.  Not to mention if people are going to take their house off of the market they will tend to do it over the holidays.   Open Houses October 20th      Below are all of the Greenwich Open Houses for Sunday.  As a reminder I will be hosting an open house at 33 Ballwood, in Old Greenwich this Sunday from 1-3 p.m.  As I have moved companies I will now be compiling the open list myself.  I have taken out the Stamford Open Houses.  If, you would like the Stamford Open houses included please email me, and I will put them back in the list in future newsletters. Address Area Cd List Price Time Office 145 Shore Road (Rear) OG $8.9K 2-4 PM RAVE02 5 Sylvan Lane OG $13K 1-4 PM RAVE01 516 Round Hill Road GR $25K 1-3 PM HLAW01 52 Lafayette Place #4B GR $279.9K 2-4 PM RAVE01 3 Putnam Hill #2E GR $375K 1-3 PM RAVE02 171 Putnam Park #171 GR $409K 1-4 PM BHHS01 9 River Road #408 CC $439K 1-3 PM HLAW01 265 Bruce Park Avenue GR $595K 2-4 PM COBA01 115 Halstead Avenue #B GR $649K 1-3 PM RAVE01 53 Locust Street 53 1/2 GR $695K 1-3 PM COBA01 11 River Road #122 CC $699K 1-3 PM HLAW01 561 River Road CC $799K 1-4 PM RAVE01 197 Sheephill Road #D RV $825K 2-4 PM COBA02 43 Sinawoy Road CC $899K 2-4 PM COBA01 50 Bedford Road GR $1.1M 1-3 PM COBA01 6 Heusted Drive OG $1.15M 1-3 PM SCPR01 11 Manor Road OG $1.195M 2-4 PM COBA01 30 Caroline Place GR $1.195M 1-4 PM RAVE01 67 Sound Beach Avenue OG $1.25M 12-3 PM COBA01 49 Indian Mill Road CC $1.295M 1-4 PM RAVE01 11 Steep Hollow Lane CC $1.395M 1-4 PM COBA01 69 Stanwich Road GR $1.4M 12-2 PM COBA01 6 Highview Avenue OG $1.495M 1-3 PM COBA02 236 Bedford Road GR $1.595M 1-4 PM BHHS02 111 Lake Avenue GR $1.595M 2-4 PM HLAW01 70 Bedford Road GR $1.695M 1-3 PM COBA01 68 Lockwood Road RV $1.695M 1-4 PM BHHS01 14 Perryridge Road GR $1.895M 1-3 PM SCPR01 2 Carriage Road GR $1.925M 2-4 PM COBA01 11 Angus Lane GR $2M 2-4 PM RAVE01 27 Stepping Stone Lane GR $2.25M 1-3 PM RAVE02 83 Burning Tree Road GR $2.45M 1-4 PM COBA01 15 Baldwin Farms South GR $2.495M 1-3:30 PM RAVE01 36 Winthrop Drive RV $2.495M 1-4 PM RAVE01 17 Hawkwood Lane GR $2.59M 11:30-1:30 PM COBA01 15 Palmer Terrace RV $2.599M 1-3 PM RAVE02 12 Shore Road 18 St. Claire Avenue OG OG $2.675 $2.695M 12-2 PM 1-4 PM GRFP01 BHHS02 10 Gaston Farm Road GR $2.775M 2-4 PM HLAW01 30 Sherwood Avenue GR $2.85M 1-3 PM BHHS01 317 Stanwich Road GR $2.895M 2-4 PM COBA01 6 Interlaken Road GR $2.995M 1-3 PM RAVE02 240 Riverside Avenue RV $3.149M 2-4 PM COBA01 72 Shore Road OG $3.275M 2-4 PM RAVE02 522 North Street GR $3.3M 2-4 PM COBA01 3 Cherry Blossom Lane GR $3.35M 11-1 PM COBA01 10 Ledge Road OG $3.45M 2-4 PM BHHS02 5 Sylvan Lane OG $3.5M 1-4 PM RAVE01 16 Binney Lane OG $3.745M 2-4 PM RAVE02 7 Hearthstone Drive RV $3.795M 2-4 PM COBA02 33 Ballwood Road OG $3.895M 1-3 PM HLAW01 7 Binney Lane OG $3.995M 1-3 PM HLAW01 10 Spring House Road GR $4.25M 2-4 PM COBA01 150 Clapboard Ridge Road GR $4.295M 2-4 PM RAVE01 122 Old Church Road GR $7.495M 11-1 PM COBA01 516 Round Hill Road GR $7.775M 1-3 PM HLAW01 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 three individuals I feel most confident about when it comes to home mortgages.  They are Jeff Ihrig of First Republic in Manhatan, and in Greenwich I prefer Treena David-Chirico of Wells Fargo and Iliad Estrada of Connecticut Home Mortgage. 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. CT Mortgage Rates Product Interest Rates Annual Percentage Rate 15 YR Fixed Conforming 3.125% 3.372% 30 YR Fixed Conforming 4.125% 4.302% 30 Year Fixed Agency  Jumbo n/a n/a 30 YR  Fixed Jumbo 4.250% 4.379% 5/1 YR ARM Conforming 2.875% 3.012% 5/1 YR ARM Jumbo 2.750% 2.947%    10/1 YR ARM Jumbo 3.750% 3.517%  Updated: Thursday Oct 3, 2013