Greenwich CT, Residential Real Estate Blog and Analysis: July 26th

Greenwich, CT Residential Real Estate Blog and Analysis:  July 26th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

The above post modern house is located at 29 Grimes Road.  The home has 160 feet of direct waterfront.  Majestic views to the west toward New York City.  It is in the Shorelands Association and walking distance to town and train.  The house is four bedrooms with four full and one half bath.  The property is .66 of one acre, with the house being listed as 4,151 s.f.  The house is listed at $5.995M. 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. The idea of this newsletter was always to educate buyers and sellers on the pulse of the market.  I feel the months on average is the best way to do this.  However, I also think by looking at the statistics from a few months back we can get an idea of the way we are trending.  If, you read this weekly you know the under $2M market has been hot for a while.  However, I believe we are starting to see that trend up into the next price range.  I reviewed the numbers from three months ago.  You can look at my April 26th entry on my website, www.greenwichrealestateguy.com/blog.   You will see that the months on average in the $2M to $3M range is relatively consistent at 12.24.  However, if you look at the total properties sold pie chart you will see that over the last three months the $2M to $3M range has grown from 12% of the total sold properties three months ago to 16% of the total properties sold.  Hence, that price range we are seeing a lot more action.  We are also seeing more new inventory come to the market which in this range which is why the months on average is not diminishing.  In my opinion this shows that the Greenwich market is continuing to improve and the improvement is moving into the higher price ranges. 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.  I have updated the mortgage information on the bottom of the newsletter as well. 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     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

Properties Sold   It We continue to see the sold numbers increase.  The market is definitely stronger than the last few years.  The only caution is that we are seeing the inventory come on at the same pace the properties are being sold. New Listings We had 81 new properties in July surpassing last year's number.    Year to Date Sold  June and July have been very good for the market in regards to sold properties.  When comparing to a few months back we have seen that the market is really seeing a lot of action in the $1.5M to $3M range.     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 12-Jun 1/5/13 2/1/13 2/22/13 3/22/13 4/26/13 5/31/13 6/28/13 7/26/13 0-$500K 6.36 4.96 5.76 5.28 5.12 4.95 5.76 5.76 6.24 $500K-$1M 7.98 3.88 4.22 4.22 4.72 5.11 5.5 5.55 5.5 $1M-$1.5M 11.48 7.22 7.34 7.1 7.22 8.2 9.3 8.81 7.95 $1.5M-$2M 10.86 7 8.55 9.06 8.68 9.44 9.19 8.8 8.5 $2M-$3M 15.27 8.64 9.72 10.2 9.96 12.24 13.8 12.6 12.12 $3M-$4M 21.82 12.4 13.77 16.22 17.55 20.88 22.66 22 20.22 $4M-$5M 37.33 17.5 16.5 18.5 21.5 27.5 28 27.5 23.5 $5M-$7.5M 30.92 19.4 20.47 20.47 20.82 23.64 25.76 26.82 26.47 $7.5M-$10M 57 25.84 22.15 22.15 25.84 26.76 31.38 33.2 32.3 $10M+ 40.21 36 36.85 40.28 38.57 36 38.57 36 31.71  **to calculate months on average I used the full year of 2012 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 July 28th      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.  Address Town List Price Time Broker 21 Greenwich Hills #21 Greenwich $619K 2-4 PM Raveis 102 River West #102 Greenwich $650K 1-4 PM Prudential 16 Arnold Drive Stamford $747K 2-4 PM Prudential 10 Fairfield Avenue #A Old Greeenwich $749K 1-3 PM Coldwell Bnkr 38 Wescott Street Riverside $795K 2-4:30 PM Raveis 32 Cliff Avenue #3 Greenwich $819K 1-3 PM FF Realty 205 Valley Road Cos Cob $995K 12-2 PM Shore & Cntry Prop 82 Northfield Street #A Greenwich $998K 1-4 PM Prudential 11 Steep Hollow Lane Cos Cob $1.395M 1-4 PM Coldwell Bnkr 4 Florence Road Riverside $1.395M 2-4 PM Raveis 68 Lockwood Road Riverside $1.695M 1-4 PM Prudential 276 Southfield Avenue Stamford $1.725M 1-4 PM Prudential 164 Dolphin Cove Quay Stamford $2.065M 1-4 PM Prudential 5 Darmouth Road Cos Cob $1.995M 1-3 PM Sotheby's 15 Palmer Terrace Riverside $2.599M 1-3 PM Raveis 59 Hillside Drive Greenwich $2.695M 2-4 PM Raveis 30 Sherwood Avenue Greenwich $2.85M 1-4 PM Prudential 1076 Lake Avenue Greenwich $3.295M 1-3 PM Coldwell Bnkr 5 Keofferam Road Old Greeenwich $3.31M 2-4 PM Shore & Cntry Prop 516 Round Hill Road Greenwich $7.975M 1-3 PM Prudential 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: July 19th

Greenwich, CT Residential Real Estate Blog and Analysis:  July 19th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

The above European style located at 421 Field Point Road home came on the market in September of 2007 for $10.995M.  It has been reduced over time to the price where it is today at $6.5M.  I will be hosting an open house here on Sunday from 1 to 4, so stop in and say hello.  The property is 2.57 acres, which is an oversized for it's R 20 zone.  There is a possibility to subdivide because of the amount of land.  It is located right before the gate to Belle Haven, which is minutes away from Greenwich Avenue, train, etc.   The house is ten thousand s.f. with 5 bedrooms, 7 full baths, and 3 half baths.  The amenities include 7 fireplaces, an indoor pool, outdoor pool, tennis court, newer kitchen and baths. I have updated the activity reports and the Neighborhood data.  They are as of July 16th. The inventory shrunk again over the last week.  We went from 672 total properties to 662.  If you look below in the analytical section of the graphs, you will see we had an incredible June.  We have had a very hot start to July.  Last week I mentioned we saw an uptick the $4M to $5M range with 5 of the 13 that have sold this year closed in the first two weeks of July.  This alone accounted for the Months on average in this price range to drop three months.  Last week we saw 7 properties sell in $3M to $4M range.  YTD we have  only had 28 sell in that price range.  We will have to see if it continues. Feel free to compare the numbers of month on average, the sold by price range percentages, and new listing vs. sold numbers with previous issues at  www.greenwichrealestateguy.com/blog.  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.  I have updated the mortgage information on the bottom of the newsletter as well. 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   It looks like we are following up an incredible June with a great July.  The sold numbers once again seem to be outpacing earlier years while the new listings is smaller than before.  This is one of the few times we have seen back to back months where this has happened.  I am intrigued to see how the fall market is impacted. New Listings We have had 77 properties sell in July, and 60 new listings.  The overall inventory shrank by 10, with the $4M to $5M range dropping from 54 properties for sale last week to 48 this week.    Year to Date Sold  June and July have been very good for the market in regards to sold properties.  We are not seeing a tremendous change in any price range though.  The $3M to $4M range grew one percent with the activity mentioned above.     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 12-Jun 1/5/13 2/1/13 2/22/13 3/22/13 4/26/13 5/31/13 6/28/13 7/19/13 0-$500K 6.36 4.96 5.76 5.28 5.12 4.95 5.76 5.76 6.24 $500K-$1M 7.98 3.88 4.22 4.22 4.72 5.11 5.5 5.55 5.72 $1M-$1.5M 11.48 7.22 7.34 7.1 7.22 8.2 9.3 8.81 7.83 $1.5M-$2M 10.86 7 8.55 9.06 8.68 9.44 9.19 8.8 8.04 $2M-$3M 15.27 8.64 9.72 10.2 9.96 12.24 13.8 12.6 12.12 $3M-$4M 21.82 12.4 13.77 16.22 17.55 20.88 22.66 22 20.66 $4M-$5M 37.33 17.5 16.5 18.5 21.5 27.5 28 27.5 24 $5M-$7.5M 30.92 19.4 20.47 20.47 20.82 23.64 25.76 26.82 26.47 $7.5M-$10M 57 25.84 22.15 22.15 25.84 26.76 31.38 33.2 32.3 $10M+ 40.21 36 36.85 40.28 38.57 36 38.57 36 33.42  **to calculate months on average I used the full year of 2012 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 July 21st      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.  I will be hosting the open house at 421 Field Point. Address Town Price Time Broker 31 Fairfield Road Greenwich $12K 2-4 PM Prudential 10 Gilliam Lane Riverside $13.4K 1-4 PM Prudential 98 Riverdale Ext. Greenwich $625K 1-4 PM Prudential 1 Douglas Drive Greenwich $649K 1-4 PM Prudential 13 Fletcher Avenue Greenwich $665K 1-4 PM Weichert 43 Glenville Street Greenwich $675K 1-4 PM Prudential 25 Indian Harbor Drive #4 Greenwich $679.5K 1-3 PM Weichert 10 Fairfield Avenue #A Old Greenwich $749K 1-3 PM COBA02 38 Wescott Street Riverside $795K 2-4 PM Ravies 51 Forest Avenue #159 Old Greenwich $849K 12:30-3:30 PM Prudential 241 Pemberwick Road Greenwich $879K 1-3 PM Coldwell Bnkr 22 Georgetowne N Greenwich $895K 1-4 PM Edwards 28 Bonwit Road Riverside $924K 1-3 PM COBA01 107 Stanwich Road Greenwich $999K 2-4 PM Grnwich Fine Prop 47 Sachem Lane Greenwich $1.095M 2-4 PM COBA01 51 Circle Drive Greenwich $1.25M 2-4 PM COBA01 69 Stanwich Road Greenwich $1.43M 1-3 PM COBA01 44 Nicholas Avenue Greenwich $1.592M 2-4 PM Higgins 15 Linwood Drive Riverside $1.685M 2-4 PM Weichert 25 Rustic View Road Greenwich $1.72M 1-4 PM Prudential 320 Valley Road Cos Cob $1.749M 2-4 PM COBA01 5 Dartmouth Road Cos Cob $2.15M 1-3 PM Sotheby's 335 Valley Road Cos Cob $2.25M 1-3 PM RAVE01 27 Stepping Stone Lane Greenwich $2.25M 1-4 PM RAVE01 55 Shore Road Old Greenwich $2.25M 1-3 PM COBA02 44 Orchard Place #A Greenwich $2.275M 2-4 PM COBA01 31 Fairfield Road Greenwich $2.495M 2-4 PM Prudential 83 Burning Tree Road Greenwich $2.55M 2-4 PM COBA01 17 Lincoln Avenue Greenwich $3.2M 1-4 PM Prudential 10 Spring House Road Greenwich $3.75M 2-4 PM COBA01 26 Glen Avon Drive Riverside $5.195M 1-3 PM CPGR01 421 Field Point Rd Greenwich $6.5M 1-4 PM Prudential 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: July 12th

Greenwich, CT Residential Real Estate Blog and Analysis:  July 12th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

Dear Jared  Location, Location, Location.  The above colonial is within close proximity to everything.  Located in the desirable Riverside neighborhood, within walking distance to Riverside Elementary, Eastern Middle, and the train.  The property was renovated in 2006, contains a large kitchen, four bedrooms, four and one half baths.  The square footage is listed at 3,406 s.f.  There are only two properties South of Post Road in Riverside listed for sale under $1.75M.  The listing price is $1.695M. In a great sign for the overall market the inventory shrunk again over the last two weeks.  We went from 692 total properties to 672.    If you look below in the analytical section of the graphs, you will see we had an incredible June.  We have had a very hot start to July.  We have sold 46 properties so far in July.  The biggest growth we see is surprisingly in the $5M to $7.5M range.  In the first six months we had only sold 13 total properties.  Whereas, in the first two weeks of July we have sold 5.  Is this a one off uptick or a trend?  We will have to see if it continues. Feel free to compare the numbers of month on average, the sold by price range percentages, and new listing vs. sold numbers with previous issues at  www.greenwichrealestateguy.com/blog.  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.  I have updated the mortgage information on the bottom of the newsletter as well. 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     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

Properties Sold   This shows how incredible of a June we had.  June of 2011 was busy because July 1st the conveyance taxes went up.  So, this just shows the difference in this June than past Junes.  We have also had a good start to July.  New Listings We have had 46 properties sell in July, and 42 new listings.  The overall inventory shrank by 20, but no one price range changed too dramatically.  We had the $5M to $7.5M range sold properties grow, but the inventory in that range stayed even.    Year to Date Sold  June and July have been very good for the market in regards to sold properties.  We are not seeing a tremendous change in any price range though.  The $5M to $7.5M range grew 1 percent while the $500K$1M range dropped a percent.     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 12-Jun 1/5/13 2/1/13 2/22/13 3/22/13 4/26/13 5/31/13 6/28/13 7/12/13 0-$500K 6.36 4.96 5.76 5.28 5.12 4.95 5.76 5.76 5.6 $500K-$1M 7.98 3.88 4.22 4.22 4.72 5.11 5.5 5.55 5.77 $1M-$1.5M 11.48 7.22 7.34 7.1 7.22 8.2 9.3 8.81 8.2 $1.5M-$2M 10.86 7 8.55 9.06 8.68 9.44 9.19 8.8 8.29 $2M-$3M 15.27 8.64 9.72 10.2 9.96 12.24 13.8 12.6 12.48 $3M-$4M 21.82 12.4 13.77 16.22 17.55 20.88 22.66 22 20.66 $4M-$5M 37.33 17.5 16.5 18.5 21.5 27.5 28 27.5 27 $5M-$7.5M 30.92 19.4 20.47 20.47 20.82 23.64 25.76 26.82 26.82 $7.5M-$10M 57 25.84 22.15 22.15 25.84 26.76 31.38 33.2 32.3 $10M+ 40.21 36 36.85 40.28 38.57 36 38.57 36 33.42  **to calculate months on average I used the full year of 2012 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 July 14th      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.   Address Town List Price Time Broker 1465 E Putnam Ave #122 Old Greenwich $449.5K 2-4 PM Coldwell Bnkr 98 Valley Road #2 Cos Cob $488.5K 1-3 PM Raveis 53 Rodwell Ave #A Greenwich $499K 1-2 PM Raveis 11 Lafayette Court #5C Greenwich $525K 1-3 PM Sotheby's 299 Bruce Park Avenue Greenwich $659K 2-4 PM Raveis 13 Fletcher Avenue Greenwich $665K 1-3 PM Weichert 25 Indian Harbor Drive #4 Greenwich $679.5K 1-3 PM Weichert 32 Cliff Avenue #3 Greenwich $849K 1-3 PM FF Rlty 16 Morgan Avenue Greenwich $865K 1-4 PM Prudential 33 W Putnam Avenue #3G Greenwich $897K 1-4 PM Raveis 70 Riverdale Avenue #701 Greenwich $899K 2-4 PM Coldwell Bnkr 82 A Northfield Street Greenwich $998K 1-4 PM Prudential 35 E Lyon Farm Drive #35 Greenwich $1.095M 1-3 PM Coldwell Bnkr 7 Edgewood Drive Greenwich $1.1M 2-4 PM Coldwell Bnkr 26 Indian Field Road Greenwich $1.188M 1-3 PM Shore & Cntry 17 Davenport Avenue Greenwich $1.195M 2-4 PM Raveis 21 Mallard Drive Greenwich $1..25M 1-3 PM Coldwell Bnkr 51 Circle Drive Greenwich $1.25M 2-4 PM Coldwell Bnkr 54 Hawthorne St No Greenwich $1.275M 2-4 PM Coldwell Bnkr 240 Palmer Hill Road Old Greenwich $1.375M 2-4 PM Sotheby's 1050 King Street Greenwich $1.469M 1-3 PM Weichert 41 Leonard Avenue Riverside $1.495M 1-4 PM Prudential 4 Florence Road Riverside $1.495M 2-4 PM Raveis 111 Lake Avenue Greenwich $1.545M 2-4 PM New England Lnd 52 Benjamin Street Old Greenwich $1.575M 1-4 PM Prudential 633 Steamboat Road #1 Greenwich $1.65M 1-3 PM Coldwell Bnkr 15 Linwood Avenue Riverside $1.685M 2-4 PM Weichert 30 Stag Lane Greenwich $1.695M 1-4 PM Raveis 68 Lockwood Road Riverside $1.695M 1-4 PM Prudential 164 Dolphin Cove Quay Stamford $2.065M 1-4 PM Prudential 335 Valley Road Cos Cob $2.25M 1-4 PM Raveis 18 Flying Cloud Road Stamford $2.325M 1-4 PM Prudential 28 Brynwood Lane Greenwich $2.65M 2-4 PM Coldwell Bnkr 59 Hillside Drive Greenwich $2.695M 1-3 PM Raveis 530 North Street Greenwich $2.795M 2-4 PM Coldwell Bnkr 580 Lake Avenue Greenwich $2.975M 1-3 PM Ogilvy 87 Perkins Road Greenwich $3.1M 1-4 PM Prudential 1076 Lake Avenue Greenwich $3.295M 1-3 PM Coldwell Bnkr 240 Riverside Avenue Riverside $3.299M 2-4 PM Coldwell Bnkr 36 Brookridge Drive Greenwich $3.475M 1-4 PM Prudential 15 Dearfield Lane Greenwich $3.495M 1-4 PM Prudential 16 Grant Avenue Old Greenwich $3.495M 1-4 PM New England Lnd 26 Twin Lakes Lane Riverside $3.599M 12-2 PM Raveis 5 Sylvan Lane Old Greenwich $3.895M 1-3 PM Raveis 212 Taconic Road Greenwich $4.395M 1-4 PM Prudential 18 Pinecroft Road Greenwich $6.5M 1-4 PM Prudential 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: July 4th

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

Happy 4th of July Weekend.  I hope everyone enjoyed their 4th.  I did not update the statistics due to the holiday weekend.  However, I did do the open houses.  There are only three this Sunday.   The town fireworks displays will be at Binney Park and Greenwich Point beginning at dusk this evening.  The Binney Park Show will have the Sound Beach Community Band playing as well, they will start at 7:30 p.m. The above colonial is located at 10 Knoll Street in Riverside. I love Knoll Street as it is a cute side street nestled right in between the busier streets of Spring and Spruce in the desirable section of Riverside South of Post Road.  This house was renovated in 2012 and is move in ready.  It is listed as 3,003 s.f. has five bedrooms, and three baths.  The house sits on .26 of one acre of land.  This house is bigger than it feels with the five bedrooms and a full basement.  The listing price is $2.395M and it came on the market eleven days ago. In a great sign for the overall market the inventory shrunk again over the last two weeks.  Nothing earth shattering but we went from 698 total properties to 692.  However, the story seems to be consistent the inventory under $2M continues to shrink, while over $2M is growing ever so slightly.  There are positives in the overall market though.  If you look below in the analytical section of the graphs, you will see we had an incredible June.  We sold 111 properties in June.  We have only sold 377 total year to date.  Hence, 29.4% of all the sold properties sold this month.  Another positive is we had more sold properties than new listings this month.  111 sold vs. 98 new listings.  We still have not seen the market move up the price ranges though, and until that happens I believe the overall market is still slower than people believe.  Obviously, under $2M is a great market to be selling a home currently.  Feel free to compare the numbers of month on average, the sold by price range percentages, and new listing vs. sold numbers with previous issues at  www.greenwichrealestateguy.com/blog.  I have updated the Activity Report as well as the neighborhood data.  It is as of up June 18th now.  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.  I have updated the mortgage information on the bottom of the newsletter as well. 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 really shows how incredible of a June we had.  Our 111 properties sold outdid the 90 we sold last year.  June 2011 was a spike in Sold, because of legislation, that changed the tax benefits.  To think that we came close to that month is hard to imagine.   New Listings The new listings slowed a little, which helped the overall market.  However, it still seems to be decreasing in the under $2M market.  It is still a positive that it was one of the few months where the new properties were less than they were in previous years.    Year to Date Sold  Year to date we have sold 377 properties.    As you can see when comparing to previous issues of the newsletter (you can find them at www.greenwichrealestateguy.com/blog) the $2M-$3M range grew to 16% of the total properties sold.  That is four percentage points in five weeks which is incredible.  However, as you look below you will see the overall available is still at 15%.  Even with the sold properties the inventory grew from 102 properties in the $2M to $3M range to 105 over the past two weeks.     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 12-Jun 1/5/13 2/1/13 2/22/13 3/22/13 4/26/13 5/31/13 6/28/13 0-$500K 6.36 4.96 5.76 5.28 5.12 4.95 5.76 5.76 $500K-$1M 7.98 3.88 4.22 4.22 4.72 5.11 5.5 5.55 $1M-$1.5M 11.48 7.22 7.34 7.1 7.22 8.2 9.3 8.81 $1.5M-$2M 10.86 7 8.55 9.06 8.68 9.44 9.19 8.8 $2M-$3M 15.27 8.64 9.72 10.2 9.96 12.24 13.8 12.6 $3M-$4M 21.82 12.4 13.77 16.22 17.55 20.88 22.66 22 $4M-$5M 37.33 17.5 16.5 18.5 21.5 27.5 28 27.5 $5M-$7.5M 30.92 19.4 20.47 20.47 20.82 23.64 25.76 26.82 $7.5M-$10M 57 25.84 22.15 22.15 25.84 26.76 31.38 33.2 $10M+ 40.21 36 36.85 40.28 38.57 36 38.57 36    **to calculate months on average I used the full year of 2012 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 July 7th      Below are all of the Greenwich Open Houses for Sunday.  Please come say hello. Thank you to Rob Pulitano for sending me the list of open houses so I can add the links.   Address Town List Price Time Broker 44 Nicholas Avenue Greenwich $1.592M 1-3 PM Higgins 68 Lockwood Road Riverside $1.695M 1-4 PM Prudential 11 Club Road Greenwich $6.4M 2-4 PM Round Hill 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: June 28th

Greenwich, CT Residential Real Estate Blog and Analysis:  June 28th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

The above colonial is located at 10 Knoll Street in Riverside. I love Knoll Street as it is a cute side street nestled right in between the busier streets of Spring and Spruce in the desirable section of Riverside South of Post Road.  This house was renovated in 2012 and is move in ready.  It is listed as 3,003 s.f. has five bedrooms, and three baths.  The house sits on .26 of one acre of land.  This house is bigger than it feels with the five bedrooms and a full basement.  The listing price is $2.395M and it came on the market eleven days ago. In a great sign for the overall market the inventory shrunk again over the last two weeks.  Nothing earth shattering but we went from 698 total properties to 692.  However, the story seems to be consistent the inventory under $2M continues to shrink, while over $2M is growing ever so slightly.  There are positives in the overall market though.  If you look below in the analytical section of the graphs, you will see we had an incredible June.  We sold 111 properties in June.  We have only sold 377 total year to date.  Hence, 29.4% of all the sold properties sold this month.  Another positive is we had more sold properties than new listings this month.  111 sold vs. 98 new listings.  We still have not seen the market move up the price ranges though, and until that happens I believe the overall market is still slower than people believe.  Obviously, under $2M is a great market to be selling a home currently.  Feel free to compare the numbers of month on average, the sold by price range percentages, and new listing vs. sold numbers with previous issues at  www.greenwichrealestateguy.com/blog.  I have updated the Activity Report as well as the neighborhood data.  It is as of up June 18th now.  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.  I have updated the mortgage information on the bottom of the newsletter as well. 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 really shows how incredible of a June we had.  Our 111 properties sold outdid the 90 we sold last year.  June 2011 was a spike in Sold, because of legislation, that changed the tax benefits.  To think that we came close to that month is hard to imagine.   New Listings The new listings slowed a little, which helped the overall market.  However, it still seems to be decreasing in the under $2M market.  It is still a positive that it was one of the few months where the new properties were less than they were in previous years.    Year to Date Sold  Year to date we have sold 377 properties.    As you can see when comparing to previous issues of the newsletter (you can find them at www.greenwichrealestateguy.com/blog) the $2M-$3M range grew to 16% of the total properties sold.  That is four percentage points in five weeks which is incredible.  However, as you look below you will see the overall available is still at 15%.  Even with the sold properties the inventory grew from 102 properties in the $2M to $3M range to 105 over the past two weeks.     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 12-Jun 1/5/13 2/1/13 2/22/13 3/22/13 4/26/13 5/31/13 6/28/13 0-$500K 6.36 4.96 5.76 5.28 5.12 4.95 5.76 5.76 $500K-$1M 7.98 3.88 4.22 4.22 4.72 5.11 5.5 5.55 $1M-$1.5M 11.48 7.22 7.34 7.1 7.22 8.2 9.3 8.81 $1.5M-$2M 10.86 7 8.55 9.06 8.68 9.44 9.19 8.8 $2M-$3M 15.27 8.64 9.72 10.2 9.96 12.24 13.8 12.6 $3M-$4M 21.82 12.4 13.77 16.22 17.55 20.88 22.66 22 $4M-$5M 37.33 17.5 16.5 18.5 21.5 27.5 28 27.5 $5M-$7.5M 30.92 19.4 20.47 20.47 20.82 23.64 25.76 26.82 $7.5M-$10M 57 25.84 22.15 22.15 25.84 26.76 31.38 33.2 $10M+ 40.21 36 36.85 40.28 38.57 36 38.57 36    **to calculate months on average I used the full year of 2012 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 June 30th      Below are all of the Greenwich Open Houses for Sunday.  I will be hosting the open house at 631 Long Ridge Road #12 in Stamford.  Please come say hello. Thank you to Rob Pulitano for sending me the list of open houses so I can add the links.   Address Town List Price Time Broker 1535 E Putnam #405 Old Greenwich $225K 2-4 PM Halstead 21 High Street Greenwich $579K 2-4 PM Coldwell Bnkr 27 Byram Terrace Dr Greenwich $599K 12-3 PM Raveis 4 Hines Lane Riverside $599K 1-3 PM Coldwell Bnkr 46 Gerry Street Greenwich $615K 2-4 PM Raveis 9 River Road #418 Cos Cob $625K 2-4 PM Raveis 98 Riverdale Av Ext. Greenwich $625K 1-4 PM Prudential 28 Riversville Road Greenwich $649K 1-3 PM Coldwell Bnkr 102 River West #102 Greenwich $660K 1-4 PM Prudential 17 Rex Street Greenwich $669K 1-3 PM Coldwell Bnkr 265 Bruce Park Avenue Greenwich $695K 2-4 PM Coldwell Bnkr 43 Glenville Street Greenwich $695K 1-4 PM Prudential 6 Hoover Road Riverside $699K 1-3 PM Prudential 62 Valley Road Cos Cob $729K 2-4 PM Raveis 5 Butler Street Cos Cob $835K 1-3 PM Raveis 32 Cliff Avenue #3 Greenwich $849K 1-3 PM FF Realty 397 Davis Avenue Greenwich $989.5K 1-3 PM Prudential 24 Valleywood Road Cos Cob $1.165M 1-3 PM Raveis 17 Davenport Avenue Greenwich $1.195M 2-4 PM Raveis 21 Mallard Drive Greenwich $1.25M 1-3 PM Coldwell Bnkr 631 Long Ridge Road #12 Stamford $1.35M 1-4 PM Prudential 1050 King Street Greenwich $1.469M 1-3 PM Weichert 191 Lake Avenue Greenwich $1.493M 1-4 PM Prudential 320 Valley Road Cos Cob $1.795M 2-4 PM Coldwell Bnkr 311 Riversville Road Greenwich $1.795M 1-4 PM Coldwell Bnkr 49 Byfield Lane Greenwich $1.795M 2-4 PM Coldwell Bnkr 16 Lakeview Drive Riverside $2.595M 1-4 PM Prudential 15 Palmer Terrace Riverside $2.599M 2-4 PM Raveis 59 Hillside Drive Greenwich $2.695M 1-4 PM Raveis 580 Lake Avenue Greenwich $2.975M 2-4 PM Ogilvy 17 Lincoln Avenue Greenwich $3.2M 1-3 PM Prudential 242 Dolphin Cove Quay Stamford $3.285M 1-4 PM Prudential 240 Riverside Avenue Riverside $3.299M 2-4 PM Coldwell Bnkr 10 Spring House Road Greenwich $3.995M 2-4 PM Coldwell Bnkr 5 Lindsay Drive Greenwich $3.995M 2-4 PM Round Hill Prtners 19 Desiree Drive Greenwich $4.195M 2-4 PM Ogilvy 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%