November 2016 Greenwich Real Estate Report – Poor Sales, Good Contracts

If you only look at sales as some pundits do, you’d swear that the Greenwich real estate market is in deep trouble. Since August our sales have been in a steep decline dropping from 75 sales to only 24 sales reported on the GMLS in November.

Nov. 2016 Greenwich Single Family Home Sales

Now, 75 sales in August is pretty good. It’s above our ten-year average of 66 sales and in fact the 61 sales in September and 43 sales in October are both above our 10-year average, however the 24 sales for November is well below our average of 36 sales. It is not only below our ten-year average and but well below the 38 sales that we had in November 2015.

Now you would think that when people sign a real estate sales contract that the closing date set out in the contract would be fixed and national news wouldn’t change these closing dates, but bad news and uncertainty delays closing. The ups and downs in 2014 and 2015 sales compared to the 10-year average were driven by a variety of national news stories and pending regulations such as the TRID mortgage regulations that were originally to go in effect on July 1, 2015. Uncertainty over these regulations led to a big jump up in sales in June 2015 followed by a sharp drop in July 2015. The regulations got delayed until October 2015 and we saw another upturn in September 2015 followed by a downturn Ocbober 2015.

The election clearly did a job on people’s willingness to close a sale in November, but we’ve got a good chance of a December upturn.  We have 93 properties that are waiting to close, which compares to only 85 properties under contract in November 2015, so we’ve got a good chance there will be an upturn in sales this December. Another factor pushing up contracts is the recent run up in interest rates. Concern about higher monthly mortgage payments has put a new urgency in the buying process for many folks. These folks had been sitting on the fence considering buying, but not feeling rushed, now they are out looking.

 

As of 11/30/16 Inventory Contracts Last Mo. Solds Tot. Solds+ Contracts  YTD Solds  YTD+ Contracts Mos Supply Mos w/ Contracts Last Mo. Annlzd
< $600K 6 4 2 6 15 19 4.4 3.9 3.0
$600-$800K 16 6 2 8 47 53 3.7 3.8 8.0
$800K-$1M 19 7 3 10 46 53 4.5 4.5 6.3
$1-$1.5M 45 26 5 31 105 131 4.7 4.3 9.0
$1.5-$2M 59 19 4 23 105 124 6.2 5.9 14.8
$2-$3M 89 14 4 18 96 110 10.2 10.1 22.3
$3-$4M 78 9 2 11 50 59 17.2 16.5 39.0
$4-$5M 44 7 1 8 25 32 19.4 17.2 44.0
$5-6.5M 58 0 1 1 17 17 37.5 42.6 58.0
$6.5-$10M 59 0 0 0 11 11 59.0 67.0
> $10M 44 1 0 1 4 5 121.0 110.0
TOTAL 517 93 24 117 521 614 10.9 10.5 21.5

 

The market from $1 to $2 million continues to be the major driver in Greenwich. As of today, 210 of our 521 sales reported by the Greenwich MLS have been between $1 and 2 million and 45 of our 93 contracts are between $1 and 2 million. The good news for buyers is that 104 of our 572 listings are in that price range. Buyers have a choice but they’re looking at significant competition.

The market above $5 million continues to be slow. We have 161 listings with only one contract and only one sale in November above $5 million. Now the nice thing is that the one pending contract is for a $21,900,000 listing. (We also got another ultra-high-end contract for a $16,500,000 listing on 12/1.)

Nov 16 vs Nov 15 Inventory Contracts Mo. Solds Tot. Solds+ Contracts  YTD Solds  YTD+ Contracts Mos Supply Mos w/ Contracts Mo. Annlzd
< $600K 2 2 -4 -2 -8 -6 2.49 1.95 2.33
$600-$800K -2 1 0 1 12 13 -1.91 -1.85 -1.00
$800K-$1M 10 -2 0 -2 4 2 2.19 2.28 3.33
$1-$1.5M -2 11 -2 9 -7 4 0.10 -0.33 2.29
$1.5-$2M -3 0 1 1 4 4 -0.57 -0.51 -5.92
$2-$3M -13 -6 -3 -9 -3 -9 -1.14 -0.60 7.68
$3-$4M -1 6 1 7 -14 -8 3.58 1.79 -40.00
$4-$5M -2 4 0 4 -5 -1 2.49 -0.24 -2.00
$5-10M 16 -8 0 -8 -18 -26 39 59
> $10M -2 0 0 0 -1 -1 19.80 14.17
TOTAL 3 8 -7 1 -36 -28 0.76 0.52 4.96

We are up 11 contracts from $1 – 1.5 million and 10 contracts from $3 – 5 million compared to last year. This seems to be the new sweet spot at the high-end as people who can afford more expensive houses are being cost conscious and buying nice houses, but not as expensive as they could actually afford.

Nov. 2016 Sales, Inventory, & Contracts in Greenwich, CT

A clear positive for the Greenwich market is the post-election surge in the stock market to new record highs on the Dow Jones Index. Historically, as people feel wealthier with the increase in their stock portfolio they have moved some of that wealth into real estate. We have a lot of real estate available above $4 million dollars and a bunch of good deals.

nov2016-mos-113016

The drop in these high-end sales is not just a Greenwich issue, but is actually a world-wide phenomenon as high-end sales have slowed down pretty much everywhere. I got an email this Monday from a well-known broker in NYC who had a listing for $11 million that they had reduced to $7 million provided that you put your offer in by Friday of this week. For owners in this price range that really need to sell you need creative brokers and a willingness to bite the bullet on pricing.

If the sellers at the high-end can continue to hold on, as many have done since the end of the Great Recession, there may be light at the end of the tunnel. With a more positive economic outlook and stock portfolios increasing, the market may actually turn around in 2017.

I’m also working on reviving our weekend market, particularly in the backcountry, which has been slow. Many New Yorkers are getting sick of the Hamptons hassle and are looking for a closer and more convenient alternative.  Greenwich has a lot to offer and we just need to get our story out as to how easy it is to get here and the great lifestyle for weekenders once you do.

nov2016-4pie-113016

MARK PRUNER

DOUGLAS ELLIMAN REAL ESTATE

DIRECT: 203.969.7900

Winterizing Your Home – List and Greenwich Time quote

Greenwich Time Logo

Macaela Bennett at the Greenwich Time had a good article entitled “In southwestern Connecticut homes, keeping Old Man Winter out” in which I’m quoted about the six areas to review for the coming winter.

The list is below and has been helpful to us in getting ready for winter. I hope it’s helpful you too.

Getting Ready for Winter

By Mark Pruner

Douglas Elliman Greenwich

203-969-7900

  1. Appearance
    1. Bring in outdoor furniture
    2. Store pots and dispose of plants
    3. Bring in hoses
    4. Do a final mowing and leaf removal
    5. Do touch up painting and repair wood rot
    6. Consider sealing driveway
    7. Check outdoor lighting
  2. Cold
    1. Winterize pool & equipment
    2. Winterize mowers and power tools add fuel stabilizer or empty of fuel, clean off grass and dirt
    3. Drain exterior water pipes and sprinkler systems
    4. Get energy audit
    5. Energy leaks
      1. Seal up holes
      2. Weatherstripping & caulking
    6. Put in storm windows and storm doors (we remove screens for more light)
    7. Remove window air conditioners
    8. Check that sump pump is working
  3. Heating
    1. Have heating units checked
    2. Bleed air from radiators
    3. Replace filters on forced air systems
  4.  Snow
    1. Confirm with snow plowing service
    2. Check shovels & snow plow
    3. Get sand and snow melt
    4. Get a roof snow rake
    5. Get snow melt for ice dams
  5. Power outages
    1. Check fuel levels
    2. Check generator
    3. Get propane & butuane
    4. Store fuel, add stabilizer
    5. Stock up on non-perishables, water and pet food
    6. Check flashlights and batteries
  6.  General
    1. Clean gutters
    2. Clean roofs particularly valleys and flashing
    3. Repair any roof leaks
    4. Set out traps for warmth seeking bugs & animals
    5. Check chimney and repoint if needed
    6. Check flues if clean and no animal nests
    7. Check condition of trees and remove any dead/dangerous trees

Some Facts About the Greenwich Real Estate Market

  1. Greenwich vs. Fairfield County vs. the Rest of Connecticut
    Inventory 2015 Sales Inventory 2015 Sales
  over $2M   over $5M  
Greenwich 339 288 139 64
Rest of Fairfield County 447 316 65 16
Rest of CT   278 41   55 0

 

  1. What’s Been Happening This Year
    • The Median House – 4BR, 3/1BA, 3,173 sf, 0.41 acres
    • Sales under $3M – 394 sales vs 380 sales in 2015 up 4%
    • Sales Over $3M – 103 sales vs 141 sales in 2015 down 24%
    • Total Sales – 497 houses vs 521 houses in 2015 down 5%
    • Average Price – Most dependent on sales mix
    • Inventory is the same as last year – 591vs 592 house listings in 2015
    • Average Price – $2.22 million vs $2.5 million in 2015
    • Median Price – $1.70 million vs. $1.87 million in 2015
    • Total Sales to Date – $1.1 billion vs $1.3 billion in 2015
    • Median Price per Square Foot – $542 vs $565 in 2015
    • Median Sales Price to Last List Price Ratio – 92.0% vs 94% in 2015
    • Median Days on Market – 126 vs 102 in 2015

Greenwich Planning & Zoning Hearing on FAR (Floor Area Ratio)

Next Tuesday, November 15th at 7 PM at Town Hall amendments to Planning and Zoning’s floor area ratio calculations are scheduled to be heard. Now this is an esoteric subject that normally only architects, builders and planning and zoning commission members are interested in, but the proposed changes will be very helpful for a lot of homeowners in Greenwich.

Greenwich adopted the floor area ratio in 1989 to make sure that huge houses weren’t built on tiny lots. As you can see each zone has its own ratio. For example, the R-20 zone has a minimum lot size of 20,000 sf which is .46 acres. The floor area ratio for that zone is .225 which means when you apply that to a 20,000 square-foot lot you can build a house of 4500 sf.

Zone Min Acres Lot s.f. FAR Max Size
R-6 0.17 7,500 0.55 4,125
R-7 0.17 7,500 0.35 2,625
R-12 0.28 12,000 0.315 3,780
R-20 0.46 20,000 0.225 4,500
RA-1 1 43,560 0.135 5,881
RA-2 2 87,120 0.09 7,841
RA-4 4 174,240 0.0625 10,890

 

Now that concept seems fairly simple and straightforward. However, since 1989 a combination of creative architects and interpretations and amendments by planning and zoning have led to a very complex set of interpretations and some unforeseen consequences when the regs were originally passed.

Two of the principal issues that are being addressed in the public hearing are attics and basements. The concept is that if the space is underground or if the attic is unfinished then the space doesn’t count as floor area for the calculation. During the early digits many architects were pushing houses to the absolute limit and came up with ways to get additional square footage that wouldn’t be counted on the floor area ratio.

Basements were always problematic as Greenwich has a lot of hills. What might be a basement from the front of the house might be the first floor from the back of the house the so-called walkout basement. If it was a walkout basement, then it was counted in the floor area calculation. You could have two identical houses with significantly different floor areas. The house on the hill had three floors counted for square footage whereas the identical house next-door that was on a flat lot only had the two floors above ground counted. (This a principal reason why you should always take the square footage from the tax card with a grain of salt. It may or may not include the basement and “attic” space.)

One option that was initially within the regs was to build up the lot so that the ground level, the grade plane, put the lowest level underground  hence was not counted in the FAR.  This strategy is called wedding caking since there may be several tiers created from the property edge to the house.

To combat this tactic new regulations were adopted. The Greenwich Association of Realtors is proposing rationalizing these rules so that you could have 5 feet of basement showing and still be excluded from the FAR.

With attics, there was a different issue. Homeowners and builders would get a C.O. for the property with a square footage on the living floors that was very close to the absolute maximum allowed for that zone. The attic would be left unfinished and hence wouldn’t be counted in the FAR. Some people would subsequently finish off the attic with additional living space so that the house now exceeded the floor area ratio. To combat this after-the-fact, and unauthorized expansion, planning and zoning required that trusses be interlaced in the attic leaving a rat’s nest of wooden beams that made it impossibly difficult to use the attic even for storage.

The GA R is rightly concerned that these areas are fire house hazards and very difficult to move around in to fight a fire. However, to me the real issue is that the use of someone’s attic should be irrelevant if no one from the outside can see inside the attic. Why should we be controlling what people can do with their private homes when it has no effect on the neighborhood.

The overall problem however and these rules just highlight two of the poster children for this are that we now have layer upon layer regulations to control development.

Zone GAR Lot Coverage Lot Cov. SF Lot Cov. Ac.
R-6 35% 65% 4,875 0.11
R-7 50% 50% 3,750 0.09
R-12 55% 45% 5,400 0.12
R-20 62% 38% 7,600 0.17
RA-1 72% 28% 12,197 0.28
RA-2 78% 22% 19,166 0.44
RA-4 84% 16% 27,878

0.64

 

The latest one was the green area requirement which even if your house is conforming can prevent you from using the outside space. The ratios for the green area requirement vary from a 35% green area required in the smallest zone to 84% of the lot having to be left with natural surfaces in the four-acre zone. This means that only 16% of the lot can be covered in the 4-acre zone or only 0.64 acres of the 4 acres.

In addition to these regulations that touch every homeowner, we have flood plain regulations, we have a new drainage manual that substantially restricts lot use and can raise the cost of the development. These new regulations are in addition to setback and height limitations, house location regulations and lot frontage regulations.

Now some people think that real estate agents are pro-development and some even believe that we’d like to see all regulations eliminated. I don’t know any agents that believe that. Much of the what makes Greenwich houses so valuable is the protection of adjacent properties that these regulations provide. So there need to be controls. However, I know many agents and homeowners who have had to deal with our land use agencies who believe the regulations need an overhaul to be made simpler and less expensive to comply with. This proposal is a start.

 

Open Houses in Greenwich, CT for Sunday November 13, 2016

There are a total of 86 Open Houses on Sunday. Prices range from a rental at $3,675 to a sale at $9,150,000.

I’m having an open house at 2 Boxwood today from 1 – 4 pm. Please stop by, it is a great value in central Greenwich.

greenwich-open-houses-2016-11-13

Click here for  the interactive map to plan your route. 

The number of homes in each price range is as follows:

Rentals: 8 Homes

Under $1,000,000: 14 Homes

From $1,000,000 to $2,000,000: 28 Homes

From $2,000,000 to $3,000,000: 28 Homes

Above $3,000,000: 21 Homes

 

Address Town Price Time
1382 E Putnam Avenue  #1 Old Greenwich $3,800 Sun 2-4 PM
1382 E Putnam Avenue  #2 Old Greenwich $3,800 Sun 2-4 PM
1382 E Putnam Avenue  #4 Old Greenwich $3,800 Sun 2-4 PM
20 Mohawk Lane Greenwich $12,000 Sun 1-3 PM
14 Hollow Wood Lane  #D Greenwich $449,000 sun 12-2 PM
75 Cos Cob Avenue  #13 Cos Cob $499,000 Sun 2-4 PM
245 Byram Road Greenwich $549,500 Sun 1-3 PM
100 Strickland Road  #1 Cos Cob $550,000 Sun 1-3 PM
333 Palmer Hill Road  #2 E Riverside $658,000 Sun 1-3 PM
71 Richland Road  #A Greenwich $699,000 Sun 1-3 PM
4 Ocean View Avenue Greenwich $699,000 Sun 1-3 PM
83 View Street West Greenwich $799,000 Sun 1-3 PM
15 Concord Street Greenwich $799,500 Sun 12-4 PM
6 Buena Vista Drive Greenwich $895,000 Sun 1-3 PM
49 Indian Harbor Drive  #6 Greenwich $929,500 Sun 1-3 PM
40 Cassidy Street Greenwich $995,000 Sun 1-3 PM
48 Spring Street  #5 Greenwich $995,900 Sun 1-3 PM
7 Caroline Place Greenwich $1,075,000 Sun 2-4 PM
5 Macarthur Drive Old Greenwich $1,100,000 Sun 1-3 PM
304 Orchard Street Greenwich $1,125,000 Sun 1-3 PM
7a Fletcher Avenue Greenwich $1,175,000 Sun 1-3 PM
25 Halsey Drive Old Greenwich $1,285,000 Sun 1-3 PM
101 Lewis Street  #M Greenwich $1,299,000 Sun 1-3 PM
85 Bowman Drive Greenwich $1,325,000 Sun 1-4 PM
10 Elm Street Cos Cob $1,395,000 Sun 1-3 PM
28 N Georgetowne North  #28 Greenwich $1,395,000 Sun 1-4 PM
79 Tomac Avenue Old Greenwich $1,395,000 Sun 2-4 PM
12 Birdsong Place Riverside $1,495,000 Sun 1-3 PM
144 Cat Rock Road Cos Cob $1,495,000 Sun 1-3 PM
2 Boxwood Lane Greenwich $1,500,000 Sun 1-4 PM
56 Riverside Avenue Riverside $1,685,000 Sun 1-4 PM
84 Perkins Road Greenwich $1,690,000 Sun 1-3 PM
2 Tower Lane Old Greenwich $1,695,000 Sun 1-3 PM
73 Pemberwick Road Greenwich $1,800,000 sun 12-2 PM
24 Londonderry Drive Greenwich $1,850,000 sun 12-2 PM
86 Cutler Road Greenwich $1,900,000 sun 12-2 PM
7 Tinker Lane Greenwich $1,925,000 Sun 1-4 PM
311 Cognewaugh Road Cos Cob $1,950,000 Sun 1-3 PM
140 Park Avenue Greenwich $1,975,000 Sun 1-3 PM
10 Sweet Briar Lane Cos Cob $1,995,000 Sun 1-3 PM
10 Sweet Briar Lane Cos Cob $1,995,000 Sun 1-3 PM
185 N Maple Avenue Greenwich $1,995,000 Sun 2-4 PM
10 Ridge Street  #5 Greenwich $2,000,000 Sun 2-4 PM
7 Indian Head Road Riverside $2,095,000 Sun 2-4 PM
7 Indian Head Road Riverside $2,095,000 Sun 2-4 PM
116 Pecksland Road Greenwich $2,100,000 sun 12-2 PM
6 Maher Avenue Greenwich $2,150,000 Sun 1-4 PM
70 Summit Road Riverside $2,218,000 Sun 1-4 PM
10 Mackenzie Glen Greenwich $2,295,000 Sun 1-3 PM
400 Sound Beach Avenue Old Greenwich $2,295,000 Sun 2-4 PM
7 Willowmere Avenue Riverside $2,495,000 Sun 1-3 PM
11 Red Coat Lane Greenwich $2,495,000 Sun 1-3 PM
10 Edgewood Drive  #1 B Greenwich $2,499,000 Sun 1-3 PM
644 Lake Avenue Greenwich $2,545,000 Sun 2-4 PM
644 Lake Avenue Greenwich $2,545,000 Sun 2-4 PM
17 Winterset Road Greenwich $2,550,000 Sun 2-4 PM
152 Milbank Avenue  #3 Greenwich $2,650,000 Sun 12-4 PM
69 Circle Drive Greenwich $2,669,000 Sun 1-3 PM
1 Kernan Place Old Greenwich $2,675,000 Sun 2-4 PM
20 Mohawk Lane Greenwich $2,700,000 Sun 1-3 PM
152 Milbank Avenue  #2 Greenwich $2,795,000 Sun 12-4 PM
7 E Point Lane Old Greenwich $2,850,000 Sun 1-4 PM
152 Milbank Avenue  #4 Greenwich $2,875,000 Sun 12-4 PM
152 Milbank Avenue  #1 Greenwich $2,975,000 Sun 12-4 PM
474 North Street Greenwich $2,995,000 Sun 1-3 PM
37 Ballwood Road Old Greenwich $2,999,000 Sun 1-3 PM
34 Miltiades Avenue Riverside $3,175,000 Sun 1-3 PM
323 Cognewaugh Road Cos Cob $3,295,000 Sun 1-3 PM
9 Game Cock Road Greenwich $3,399,000 Sun 1-3 PM
14 Sherwood Farm Lane Greenwich $3,495,000 Sun 1-4 PM
22 Widgeon Way Greenwich $3,500,000 Sun 1-3 PM
340 Old Church Road Greenwich $3,795,000 Sun 1-3 PM
3 Gisborne Place Old Greenwich $3,849,000 Sun 1-3 PM
15 Wyckham Hill Lane Greenwich $3,895,000 Sun 1-4 PM
12 Ridgebrook Road Greenwich $3,975,000 Sun 1-3 PM
82 Cat Rock Road Cos Cob $3,995,000 Sun 1-4 PM
42 Lower Cross Road Greenwich $5,195,000 Sun 1-4 PM
291 Stanwich Road Greenwich $5,495,000 Sun 1-3 PM
35 West Way Old Greenwich $5,495,000 Sun 1-4 PM
198 Shore Road Old Greenwich $5,495,000 Sun 1-4 PM
49 Byfield Lane Greenwich $5,895,000 Sun 1-4 PM
23 Cliffdale Road Greenwich $5,895,000 sun 12-2 PM
38 Dairy Road Greenwich $5,999,999 Sun 12-3 PM
72 Meadow Road Riverside $6,450,000 Sun 1-4 PM
38 Parsonage Road Greenwich $9,150,000 Sun 1-3 PM

 

 

Greenwich Weekend Open Houses November 5-6, 2016

There are a total of 82 Open Houses with 9 on Saturday and 73 on Sunday. Prices range from a rental at $2,700 to a sale at $8,995,000. Click here for  the interactive map to plan your route. 

Greenwich Open Houses for Nov. 5 and Nov. 6th.

Greenwich Open Houses for Nov. 5 and Nov. 6th

 

The number of homes in each price range is as follows:

Rentals: 11 Homes

Under $1,000,000: 12 Homes

From $1,000,000 to $2,000,000: 17 Homes

From $2,000,000 to $3,000,000: 20 Homes

Above $3,000,000: 22 Homes

 

[This week we’re also making some changes. The links in the list below now link to my firm, Douglas Elliman’s website. It was surprisingly complex to get the spreadsheet to handle GMLS, CMLS and none MLS numbers. Please let me know if you see any issues with the links.

Also as you may have noticed more agents are holding open houses on Saturday and I’ll try to get the open house list out before these Saturday open houses. (Client will still have to come first though.🙂

Lastly if you are a subscriber to my open house email list in the .sig file at the bottom you’ll see GreenwichStreets.com links to a variety useful articles and the latest market report. So you don’t need to look them up. Please send any comments, suggestions or error reports to mark.pruner@elliman.com.  Thanks to all the subscribers and to Pam Toner and Rob Pulitano, my fellow OH Listers. MP.]

 

Address Town Price Time
255 Weaver Street 10h Greenwich $3,675 Sat 1-3 PM
45 Riverside Avenue Riverside $949,900 Sat 12-2 PM
12 Georgetowne North Greenwich $1,250,000 Sat 12-3 PM
300 Stanwich Road Greenwich $1,995,000 Sat 1-3 PM
718 North Street Greenwich $2,750,000 Sat 12-4 PM
151 Milbank Avenue #4 Greenwich $2,875,000 Sat 12-5 PM
138 Havemeyer Place Greenwich $3,995,000 Sat 3-5 PM
85 Indian Head Road Riverside $7,495,000 Sat 12-3 PM
11 Cove Road Old Greenwich $8,995,000 Sat 1:30-4:30 PM
Address Town Price Time
60 Oak Ridge Street 1 Greenwich $2,700 Sun 1-3 PM
60 Oak Ridge Street 2 Greenwich $3,600 Sun 1-3 PM
79 Josephine Evaristo Avenue Greenwich $4,900 Sun 1-3 PM
45 William Street A Greenwich $6,500 Sun 1-4 PM
63 Sherwood Place Greenwich $10,000 Sun 1-4 PM
10 Edgewood Drive 3 B Greenwich $10,500 Sun 1-3 PM
61 Winding Lane Greenwich $13,000 Sun 1-3 PM
303 Milbank Avenue Greenwich $19,995 Sun 1-4 PM
43 Burning Tree Road Greenwich $21,500 Sun 1-3 PM
18 Pinecroft Road Greenwich $25,000 Sun 1-4 PM
53 Putnam Park 53 Greenwich $425,000 Sun 1-3 PM
47 Lafayette Place 2g Greenwich $435,000 Sun 1-3 PM
103 Putnam Park Greenwich $547,500 Sun 12-2 PM
245 Byram Road Greenwich $549,500 Sun 1-3 PM
302 River West Greenwich $730,000 Sun 1-4 PM
30 W William Street Greenwich $750,000 Sun 11-1 PM
18 Stone Avenue 5 Greenwich $795,000 Sun 1-3 PM
83 View Street West Greenwich $799,000 Sun 1-4 PM
61 Orchard Street Cos Cob $865,000 Sun 1-3 PM
79 Josephine Evaristo Avenue Greenwich $895,000 Sun 1-3 PM
45 Riverside Avenue Riverside $949,900 Sun 12-2 PM
5 Macarthur Drive Old Greenwich $1,100,000 Sun 1-3 PM
7a Fletcher Avenue Greenwich $1,175,000 Sun 1-4 PM
61 Orchard Place A Greenwich $1,295,000 Sun 2-4 PM
85 Bowman Drive Greenwich $1,325,000 Sun 1-4 PM
19 Mallard Drive Greenwich $1,350,000 Sun 1-3 PM
45 William Street A Greenwich $1,375,000 Sun 1-4 PM
18 Ferncliff Road Cos Cob $1,595,000 Sun 12:30-2 PM
93 Valleywood Road Cos Cob $1,650,000 Sun 1-3 PM
9 Shore Road Old Greenwich $1,725,000 Sun 12-3 PM
55 Sawmill Lane Greenwich $1,795,000 Sun 1-3 PM
73 Pemberwick Road Greenwich $1,800,000 Sun 12-2 PM
570 North Street Greenwich $1,900,000 Sun 2-4 PM
22 Lincoln Avenue Greenwich $1,995,000 Sun 1-3 PM
16 Hope Farm Road Greenwich $1,995,000 Sun 1-3 PM
24 Juniper Lane Riverside $1,995,000 Sun 1-4 PM
36 Burning Tree Road Greenwich $2,050,000 Sun 1-3 PM
116 Pecksland Road Greenwich $2,100,000 Sun 1-4 PM
65 Sherwood Place Greenwich $2,150,000 Sun 1-4 PM
6 Maher Avenue Greenwich $2,150,000 Sun 2-4 PM
99 Sterling Road Greenwich $2,250,000 Sun 1-3 PM
63 Sherwood Place Greenwich $2,250,000 Sun 1-4 PM
37 Crescent Road Riverside $2,295,000 Sun 2-4 PM
25 Heusted Drive Old Greenwich $2,395,000 Sun 1-3 PM
55 Burning Tree Road Greenwich $2,395,000 Sun 1-3 PM
22 Echo Lane Greenwich $2,450,000 Sun 1-3 PM
44 Wesskum Wood Road Riverside $2,475,000 Sun 1-3 PM
17 Winterset Road Greenwich $2,550,000 Sun 2-4 PM
10 Edgewood Drive 3 B Greenwich $2,595,000 Sun 1-3 PM
5 Maher Avenue Greenwich $2,600,000 Sun 1-4 PM
69 Circle Drive Greenwich $2,669,000 Sun 1-3 PM
80 Glenville Road Greenwich $2,850,000 Sun 1-4 PM
75 Dearfield Drive Greenwich $2,875,000 Sun 1-3 PM
11 Palmer Lane Riverside $2,895,000 Sun 1-3 PM
27 Mooreland Road Greenwich $3,195,000 Sun 1-3 PM
100 Brookside Drive Greenwich $3,495,000 Sun 1-3 PM
15 Cottontail Road Cos Cob $3,495,000 Sun 1-3 PM
14 Sherwood Farm Lane Greenwich $3,495,000 Sun 1-4 PM
43 Grahampton Lane Greenwich $3,500,000 Sun 1-4 PM
3 Gisborne Place Old Greenwich $3,849,000 Sun 1-3 PM
30 Brookridge Drive Greenwich $3,900,000 Sun 1-3 PM
12 Ridgebrook Road Greenwich $3,975,000 Sun 12-2 PM
106 Lockwood Road Riverside $3,985,000 Sun 1-4 PM
61 Winding Lane Greenwich $3,995,000 Sun 1-3 PM
1 Ashton Drive Greenwich $4,290,000 Sun 2-4 PM
43 Burning Tree Road Greenwich $4,990,000 Sun 1-3 PM
14 Hycliff Road Greenwich $4,995,000 Sun 1-3 PM
636 Riversville Road Greenwich $4,995,000 Sun 1-3 PM
291 Stanwich Road Greenwich $5,495,000 Sun 1-3 PM
18 Pinecroft Road Greenwich $5,500,000 Sun 1-4 PM
16 Boulder Brook Road Greenwich $5,795,000 Sun 1-3 PM
303 Milbank Avenue Greenwich $5,949,000 Sun 1-4 PM
38 Dairy Road Greenwich $5,999,999 Sun 12-3 PM