Greenwich CT, Residential Real Estate Blog and Analysis: April 12th

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

The above pictured Nantucket shingle style is located at 81 Byram Shore Road.  This house was built in 1992 and renovated in 2011.  There are incredible Long Island Sound water views from nearly every room.  My favorite room by far is the wine cellar.  They made the wine cellar in the natural setting of the home, which gives a real cellar feel as it is etched into the rock and temperature controlled.  Also, as you can see by the picture there is a putting green as well as a four season green house and a gazebo.  It is 6,242 s.f. has six bedrooms with six and one half baths.  The floor plan is open and spacious.  The listing price is $3.9M and has been on the market for seven days.  The listing agent is Robin Kencel.  I will be hosting an open house at 212 Taconic Road.  This past week we have seen the market change.  We have had another week of the inventory growing.  We had 52 new listings came on the market this past week.  That is 102 new listings in the last two weeks.  We have 619 total properties for sale so you can see that 102 in the last two weeks is high activity.  The total inventory has increased from 598 to 619 listings.  In my opinion this more than anything shows how much the market has changed.  Even with 102 new listings in the last two weeks, the total inventory has only grown by 21.  We are starting to see by the statistics below that we are settling into a clear understanding of the market.  We are not seeing big jumps in the percentages one way or another.  When you scroll all the way down the months on average section of the newsletter it shows us that we are dealing with two different markets.  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 atwww.greenwichrealestateguy.com/blog. As always, if you have a house in mind you would like to see, please do not hesitate to call me.   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   I mentioned above that this past week the market has changed.  I believe these two graphs show the change.  On the sold front we are heading for a good April.  The chart below tells the story I believe. New Listings When you look above we have had the same amount of new listings (inventory added) as we have had the last three years.  Hence, April is looking to be the most active April in many years.  Now with, all of this inventory being added we have only grown six percent.  Do not get me wrong six percent is a huge gain in three weeks.  However, with the amount of new inventory it could be a lot worst.  I actually expect things to slow down and see the inventory grow even more for the next two months.  Again, just my opinion    Year to Date Sold  Year to date we have sold 148 properties.  As you can see when comparing to previous issues of the newsletter (you can find them at www.greenwichrealestateguy.com/blog) the under $2M continues to increase market share of the sold properties, while over $2M continues to decrease.  The $1M-$1.5M had a huge week growing from 17% of the total sales this year to 21% in just one week.     Year to Date Available    I feel it is important to compare the two charts.  This chart is relatively unchanged.  A percentage point here or there, but realistically no changes worth noting. 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.    We saw the inventory grow from 68 properties available in the $1.5M- $2M range to 78 in the last week.  That had an affect on the months on average growing over a month from last week. Price Range 12-Jun 1/5/13 2/1/13 2/22/13 3/22/13 4/12/13 0-$500K 6.36 4.96 5.76 5.28 5.12 4.48 $500K-$1M 7.98 3.88 4.22 4.22 4.72 5.17 $1M-$1.5M 11.48 7.22 7.34 7.1 7.22 7.47 $1.5M-$2M 10.86 7 8.55 9.06 8.68 9.96 $2M-$3M 15.27 8.64 9.72 10.2 9.96 11.28 $3M-$4M 21.82 12.4 13.77 16.22 17.55 18.22 $4M-$5M 37.33 17.5 16.5 18.5 21.5 23.5 $5M-$7.5M 30.92 19.4 20.47 20.47 20.82 22.24 $7.5M-$10M 57 25.84 22.15 22.15 25.84 27.69 $10M+ 40.21 36 36.85 40.28 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 April 14th      Below are all of the Greenwich Open Houses for Sunday.  It is supposed to be a beautiful day.  As you can see there are a lot of open houses; 55 in total. The first three are rentals. Thank you to Rob Pulitano for compiling the list of open houses for me each week. I will be hosting the open house at 212 Taconic Road, so feel free to stop by and say hi. Address Town List Price Time Broker 71 Orchard Place #A Greenwich $7.15K 2-4 PM Weichert 19 Revere Road Stamford $10.5K 1-3 PM Prudential 212 Taconic Road Greenwich $17.5K 1-4 PM Prudential 52 Lafayette Place #4B Greenwich $300K 1-4 PM Raveis 1535 E Putnam Ave #402 Old Greenwich $380K 1-3 PM Raveis 4 Lafayette Court #1C Greenwich $425K 2-4 PM Coldwell Bnkr 1465 E Putnam Ave #122 Old Greenwich $450K 2-4 PM Coldwell Bnkr 4 Caroline Place Greenwich $499K 2-4 PM Raveis 245 Byram Road Greenwich $529K 2-4 PM Sotheby's 76 Putnam Park #76 Greenwich $545K 1-3 PM Raveis 193 Hamilton Ave #11 Greenwich $599K 2-4 PM Anderson 14 Sound Beach Avenue Old Greenwich $599K 2-4 PM Raveis 307 W. Broad Street Stamford $619K 12-3 PM Prudential 27 Byram Terrace Drive Greenwich $639K 12-3 PM Raveis 34 Lockwood Lane Riverside $658K 1-3 PM Raveis 98 Putnam Park Greenwich $669K 2-4 PM Raveis 2 Gerry Street Greenwich $729K 2-4 PM Raveis 75 Richland Road #B Greenwich $750K 1-4 PM Prudential 62 Valley Road Cos Cob $750K 2-4 PM Raveis 22 Nimitz Place Old Greenwich $869K 2-4 PM Raveis 31 Scott Road Greenwich $885K 2-4 PM Weichert 73 Weaver Street #13 Greenwich $885K 1-4 PM Prudential 80 Silo Circle #80 Riverside $899K 2-4 PM Weichert 7 Fletcher Ave #7a Greenwich $940K 2-4 PM Anderson 73 Weaver Street #16 Greenwich $950K 1-4 PM Halstead 3 Game Cock Road Greenwich $1.099M 1-4 PM Prudential 64 Byram Shore Road Greenwich $1.185M 1-3 PM Shore & Cntry 24 Horseshoe Road Cos Cob $1.195M 1-4 PM Coldwell Bnkr 35 E Lyon Farm Drive #35 Greenwich $1.195M 1-3 PM Coldwell Bnkr 86 Lower Cross Road Greenwich $1.249M 1-4 PM Weichert 43 Long Meadow Road Riverside $1.325M 2-4 PM Coldwell Bnkr 90 Buckfield Lane Greenwich $1.395M 1-4 PM Prudential 1 Coachlamp Lane Greenwich $1.4M 1-4 PM Raveis 69 Stanwich Road Greenwich $1.475M 2-4 PM Coldwell Bnkr 82 Sheephill Road Riverside $1.595M 1-4 PM Prudential 11 Londonderry Drive Greenwich $1.595M 2-4 PM Raveis 1397 King Street Greenwich $1.699M 1-3 PM Raveis 103 Summit Road Riverside $1.795M 1-3 PM Coldwell Bnkr 6 Meadowbank Road Old Greenwich $1.895M 2-4 PM Raveis 633 Steamboat Road #1 Greenwich $1.995M 1-3 PM Coldwell Bnkr 19 Revere Road Stamford $2.295M 1-3 PM Prudential 182 Dolphin Cove Quay Stamford $2.375M 1-4 PM Prudential 18 Welwyn Road Riverside $2.495M 1-4 PM Prudential 530 North Street Greenwich $2.895M 1-4 PM Raveis 35 Keofferam Road Old Greenwich $2.995M 2-4 PM Shore & Cntry 54 Dingletown Road Greenwich $3.225M 2-4 PM Sotheby's 5 Keofferam Road Old Greenwich $3.375M 2-4 PM Shore & Cntry 1076 Lake Avenue Greenwich $3.495M 2-4 PM Coldwell Bnkr 170 Overlook Drive Greenwich $3.495M 2-4 PM Coldwell Bnkr 3 Cherry Blossom Lane Greenwich $4.295M 2-4 PM Coldwell Bnkr 212 Taconic Road Greenwich $4.395M 1-4 PM Prudential 487 North Street Greenwich $5.495M 2-4 PM Coldwell Bnkr 421 Field Point Road Greenwich $6.95M 1-4 PM Prudential 21 Topping Road Greenwich $24M 2-4 PM Coldwell Bnkr 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. CT Mortgage Rates Product Interest Rates Annual Percentage Rate 15 YR Fixed Conforming 2.625% 2.863% 30 YR Fixed Conforming 3.375% 3.539% 30 Year Fixed Agency  Jumbo n/a n/a 30 YR  Fixed Jumbo 3.750% 3.872% 5/1 YR ARM Conforming 2.125% 2.842% 5/1 YR ARM Jumbo 2.250% 2.864% 10/1 YR ARM Jumbo 3.000% 3.103% Updated February 14, 2013

Greenwich CT, Residential Real Estate Blog and Analysis: April 5th

Greenwich, CT Residential Real Estate Analysis: April 5th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

The above pictured center hall colonial is located at 16 Lakeview located in Riverside.  It sits on .34 of one acre of land and has 6,326 s.f. with five bedrooms, four bathrooms and one half bath.  This house was built in 2008 and is a direct waterfront of the Mianus River, with gorgeous views from every room.  The house is great for entertaining with vaulted ceilings, open floor plan, and finished lower level.  It is listed for $2.995M In the past week 50 new listings came on the market which is 8.4% of the total inventory.  Obviously, a huge number, yet, we only see an increase of 15 homes on the market from 583 to 598 homes.  In my humble opinion this more than anything shows how much the market has changed.  Even with 68 new listings in the last two weeks, the total inventory has only grown by 15.  We are starting to see by the statistics below that we are settling into a clear understanding of the market.  We are not seeing big jumps in the percentages one way or another.  We have a total of 598 active properties (single family, condos, and co-ops) for sale.  When you scroll all the way down the months on average section of the newsletter it shows us that we are dealing with two different markets.  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.    As always, if you have a house in mind you would like to see, please do not hesitate to call me.   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   Last week of March we sold six properties.  The first week of April 19 properties have closed.  We are seeing a dramatic uptick in activity. New Listings When looking at the charts above what stands out the most is the new listings in March vs. the past two years.  As you can see there were less new listings but close to the same amount of sold properties.     Year to Date Sold  Year to date we have sold 134 properties.  As you can see when comparing to previous issues of the newsletter (you can find them at www.greenwichrealestateguy.com/blog) the under $2M continues to increase market share of the sold properties, while over $2M continues to decrease.  As seen above 71% of the sold properties this year are under $2M, and 84% under $3M.     Year to Date Available    I feel it is important to compare the two charts.  This chart is relatively unchanged.  A percentage point here or there, but realistically no changes worth noting. 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.    As you can see below all price ranges moved except under $500K and over $10M.  Albeit, the increases were small compared to the amount of new inventory. Price Range 12-Jun 1/5/13 2/1/13 2/22/13 3/22/13 4/7/13 0-$500K 6.36 4.96 5.76 5.28 5.12 4.48 $500K-$1M 7.98 3.88 4.22 4.22 4.72 5.27 $1M-$1.5M 11.48 7.22 7.34 7.1 7.22 7.1 $1.5M-$2M 10.86 7 8.55 9.06 8.68 8.68 $2M-$3M 15.27 8.64 9.72 10.2 9.96 10.92 $3M-$4M 21.82 12.4 13.77 16.22 17.55 17.78 $4M-$5M 37.33 17.5 16.5 18.5 21.5 22 $5M-$7.5M 30.92 19.4 20.47 20.47 20.82 22.24 $7.5M-$10M 57 25.84 22.15 22.15 25.84 26.76 $10M+ 40.21 36 36.85 40.28 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 April 7th      Below are all of the Greenwich Open Houses for Sunday.  I will be at 30 Montgomery, so feel free to stop by and say hi. Address Town List Price Time Broker 47 Valley Rd  #B1 Cos Cob $399K 1-3 PM Prudential 193 Putnam Park #193 Greenwich $480K 2-4 PM Coldwell Bnkr 4 Lafayette Court #2B Greenwich $530K 1-4 PM Coldwell Bnkr 98 Riverdale Ext. Greenwich $625K 1-4 PM Prudential 4 Hunt Terrace Greenwich $749K 1-4 PM Prudential 75 Richland Road #B Greenwich $750K 1-4 PM Prudential 80 Silo Circle Riverside $899K 2-4 PM Weichert 17 Ronald Lane Cos Cob $935K 2-4 PM Raveis 35 E Lyon Farm Drive #35 Greenwich $1.195M 1-3 PM Coldwell Bnkr 15 Bishop Dr North Greenwich $1.275M 1-4 PM Prudential 21 Shore Acre Drive Old Greenwich $1.275M 1-3 PM Coldwell Bnkr 19 Dickinson Road Stamford $1.35M 1-3 PM Prudential 2 Horseshoe Road Cos Cob $1.385M 2-4 PM Sotheby's 631 Long Ridge Road #12 Stamford $1.395M 1-4 PM Prudential 3 Fairfield Avenue Old Greenwich $1.48M 1-3 PM Raveis 48 Orchard Street Cos Cob $1.695M 1-4 PM Prudential 57 Hillside Drive Greenwich $1.895M 2-4 PM Coldwell Bnkr 5 Dorchester Lane Riverside $2.095M 1-3 PM Prudential 17 Candlelight Place Greenwich $2.295M 1-4 PM Prudential 30 Montgomery Lane Greenwich $2.35M 1-4 PM Prudential 83 Burning Tree Road Greenwich $2.7M 1-4 PM Coldwell Bnkr 16 Lakeview Drive Riverside $2.995M 1-4 PM Prudential 76 Cat Rock Road Cos Cob $3.295M 1-3 PM Coldwell Bnkr 3 Cherry Blossom Lane Greenwich $4.295M 11-1 PM Coldwell Bnkr 29 Byfield Lane Greenwich $4.3M 1-3 PM Raveis 585 Round Hill Road Greenwich $4.495M 1-4 PM Coldwell Bnkr 45 Close Road Greenwich $4.595M 1-4 PM Sotheby's 613 Steamboat Road Greenwich $4.6M 2-4 PM Ogilvy 30 Oneida Drive Greenwich $4.7M 2-4 PM Coldwell Bnkr 487 North Street Greenwich $5.495M 3-5 PM Coldwell Bnkr 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. CT Mortgage Rates Product Interest Rates Annual Percentage Rate 15 YR Fixed Conforming 2.625% 2.863% 30 YR Fixed Conforming 3.375% 3.539% 30 Year Fixed Agency  Jumbo n/a n/a 30 YR  Fixed Jumbo 3.750% 3.872% 5/1 YR ARM Conforming 2.125% 2.842% 5/1 YR ARM Jumbo 2.250% 2.864% 10/1 YR ARM Jumbo 3.000% 3.103% Updated February 14, 2013

Greenwich CT, Residential Real Estate Analysis and Blog: March 22nd

Greenwich, CT Residential Real Estate Analysis: March 22nd A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com

The above pictured Colonial came on the market two days ago.  I am featuring it as it is south of Post Road, newer construction listed for under $2M.  38 Circle Drive is listed as 3,700 s.f. and sits on .35 of an acre.  There are nine foot ceilings, an open floor plan.  I liked how the kitchen opened up into the family room.   There are great en suite bedrooms, and an impressive master suite.  The house is close to 95, the train station and backs up to Milbrook Club.  It is on the market for $1.9M.  Scroll down for detailed data on the state of the market and the Open House list with links to the listings for Sunday. We are starting to see by the statistics below that we are settling into a clear understanding of the market.  We are not seeing big jumps in the percentages one way or another.  We have a total of 582 active properties (single family, condos, and co-ops) for sale.  When you scroll all the way down the months on average section of the newsletter it shows us that we are dealing with two different markets. This the first week we have stayed even in inventory.  However, do not get too excited as there were the private schools winter break this week.  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 atwww.greenwichrealestateguy.com/blog. As always, if you have a house in mind you would like to see, please do not hesitate to call me.   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   Last week there were ten sold properties.  Three of those properties were in the $1.5M-$2M range.  As seen in the graphs to follow that represented a two percent jump in the amount of properties sold year to date from 9% to 11%. New Listings We As mentioned above the inventory stayed the same this week.  We are starting to see more properties change status from Active to AOCTS (Accepted Offer Continue To Show) and CCONTR (Contingent Contract).  We had 17 new listings over the last week, but it did not cause a increase in the inventory.    Year to Date Sold  Year to date we have sold 110 properties.  The biggest increase came in the $1.5M-$2M range where it was 9% and now is 11%, which is a big increase for one week.     Year to Date Available    I feel it is important to compare the two charts.  This chart is relatively unchanged.  A percentage point here or there, but realistically no changes worth noting. 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.  As you can see below we are looking at two different markets in my mind.  The under $3M and the over $3M range.  If you look below the months on average more than doubles once you cross the $3M threshold. Price Range 12-Jun 1/5/13 2/1/13 2/22/13 3/22/13 0-$500K 6.36 4.96 5.76 5.28 5.12 $500K-$1M 7.98 3.88 4.22 4.22 4.72 $1M-$1.5M 11.48 7.22 7.34 7.1 7.22 $1.5M-$2M 10.86 7 8.55 9.06 8.68 $2M-$3M 15.27 8.64 9.72 10.2 9.96 $3M-$4M 21.82 12.4 13.77 16.22 17.55 $4M-$5M 37.33 17.5 16.5 18.5 21.5 $5M-$7.5M 30.92 19.4 20.47 20.47 20.82 $7.5M-$10M 57 25.84 22.15 22.15 25.84 $10M+ 40.21 36 36.85 40.28 38.57    **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 March 24th      Below are all of the Greenwich Open Houses for Sunday. Address Town List Price Time Broker 1465 East Putnam #216 Greenwich $375K 11-1 PM Coldwell Banker 4 Lafayette Court #1C Greenwich $425K 1-3 PM Coldwell Banker 2 Cary Road Riverside $449K 1-3 PM Coldwell Banker 50 Lafayette Place #3G Greenwich $499K 12-2 PM William Pitt 21 Carey Road Riverside $499K 1-3 PM Coldwell Banker 201 River Run Greenwich $562.5K 1-4 PM Prudential 14 Sound Beach Avenue Old Greenwich $599K 2-4 PM Raveis 27 Byram Terrace Drive Greenwich $639K 12-3 PM Raveis 98 Putnam Park Greenwich $669K 1-4 PM Raveis 2 Gerry Street Greenwich $729K 2-4 PM Raveis 62 Valley Road Cos Cob $750K 1-3 PM Raveis 69 Riverdale Ave #501 Greenwich $769K 2-4 PM Coldwell Banker 115 River Road #10 Cos Cob $775K 1-4 PM Prudential 70 Riverdale Ave #801 Greenwich $799K 2-4 PM Coldwell Banker 38 Breezemont Avenue Riverside $1.075M 1-4 PM Sotheby's 37 Ettl Lane Greenwich $1.175M 12-2 PM Sotheby's 35 E Lyon Farm Drive #35 Greenwich $1.195M 1-4 PM Coldwell Banker 71 Indian Harbor Drive Greenwich $1.275M 1-4 PM Raveis 19 Dickinson Road Stamford $1.35M 1-3 PM Prudential 130 Woodside Drive Greenwich $1.419M 2-4 PM Sotheby's 3 Fairfield Avenue Old Greenwich $1.477.777M 1-3 PM Raveis 55 Lockwood Avenue Old Greenwich $1.625M 1-4 PM Grnwch Cust RE 43 Stag Lane Greenwich $1.785M 2-4 PM Sotheby's 633 Steamboat Road #1 Greenwich $1.995M 1-3 PM Coldwell Banker 75 Harding Road Old Greenwich $2.05M 1-3 PM Coldwell Banker 108 Cutler Road Greenwich $2.195M 2-4 PM Sotheby's 10 Boyd Lane Riverside $2.25M 12:30-2:30 PM Coldwell Banker 11 Grimes Road Old Greenwich $2.495M 2-4 PM Coldwell Banker 18 Welwyn Road Riverside $2.495M 1-4 PM Prudential 9 Paddock Drive Greenwich $2.695M 2-4 PM Sotheby's 24 Marks Road Riverside $3.225M 2-4 PM Sotheby's 76 Cat Rock Road Cos Cob $3.295M 1-3 PM Coldwell Banker 6 Raymond Street Old Greenwich $3.295M 1-4 PM Raveis 24 Sunset Road Old Greenwich $3.35M 2-4 PM Sotheby's 1076 Lake Avenue Greenwich $3.495M 2-4 PM Coldwell Banker 124 Clapboard Ridge Greenwich $3.945M 2-4 PM Sotheby's 487 North Street Greenwich $5.495M 2-4 PM Coldwell Banker 12 Baldwin Farms South Greenwich $5.7M 2-4 PM Sotheby's 5 Fox Run Lane Greenwich $5.95M 2-4 PM Coldwell Banker 636 Riversville Road Greenwich $6.25M 2-4 PM Sotheby's 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. CT Mortgage Rates Product Interest Rates Annual Percentage Rate 15 YR Fixed Conforming 2.625% 2.863% 30 YR Fixed Conforming 3.375% 3.539% 30 Year Fixed Agency  Jumbo n/a n/a 30 YR  Fixed Jumbo 3.750% 3.872% 5/1 YR ARM Conforming 2.125% 2.842% 5/1 YR ARM Jumbo 2.250% 2.864% 10/1 YR ARM Jumbo 3.000% 3.103% Updated February 14, 2013

Greenwich CT, Residential Real Estate Analysis and Blog: March 16th

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

Has the market turned?  This is the question I hear most when people ask me about Real Estate.  The above pictured 184 Parsonage Road came on the market yesterday and I feel this will help us understand if the market has changed.  The above Colonial has five bedrooms and five baths.  It has 5,018 s.f. and beautiful landscaping with an impressive front stone wall with automatic gates.  Some of the amenities are a custom kitchen, beautiful master bedroom and bath, and au-pair/in-law apartment with separate interior stairs.  I believe this is a good property to see where the market is headed as we have had a couple of properties change status on Parsonage and a few within a stone's throw that have closed.  Most surprising is that 27 Bobolink Lane closed yesterday for $4.5M.  The asking price was $3.95M.  It was on the market for only 42 days and went for $505K over asking.  Scroll down for more detailed data on the state of the market and the Open House list for Sunday. We have a total of 582 active properties (single family, condos, and co-ops) for sale.  That is up from 573 last.  Continuing the grow in inventory mentioned in previous editions.  All price ranges have grown except the $2M-$3M range actually dropped four properties. 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.  As always, if you have a house in mind you would like to see, please do not hesitate to call me.   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   Again, we continue to see positive trends, the sold numbers continue to be strong and in line with the past few years even with December's incredible run.  That coupled with the fact that the inventory is growing little by little signifies we are turning the corner in my opinion. New Listings We continue to grow with the inventory.  So far in March we have had 76 new listings, which is in line with the past couple of years.    Year to Date Sold  Year to date we have sold 101 properties.  We still have had 67% of the total sold properties be under the $2M mark.  However, it does seem like the $2M-$3M range is growing.     Year to Date Available    I feel it is important to compare the two charts.  As mentioned above the under $2M range accounts for 67% of the properties sold.  However, it only accounts for 42% of the total available properties. 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 3/16/13 0-$500K 6.36 4.96 5.76 5.28 5.44 $500K-$1M 7.98 3.88 4.22 4.22 4.61 $1M-$1.5M 11.48 7.22 7.34 7.1 7.46 $1.5M-$2M 10.86 7 8.55 9.06 8.55 $2M-$3M 15.27 8.64 9.72 10.2 10.2 $3M-$4M 21.82 12.4 13.77 16.22 16.88 $4M-$5M 37.33 17.5 16.5 18.5 21 $5M-$7.5M 30.92 19.4 20.47 20.47 21.18 $7.5M-$10M 57 25.84 22.15 22.15 25.84 $10M+ 40.21 36 36.85 40.28 38.57  **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 March 17th      Happy St. Patrick's Day!!!!  Below are all of the Greenwich Open Houses for Sunday.  The first two are rentals. 71 Orchard Place #A GR $7.3K 2-4 PM WEIC01 55 Will Merry Lane GR $12K 2-4 PM COBA01 51 Old Kings Hwy #1 OG $469K 2-4 PM SCPR01 5 Wellington Place #B GR $469K 1-4 PM PRCT01 193 Putnam Park #193 GR $479.999K 2-4 PM COBA01 76 Putnam Park #76 GR $545K 1-3 PM Raveis 201 Sioux Place #201 GR $562.5K 12-3 PM PRCT01 6 Booth Court GR $639K 2-4 PM Raveis 27 Byram Terrace Drive GR $639K 12-3 PM Raveis 2 Gerry Street GR $729K 2-4 PM Raveis 62 Valley Road Cos Cob $750K 1-3 PM Raveis 127 Lake Avenue GR $895K 2-4 PM COBA01 19 Norton Lane OG $1.295M 1-3 PM New Englnd Lnd 69 Stanwich Road GR $1.475M 2-4 PM COBA01 139 Dolphin Cove Quay OT $1.699M 1-4 PM PRCT01 43 Stag Lane GR $1.785M 2-4 PM Sotheby's 6 Meadowbank Road OG $1.995M 2-4 PM Raveis 20 Meadow Road RV $2.195M 1-3 PM COBA01 21 Lake Drive RV $2.495M 2-4 PM SCPR01 59 Bedford Road GR $2.795M 1-3 PM Raveis 55 Will Merry Lane GR $2.995M 2-4 PM COBA01 35 Keofferam Road OG $2.995M 2-4 PM SCPR01 6 Raymond Street OG $3.295M 1-4 PM Raveis 313 Stanwich Road GR $3.4M 2:30-4:30 PM COBA01 1076 Lake Avenue GR $3.495M 2-4 PM COBA01 19 Desiree Drive GR $4.195M 2-4 PM Ogilvy 3 Cherry Blossom Lane GR $4.295M 2-4 PM COBA01 487 North Street GR $5.495M 2-4 PM COBA01 122 Old Church Road GR $7.999.995M 12-2 PM COBA01 516 Round Hill Road GR $8.29M 2-4 PM PRCT01 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. CT Mortgage Rates Product Interest Rates Annual Percentage Rate 15 YR Fixed Conforming 2.625% 2.863% 30 YR Fixed Conforming 3.375% 3.539% 30 Year Fixed Agency  Jumbo n/a n/a 30 YR  Fixed Jumbo 3.750% 3.872% 5/1 YR ARM Conforming 2.125% 2.842% 5/1 YR ARM Jumbo 2.250% 2.864% 10/1 YR ARM Jumbo 3.000% 3.103% Updated February 14, 2013

Greenwich CT, Residential Real Estate Analysis and Blog: March 9th

Greenwich, CT Residential Real Estate Analysis: March 8th A weekly analysis brought to you by Greenwich Real Estate Guy. www.greenwichrealestateguy.com The above beautiful Victorian is filled with character.  104 Brookside Drive was built in 1905 and you can see the period details on some doors and windows. It has 7 bedrooms and four and one half baths.  The s.f. of the home is 4,875, and is on .71 of an acre.  Personally I love Brookside Drive.  It is right off of Putnam Avenue so in the heart of Greenwich.  There is a babbling brook that runs through the back of the property that adds to a feeling of privacy even though you are so close to town.  It has been on the market for four days and the asking price is $2.7M. We have a total of 573 active properties (single family, condos, and co-ops) for sale.  That is up from 563 two weeks ago.  We are already starting to see an influx of inventory, and I believe we will continue to see those numbers grow.  Yet, as you will read below the $1.5M-$2M range actually had the inventory drop near 10% in the past two weeks.  Conversely, in that span that price range accounted for 8% of the year to date sold properties up from 5% just two weeks ago.  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 atwww.greenwichrealestateguy.com/blog.    As always, if you have a house in mind you would like to see, please do not hesitate to call me.   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   I am impressed with the sold for February.  Last month we had 36 properties close which is the most in the past four years edging out 2010 by one.  The most important aspect is that after the huge December we have not seen a blip.  If you look at June of 2011 (the last time we had a huge month because of tax changes) you can see the numbers dropped for the three months after.   New Listings We grew by ten properties in the last week which equates to about 2 percent.  Not too much considering we are entering the busy season.    Year to Date Sold  Year to date we have sold 89 properties.  The more properties that close the more stable this chart will become.  This is pretty comparable to last year's chart.  However, year to date we have not a property close for over $7.5M.       Year to Date Available    I feel it is important to compare the two charts above.  You can see that the $500K-$1M range accounts for 25% of our sold properties but only 10% of our inventory.  Conversely over $7.5M is 13% of our inventory but we have not seen a property close this year over $7.5M. 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.  As you can see the all price ranges stayed the same or grew except for $1.5M-$2M and the $3M-$4M. Price Range 12-Jun 1/5/13 2/1/13 2/22/13 3/9/13 0-$500K 6.36 4.96 5.76 5.28 5.28 $500K-$1M 7.98 3.88 4.22 4.22 4.61 $1M-$1.5M 11.48 7.22 7.34 7.1 7.1 $1.5M-$2M 10.86 7 8.55 9.06 8.04 $2M-$3M 15.27 8.64 9.72 10.2 10.68 $3M-$4M 21.82 12.4 13.77 16.22 15.33 $4M-$5M 37.33 17.5 16.5 18.5 20.5 $5M-$7.5M 30.92 19.4 20.47 20.47 21.18 $7.5M-$10M 57 25.84 22.15 22.15 26.77 $10M+ 40.21 36 36.85 40.28 40.28  **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 March 10th      Below are all of the Greenwich Open Houses for Sunday.  Address Town List Price Time Broker 2 Homestead Lane #112 GR $345K 2-4 PM COBA02 1465 E Putnam Avenue #122 OG $449K 2-4 PM COBA02 6 Booth Court GR $639K 2-4 PM RAVE01 27 Byram Terrace GR $639K 12-3 PM RAVE01 25 Indian Harbor Drive #6 GR $649K 1-4 PM PRCT01 98 Putnam Park #98 GR $669K 1-4 PM RAVE01 2 Gerry Street GR $729K 2-4 PM RAVE01 62 Valley Road CC $750K 2-4 PM RAVE01 16 Windy Knolls #A GR $782K 1-4 PM PRCT01 1 North Street CC $799K 1-3 PM SCPR01 31 Scott Road GR $884.5K 12-2 PM Weichert 44 Mitchell Place GR $895K 1-4 PM RAVE01 73 Weaver Street #23 GR $899K 2-4 PM COBA01 73 Weaver Street #16 GR $950K 1-3 PM Halstead 500 River Road #5 CC $1.05M 1-4 PM PRCT01 49 Indian Mill Road CC $1.25M 1-4 PM RAVE01 15 Bishop Drive GR $1.275M 1-4 PM PRCT01 3 Fairfield Avenue OG $1.477M+ 1-3 PM RAVE01 24 Sundance Drive CC $1.525M 2-4 PM RAVE01 10 Stepping Stone Lane GR $1.825M 1-4 PM PRCT01 525 River Road CC $1.84M 1-3 PM COBA02 6 Stanwich Lane GR $1.895M 2-4 PM COBA01 12 Bryon Road OG $1.995M 1-4 PM PRCT01 75 Harding Road OG $2.05M 1-3 PM COBA01 19 Cresent Road Riverside $2.495M 2-4 PM RAVE01 55 Will Merry Lane GR $2.995M 2-4 PM COBA01 127 Dingletown Road GR $2.995M 1-4 PM RAVE01 1076 Lake Avenue GR $3.495M 2-4 PM COBA01 1 Little Cove Lane OG $3.995M 1-4 PM RAVE01 29 Byfield Lane GR $4.3M 1-3 PM RAVE01 30 Oneida Drive GR $4.85M 2-4 PM COBA01 487 North Street GR $5.495M 2-4 PM COBA01 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. CT Mortgage Rates Product Interest Rates Annual Percentage Rate 15 YR Fixed Conforming 2.625% 2.863% 30 YR Fixed Conforming 3.375% 3.539% 30 Year Fixed Agency  Jumbo n/a n/a 30 YR  Fixed Jumbo 3.750% 3.872% 5/1 YR ARM Conforming 2.125% 2.842% 5/1 YR ARM Jumbo 2.250% 2.864% 10/1 YR ARM Jumbo 3.000% 3.103% Updated February 14, 2013