Greenwich Complete Open House List, Interactive Map & Guide — Greenwich RE Inventory Report

29 Open Houses $270K – $6.5MM for Sunday 10/27
We have 29 open houses this week as you can see below. You can see the interactive map here and a static map of the 29 open houses below the OH list. Check out the inventory report below that.
Open House list and map features
For those new to the open house list you can click on any address in the open house list below to get details about each listing and photos. The interactive map has a lot of useful features:
1. The pin are color coded by price.
2. If you know the address you can click on it in the right column and a ballon will pop up at that location. The addresses are grouped by initial number.
3. If you click on pin a balloon will also pop up with the address, time and price of the house
4. In the balloon you can click on the directions link to get directions
5. The ballon also lets you zoom in so you can see the property lines and the house outline
Heads up on new listing – I’m putting a move-in condition 3BR, 2BA house on Chapel Street in Pemberwick on Tuesday for under $600K. It’s priced to move quickly and with only 9 listings and only 4 on the market for less than 100 days it should move pretty quickly. Drop me an email at mark@bhhsne.comif you might be interested.
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
 Greenwich Open House Map for 10/27/13
Thanks toRob Pulitanofor preparing the list of open houses and the interactive map and to Pam Tonerfor the hot links.
GREENWICH REAL ESTATE INVENTORY FOR OCTOBER 2013
John Cooke, my fellow agent here at Berkshire Hathaway, has prepared a very useful inventory report for years. If you want to see what you have a choice of by price range and how it’s changed from last year it’s great.
Take a look at the inventory under $1 million and you can see just how tight the market is. Last year if you were looking to buy a house under that price you had 73 listings to choose from. This year you only have 46 choices and its even worse than that. Ten of these listings have been on for more than 6 months; a sign of a pricing issue given the number of people looking in that price category.
untitled2
From $3 – 8 million dollars inventory is up from last year. Last year we had 196 single family homes listed at the end of September. This year we are up to 220 listings up 12% in a year when over all sales are up. The very top end has been a recent bright spot as we have seen a pick up in the over $8 million market and inventory has shrunk in the top range by 6 units from last year to 65 really nice houses.
The condo market has also been a bright spot with inventory down in every price range and over all inventory down 14% from last year.
It’s a great weekend to see houses so enjoy. 

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 Map.102013

 

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.

 

Sales.SFH.2006-Sept2013FNL.mp.100813

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

Sept.Inv.Sales.Ks.mp.100613

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.

Sept.2013.MoSupply.Ks.MoAnlz.mp.100613

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.

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.

Inventory.93013.GT.mp.100813

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.

 

\

SalesYTD.GT.mp.100813

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

1465 E. Putnam Avenue # 419

Old Greenwich

$339K

1-3 PM

Raveis

79 Harbor Drive

Greenwich

$465K

1-4 PM

BHHS

72 Weaver Street

Greenwich

$588K

2-4 PM

COBA01

98 Riverdale Av Ext.

Greenwich

$625K

1-4 PM

BHHS01

61 Greenwich Hills #61

Greenwich

$675K

2-4:30 PM

Raveis

32 Cliff Avenue #3

Greenwich

$799K

1-3 PM

FF Rlty

24 Caroline Place

Greenwich

$875K

2-4 PM

Ogilvy

40 Ettl Lane

Greenwich

$890K

2-4 PM

Weichert

43 Sinawoy Road

Cos Cob

$899K

2-4 PM

COBA01

43 Sinawoy Road

Cos Cob

$899K

2-4 PM

COBA01

107 Stanwich Road

Greenwich

$950K

2-4 PM

bhhs

15 E Lyon Farm Drive #15

Greenwich

$1.245M

1-4 PM

SOTH01

633 Steamboat Road #1

Greenwich

$1.3M

1-3 PM

COBA02

33 Maple Avenue

Greenwich

$1.375M

2-4 PM

GRFP01

240 Palmer Hill Road

Old Greenwich

$1.375M

2-4 PM

SOTH01

6 Highview Avenue

Old Greenwich

$1.495M

1-3 PM

COBA02

28 Mianus View Terrace

Cos Cob

$1.495M

1-3 PM

Weichert

25 Nearwater Lane

Riverside

$1.515M

1-3 PM

SCPR01

2 Bote Court

Greenwich

$1.595M

2-4 PM

GRFP01

13 Richmond Drive

Old Greenwich

$1.695M

1-3 PM

SCPR01

11 Angus Lane

Greenwich

$1.999M

1-3 PM

Raveis

2 Carriage Road

Greenwich

$2.05M

2-4 PM

COBA01

17 Candlelight Place

Greenwich

$2.295M

1-4 PM

bhhs

299 Palmer Hill Road

Old Greenwich

$2.399M

1-4 PM

Raveis

16 Lakeview Drive

Riverside

$2.595M

1-4 PM

BHHS01

36 Winthrop Drive

Riverside

$2.695M

1-4 PM

Raveis

35 Keofferam Road

Old Greenwich

$2.795M

2-4 PM

SCPR01

119 Doubling Road

Greenwich

$2.795M

1-3 PM

Raveis

10 Deep Gorge Road

Greenwich

$2.85M

2-4 PM

GRFP01

15 Dearfield Lane

Greenwich

$2.995M

1-4 PM

BHHS01

76 Cat Rock Road

Cos Cob

$2.999M

1-4 PM

COBA01

87 Perkins Road

Greenwich

$3M

1-4 PM

BHHS01

3 Hearthstone Drive

Riverside

$3.125M

1-3 PM

SCPR01

72 Shore Road

Old Greenwich

$3.275M

2-4 PM

Raveis

20 Roosevelt Avenue

Old Greenwich

$3.595M

1-4 PM

BHHS01

25 Nawthorne Road

Old Greenwich

$3.599M

1-3 PM

Raveis

122 Clapboard Ridge Road

Greenwich

$3.6M

1-4 PM

BHHS02

150 Pecksland Road

Greenwich

$3.685M

2-4 PM

GRFP01

16 Binney Lane

Old Greenwich

$3.745M

2-4 PM

Raveis

150 Clapboard Ridge Road

Greenwich

$4.295M

2-4 PM

Raveis

585 Round Hill Road

Greenwich

$4.495M

2-4 PM

COBA01

30 Oneida Drive

Greenwich

$4.55M

1-3 PM

COBA01

11 Cove Road

Old Greenwich

$4.9M

2-4 PM

Keleher Grp

26 Glen Avon Drive

Riverside

$4.95M

2-4 PM

Centric Prop

100 Club Road

Riverside

$5.495M

1-4 PM

SOTH01

122 Old Church Road

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.