28 Open Houses in Greenwich, CT on Sunday, 8/25/13

We have 28 open houses this week. A surprising number for the week before Labor Day, but then it is supposed to be a beautiful day for viewing houses.
Address Town Price Time Broker
1535 E Putnam Ave #107 Old Greenwich $244K 1-3 PM Raveis
171 Putnam Park #171 Greenwich $409K 1-4 PM Prudential
98 Valley Road #2 Cos Cob $488.5K 1-3 PM Raveis
51 Forest Ave #35 Old Greenwich $520K 1-4 PM Coldwell Bnkr
201 River Run #201 Greenwich $549K 1-4 PM Raveis
33 Albin Road Stamford $600K 2-4 PM Prudential
265 Bruce Park Avenue Greenwich $649K 1-3 PM Coldwell Bnkr
13 Fletcher Avenue Greenwich $665K 1-3 PM Weichert
38 Wescott Street Riverside $775K 1-4 PM Raveis
32 Cliff Avenue #3 Greenwich $819K 1-3 PM FF Rlty
29 Riverside Lane Riverside $829K 1-3 PM Higgins Grp
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
49 Indian Mill Road Cos Cob $1.295M 1-4 PM Raveis
286 E. Middle Patent Road Greenwich $1.397M 2-4 PM Coldwell Bnkr
41 Leonard Avenue Riverside $1.495M 1-4 PM Prudential
28 Mianus View Terrace Cos Cob $1.549M 1-3 PM Weichert
25 Rustic View Road Greenwich $1.595M 1-4 PM Prudential
15 Linwood Avenue Riverside $1.655M 2-4 PM Weichert
276 Southfield Avenue Stamford $1.725M 1-4 PM Prudential
469 Taconic Road Greenwich $1.895M 2-4 PM Grnwich Fine Prop
2 Carriage Road Greenwich $2.15M 2-4 PM Coldwell Bnkr
11 Angus Lane Greenwich $2.195M 2-4:30 PM Raveis
17 Candlelight Place Greenwich $2.295M 1-4 PM Prudential
15 Palmer Terrace Riverside $2.599M 1-3 PM Raveis
30 Sherwood Avenue Greenwich $2.85M 1-4 PM Prudential
15 Dearfield Lane Greenwich $3.30M 1-4 PM Prudential
30 Oneida Drive Greenwich $4.55M 2-4 PM Coldwell Bnkr

Thanks to Rob Pulitano for preparing the list of open houses and the interactive map and Jared Randall for the hot links.

13 Open Houses in Greenwich for Sunday 8/18/13

Greenwich is wonderful place in August. Half of the town is away and the rest of the town is taking a relaxed pre-Labor Day approach to life  Despite this the real estate business goes on albeit at a reduced rate.Below are all of the Greenwich Open Houses for Sunday.  Thanks to Rob Pulitano for preparing the list of open houses so I can add the links, and Jared Randall  for the hot links..

Address Town Price Time Broker
13 Fletcher Avenue Greenwich $665K 1-3 PM Weichert
53 William Street #A Greenwich $725K 1-4 PM Prudential
7 Dale Drive Greenwich $749K 1-3 PM Prudential
7 Stuart Drive Old Greenwich $790K 1-3 PM Prudential
35 E Lyon Farm Drive #35 Greenwich $1.095M 1-3 PM Coldwell Bnkr
286 E Middle Patent Road Stamford $1.397M 2-4 PM Coldwell Bnkr
41 Leonard Avenue Greenwich $1.495M 1-4 PM Prudential
28 Mianus View Terrace Cos Cob $1.549M 1-4:30 PM Weichert
44 Nicholas Avenue Greenwich $1.592M 2-4 PM Higgins Grp
15 Linwood Avenue Riverside $1.655M 2-4 PM Weichert
68 Lockwood Road Riverside $1.695M 1-4 PM Prudential
469 Taconic Road Greenwich $1.895M 2-4 PM Greenwich Fine Prop
46 Will Merry Lane Greenwich $3.1M 12-3 PM Prudential

Click here for live interactive map.

Open House Map.081813

 

30 Open Houses in Greenwich on Sunday 8/11 – August Sales strong

Greenwich Real Estate Market Report

We already have 34 sales this month and 35 new contracts and accepted offers. The result is that inventory is continuing to shrink as we only have 14 new listings.

The middle of the market from $1 – 4 million is where the action is for sales, contracts and new listings. Below $1 million is only getting tighter as we have no new listings this month, four sales and ten contracts and accepted offers. Above $4 million things are a little better as we four sales and contracts and only 1 new listing. The most promising part of the market are the six sales and two contracts in the $3 – 4 million dollar range.

 

 

Aug 1 -10 Solds Exec. Ks Ac. Off & Cont. New

< $600K

1

0

1

0

$600-$800K

0

0

3

0

$800K-$1M

3

4

2

0

$1-$1.5M

6

5

2

5

$1.5-$2M

5

3

2

4

$2-$3M

12

5

3

2

$3-$4M

6

2

0

2

$4-$5M

0

1

0

1

$5-7.5M

0

1

0

0

$7.5-$10M

1

0

0

0

> $10M

0

1

0

0

TOTAL

34

22

13

14

Inventory

522

Houses

Contracts

112

Sold YTD

413

 

GREENWICH OPEN HOUSE LIST & INTERACTIVE MAP FOR SUNDAY, AUGUST 11, 2013

Below are all of the Greenwich Open Houses for Sunday, August 11, 2013. Thank you to Rob Pulitano for preparing the list and the interactive map of all the open houses and to Jared Randall for doing the hot links for each listing.

 

Address Town Price Time Broker
1465 E Putnam #122 Old Greenwich $449.5K 2-4 PM Coldwell Bnkr
193 Putnam Park #193 Greenwich $450K 2-4 PM Coldwell Bnkr
98 Valley Road #2 Cos Cob $488.5K 1-3 PM Raveis
40 W Elm Street #5C Greenwich $545K 2-4 PM RAVE01
51 Forest Avenue #152 Old Greenwich $558K 1-4 PM Prudential
28 Riversville Road Greenwich $649K 1-3 PM Coldwell Bnkr
13 Fletcher Avenue Greenwich $665K 1-3 PM Weichert
25 Indian Harbor Dr. #4 Greenwich $679.5K 1-3 PM Weichert
53 William Street #A Greenwich $775K 1-4 PM Prudential
197 Sheephill Road #D Riverside $825K 2-4 PM Coldwell Bnkr
22 Georgetowne N Greenwich $895K 1-4 PM EDWA01
35 E Lyon Farm Drive #35 Greenwich $1.095M 1-3 PM Coldwell Bnkr
83 Lancer Road Riverside $1.1M 2-4 PM Coldwell Bnkr
51 Circle Drive Greenwich $1.25M 2-4 PM Coldwell Bnkr
43 Long Meadow Road Riverside $1.285M 1-3 PM Coldwell Bnkr
28 Mianus View Terrace Cos Cob $1.549M 1-5 PM Weichert
44 Nicholas Avenue Greenwich $1.592M 2-4 PM Higgins Grp
15 Linwood Avenue Riverside $1.655M 2-4 PM Weichert
6 Stanwich Lane Greenwich $1.725M 2-4 PM Coldwell Bnkr
5 Darmouth Road Cos Cob $1.995M 1-3 PM Sotheby’s
64 S. Park Avenue Old Greenwich $2.195M 1-4 PM Sotheby’s
184 Shore Road Old Greenwich $2.2M 1-4 PM Coldwell Bnkr
335 Valley Road Cos Cob $2.25M 1-4 PM Raveis
16 Lakeview Drive Riverside $2.595M 1-4 PM Prudential
10 Newton Street Riverside $2.895M 1-4 PM Prudential
240 Riverside Avenue Riverside $3.199M 1-3 PM Coldwell Bnkr
522 North Street Greenwich $3.3M 2-4 PM Coldwell Bnkr
26 Twin Lakes Lane Riverside $3.399M 2-5 PM Raveis
585 Round Hill Road Greenwich $4.495M 2-4 PM Coldwell Bnkr
98 North Street Greenwich $4.85M 2-4 PM Coldwell Bnkr

 

 

 

GREENWICH REAL ESTATE MARKET REPORT FOR JULY 2013

July 2013 a Great Month for Home Sales in Greenwich

July 2013 was the best month for sales in a decade. The Greenwich MLS reported 86 single family home sales in July. We will pick up a few more non-GMLS sales as reports come in so we are likely to break 90 sales for the month. The 86 sales reported so far is 6 more than the final number for July 2012 and is 20 more sales than the average for the prior six years. You have to go all the way back to 2004 to find a stronger July. That year we had 118 home sales in Greenwich and 978 for the entire year, the best ever in Greenwich real estate.

July ’13 R.E. Stats Inventory Contracts July Solds Tot. Solds+Ks YTD Solds  YTD+Ks Mos Supply Mos w/ Ks Mo. Annlzd

< $600K

16

5

4

9

25

30

4.5

4.5

4.0

$600-$800K

20

11

6

17

33

44

4.2

3.9

3.3

$800K-$1M

19

11

11

22

40

51

3.3

3.2

1.7

$1-$1.5M

47

26

10

36

73

99

4.5

4.0

4.7

$1.5-$2M

57

23

17

40

72

95

5.5

5.1

3.4

$2-$3M

95

25

20

45

81

106

8.2

7.6

4.8

$3-$4M

88

9

8

17

28

37

22.0

20.2

11.0

$4-$5M

41

5

4

9

16

21

17.9

16.6

10.3

$5-7.5M

74

4

5

9

19

23

27.3

27.3

14.8

$7.5-$10M

31

1

1

2

4

5

54.3

52.7

31.0

> $10M

35

5

0

5

1

6

245.0

49.6

x

TOTAL

523

125

86

211

392

517

9.3

8.6

6.1

With only two more sales we will have more sales in July 2013 than in June this year, which is very unusual. In the last decade this only happened in July 2009 as we started to bounce back from the bottom of the recession and that month we only had 55 sales. So an improving economy, rising interest rates and house prices are all pushing sales up and pushing them up so fast that the increase is overwhelming the traditional cyclical sales pattern.

Image

High End Shows the Most Improvement, While Under $2MM Gets Even Tighter

The blue bar in the chart shows months of supply for all sales to date in Greenwich by price range. The main change from last month is that the over $3 million dollar ranges are doing better particularly when you look at the July 2013 sales. You can see how high end sales have picked by looking at the light grey bars which shows the annualized sales rate for July 2013.

Sales below $1.5MM continued strong with limited inventory. Buyers in the $800,000 to $1,000,000 price range found the market hyper-competitive with an amazingly small 1.7 months of supply when you annualized July sales. In this price range the 22 sales and contracts in July is actually more than the 19 houses we have in inventory.

Image

The other heartening July news was that the sales rate from $3MM to $10MM was much better in July than we had seen earlier in the year. In fact the only price range that didn’t improve in July 2013 was the over $10MM range where we still only have one sale so far this year. The good news for our highest price range is that we have 5 ultra-high end houses under contract and the ultra-high end inventory has dropped.

The one caveat in this overall upbeat sales report is the drop in the number of pending contracts and accepted offers that we have. With stellar sales in July it’s not surprising actual sales reduced the number of pending sales contracts to only 125.

The red bars in the chart show months of supply based on sales 2013 sales to date plus pending contracts and offers. The red bars are about the same level as the blue actual sales bar so if inventory additions are normal this month, we won’t be seeing months of supply coming down much in August.

 GREENWICH SALES vs. INVENTORY vs. CONTRACTS

This chart shows (1) the actual number of houses sold so far this year, (2) the number of active GMLS listings, (3) July sales and (4) pending contracts. If you look at the purple bar, which show sales by price for year to date, you can see that the large part of our sales are concentrated below $3 million. In fact 350 of the 392 homes sales or 89% are below $3 million, while inventory, the blue bars, is more evenly distributed across all the price ranges.

You can also see from the green bars (July sales), and the red bars (pending contracts and accepted offers), how tough the market has been for sellers over $4 million with just a few sales and pending contracts in these price ranges. A third of our inventory is in the upper end price ranges, while an eighth of our sales have been above $4 million. For buyers this is a golden opportunity to get their dream house.

Image

So if you read this far you should really give me a call at 203-969-7900 so we can discuss your real estate options.

Complete Greenwich Open House List for Sunday August 4th

We have 26 open houses this Sunday, August 4th in Greenwich, Connecticut. Prices range from $409,000 for a co-op in Putnam Park to $4.2 million for a nice house in Old Greenwich.

 

Below are all of the Greenwich Open Houses for this Sunday. You can also see all the locations of these houses on our interactive map. There you can see aerial photos, property borders and get directions to each open house.

 

 

Address

Town

List Price

Time

Broker

171 Putnam Park #171

Greenwich

$409K

1-4 PM

Prudential

2 Cary Road

Riverside

$429K

1-3 PM

Coldwell Bnkr

40 W Elm Street #5C

Greenwich

$545K

1-3 PM

Raveis

88 Southfield Avenue #203

Stamford

$648K

2-4 PM

Prudential

265 Bruce Park Avenue

Greenwich

$649K

1-3 PM

Coldwell Bnkr

25 Indian Harbor Drive #4

Greenwich

$679.5K

1-3 PM

Weichert

15 Lafayette Court #4A

Greenwich

$775K

1-3 PM

Coldwell Bnkr

32 Cliff Avenue #3

Greenwich

$819K

1-3 PM

FF Realty

28 Bonwit Road

Riverside

$899K

1-3 PM

Coldwell Bnkr

35 E Lyon Farm Drive #35

Greenwich

$1.095M

2-4 PM

Coldwell Bnkr

26 Indian Field Road

Greenwich

$1.188M

1-3 PM

Shore & Cntry

21 Mallard Drive

Greenwich

$1.25M

1-3 PM

Coldwell Bnkr

41 Leonard Avenue

Riverside

$1.495M

1-4 PM

Prudential

28 Mianus View Terrace

Cos Cob

$1.549M

1-4 PM

Weichert

15 Linwood Avenue

Riverside

$1.685M

1-4 PM

Weichert

11 Angus Lane

Greenwich

$2.195M

2-4 PM

Raveis

64 Park Avenue

Old Greenwich

$2.195M

3-5 PM

Sotheby’s

35 Keofferam Road

Old Greenwich

$2.795M

1-3 PM

Shore & Cntry

1076 Lake Avenue

Greenwich

$3.295M

1-3 PM

Coldwell Bnkr

36 Brookridge Drive

Greenwich

$3.475M

1-4 PM

Prudential

15 Dearfield Lane

Greenwich

$3.495M

1-4 PM

Prudential

26 Twin Lakes Lane

Riverside

$3.599M

2-5 PM

Raveis

9 Wahneta Road

Old Greenwich

$3.65M

2-4 PM

Shore & Cntry

56 Milbank Avenue #B

Greenwich

$3.995M

2-4 PM

Coldwell Bnkr

7 Binney Lane

Old Greenwich

$4.195M

2-4 PM

Grnwich Fine Prop

 

 

 

Thanks to Rob Pulitano for preparing the list of open houses and the interactive map and to Jared Randall for adding the hot links. .