Address
|
Town
|
Price
|
Time
|
Broker
|
Old Greenwich
|
$270,000
|
2-4 PM
|
Berkshire Hathaway
|
|
Greenwich
|
$409,000
|
1-4 PM
|
Berkshire Hathaway
|
|
Greenwich
|
$490,000
|
2-4 PM
|
Anderson
|
|
Old Greenwich
|
$595,000
|
1-4 PM
|
Re/Max
|
|
Greenwich
|
$729,500
|
2:30-5 PM
|
Berkshire Hathaway
|
|
Cos Cob
|
$799,000
|
1-4 PM
|
Raveis
|
|
Greenwich
|
$799,000
|
1-3 PM
|
Ogilvy
|
|
Greenwich
|
$928,000
|
1-4 PM
|
Berkshire Hathaway
|
|
Greenwich
|
$1,195,000
|
1-4 PM
|
Raveis
|
|
Stamford
|
$1,699,000
|
1-4 PM
|
Berkshire Hathaway
|
|
Greenwich
|
$1,782,900
|
11:30-1:30 PM
|
Weichert
|
|
Greenwich
|
$1,999,999
|
1-3 PM
|
Raveis
|
|
Old Greenwich
|
$2,275,000
|
1-4 PM
|
Berkshire Hathaway
|
|
Greenwich
|
$2,295,000
|
1-4 PM
|
Berkshire Hathaway
|
|
Old Greenwich
|
$2,349,000
|
1-4 PM
|
Weichert
|
|
Greenwich
|
$2,395,000
|
1-3 PM
|
Coldwell Bnkr
|
|
Greenwich
|
$2,395,000
|
1-3 PM
|
Coldwell Bnkr
|
|
Old Greenwich
|
$2,399,000
|
1-4 PM
|
Raveis
|
|
Riverside
|
$2,595,000
|
1-4 PM
|
Berkshire Hathaway
|
|
Greenwich
|
$2,865,000
|
1-4 PM
|
Berkshire Hathaway
|
|
Greenwich
|
$3,000,000
|
1-4 PM
|
Berkshire Hathaway
|
|
Greenwich
|
$3,195,000
|
12-3 PM
|
Pru-Brad Hvolbeck
|
|
Greenwich
|
$3,600,000
|
1-4 PM
|
Berkshire Hathaway
|
|
Old Greenwich
|
$3,995,000
|
2-4 PM
|
Houlihan
|
|
Old Greenwich
|
$4,189,000
|
1-4 PM
|
Higgins Grp
|
|
Greenwich
|
$4,495,000
|
2-4 PM
|
Coldwell Bnkr
|
|
Old Greenwich
|
$4,900,000
|
1-4 PM
|
Berkshire Hathaway
|
|
Greenwich
|
$6,500,000
|
1-4 PM
|
Berkshire Hathaway
|
|
Greenwich
|
$6,500,000
|
1-4 PM
|
Berkshire Hathaway
|
Monthly Archives: October 2013
Huge 73 Open Houses on Sunday 10/20/13
This Sunday on 10/20/13 we have an amazing 73 open houses. If you are interested in houses over $2MM then you’ll have 34 to choose from. Under a one million dollars we have 18 open houses. The foliage is also near its peak so it’s a nice day for drive.
OPEN HOUSE LIST FOR OCTOBER 20, 2013
You can see the interactive map here.
Address | Town | Price | Time | Broker |
1535 E Putnam Ave #107 | Old Greenwich | $ 244,000 | 1-3 PM | Raveis |
52 Lafayette Pl #4B | Greenwich | $ 279,900 | 2-4 PM | Raveis |
3 Putnam Hill #2E | Greenwich | $ 375,000 | 1-3 PM | Raveis |
25 Forest St #7A | Stamford | $ 405,000 | 1-4 PM | Berkshire Hathaway |
171 Putnam Park #171 | Greenwich | $ 409,000 | 1-4 PM | Berkshire Hathaway |
9 River Rd #408 | Cos Cob | $ 439,000 | 1-3 PM | Houlihan Lawrence |
201 River Run #201 | Greenwich | $ 549,000 | 1-4 PM | Raveis |
72 Weaver St | Greenwich | $ 588,000 | 2-4 PM | Coldwell Bnkr |
265 Bruce Park Av | Greenwich | $ 595,000 | 2-4 PM | Coldwell Bnkr |
115 Halstead Av #B | Greenwich | $ 649,000 | 1-3 PM | Raveis |
53 1/2 Locust St 53 | Greenwich | $ 695,000 | 1-3 PM | Coldwell Bnkr |
11 River Rd #122 | Cos Cob | $ 699,000 | 1-3 PM | Houlihan Lawrence |
561 River Rd | Cos Cob | $ 799,000 | 1-4 PM | Raveis |
197 Sheephill Rd #D | Riverside | $ 825,000 | 2-4 PM | Coldwell Bnkr |
24 Caroline Place | Greenwich | $ 875,000 | 1-3 PM | Ogilvie |
40 Ettl Lane #14 | Greenwich | $ 890,000 | 1-3 PM | Weichert |
43 Sinawoy Rd | Cos Cob | $ 899,000 | 2-4 PM | Coldwell Bnkr |
4 Mianus View Ter | Cos Cob | $ 999,000 | 2-4 PM | Sotheby’s |
50 Bedford Rd | Greenwich | $ 1,100,000 | 1-3 PM | Coldwell Bnkr |
6 Heusted Dr | Old Greenwich | $ 1,150,000 | 1-3 PM | Shore & Cntry |
11 Manor Rd | Old Greenwich | $ 1,195,000 | 2-4 PM | Coldwell Bnkr |
30 Caroline Pl | Greenwich | $ 1,195,000 | 1-4 PM | Raveis |
67 Sound Beach Av | Old Greenwich | $ 1,250,000 | 12-3 PM | Coldwell Bnkr |
49 Indian Mill Rd | Cos Cob | $ 1,295,000 | 1-4 PM | Raveis |
11 Steep Hollow Ln | Cos Cob | $ 1,395,000 | 1-4 PM | Coldwell Bnkr |
69 Stanwich Rd | Greenwich | $ 1,399,950 | 12-2 PM | Coldwell Bnkr |
6 Highview Av | Old Greenwich | $ 1,495,000 | 1-3 PM | Coldwell Bnkr |
236 Bedford Rd | Greenwich | $ 1,595,000 | 1-4 PM | Berkshire Hathaway |
111 Lake Av | Greenwich | $ 1,595,000 | 2-4 PM | Houlihan Lawrence |
68 Lockwood Rd | Riverside | $ 1,695,000 | 1-4 PM | Berkshire Hathaway |
70 Bedford Rd | Greenwich | $ 1,695,000 | 1-3 PM | Coldwell Bnkr |
276 Southfield Ave | Stamford | $ 1,725,000 | 1-4 PM | Berkshire Hathaway |
2 Buxton Ln | Riverside | $ 1,795,000 | 12-3 PM | New England Land |
14 Perryridge Rd | Greenwich | $ 1,895,000 | 1-3 PM | Shore & Cntry |
2 Carriage Rd | Greenwich | $ 1,925,000 | 2-4 PM | Coldwell Bnkr |
300 Taconic Rd | Greenwich | $ 1,925,000 | 2-4 PM | Sotheby’s |
5 Dartmouth Rd | Cos Cob | $ 1,995,000 | 2-4 PM | Sotheby’s |
11 Angus Ln | Greenwich | $ 1,999,999 | 2-4 PM | Raveis |
13 St. Claire Ave | Old Greenwich | $ 2,000,000 | 2-4 PM | Sotheby’s |
88 Birch Ln | Greenwich | $ 2,050,000 | 2-4 PM | Sotheby’s |
27 Stepping Stone Ln | Greenwich | $ 2,250,000 | 1-3 PM | Raveis |
145 Shore Rd (Rear) | Old Greenwich | $ 2,295,000 | 2-4 PM | Raveis |
55 Shore Rd | Old Greenwich | $ 2,349,000 | 1-4 PM | Weichert |
83 Burning Tree Rd | Greenwich | $ 2,450,000 | 1-4 PM | Coldwell Bnkr |
83 Burning Tree Rd | Greenwich | $ 2,450,000 | 1-4 PM | Coldwell Bnkr |
15 Baldwin Farms So | Greenwich | $ 2,495,000 | 1-3:30 PM | Raveis |
36 Winthrop Dr | Riverside | $ 2,495,000 | 1-4 PM | Raveis |
17 Hawkwood Ln | Greenwich | $ 2,590,000 | 11:30-1:30 PM | Coldwell Bnkr |
15 Palmer Ter | Riverside | $ 2,599,000 | 1-3 PM | Raveis |
18 St Claire Av | Old Greenwich | $ 2,695,000 | 1-4 PM | Berkshire Hathaway |
10 Gaston Farm Rd | Greenwich | $ 2,775,000 | 2-4 PM | Houlihan Lawrence |
30 Sherwood Av | Greenwich | $ 2,850,000 | 1-3 PM | Berkshire Hathaway |
317 Stanwich Rd | Greenwich | $ 2,895,000 | 2-4 PM | Coldwell Bnkr |
6 Interlaken Rd | Greenwich | $ 2,995,000 | 1-3 PM | Raveis |
1333 King St | Greenwich | $ 3,100,000 | 1-3 PM | Sotheby’s |
240 Riverside Av | Riverside | $ 3,149,000 | 2-4 PM | Coldwell Bnkr |
54 Dingletown Rd | Greenwich | $ 3,225,000 | 2-4 PM | Sotheby’s |
72 Shore Rd | Old Greenwich | $ 3,275,000 | 2-4 PM | Raveis |
522 North St | Greenwich | $ 3,300,000 | 2-4 PM | Coldwell Bnkr |
3 Cherry Blossom Ln | Greenwich | $ 3,350,000 | 11-1 PM | Coldwell Bnkr |
10 Ledge Rd | Old Greenwich | $ 3,450,000 | 2-4 PM | Berkshire Hathaway |
43 Sterling Rd | Greenwich | $ 3,495,000 | 2-4 PM | Sotheby’s |
5 Sylvan Ln | Old Greenwich | $ 3,500,000 | 1-4 PM | Raveis |
16 Binney Ln | Old Greenwich | $ 3,745,000 | 2-4 PM | Raveis |
7 Hearthstone Dr | Riverside | $ 3,795,000 | 2-4 PM | Coldwell Bnkr |
33 Ballwood Rd | Old Greenwich | $ 3,895,000 | 1-3 PM | Houlihan Lawrence |
7 Binney Ln | Old Greenwich | $ 3,995,000 | 1-3 PM | Houlihan Lawrence |
10 Spring House Rd | Greenwich | $ 4,250,000 | 2-4 PM | Coldwell Bnkr |
150 Clapboard Ridge Rd | Greenwich | $ 4,295,000 | 2-4 PM | Raveis |
12 Baldwin Farms So | Greenwich | $ 5,295,000 | 1-3:30 PM | Raveis |
434 Round Hill Rd | Greenwich | $ 5,795,000 | 1-3 PM | Raveis |
122 Old Church Rd | Greenwich | $ 7,495,000 | 11-1 PM | Coldwell Bnkr |
516 Round Hill Rd | Greenwich | $ 7,775,000 | 1-3 PM | Houlihan Lawrence |
Thanks to Rob Pulitano for preparing the list of open houses in airport in Dallas while between planes and the interactive map and to Pam Toner for the hot links.
Greenwich Real Estate Statistics October 2013
The Congressional debacle has made for a strange real estate market. The Greenwich real estate market had been doing well. July and August were stellar months for sales as you can see from the chart (blue line for 2013) then sales fell off drastically in September to 49 houses sold from 57 house in September 2012. In reality the situation was even worse than the chart shows for the public market.
Fourteen of the 49 sales in September or 29% were private sales that weren’t listed leaving only 34 sales on the GMLS. Usually we see a handful of sales each month as private transactions. The last time we saw such a large number of private transactions was in December of 2012 when lots of people sold off real estate to avoid the January 2013 increase in the capital gains tax.
The $3 – 4 Market in Greenwich, CT
Supply
In all of Greenwich there are 523 total listings. Of this number 238 houses are priced from $2 – 5 million as of the end of the beginning of October. Of 238 listing, 93 houses are priced between $3 and $4 million, our second biggest price range. In the $3 – 4 million price range in Greenwich proper we have 65 listings and 42 of those properties are in mid-country nearly half are in mid-country. Bottom line we have a good supply of very nice houses in this price range.
Demand
Months of Supply
Since the beginning of the 2013 to the end of September, 497 single family homes have sold in all of Greenwich. Between $3 and $4 million 35 homes have sold and of those 20 homes are in mid-country Greenwich. We also have 8 pending contracts or accepted offers as of the beginning of October.
This chart shows months of supply of single family homes in Greenwich by price range as of the end of September. Up to $2 million dollars the market is very active and is a seller market. The $2 – 3 million price range is a transition range. In the price range from $3 – 7.5 million we have an average of 2 years of supply. This market had been slowly getting better through August, but sales slowed in September due to increasing problems in the U.S. Congress.
Also the market in this price range is better than this snapshot shows. The upper range has been getting better particularly in July and August then inventory jumped as over 100 new listings came on with the fall market. With uncertainty in Congress buyers took a wait and see approach. The red bars which include contracts as well as sales YTD indicate that sales should hold up over the next couple of months as these contracts close.
Raw Numbers
The chart below highlights the absolute number of houses listed and YTD sales. Sales for the $3 – 4 million are better than the higher price ranges, but still not at pre-recession levels.
October Real Estate Update
So far in October we have had 29 homes sales. The large majority of house sales, 23 houses, have been below $3MM. We have seen the very high end bouncing back as we have had an additional sale over $10MM with 135 Taconic selling for $14MM. We also have had 3 houses sell between $5 and 7.5MM. Of the 94 listings we have between $3 and 4MM we have had only 1 sale so far this month.
GT Article – Greenwich’s market above $10 million sees September surge
The Greenwich Time has a good article about how the over $10 million market took a sudden uptick in September. I get quoted briefly at the end.
3rd Quarter Report Greenwich RE Report – 11 Open Houses Columbus Day in Greenwich
GREENWICH REAL ESTATE THIRD QUARTER MARKET REPORT
Two Good Months and a Bad Congress
July and August 2013 were stellar months for the sale of single family homes in Greenwich. In July we had 98 homes sales which is pre-recession sales activity. The really amazing thing about the July sales level is that it was same as June 2013, which never happens. June is almost always the month that leads the year for most home sales so to see the same level in July shows an accelerating market.
The market acceleration continued in August when we had 84 sales up 20% from August 2012’s 70 sales. We looked to be on track for the best post-recession year of all and then came Congressional gridlock and news stories of a government shutdown.
\
Congressional Gridlock Kills September Sales
Nothing is worse for high end sales than economic uncertainty and we saw that in September 2013. Last September 57 homes were sold in Greenwich, this September we only have 34 sales reported by the Greenwich MLS. We will pick up a few more private sales when the final numbers are reported by the Town Clerk, but we are still going to be down around a third from last September.
The under $1.5 million are driven by expanding families and a desire to get out of NYC apartments and were not affected in September. The big hit in September sales was the over $3 million where deals are more often done for cash and many people already have a very nice place and can put off pulling the trigger. In September out of 241 listings we only had one sale between $3 and $10MM.
NYC Mayoral Candidate de Blasio Helping Greenwich Sales Particularly at the Top
The Greenwich market under $1.5 million has been hot all year and under $1 million it’s been combat buying (see article below about how to be the winning buyer in a hot market). As the year went on sales momentum climbed up the price range, but our market over $10 million stayed moribund with one sale prior to August. In September all of that changed as we had 4 houses over $10 million sell. Now some of this pick up in high-end activity was simply contracts that had accumulated over the course of the year finally closing, but we saw two listings over $10 million get accepted offers in 3 days in September.
With 12 years of Mayor Bloomberg coming to an end, upper income NYC residents are very concerned about candidate Bill de Blasio’s stated intention to raise their already high taxes. Greenwich is looking even better and it’s not just at the very top. Buyers even in the under $2 million dollar range are citing the change of administration as a reason to look in Greenwich.
Interest rates are down, families keep expanding sales and Greenwich is Greenwich; so the market under $2 million will stay busy. Over this price the U.S. Congress needs to stop playing politics and get back to work helping, not hurting the economy. If Congress gets their act together Greenwich sales are likely to get a double political boost from Washington and New York City.
October Update
The September trends continued in October. So far in October we have had 19 sales of single family homes. Of these 15 are under $3MM and three are between $3MM and $10MM, which is already triple the number of sales in that price range that we had in September. We do have 11 pending contracts and offers in this price range, but even so we still have 241 houses between $3 and $10 million. We also have another sale over $10MM with 135 Taconic selling for $14MM after 475 days on the market so the ultra-high end is continuing to perk up.
GREENWICHSTREETS.COM OPEN HOUSE LIST FOR SUNDAY OCTOBER 13, 2013
You can see a the live interactive map of all open houses
here and the copy below.
Address | Town | List Price |
Time |
Broker |
7 Mead Avenue | Cos Cob |
$2,650 |
1-3 PM |
Shore & Cntry |
11 Edgewood Drive | Greenwich |
$5,500 |
1-3 PM |
Weichert |
1535 E. Putnam Ave #107 | Old Greenwich |
$244,000 |
1-3 PM |
Raveis |
16 Beach View Drive | Stamford |
$749,000 |
1-4 PM |
Berkshire Hathaway |
32 Cliff Avenue #3 | Greenwich |
$799,000 |
1-3 PM |
FF Rlty |
24 Caroline Place | Greenwich |
$839,000 |
2-4 PM |
Ogilvy |
17 Candlelight Place | Greenwich |
$2,295,000 |
1-4 PM |
Berkshire Hathaway |
10 Ledge Road | Old Greenwich |
$3,450,000 |
1-4 PM |
Berkshire Hathaway |
7 Hearthstone Drive | Riverside |
$3,795,000 |
1-4 PM |
Coldwell Bnkr |
19 Desiree Drive | Greenwich |
$4,195,000 |
2-4 PM |
Ogilvy |
10 Spring House Road | Greenwich |
$4,250,000 |
2-4 PM |
Coldwell Bnkr |
Thanks to Rob Pulitano for preparing the list of open houses and the interactive map and Jared Randall for the hot links.
46 Open Houses in Greenwich from $339K to $7.5MM
We have 46 open houses this week. Leaves are changing in the backcountry and it should be a beautiful day to see some beautiful houses.
You can see a the interactive map of all open houses here.
Address |
Town |
List Price |
Time |
Broker |
Old Greenwich |
$339K |
1-3 PM |
Raveis |
|
Greenwich |
$465K |
1-4 PM |
BHHS |
|
Greenwich |
$588K |
2-4 PM |
COBA01 |
|
Greenwich |
$625K |
1-4 PM |
BHHS01 |
|
Greenwich |
$675K |
2-4:30 PM |
Raveis |
|
Greenwich |
$799K |
1-3 PM |
FF Rlty |
|
Greenwich |
$875K |
2-4 PM |
Ogilvy |
|
Greenwich |
$890K |
2-4 PM |
Weichert |
|
Cos Cob |
$899K |
2-4 PM |
COBA01 |
|
Cos Cob |
$899K |
2-4 PM |
COBA01 |
|
Greenwich |
$950K |
2-4 PM |
bhhs |
|
Greenwich |
$1.245M |
1-4 PM |
SOTH01 |
|
Greenwich |
$1.3M |
1-3 PM |
COBA02 |
|
Greenwich |
$1.375M |
2-4 PM |
GRFP01 |
|
Old Greenwich |
$1.375M |
2-4 PM |
SOTH01 |
|
Old Greenwich |
$1.495M |
1-3 PM |
COBA02 |
|
Cos Cob |
$1.495M |
1-3 PM |
Weichert |
|
Riverside |
$1.515M |
1-3 PM |
SCPR01 |
|
Greenwich |
$1.595M |
2-4 PM |
GRFP01 |
|
Old Greenwich |
$1.695M |
1-3 PM |
SCPR01 |
|
Greenwich |
$1.999M |
1-3 PM |
Raveis |
|
Greenwich |
$2.05M |
2-4 PM |
COBA01 |
|
Greenwich |
$2.295M |
1-4 PM |
bhhs |
|
Old Greenwich |
$2.399M |
1-4 PM |
Raveis |
|
Riverside |
$2.595M |
1-4 PM |
BHHS01 |
|
Riverside |
$2.695M |
1-4 PM |
Raveis |
|
Old Greenwich |
$2.795M |
2-4 PM |
SCPR01 |
|
Greenwich |
$2.795M |
1-3 PM |
Raveis |
|
Greenwich |
$2.85M |
2-4 PM |
GRFP01 |
|
Greenwich |
$2.995M |
1-4 PM |
BHHS01 |
|
Cos Cob |
$2.999M |
1-4 PM |
COBA01 |
|
Greenwich |
$3M |
1-4 PM |
BHHS01 |
|
Riverside |
$3.125M |
1-3 PM |
SCPR01 |
|
Old Greenwich |
$3.275M |
2-4 PM |
Raveis |
|
Old Greenwich |
$3.595M |
1-4 PM |
BHHS01 |
|
Old Greenwich |
$3.599M |
1-3 PM |
Raveis |
|
Greenwich |
$3.6M |
1-4 PM |
BHHS02 |
|
Greenwich |
$3.685M |
2-4 PM |
GRFP01 |
|
Old Greenwich |
$3.745M |
2-4 PM |
Raveis |
|
Greenwich |
$4.295M |
2-4 PM |
Raveis |
|
Greenwich |
$4.495M |
2-4 PM |
COBA01 |
|
Greenwich |
$4.55M |
1-3 PM |
COBA01 |
|
Old Greenwich |
$4.9M |
2-4 PM |
Keleher Grp |
|
Riverside |
$4.95M |
2-4 PM |
Centric Prop |
|
Riverside |
$5.495M |
1-4 PM |
SOTH01 |
|
Greenwich |
$7.495M |
1-3 PM |
COBA01 |
Thanks to Rob Pulitano for preparing the list of open houses and the interactive map and Jared Randall for the hot links.