Greenwich CT, Residential Real Estate Blog and Analysis: October 11th

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

The above Colonial is located at 14 Perryridge Road.  Location, Location, Location!!!!  I am obviously a little biased as I live two streets over from Perryridge.  However, this is a beautiful tree lined street close to everything.  You are two blocks from Greenwich Avenue, three blocks from Whole Foods, close to the hospital, train, and restaurants.  14 Perryridge is listed as 2,706 s.f., three bedrooms, with two full baths, and one half bath.  The house sits on .18 of an acre and the listing has the taxes as $8,882 a year.  The house has a cute patio as well.  There is no better time to see this house than this time of the year.  I am from California, and we did not have the beautiful foliage falling in the fall that happens in Greenwich.  Lately, when I have been driving on Perryridge, the leaves have been falling, and it just feels like the quintessential fall day in New England.  The house is priced at $1.895M. 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 645 properties on the market down from last week. 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   You can For the first week of October we had a pretty good number of sold properties.  18 properties sold for the few first days of October.  When compared to 26 new listings we had a good week, and it shows with the decrease of inventory in the market. New Listings We had 26 new listings in the first few days of  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 10/4/13 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 5.055 $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 7.34 $1.5M-$2M 10.86 7 8.55 9.06 8.68 9.44 9.19 8.8 8.5 7.53 7.27 7.02 $2M-$3M 15.27 8.64 9.72 10.2 9.96 12.24 13.8 12.6 12.12 11.76 13.08 12.96 $3M-$4M 21.82 12.4 13.77 16.22 17.55 20.88 22.66 22 20.22 20.22 22 22.44 $4M-$5M 37.33 17.5 16.5 18.5 21.5 27.5 28 27.5 23.5 21.99 24 24 $5M-$7.5M 30.92 19.4 20.47 20.47 20.82 23.64 25.76 26.82 26.47 24 26.11 25.76 $7.5M-$10M 57 25.84 22.15 22.15 25.84 26.76 31.38 33.2 32.3 25.84 26.76 24.92 $10M+ 40.21 36 36.85 40.28 38.57 36 38.57 36 31.71 29.14 39.42 39.42   **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. Price Range 8/30/13 9/30/13 10/4/13 0-$500K 4.26 4.4 4.9 $500K-$1M 4.65 4.9 4.6 $1M-$1.5M 4.96 5.2 4.7 $1.5M-$2M 5.61 5.6 5.5 $2M-$3M 7.84 9.1 9.0 $3M-$4M 20.22 23.4 24.2 $4M-$5M 22 23.9 24.3 $5M-$7.5M 40.8 31.6 30.2 $7.5M-$10M 44.8 52.1 49.2 $10M+ 272 103.2 102.5 ** 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 13th      Below are all of the Greenwich Open Houses for Sunday.  The first two are rentals.  Thank you to Rob Pulitano for sending me the list of open houses so I can add the links, and Mark Pruner for publishing the list on Greenwich Patch.   Address Town List Price Time Broker 7 Mead Avenue  Cos Cob $2,650 1-3 PM Shore & Cntry 11 Edgewood Drive Greenwich $5,500 1-3 PM Weichert 1535 E. Putnam Ave #107 Old Greenwich $244,000 1-3 PM Raveis 16 Beach View Drive Stamford $749,000 1-4 PM Berkshire Hathaway 32 Cliff Avenue #3 Greenwich $799,000 1-3 PM FF Rlty 24 Caroline Place Greenwich $839,000 2-4 PM Ogilvy 17 Candlelight Place Greenwich $2,295,000 1-4 PM Berkshire Hathaway 10 Ledge Road Old Greenwich $3,450,000 1-4 PM Berkshire Hathaway 7 Hearthstone Drive Riverside $3,795,000 1-4 PM Coldwell Bnkr 19 Desiree Drive Greenwich $4,195,000 2-4 PM Ogilvy 10 Spring House Road Greenwich $4,250,000 2-4 PM Coldwell Bnkr   Best,                                                                                                                                                         Jared Randall                                                 Join my Mailing List Berkshire Hathaway Homeservices            Search Properties www.greenwichrealestateguy.com             Forward to a Friend cell:  203-273-1034                                        View My Website email:  jaredrandall@prudentialct.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. Rates below courtesy of Iliad Estrada.  She can be reached at 203-637-6202. 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

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

Greenwich, CT Residential Real Estate Blog and Analysis:  October 4th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com The above New England Stone and Clapboard home is located at43 Richmond Hill in Back Country.  This house has been on the market numerous times starting at $6.395M.  This is one of my favorite houses that I have seen on the market.  There are many aspects of this home that I love.  The most important is the value.  If you look at the charts below, specifically the comparison report.  You will see year to date in Back Country (noted as N. Parkway) we have sold 37 properties compared to 28 in the same amount of time last year.  That is an increase of 32.1%.  Now the prices have dropped by 27.4%.  I do not believe the price drop can be as true of a statistic as it sounds.  For instance if a $10M dollar property sells it would throw off the skew.  However, I believe the point is valid, we are starting to see properties trade in back country when owners are being realistic of the market.  I believe Back Country has been hit the hardest over the past several years, and with the increased activity there are still values to be had.  I believe this is one of those values.  I love the curb appeal with the circular driveway, the way the house sits on the lot, and the turret on the left hand side.  The flow of the house with the open kitchen and the way the light comes in was also appealing.  Of course, I enjoy my amenities as well.  This house seems to have it all.  The first floor has an expansive deck that looks out over the sprawling lawn.  In the lower level there is a home theatre and a great bar set up.  The lower level walks out to a patio right below the deck. The home has a flow that you can envision a big family very much enjoying.  It is 9,094 s.f. with 5 bedrooms, 5 full baths, and 2 half baths.  It sits on 4 acres of land. The current price is $3.95M.  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. When looking at the graphs and pie chart, the biggest take away for me is the amount of inventory that came into the market in September compared to last year.  However, we did have a new company move into the area so it could be a lot of Realtors posting the same inventory under a new broker and would count as a new listing.  Ultimately, as of the end of September we had 656 total properties available compared to two weeks ago we had 650. 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   You can see that this is the first month in the past several that the sold number did not out pace the number over the last few years.  I believe a lot of that has to do with the concerns of the fiscal cliff last year.  I believe owners were concerned how their taxes would be affected and felt an urgency to sell their homes by the end of December.  I believe this was the first month we started to see that activity last year. New Listings We had 158 new properties in September.  Now, there have been a lot of changes with Realtors changing firms.  If their customers want to stay with them, they would cancel the listing and make it a new listing with their new firm.  Hence, this months new listings could be affected.  Hence, we need to keep an eye on this statistic and see what it does next month. Year to Date Sold  We are not seeing a huge change in the percentages of the properties that have sold.  They are staying relatively consistent.  I do see the over $10M market moving off of the 0% over the next month or two.    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 0-$500K 6.36 4.96 5.76 5.28 5.12 4.95 5.76 5.76 6.24 5.11 5.28 $500K-$1M 7.98 3.88 4.22 4.22 4.72 5.11 5.5 5.55 5.5 5.16 5.33 $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 $1.5M-$2M 10.86 7 8.55 9.06 8.68 9.44 9.19 8.8 8.5 7.53 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 $3M-$4M 21.82 12.4 13.77 16.22 17.55 20.88 22.66 22 20.22 20.22 22 $4M-$5M 37.33 17.5 16.5 18.5 21.5 27.5 28 27.5 23.5 21.99 24 $5M-$7.5M 30.92 19.4 20.47 20.47 20.82 23.64 25.76 26.82 26.47 24 26.11 $7.5M-$10M 57 25.84 22.15 22.15 25.84 26.76 31.38 33.2 32.3 25.84 26.76 $10M+ 40.21 36 36.85 40.28 38.57 36 38.57 36 31.71 29.14 39.42 **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. Price Range 8/30/13 9/30/13 0-$500K 4.26 4.4 $500K-$1M 4.65 4.9 $1M-$1.5M 4.96 5.2 $1.5M-$2M 5.61 5.6 $2M-$3M 7.84 9.1 $3M-$4M 20.22 23.4 $4M-$5M 22 23.9 $5M-$7.5M 40.8 31.6 $7.5M-$10M 44.8 52.1 $10M+ 272 103.2 ** 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 6th      Below are all of the Greenwich Open Houses for Sunday.  It is supposed to be a beautiful weekend, so enjoy.  Thank you to Rob Pulitano for sending me the list of open houses so I can add the links, and Mark Pruner for publishing the list on Greenwich Patch.   Address Town List Price Time Broker 1465 E. Putnam Avenue # 419 Old Greenwich $339K 1-3 PM Raveis 79 Harbor Drive Greenwich $465K 1-4 PM BHHS 72 Weaver Street Greenwich $588K 2-4 PM COBA01 98 Riverdale Av Ext. Greenwich $625K 1-4 PM BHHS01 61 Greenwich Hills #61 Greenwich $675K 2-4:30 PM Raveis 32 Cliff Avenue #3 Greenwich $799K 1-3 PM FF Rlty 24 Caroline Place Greenwich $875K 2-4 PM Ogilvy 40 Ettl Lane Greenwich $890K 2-4 PM Weichert 43 Sinawoy Road Cos Cob $899K 2-4 PM COBA01 43 Sinawoy Road Cos Cob $899K 2-4 PM COBA01 107 Stanwich Road Greenwich $950K 2-4 PM bhhs 15 E Lyon Farm Drive #15 Greenwich $1.245M 1-4 PM SOTH01 633 Steamboat Road #1 Greenwich $1.3M 1-3 PM COBA02 33 Maple Avenue Greenwich $1.375M 2-4 PM GRFP01 240 Palmer Hill Road Old Greenwich $1.375M 2-4 PM SOTH01 6 Highview Avenue Old Greenwich $1.495M 1-3 PM COBA02 28 Mianus View Terrace Cos Cob $1.495M 1-3 PM Weichert 25 Nearwater Lane Riverside $1.515M 1-3 PM SCPR01 13 Richmond Drive Old Greenwich $1.695M 1-3 PM SCPR01 11 Angus Lane Greenwich $1.999M 1-3 PM Raveis 2 Carriage Road Greenwich $2.05M 2-4 PM COBA01 17 Candlelight Place Greenwich $2.295M 1-4 PM bhhs 299 Palmer Hill Road Old Greenwich $2.399M 1-4 PM Raveis 16 Lakeview Drive Riverside $2.595M 1-4 PM BHHS01 36 Winthrop Drive Riverside $2.695M 1-4 PM Raveis 35 Keofferam Road Old Greenwich $2.795M 2-4 PM SCPR01 119 Doubling Road Greenwich $2.795M 1-3 PM Raveis 10 Deep Gorge Road Greenwich $2.85M 2-4 PM GRFP01 15 Dearfield Lane Greenwich $2.995M 1-4 PM BHHS01 76 Cat Rock Road Cos Cob $2.999M 1-4 PM COBA01 87 Perkins Road Greenwich $3M 1-4 PM BHHS01 3 Hearthstone Drive Riverside $3.125M 1-3 PM SCPR01 72 Shore Road Old Greenwich $3.275M 2-4 PM Raveis 20 Roosevelt Avenue Old Greenwich $3.595M 1-4 PM BHHS01 25 Nawthorne Road Old Greenwich $3.599M 1-3 PM Raveis 122 Clapboard Ridge Road Greenwich $3.6M 1-4 PM BHHS02 150 Pecksland Road Greenwich $3.685M 2-4 PM GRFP01 16 Binney Lane Old Greenwich $3.745M 2-4 PM Raveis 150 Clapboard Ridge Road Greenwich $4.295M 2-4 PM Raveis 585 Round Hill Road Greenwich $4.495M 2-4 PM COBA01 30 Oneida Drive Greenwich $4.55M 1-3 PM COBA01 11 Cove Road Old Greenwich $4.9M 2-4 PM Keleher Grp 26 Glen Avon Drive Riverside $4.95M 2-4 PM Centric Prop 100 Club Road Riverside $5.495M 1-4 PM SOTH01 122 Old Church Road Greenwich $7.495M 1-3 PM COBA01 Best,                                                                                                                                                         Jared Randall                                                 Join my Mailing List Berkshire Hathaway Homeservices            Search Properties www.greenwichrealestateguy.com             Forward to a Friend cell:  203-273-1034                                        View My Website email:  jaredrandall@prudentialct.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. Rates below courtesy of Iliad Estrada.  She can be reached at 203-637-6202. 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

Greenwich CT, Residential Real Estate Blog and Analysis: September 20th

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

The above colonial is located at 212 Taconic Road in Greenwich.  I am featuring this house again as I will be hosting an open house here on Sunday from one to four p.m.  I was struck by the drive up to the house.  As you pull into the driveway you are met with a beautiful lawn and picturesque pond greeting the entrance to the beautiful home.  It sits on 4.39 acres.  The house has five bedrooms, with five full baths and two half baths.  I also enjoyed the amenities of the house.  The five bedrooms are en suite.  There are five fireplaces, a media/home theatre, as well as a great patio with grill.  I also like the idea of the 2nd home laundry room.  This house has been on the market some time.  However, we are seeing the Back Country and higher price ranges finally start to move.  The house was bought for $4.9M in 2008.  The house first came on the market for $5.495M in May of 2010.  It has been on and off the market since and is currently priced at $4.395M.   As you may or may not know Prudential Connecticut was acquired by Warren Buffet's Berkshire Hathaway last year.  We will be changing our name next week.  Here is the letter describing the change: Prudential Connecticut Realty is proud to announce that our name will change on September 26, 2013 to Berkshire Hathaway HomeServices New England Properties.  As you may be aware, Prudential Real Estate was acquired by Berkshire Hathaway in October, 2012.  Berkshire Hathaway HomeServices brokerage network is among the few organizations entrusted to use the world-renowned Berkshire Hathaway name.   Berkshire Hathaway is the No. 1 company in Barron's 2013 ranking of the "World's Most Respected" companies; it stands at No. 8 in Fortune magazine's 50 Most Admired Companies survey; and is No. 18 in Harris Interactive's reputation study of the 60 Most Visible Companies. Although our name is changing, our commitment to our clients remains the same. We will continue to provide you with the highest quality real estate experience.  There is nothing you need to do during the transition, but enjoy our new association and your enhanced exposure.  If you have any questions, please do not hesitate to contact me.   This week we had 38 new properties and 13 sold properties bringing the total inventory up to 650.     I have updated the links, charts, and months on average.  I have started a new months on average based on the sales of this year so you can compare  the differences.  If there is one thing to take away from this newsletter it is the differences between the under $3M market and the over $3M market.  Now, is the perfect time to sell under $3M and buy over $3M.  Currently, the under $3M price ranges have nine months on average or less to sell through, where the over $3M price ranges are 25 months or more. Also there was a drop from 272 months on average for the over $10M market that has dropped to 92 months, as we have had three properties sell for over $10M in the past two weeks. 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   This demonstrates that we are still seeing great sold numbers.  The past few months we have outpaced previous years.  However, as you can see we are catching back up in new listings for September.  So, we may not hit the sold numbers of last year this year but will hit the new properties number. New Listings We have had 117 new properties and only are two thirds of the way through the year.  Now, there have been a lot of changes with Realtors changing firms.  If their customers want to stay with them, they would cancel the listing and make it a new listing with their new firm.  Hence, this months new listings could be affected.    Year to Date Sold  We are not seeing a huge change in the percentages of the properties that have sold.  They are staying relatively consistent.  I do see the over $10M market moving off of the 0% over the next month or two.    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 9/20/13 0-$500K 6.36 4.96 5.76 5.28 5.12 4.95 5.76 5.76 6.24 5.11 5.28 $500K-$1M 7.98 3.88 4.22 4.22 4.72 5.11 5.5 5.55 5.5 5.16 5.38 $1M-$1.5M 11.48 7.22 7.34 7.1 7.22 8.2 9.3 8.81 7.95 7.59 8.08 $1.5M-$2M 10.86 7 8.55 9.06 8.68 9.44 9.19 8.8 8.5 7.53 7.4 $2M-$3M 15.27 8.64 9.72 10.2 9.96 12.24 13.8 12.6 12.12 11.76 12.96 $3M-$4M 21.82 12.4 13.77 16.22 17.55 20.88 22.66 22 20.22 20.22 21.11 $4M-$5M 37.33 17.5 16.5 18.5 21.5 27.5 28 27.5 23.5 21.99 23 $5M-$7.5M 30.92 19.4 20.47 20.47 20.82 23.64 25.76 26.82 26.47 24 25.41 $7.5M-$10M 57 25.84 22.15 22.15 25.84 26.76 31.38 33.2 32.3 25.84 29.53 $10M+ 40.21 36 36.85 40.28 38.57 36 38.57 36 31.71 29.14 36.85 **to calculate months on average in this chart I used the full year of 2012 sold properties in each price range   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 looking 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. Price Range 8/30/13 9/20/13 0-$500K 4.26 4.5 $500K-$1M 4.65 4.9 $1M-$1.5M 4.96 5.2 $1.5M-$2M 5.61 5.6 $2M-$3M 7.84 9.0 $3M-$4M 20.22 22.2 $4M-$5M 22 23.4 $5M-$7.5M 40.8 31.1 $7.5M-$10M 44.8 46.1 $10M+ 272 93.0 ** 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 September 22nd      Below are all of the Greenwich Open Houses for Sunday.  I will be hosting an open house at 212 Taconic Road, stop by and say hi.  Thank you to Rob Pulitano for sending me the list of open houses so I can add the links, and Mark Pruner for publishing the list on Greenwich Patch.   Address Town List Price Time Broker 212 Taconic Road Greenwich $16.9K 1-4 PM Prudential 52 Lafayette Place #4H Greenwich $320K 2-4 PM Coldwell Bnkr 47 Valley Road #B1 Cos Cob $385K 2-4 PM Prudential 21 High Street Greenwich $549K 2-4 PM Coldwell Bnkr 4 Lafayette Court #5B Greenwich $550K 2-4 PM Coldwell Bnkr 35 Pemberwick Road #2 Greenwich $558K 1-3 PM Coldwell Bnkr 88 Southfield Ave #203 Stamford $648K 2-4 PM Prudential 53 Locust Street 53 1/2 Greenwich $695K 2-4 PM Coldwell Bnkr 12 Circle Drive Ext Greenwich $695K 2-4 PM Raveis 62 Valley Road Cos Cob $729K 2-4 PM Raveis 347 Riversville Road Greenwich $995K 1-4 PM Coldwell Bnkr 150 Clapboard Ridge Greenwich $4.49M 1-4 PM Raveis 17 Davenport Avenue Greenwich $1.195M 2-4 PM Raveis 54 Hawthorne Street No Greenwich $1.25M 1-3 PM Coldwell Bnkr 33 Maple Avenue Greenwich $1.375M 2-4 PM Grnwich Fine Prps 240 Palmer Hill Road Old Greenwich $1.375M 2-4 PM Sotheby's 3 Tree Top Terrace Greenwich $1.479M 2-4 PM Sotheby's 25 Nearwater Lane Riverside $1.515M 1-3 PM Shore & Cntry Prop 72 Stanwich Road Greenwich $1.59M 2-4 PM Sotheby's 15 Linwood Avenue Riverside $1.599M 1-4 PM Weichert 68 Lockwood Road Riverside $1.695M 1-4 PM Prudential 12 Bryon Road Old Greenwich $1.795M 1-4 PM Coldwell Bnkr 20 Lockwood Road Riverside $1.95M 2-4 PM Sotheby's 5 Dartmouth Road Cos Cob $1.995M 2-4 PM Sotheby's 164 Dolphin Cove Quay Stamford $1.999M 2-4 PM Prudential 11 Angus Lane Greenwich $2.195M 2-4 PM Raveis 2 Finney Knoll Lane Riverside $2.195M 1:30-3:30 Raveis 48 Highview Avenue Old Greenwich $2.295M 2-4 PM Raveis 40 Lincoln Avenue Greenwich $2.385M 2-4 PM Coldwell Bnkr 19 Cresent Road Riverside $2.395M 1-3 PM Raveis 299 Palmer Hill Road Old Greenwich $2.399M 1-4 PM Raveis 12 Shore Road Old Greenwich $2.675M 2-4 PM Grnwich Fine Prps 22 Tomac Avenue Old Greenwich $2.689M 1-4 PM Grnwich Cust RE 208 Dolphin Cove Quay Stamford $2.695M 2-4 PM Prudential 6 Hemlock Drive Greenwich $2.775M 2-4 PM Sotheby's 10 Deep Gorge Road Greenwich $2.85M 2-4 PM Grnwich Fine Prps 30 Sherwood Avenue Greenwich $2.85M 1-3 PM Prudential 9 Oakley Lane Greenwich $2.95M 1-4 PM Coldwell Bnkr 46 Will Merry Lane Greenwich $3.1M 1-4 PM Prudential 240 Riverside Avenue Riverside $3.199M 1-3 PM Coldwell Bnkr 93 Orchard Drive Greenwich $3.499M 2-4 PM Grnwich Fine Prps 514 Riverville Road Greenwich $3.55M 2-4 PM Sotheby's 25 Nawthorne Road Old Greenwich $3.599M 12-3 PM Raveis 7 Hearthstone Drive Riverside $3.795M 1-4 PM Coldwell Bnkr 4 Cove Ridge Lane Old Greenwich $3.875M 2-4 PM Sotheby's 20 West End Avenue Old Greenwich $4.189M 1-4 PM Higgins Grp 396 North Street Greenwich $4.2M 1-4 PM Prudential 212 Taconic Road Greenwich $4.395M 1-4 PM Prudential 5 Grimes Road Old Greenwich $4.495M 1-3 PM Raveis 45 Baldwin Farms So Greenwich $4.995M 1-3 PM Sotheby's 14 Red Coat Lane Greenwich $6.4M 2-4 PM Sotheby's 421 Field Point Road Greenwich $6.4M 1-4 PM Prudential 28 East Point Lane Old Greenwich $7.995M 1-3 PM Sotheby's   Best,                                                                                                                                                         Jared Randall                                                 Join my Mailing List Prudential CT, Greenwich Office                 Search Properties www.greenwichrealestateguy.com             Forward to a Friend cell:  203-273-1034                                        View My Website email:  jaredrandall@prudentialct.com       Like me on Facebook            Mortgage Information The two individuals I feel most confident about when it comes to home mortgages are Jeff Ihrig of First Republic in the city and Iliad Estrada of Connecticut Home Mortgage. Jeff can be reached at 646-372-5181. Rates below courtesy of Iliad Estrada.  She can be reached at 203-637-6202. Product Interest Rates Annual Percentage Rate 15 YR Fixed Conforming 2.625% 2.863% 30 YR Fixed Conforming 3.625% 3.793% 30 Year Fixed Agency  Jumbo n/a n/a 30 YR  Fixed Jumbo 3.875% 3.999% 5/1 YR ARM Conforming 2.125% 2.789% 5/1 YR ARM Jumbo 2.125% 2.769% 10/1 YR ARM Jumbo 2.875% 2.995%

Greenwich CT, Residential Real Estate Blog and Analysis: September 13th

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

The above property is located at 26 Broad Avenue on the Belle Haven Peninsula of Greenwich.  The picture is of the view as you walk into the entry of the house.  I love the location as it is just outside the gates of Belle Haven, so one does not have to pay the Belle Haven Association taxes.  The house sits on a perch, in my opinion adding to the views.  The Master Suite is on the first floor with a breathtaking view from the bed.  I could imagine every morning starting off right waking up to that view.  The location is second to none, as it is a great neighborhood for walking, close to Belle Haven Club, and close to town, for shopping.  There is a finished lower level with a fireplace that leads out to the pool.  The house has seven bedrooms, seven baths, and one half bath.  It is listed as 8,425 s.f. and sits on 1.2 acres of land.  The price is $6.795M. This week we had 80 new properties and 27 sold properties bringing the total inventory up to 775.  I had mentioned a couple of weeks ago that the inventory would grow.  However, just two weeks ago we were at 611 properties.   I have updated the links, charts, and months on average.  I have started a new months on average based on the sales of this year so you can compare  the differences.  If there is one thing to take away from this newsletter it is the differences between the under $3M market and the over $3M market.  Now, is the perfect time to sell under $3M and buy over $3M.  Currently, the under $3M price ranges have nine months on average or less to sell through, where the over $3M price ranges are 25 months or more.  A friend of mine has started a Greenwich Parent List.  Coming from Park Slope we belonged to a Parents of Twins Group in Brooklyn and a Park Slope parents group.  I found it very informational, a great place to ask advice or find interesting items.  Moving to Greenwich, I wished there was such a site here, and now there is.  Click on the link to check out; Greenwich Parent List. 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   "This chart says it all in my opinion.  Look at the last five months and you can see the amount of movement compared to other months over the past few years.  The big jump in June of 2011 was due to the changes in transfer taxes.  As well as the big jump in December of 2012 was due to the fiscal cliff.  If you take those two months out, you can see just how amazing of a run we have had over the past five months.  I personally do believe that the end of August is when there is a strain on inventory as a lot of people take their homes off the market while on vacation etc.  I believe we will see a lot of inventory come on the market in the next three weeks.  I am intrigued to see if we get up to that 716 mark we had in June."  This is what I wrote two weeks ago.  As you can see by the numbers it did not take long to get back to that number. New Listings We have had 80 new properties come on to the market this month.  As you can see we are half way through the month and over half of the new properties we have seen in the past few years.  This works both ways as it is a sign owners feel the market is better but it also adds to the surplus inventory.    Year to Date Sold  We are not seeing a huge change in the percentages of the properties that have sold.  They are staying relatively consistent.  I do see the over $10M market moving off of the 0% over the next month or two.    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 9/13/13 0-$500K 6.36 4.96 5.76 5.28 5.12 4.95 5.76 5.76 6.24 5.11 6.24 $500K-$1M 7.98 3.88 4.22 4.22 4.72 5.11 5.5 5.55 5.5 5.16 7.83 $1M-$1.5M 11.48 7.22 7.34 7.1 7.22 8.2 9.3 8.81 7.95 7.59 11.38 $1.5M-$2M 10.86 7 8.55 9.06 8.68 9.44 9.19 8.8 8.5 7.53 9.57 $2M-$3M 15.27 8.64 9.72 10.2 9.96 12.24 13.8 12.6 12.12 11.76 14.16 $3M-$4M 21.82 12.4 13.77 16.22 17.55 20.88 22.66 22 20.22 20.22 24 $4M-$5M 37.33 17.5 16.5 18.5 21.5 27.5 28 27.5 23.5 21.99 26 $5M-$7.5M 30.92 19.4 20.47 20.47 20.82 23.64 25.76 26.82 26.47 24 25.05 $7.5M-$10M 57 25.84 22.15 22.15 25.84 26.76 31.38 33.2 32.3 25.84 28.61 $10M+ 40.21 36 36.85 40.28 38.57 36 38.57 36 31.71 29.14 38.57 **to calculate months on average in this chart I used the full year of 2012 sold properties in each price range   The numbers we have tracked to decide the months on average have been based on last year's sold numbers.  Now that we have gone through eight months of the year,  about to hit the fall market I feel it is a good time to show the months on average based on year to date information.  This shows the discrepancy of the markets between the upper end and the lower end.  Obviously, the over $10M is skewed as only one property has closed year to date.  Hence, the 272 months on average it would take.   Next month it will come down dramatically.  I will continue to show both charts so you can see the trends compared to earlier months above when using last year's property sold numbers and then you can see the true pace of the market using year to date's numbers. Price Range 8/30/13 9/13/13 0-$500K 4.26 4.3 $500K-$1M 4.65 5.6 $1M-$1.5M 4.96 6.4 $1.5M-$2M 5.61 6.5 $2M-$3M 7.84 9.2 $3M-$4M 20.22 24.8 $4M-$5M 22 25.9 $5M-$7.5M 40.8 28.7 $7.5M-$10M 44.8 52.6 $10M+ 272 190.8 ** 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 September 15th      Below are all of the Greenwich Open Houses for Sunday.  Thank you to Rob Pulitano for sending me the list of open houses so I can add the links, and Mark Pruner for publishing the list on Greenwich Patch.   Address Town List Price Time Broker 11 Edgewood Drive Greenwich $7,950 1-3 PM Weichert 52 Lafayette Place #4H Greenwich $339.9K 2-4 PM Coldwell Bnkr 79 Harbor Drive Stamford $465K 1-4 PM Prudential 9 River Road #418 Cos Cob $595K 2-4 PM Real Living 49 Albin Road Stamford $629K 1-3 PM Prudential 18 Booth Place Greenwich $649K 2-4 PM Raveis 25 Indian Harbor Dr #4 Greenwich $649.5K 1-3 PM Weichert 85 Putnam Park Greenwich $657K 2-5 PM Greene Rlty Grp 12 Circle Drive Ext Greenwich $695K 2-4 PM Raveis 62 Valley Road Cos Cob $729K 2-4 PM Raveis 3 Green Lane Greenwich $749K 2-5 PM Prudential 32 Cliff Avenue #3 Greenwich $799K 1-3 PM FF Rlty 51 Forest Avenue #159 Old Greenwich $799K 1-4 PM Prudential 197 Sheephill Road #D Riverside $825K 2-4 PM Coldwell Bnkr 19 Stuart Drive Old Greenwich $899K 12-3 PM Raveis 82 Northfield Avenue #A Greenwich $998K 2-5 PM Prudential 160 John Street Greenwich $1M 10-1 PM Advantage Rlty Grp 7 Edgewood Drive Greenwich $1.05M 2-4 PM Coldwell Bnkr 26 Indian Field Road Greenwich $1.175M 1-3 PM Shore & Cntry 14 Stag Lane Greenwich $1.195M 1-3 PM Coldwell Bnkr 633 Steamboat Road #1 Greenwich $1.3M 2-4 PM Coldwell Bnkr 240 Palmer Hill Road Old Greenwich $1.375M 2-4 PM Sotheby's 286 E. Middle Patent Rd Greenwich $1.397M 2-4 PM Coldwell Bnkr 41 Leonard Avenue Riverside $1.495M 1-4 PM Prudential 15 Linwood Avenue Riverside $1.599M 1-4 PM Weichert 276 Southfield Avenue Stamford $1.725M 1-4 PM Prudential 469 Taconic Road Greenwich $1.799M 2-4 PM Greenwich Fine Prop 147 Lockwood Road Riverside $1.85M 2-4 PM Prudential 31 Chapel Lane Riverside $1.995M 2-4 PM Shore & Cntry 164 Dolphin Cove Quay Stamford $1.999M 1-4 PM Prudential 11 Angus Lane Greenwich $2.195M 2-4 PM Raveis 44 Orchard Place #A Greenwich $2.25M 2-4 PM Coldwell Bnkr 55 Shore Road Old Greenwich $2.25M 1-3 PM Coldwell Bnkr 14 Joshua Slocum Dock Stamford $2.28M 1-4 PM Prudential 299 Palmer Hill Road Riverside $2.399M 1-4 PM Raveis 83 Burning Tree Road Greenwich $2.45M 2-4 PM Coldwell Bnkr 16 Lakeview Drive Riverside $2.595M 1-4 PM Prudential 208 Dolphin Cove Quay Stamford $2.695M 1-4 PM Prudential 242 Dolphin Cove Quay Stamford $2.995M 1-4 PM Prudential 9 Roberta Lane Greenwich $3.1M 2-4 PM Sotheby's 40 Winthrop Drive Riverside $3.195M 1-4 PM Coldwell Bnkr 34 Saddle Rock Road Stamford $3.2M 2-4 PM Prudential 76 Cat Rock Road Cos Cob $3.295M 2-4 PM Coldwell Bnkr 71 Shore Road Old Greenwich $3.295M 1-3 PM Raveis 26 Twin Lakes Lane Riverside $3.399M 1-3 PM Raveis 16 Grant Avenue Old Greenwich $3.495M 3-5 PM New England Land 5 Sylvan Lane Old Greenwich $3.5M 1-3 PM Raveis 35 Willow Road Riverside $3.595M 1-3 PM Coldwell Bnkr 9 Wahneta Road Old Greenwich $3.65M 1-3 PM Shore & Cntry 9 Tyler Lane Riverside $3.965M 1-4 PM Blue Chip Prop 20 West End Avenue Old Greenwich $4.189M 1-4 PM Higgins Grp 18 Pinecroft Road Greenwich $6.5M 1-4 PM Prudential   Best,                                                                                                                                                         Jared Randall                                                 Join my Mailing List Prudential CT, Greenwich Office                 Search Properties www.greenwichrealestateguy.com             Forward to a Friend cell:  203-273-1034                                        View My Website email:  jaredrandall@prudentialct.com       Like me on Facebook

Greenwich CT, Residential Real Estate Blog and Analysis: September 6th

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

The above property is located at 20 West End Avenue in Old Greenwich.  If you do not usually open the link of the featured property, I suggest you do on this house.  It was refreshing to see the unique style of this home.  It is listed as a Shore Colonial but I do not think it does it justice.  Walking up it reminded me of an old plantation home.  However, it was just built and every amenity was looked after.  The back patio makes you feel like you are at a cabana of a luxury resort complete with outdoor shower, television, and bbq.  I could imagine enjoying it all summer long, as well as sitting out under the covered cabana watching the first snow fall of the season.  Inside the home are five bedrooms with five and two one half baths.  Every room has a deck.  The kitchen is second to none equipped with top of the line appliances and topped off with a television that rises up out of the island so you can be kept abreast of the news while cooking and entertaining.  The best part is the location.  The house is half of a block from downtown Old Greenwich.  The price is $4.189M.  I wanted to take the opportunity to thank Olivia Just.  She is a reporter from Greenwich Time that when writing an article about a new real estate company moving into Greenwich came across the blog and called for my opinion on the Greenwich Real Estate Market.  You can find the article here; Westchester's Houlihan Lawrence comes to Greenwich. This week we had 48 new properties and 14 sold properties bringing the total inventory up to 627.  The fall market has officially begun.  The inventory grew for the first time in a while.  Also, we have forty open houses this Sunday.  I have updated the links.  I am keeping the analysis up from last week as it was a holiday weekend with a lot of individuals on vacation: We have discussed that we had an incredible July.  It looks like August was just as good, if not better.  In August of 2012, there were 77 properties sold, this month we have had 94 properties sell.  That is a 22% growth.  If we take a three month spectrum, we had 252 properties sell in June through August of 2012.  This year we had 315 properties sell, which is a 25% growth.  In my June 7thblog (can be found at www.greenwichrealestateguy.com/blog) we had 716 total properties for sale.  Today we have 611. That is a 15% decrease of inventory in just the past two months.   So, as one can see the overall market is drastically improving.  The only concern then would be the higher priced market.  When looking at the 94 properties that sold in August we only had four that sold for over $4M.  Year to date, we have only had one property sell for over $10M.  However, we currently have seven properties in Executed Contract with Listing Prices over $10M.  Again, showing that the ultimate luxury market is bouncing back as well. A friend of mine has started a Greenwich Parent List.  Coming from Park Slope we belonged to a Parents of Twins Group in Brooklyn and a Park Slope parents group.  I found it very informational, a great place to ask advice or find interesting items.  Moving to Greenwich, I wished there was such a site here, and now there is.  Click on the link to check out; Greenwich Parent List. 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   This chart says it all in my opinion.  Look at the last five months and you can see the amount of movement compared to other months over the past few years.  The big jump in June of 2011 was due to the changes in transfer taxes.  As well as the big jump in December of 2012 was due to the fiscal cliff.  If you take those two months out, you can see just how amazing of a run we have had over the past five months.  I personally do believe that the end of August is when there is a strain on inventory as a lot of people take their homes off the market while on vacation etc.  I believe we will see a lot of inventory come on the market in the next three weeks.  I am intrigued to see if we get up to that 716 mark we had in June. New Listings We only had 45 new properties in August.  With, selling 94 properties it was a much needed decline in inventory.  Also, worth noting that it was the lowest August in new inventory in the four years.     Year to Date Sold  We are not seeing a huge change in the percentages of the properties that have sold.  They are staying relatively consistent.  I do see the over $10M market moving off of the 0% over the next month or two.    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 0-$500K 6.36 4.96 5.76 5.28 5.12 4.95 5.76 5.76 6.24 5.11 $500K-$1M 7.98 3.88 4.22 4.22 4.72 5.11 5.5 5.55 5.5 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 $1.5M-$2M 10.86 7 8.55 9.06 8.68 9.44 9.19 8.8 8.5 7.53 $2M-$3M 15.27 8.64 9.72 10.2 9.96 12.24 13.8 12.6 12.12 11.76 $3M-$4M 21.82 12.4 13.77 16.22 17.55 20.88 22.66 22 20.22 20.22 $4M-$5M 37.33 17.5 16.5 18.5 21.5 27.5 28 27.5 23.5 21.99 $5M-$7.5M 30.92 19.4 20.47 20.47 20.82 23.64 25.76 26.82 26.47 24 $7.5M-$10M 57 25.84 22.15 22.15 25.84 26.76 31.38 33.2 32.3 25.84 $10M+ 40.21 36 36.85 40.28 38.57 36 38.57 36 31.71 29.14 **to calculate months on average in this chart I used the full year of 2012 sold properties in each price range   The numbers we have tracked to decide the months on average have been based on last year's sold numbers.  Now that we have gone through eight months of the year,  about to hit the fall market I feel it is a good time to show the months on average based on year to date information.  This shows the discrepancy of the markets between the upper end and the lower end.  Obviously, the over $10M is skewed as only one property has closed year to date.  Hence, the 272 months on average it would take.   Next month it will come down dramatically.  I will continue to show both charts so you can see the trends compared to earlier months above when using last year's property sold numbers and then you can see the true pace of the market using year to date's numbers. Price Range 8/30/13 0-$500K 4.26 $500K-$1M 4.65 $1M-$1.5M 4.96 $1.5M-$2M 5.61 $2M-$3M 7.84 $3M-$4M 20.22 $4M-$5M 22 $5M-$7.5M 40.8 $7.5M-$10M 44.8 $10M+ 272   ** 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 September 7th      Below are all of the Greenwich Open Houses for Sunday.  Thank you to Rob Pulitano for sending me the list of open houses so I can add the links, and Mark Pruner for publishing the list on Greenwich Patch.   Address Town List Price Time Broker 1535 E. Putnam Avenue Old Greenwich $244K 1-3 PM Raveis 1465 E Putnam #122 Old Greenwich $449.5K 2-4 PM Coldwell Bnkr 51 Forest Avenue #35 Old Greenwich $520K 1-3 PM Coldwell Bnkr 40 W Elm Street #5C Greenwich $529K 2-4 PM Raveis 115 Halstead Avenue #B Greenwich $649K 1-3 PM Raveis 25 Indian Harbor Drive #4 Greenwich $649.5K 1-3 PM Weichert 13 Fletcher Avenue Greenwich $665K 1-3 PM Weichert 18 Cat Rock Road Cos Cob $675K 1-3 PM Keller Williams 15 Nedley Lane Greenwich $699K 1-3 PM Andersen 53 William Street #A Greenwich $725K 1-4 PM Prudential 62 Valley Road Cos Cob $729K 2-4 PM Raveis 29 Riverside Lane Old Greenwich $829K 1-3 PM Higgins 28 Bonwit Road Riverside $899K 1-3 PM Coldwell Bnkr 11 Meyer Place Riverside $939K 12- 2 PM Coldwell Bnkr 83 Lancer Road Riverside $1.069M 2-4 PM Coldwell Bnkr 91 Bowman Dr North Greenwich $1.195M 1-4 PM Prudential 17 Davenport Avenue Greenwich $1.195M 2-4 PM Raveis 15 E Lyon Farm Drive #15 Greenwich $1.245M 1-4 PM Sotheby's 51 Circle Drive Greenwich $1.25M 1-4 PM Coldwell Bnkr 326 Cognewaugh Road Cos Cob $1.275M 1-3 PM Sotheby's 43 Long Meadow Rd Riverside $1.285M 2-4 PM Coldwell Bnkr 33 Maple Avenue Greenwich $1.375M 2-4 PM Grnwch Fine Props 28 Mianus View Cos Cob $1.549M 1-4 PM Weichert 52 Benjamin Street Old Greenwich $1.575M 1-4 PM Prudential 20 Lockwood Road Riverside $2.125M 1-4 PM Sotheby's 11 Angus Lane Greenwich $2.195M 2-4 PM Raveis 13 St. Claire Avenue Old Greenwich $2.375M 2-4 PM Sotheby's 15 Palmer Terrace Riverside $2.599M 1-3 PM Raveis 12 Shore Road Old Greenwich $2.575M 1-4 PM Grnwch Fine Props 208 Dolphin Cove Quay Stamford $2.825M 1-4 PM Prudential 15 Dearfield Lane Greenwich $3.15M 1-4 PM Prudential 240 Riverside Avenue Riverside $3.199M 1-3 PM Coldwell Bnkr 242 Dolphin Cove Quay Stamford $3.285M 1-4 PM Prudential 76 Cat Rock Road Cos Cob $3.295M 3-5 PM Coldwell Bnkr 241 Riverside Avenue Riverside $3.3M 1-4 PM Sotheby's 22 Tomac Avenue Old Greenwich $3.389M 1-4 PM Grnwch Custm 132 Cedar Cliff Road Riverside $3.995M 1-4 PM Sotheby's 20 West End Avenue Old Greenwich $4.189M 1-4 PM Higgins 19 Desiree Drive Greenwich $4.195M 2-4 PM Ogilvy 30 Oneida Drive Greenwich $4.55M 12- 2 PM Coldwell Bnkr Best,                                                                                                                                                         Jared Randall                                                 Join my Mailing List Prudential CT, Greenwich Office                 Search Properties www.greenwichrealestateguy.com             Forward to a Friend cell:  203-273-1034                                        View My Website email:  jaredrandall@prudentialct.com       Like me on Facebook            Mortgage Information The two individuals I feel most confident about when it comes to home mortgages are Jeff Ihrig of First Republic in the city and Iliad Estrada of Connecticut Home Mortgage. Jeff can be reached at 646-372-5181. Rates below courtesy of Iliad Estrada.  She can be reached at 203-637-6202. Product Interest Rates Annual Percentage Rate 15 YR Fixed Conforming 2.625% 2.863% 30 YR Fixed Conforming 3.625% 3.793% 30 Year Fixed Agency  Jumbo n/a n/a 30 YR  Fixed Jumbo 3.875% 3.999% 5/1 YR ARM Conforming 2.125% 2.789% 5/1 YR ARM Jumbo 2.125% 2.769% 10/1 YR ARM Jumbo 2.875% 2.995%