Greenwich Open Houses

Sunday, September 28, 2014

The fall real estate market is maintaining its momentum with 47 Open Houses, two rentals from $7,500 per month to $11,500 per month, and 45 homes for sale ranging from $449,000 to $6.795,000.  I’m hosting the first public open house at 505 E. Putnam Avenue from 1 – 4 this Sunday. This 4,000 s.f. classic Victorian sits on 1.68 acres of land in a half acre zone. The house has been extensively renovated with new kitchens and bathrooms and is just around the corner from Greenwich High School. Price is $2.59M.

Please click here for the interactive map. The static map is below followed by my market report.

Thanks to Rob Pulitano for preparing the list of Open Houses and the interactive map and to Pam Toner for the hot links and the Word document attached.

Address	Town	Price	Time	Broker
365 Round Hill Road	Greenwich	$7,500	1-3 PM	Weichert
92 Wesskum Wood Road	Old Greenwich	$11,500	1-3 PM	Sotheby’s
1204 Hope Street  #8	Stamford	$449,000	1-4 PM	Berkshire Hathaway
151 S Water Street	Greenwich	$470,000	11-1 PM	Coldwell Banker
3 Hollow Wood Lane	Greenwich	$499,900	2-4 PM	Raveis
184 Peck Avenue  #4	Greenwich	$535,000	2-4 PM	Coldwell Banker
104 River Run  #104	Greenwich	$549,000	2-4 PM	Berkshire Hathaway
453 E Putnam Avenue  #3b	Cos Cob	$565,000	1-3 PM	Weichert
72 Dulan Drive	Stamford	$699,000	2-4 PM	Berkshire Hathaway
436 Valley Road	Cos Cob	$749,000	1-3 PM	Coldwell Banker
28 Malibu Road	Stamford	$825,000	1-3 PM	Berkshire Hathaway
24 Pleasant Street	Cos Cob	$859,000	1-3 PM	Weichert
2 Gerald Court	Riverside	$869,000	2-4 PM	Coldwell Banker
63 Ethan Allen Lane	Stamford	$875,000	1-3 PM	Berkshire Hathaway
48 Spring Street  #8	Greenwich	$949,000	12-2 PM	Coldwell Banker
7 Sickle Bar Lane	Riverside	$995,000	2-4 PM	Shore and Country
51 Northfield Street	Greenwich	$1,195,000	1-4 PM	Sotheby’s
6 Pintail Lane	Greenwich	$1,315,000	1-4 PM	Berkshire Hathaway
392 Davis Avenue	Greenwich	$1,395,000	1-4 PM	Raveis
30 Sundance Drive	Cos Cob	$1,395,000	2-4 PM	Raveis
52 Benjamin Street	Old Greenwich	$1,399,000	1-4 PM	Berkshire Hathaway
21 Heusted Drive	Old Greenwich	$1,595,000	1-4 PM	Benedict
30 Old Stone Bridge	Cos Cob	$1,595,000	1-4 PM	Berkshire Hathaway
45 William Street  #A	Greenwich	$1,680,000	1-4 PM	Berkshire Hathaway
16 Mackenzie Glen	Greenwich	$1,799,000	1-4 PM	Raveis
32 Hillside Avenue	Stamford	$1,850,000	1-3 PM	Berkshire Hathaway
5 Idar Court	Greenwich	$1,899,000	1-3 PM	The Relocation Grp
244 Stanwich Road	Greenwich	$1,925,000	1-3 PM	Sotheby’s
127 Sound Beach Avenue	Old Greenwich	$1,995,000	1-3 PM	Shore and Country
55 Shore Road	Old Greenwich	$2,195,000	1-3 PM	Weichert
270 Palmer Hill Road	Riverside	$2,250,000	1-4 PM	Raveis
54 Sundance Drive	Cos Cob	$2,299,000	2-4 PM	Raveis
18 Hawkwood Lane	Greenwich	$2,450,000	2-4 PM	Houlihan Lawrence
505 E Putnam Avenue	Greenwich	$2,590,000	1-4 PM	Berkshire Hathaway
420 North Street	Greenwich	$2,795,000	1-3 PM	Sotheby’s
14 Cove Ridge Lane	Old Greenwich	$2,850,000	1-4 PM	Coldwell Banker
106 Patterson Avenue	Greenwich	$2,850,000	1-4 PM	Raveis
265 Valley Road	Cos Cob	$2,995,000	1-4 PM	Higgins Group
50 Indian Head Road	Riverside	$3,199,500	1-3 PM	Coldwell Banker
44 Cedar Cliff Road	Riverside	$3,400,000	1-3 PM	Coldwell Banker
343 Taconic Road	Greenwich	$3,495,000	1-4 PM	Raveis
98 North Street	Greenwich	$3,999,000	12-2 PM	Coldwell Banker
31 Owenoke Way	Riverside	$4,395,000	1-3 PM	Berkshire Hathaway
22 Stillman Lane	Greenwich	$4,990,000	1-3 PM	Weichert
30 Vineyard Lane	Greenwich	$5,100,000	1-3 PM	Coldwell Banker
20 Langhorne Lane	Greenwich	$5,995,000	1:30-3:30 PM	Coldwell Banker
229 Bedford Road	Greenwich	$6,795,000	1-4 PM	Raveis

 

Static Open House Map:

 

 

MARKET REPORT

We have a couple of days left in September and some sales are reported late so our 26 sales so far this month will rise, but it looks like September 2014 may be a little slower than September 2013. We have some good inventory with a total of 594 single family homes on the market and 114 of those house came on this month.

The GMLS has reported 456 single family home sales, but we have about 60 private sales so far this year so this number will be higher once we get in the final numbers from SearchGreenwich.net in the middle of next month.

 

Price	Sept Sale (mtd)	Under Contract
<$1M	5	19
$1 – 2M	10	18
$2 -3M	8	17
$ 3 – 5	2	14
$5 – 10M	1	9
>$10M	1	1
Total	26	78

 

So if you haven’t looked yet in September now is a good time do so. We have some really nice houses (check out my 9 Tomney Road and the aforementioned 505 E. Putnam) and gorgeous weather here at the top of the fall market for a very nice open house weekend.

Greenwich Open Houses

Sunday, September 21, 2014

The fall real estate market is maintaining its momentum with 40 Open Houses, four rentals from $2,500 per month to $13,500 per month, and 36 homes for sale ranging from $350,000 to $5,100,000.  As always, please check the times as they vary.

Please click here for the interactive map. The static map is above

 

If you are out looking at open houses please feel free to stop by my new listing at 9 Tomney Road just off lower Stanwich Road. I call it the perfect house, because it’s what many buyers are looking for; a great 4 BR, 3/2BA house on .42 acres close to town, walking distance to GHS, CMS and GCD and this 2006 house has just been redone and looks brand new.

Thanks to Rob Pulitano for preparing the list of Open Houses and the interactive map and to Pam Toner for the hot links and the Word document.

9-21-14 Open Houses in Greenwich, Ct <<— Click here for the printable Word version of the GreenwichStreets.com Open House List

Address	Town	Price	Time	Broker
64 Glenville Street  #B	Greenwich	$2,500	1-3 PM	Houlihan Lawrence
5 Grove Street	Cos Cob	$4,500	2-4 PM	Coldwell Banker
52 Hunt Terrace	Greenwich	$5,800	12-2 PM	Coldwell Banker
14 Chateau Ridge Road	Greenwich	$13,500	1:30-3:30 PM	Coldwell Banker
1465 E Putnam Avenue  #616	Old Greenwich	$350,000	2-4 PM	Coldwell Banker
1465 E Putnam Avenue  #427	Old Greenwich	$370,000	1-3 PM	Raveis
53 Rodwell Avenue  #A	Greenwich	$494,000	1-3 PM	Keller Williams
20 High Street	Greenwich	$549,000	12-2 PM	Coldwell Banker
165 Pine Street	Greenwich	$575,500	1-3 PM	Weichert
6 Hartford Avenue	Greenwich	$649,500	1-4 PM	Berkshire Hathaway
9 N Georgetown  #9	Greenwich	$825,000	2-4 PM	Coldwell Banker
201 Cat Rock Road	Cos Cob	$1,195,000	1-4 PM	Berkshire Hathaway
285 Bruce Park Ave  #A	Greenwich	$1,195,000	1-3 PM	Weichert
285 Bruce Park Ave  #B	Greenwich	$1,195,000	1-3 PM	Weichert
52 Hunt Terrace	Greenwich	$1,349,000	12-2 PM	Coldwell Banker
51 Glen Road	Greenwich	$1,395,000	1-3 PM	Berkshire Hathaway
392 Davis Avenue	Greenwich	$1,395,000	1-4 PM	Raveis
14 Summit Road	Riverside	$1,595,000	1-4 PM	Sotheby’s
7 Osee Place	Cos Cob	$1,595,000	1-3 PM	Sotheby’s
24 Irvine Road	Old Greenwich	$1,795,000	2-4 PM	Anderson Assoc
32 Hillside Avenue	Stamford	$1,850,000	1-3 PM	Berkshire Hathaway
39 Bowman Drive	Greenwich	$1,890,000	1-4 PM	Raveis
14 Palmer Terrace	Riverside	$1,975,000	1-3 PM	Raveis
12 Ricki Beth Lane	Old Greenwich	$1,995,000	2-4 PM	Sotheby’s
55 Shore Road	Old Greenwich	$2,195,000	1-3 PM	Weichert
39 Skylark Road	Greenwich	$2,200,000	1-3 PM	Houlihan Lawrence
16 Crescent Road	Riverside	$2,295,000	1-4 PM	Coldwell Banker
270 Palmer Hill Road	Old Greenwich	$2,295,000	1-4 PM	Raveis
88 Dingletown Road	Greenwich	$2,395,000	1-4 PM	William Pitt Sotheby’s
420 North Street	Greenwich	$2,795,000	1-3 PM	Sotheby’s
9 Tomney Road	Greenwich	$2,950,000	1-4 PM	Berkshire Hathaway
7 Gisborne Place	Old Greenwich	$2,995,000	2-4 PM	Coldwell Banker
265 Valley Road	Cos Cob	$2,995,000	1-4 PM	Higgins Group
603 Steamboat Road	Greenwich	$3,465,000	1-3 PM	Weichert
98 North Street	Greenwich	$3,999,000	12-2 PM	Coldwell Banker
20 Carpenters Brook Road	Greenwich	$4,100,000	11-3 PM	Coldwell Banker
10 Esther Place	Old Greenwich	$4,295,000	2-4 PM	Shore and Country
31 Owenoke Way	Riverside	$4,395,000	1-4 PM	Berkshire Hathaway
20 Hedgegrow Lane	Greenwich	$4,750,000	1-3 PM	Houlihan Lawrence
30 Vineyard Lane	Greenwich	$5,100,000	1-3 PM	Coldwell Banker

 

 

Static Open House Map:

The market is definitely looking up in the last two months. If you look at the green 2014 line, you can see that we started out with a bang as lots of buyers believed the pundits and thought interest rates were going higher in 2014. Those buyers pulled the trigger in December 2013 and January 2014.

In February, despite the pundits predictions interest rates fell and so did sales as buyers didn’t feel an urgency to buy. From March to June 2014 sales were better than 2012, but not as good as the near record year for sales that we saw in 2013.

A funny thing then happened this July, sales of single family homes exceeded the June 2014 sales. We had 95 July sales compared to 91 June 2014 sales . Normally as you can see from the 8-year average, (the light-grey line) July sales are good, but significantly below June sales. Last year sales were the same in both June and July, this year they were better. I wonder if this is the start of a trend with sales coming later in the year.

August sale continued July’s momentum this year with 84 sales the same as 2014. So far in September we have had 37 single family home sales compared to 48 for the entire month of September 2013. September 2014 sales will almost certainly be better than September 2013, when the deadlocked Congress let the government shutdown and closings were pushed into October.

As of the end of August we have had 500 single family home sales only 14 below last year and well above the 8 year average of 440 sales through the end of August.

Sales Volume

The number of sales is what gets the headlines, but when you look at the total value of home sales in 2014 compared to 2013, this year’s sales volume blows last year away. So far this year we have sold $1.39 billion worth of house in Greenwich up nearly 60% over last year. The major jump in sales from $3 -5 million and over $10 million has led to some good months for town conveyance tax collections.

New listings

In August 2014 we had 56 new listings, so far in the month of September we have had 154 new listing. This is 7 more than we had in the fall market of September 2013. The properties are spread throughout the town and they are spread out across all price ranges.

I’ve contributed my share of new listings with:

• 9 Tomney Road as mentioned above, 4 BR, 3/2 BA on for $2,950,000 and for rent for $13,500/mo
• 8 Howard Road a 4 BR, 2/1 BA house on the Greenwich Stamford border in the NE corner of Greenwich for $895,000
• 28 Hollow Wood 4 lots in an R-6 zone in Pemberwick that allows multi-family units

In addition 505 E. Putnam Avenue has been reduced to $2,599,000 for the fall market and 3 Hillside Road is now $1,799,000, both are near Greenwich High School on oversized lots.

Of the 154 new listings that came on the market this month, six are already under contract and one has already closed. The market is gaining momentum, but is still spotty. Pricing is key for sellers. For buyers this is the weekend to get out and look at open houses. If you are serious about buying a house before the end of the year, this is a good time to give me a call as we have some good inventory to show you.