Greenwich, CT Residential Real Estate Blog and Analysis: September 25th-27th

Dear Greenwich,

I would like to thank the Greenwich Time for featuring my analysis of the Greenwich market in the Real Estate Section of Friday’s paper.

Welcome home to 9 Cottage Place. You’ll love this renovated and updated Colonial just a few blocks from everything Greenwich Avenue has to offer. Beautiful hardwood floors, period architectural details and A+ curb appeal combine with updated kitchen, expansive baths and fabulous storage including a big walk-in master bedroom closet. Entertain in style on a magnificent west-facing porch complete with a loveseat swing. A wonderful condo-alternative with low property taxes. Jill Miller will be hosting an open house here on Sunday from 2-4 p.m. Stop by and say hello.

All of the charts have been updated. We have had a lot of new subscribers as of late. A quick refresher of the blog. Scroll down for charts on the inventory and sold properties for each price range. Also, pay close attention to the months on average chart as it breaks down the overall health of each price point. Below that you will find the open house list for Sunday with clickable links to see the detail on each property. Lastly, I have invested in my own MLS portal for individuals to set up their own custom searches. This way people can follow their specific search by area, school, price point, lot size, s.f. etc. Feel free to search properties and you can even set up to get alerts as properties come on the market or are sold. If you scroll down to the months on average chart and look between the end of July and the September numbers you will see the months on average really grow as the inventory hit the market in anticipation for the Fall Market.
August Reports
Q2 Greater Greenwich Report
Greater Greenwich August Report
Greenwich August Report

Cos Cob August Report
Riverside August Report
Old Greenwich August Report
Please let me know if you would like me to provide customized information or statistics for you based on your criteria.
**The information on the featured property and all statistical information is from the Greenwich MLS.
**All opinions garnered from the statistics are my own
Properties Sold

We have 704 available properties in Greenwich today. We have sold 606 properties year to date. There were 88 properties sold in Greenwich last month which is on target vs the last few years.

New Listings

We had 61 new listings in Greenwich in August, which is also in line with the last few year’s numbers.

Year to Date Sold
Looking at these two graphs as well as the months on average can really guide you on the markets in your price range. As you can see the markets are a lot more competitive under $2M than over. Year to Date Available
In an effort to define the different markets as a good time to buy or sale I believe one needs to look at the months on average it would take to sell through the inventory we have. The first chart is the 2014 inventory vs. sold numbers. The second chart is inventory today vs. sold properties. Price Range1/31/142/28/143/28/144/25/145/16/147/31/1412/31/140-$500K10.26.07.06.15.55.63$500K-$1M9.78.69.08.78.65.23.7$1M-$1.5M5.59.58.910.37.86.44.4$1.5M-$2M814.513.618.417.8116.7$2M-$3M4.79.211.614.314.211.17$3M-$4M1113.111.814.214.510.49$4M-$5M11.98.913.114.422.117.718.4$5M-$7.5M20.732.039.55956.63225.1$7.5M-$10Mn/an/a71.55131.559.521.6$10M+22.427.242.022.733.829.935.2
Price Range2/28/153/30/154/30/155/31/156/30/157/31/159/21/150-$500K4.549.69.65.45.34.1$500K-$1M6.34.27.58.67.46.85.3$1M-$1.5M4.84.565.543.34.5$1.5M-$2M6.978.88.16.55.88$2M-$3M10.18141511.611.611.1$3M-$4M3120.525.525.316.213.124.3$4M-$5M54.326.630.327.317.215.523.6$5M-$7.5M49.130.234.631.723.820.930.2$7.5M-$10M20.43631.336.449.64737.7$10M+41.776.580.586103.1120.878



Open Houses for September 27th Below are the 59 open houses for Sunday. Jill Miller will be hosting an open house at 9 Cottage Place from 2-4p.m.

Street Name-Area-List Price-Time-Listing-Office

16 Manor Road Old Greenwich $7.5K1-4 p.m.BHHS

47 Lafayette #4CGreenwich$478K1-4 p.m.BHHS

124 Putnam ParkGreenwich$479K1-3 p.m.Laurel Properties

119 Spruce StreetGreenwich$575K1-3 p.m.Douglas Elliman

28 Rippowam #BCos Cob$595K1-3 p.m.Raveis

7 River Road #304Cos Cob$629K1-3 p.m.Houlihan Lawrence

36 Silo CircleRiverside$648K1-4 p.m.BHHS

9 COTTAGE PLACEGreenwich$699.9K2-4 p.m.Houlihan Lawrence

106 Putnam ParkGreenwich$785K1-3 p.m.Laurel Properties

5 Randolph PlaceCos Cob$815K12-3 p.m.Douglas Elliman

50 Church Street #2Greenwich$875K1-3 p.m.Coldwell Banker

265 PemberwickGreenwich$925K1-4 p.m.Raveis

172 Field Point #9Greenwich$950K1-3 p.m.BHHS

6 Riverview CourtGreenwich$1.095M1-4 p.m.BHHS

61 Gregory RoadCos Cob$1.155M1-3 p.m.Raveis

15 Stone BrookCos Cob$1.195M12-3 p.m.Weichert

29 Windsor LaneCos Cob$1.195M2-4 p.m.Raveis

26 ValleywoodCos Cob$1.375M1-3 p.m.Coldwell Banker

28 Revere RoadRiverside$1.479M2-4 p.m.Houlihan Lawrence

10 Hilton HeathCos Cob$1.595M1-4 p.m.BHHS

178 Milbank #BGreenwich$1.65M3-5 p.m.Coldwell Banker

365 Round HillGreenwich$1.695M1-3 p.m.Davenport

67 Sumner RoadGreenwich$1.699M1-3 p.m.Coldwell Banker

89 Mallard DriveGreenwich$1.755M1-3 p.m.Houlihan Lawrence

16 Manor RoadOld Greenwich$1.795M1-4 p.m.BHHS

50 Sumner RoadGreenwich$1.795M1-3 p.m.Raveis

7 Stag LaneGreenwich$1.895M1-3 p.m.Houlihan Lawrence

7 Heusted DriveOld Greenwich$1.9M1-4 p.m.BHHS

315 Field PointGreenwich$1.939M1-4 p.m.BHHS

1 White BirchCos Cob$1.945M12:30-2:30Douglas Elliman

2 Boxwood LaneGreenwich$1.995M1-4 p.m.Raveis

24 Nutmeg DriveGreenwich$1.995M1-3 p.m.BHHS

119 Hendrie AvenueRiverside$2.15M2-4 p.m.Coldwell Banker

44 Orchard Place #BGreenwich$2.325M11:30-2:30BHHS

33 Pleasant StreetRiverside$2.349M1-4 p.m.BHHS

24 LondonderryGreenwich$2.395M2-4 p.m.Halstead

101 Lockwood RoadGreenwich$2.45M1-3 p.m.Coldwell Banker

26 Byfield LaneGreenwich$2.495M1-4 p.m.Private Client Realty

6 Elizabeth LaneRiverside$2.575M2-4 p.m.Coldwell Banker

36 Riversville RoadGreenwich$2.695M1-4 p.m.Raveis

6 Interlaken RoadGreenwich$2.695M12-2 p.m.Raveis

77 Sawmill LaneGreenwich$2.8M11:30-2:30Coldwell Banker

43 Harding RoadOld Greenwich$2.895M1-3 p.m.Douglas Elliman

17 Winterset RoadGreenwich$3M1-4 p.m.Raveis

47 Birch LaneGreenwich$3.125M1-3 p.m.Coldwell Banker

294 Round HillGreenwich$3.495M1-3 p.m.Houlihan Lawrence

98 North StreetGreenwich$3.75M1-4 p.m.Coldwell Banker

19 Desiree DriveGreenwich$3.995M1-3 p.m.David Ogilvy

28 Wooddale RoadGreenwich$4.15M2-4 p.m.Halstead

19 Shoal PointRiverside$4.325M10-2 p.m.Coldwell Banker

41 Cliffdale RoadGreenwich$4.499M2-4 p.m.Coldwell Banker

560 Lake AvenueGreenwich$4.5M1-4 p.m.Coldwell Banker