Greenwich Residential Real Estate Blog and Analysis: July 31

Shared by Greenwich Real Estate Guy

Dear Greenwich

I typically only feature Greenwich properties. However, I came across the above pictured Southport Harbor country house located at 210 Sasco Hill Road. It has 330’ of direct waterfront, the longest on the harbor and dock. I love the infinity pool that looks out the harbor. In addition to the pool, the house was custom designed and built in green mode around 2000. Beautiful maple floors throughout, with a conservatory, an eat-in kitchen, all with spectacular views. New master bedroom, with renovated his and hers bath with Carrara marble. The lower level is above grade, has a bedroom, full bath, exercise room, spa room, office and access to the main terrace and gardens. My favorite is that you can view exceptional sunsets and sunrises. The listing price is $6.695M.

As many of you know the idea of this blog was to help educate readers on their markets. That can become tough when there are so many different enclaves, neighborhoods, and sections in Greenwich. At lunch with a friend this week they mentioned picking a couple of specific areas to run queries for and discuss. I loved the idea so will be featuring one to two areas each week. Feel free to email me if you would like a specific area featured in the upcoming week. This week we will tackle Old Greenwich Elementary and Riverside Elementary districts.

Old Greenwich Elementary Market

Last year on July 31st there were 48 properties vs. 49. However, last year there were 17 pending deals compared to only 9 this year. In the hot $1M-$2M market there are only currently 4 homes for sale, where last year at this time there were 14. Conversely there are 9 over $6M currently with no pending deals, where at this time last year there were only 5 available with 2 pending deals. At this time last year there were 46 properties sold compared to 43 this year, down 6.5% from last year. The median price has dropped from $2.3M to $1.912M down 16.9%

Riverside Elementary Market

Last year on July 31st there were 37 properties compared to 45 this year. One would think that would make it a more difficult market. However, last year at this time there were 9 pendings currently we have 16 pendings. Also, all 16 pendings under $4M where as last year two of the nine pendings were above $4M. There have been 51 sold properties ytd vs. 41 last year at this date, that is up 24.4% from last year. Also, the median price has gone from $2.25M to $2.3M up 3.4%.

2nd Quarter Analysis

There are currently 676 properties for sale in Greenwich. Last year at this time there were 690 properties. When you look at the charts below you will see that we had an incredible June ending a great 2nd Quarter for the market. With the long winter we had this year, it seems a lot got pushed back and we had 131 closed properties in June. We have had 135 new listings come on in June, so will be interesting to see if this new inventory helps or hurts the market. The single family homes sold grew by 15% in the 2nd quarter over the last year, and the median price grew 9%. To see how much of an impact June had on the market scroll down to the months on average chart below. Please click on the below reports for more specific information. The Q2 report is exceptional and really dives into different sections of the community.

Q2 and June Reports for Markets

Q2 Greater Greenwich Report

Greenwich June Monthly Report

Cos Cob June Monthly Report

Riverside June Monthly Report

Old Greenwich June Monthly Report

I have invested in my own MLS Search for my readers. This will give access to a lot of the listing information I have. Also, if I have already set you up with your personal portal, you will now be able to search your own searches outside of what I set up for you. Feel free to test out and search properties. I feel the best attribute is that you can save your own search and choose to get alerts as new properties come on to the market, properties are sold, or change in price. All specific to your customized search. Hence, you will speed up your learning curve, becoming an expert in the specific market you care about.

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 As you can tell by the above graph. We have had a great two months. May and June really made up for a slower March and April and have pulled us ahead of last year’s numbers. In June 131 properties sold compared to 101 in June of last year.

New Listings

We had 135 new listings in June compared to 124 new listings last year. Thus demonstrating we are more competitive than last year. As we enter typically the slowest time of the year in the next two months I am intrigued to see if we can keep the momentum.

Year to Date Sold

Below is what I said last month. The inventory that hit the market in the lower numbers really help push the market. We had a 50% growth sold in the $500K-$1M market in June where that price range grew from 57 properties sold to 82 in just one month.

“We had a lot of inventory hit the market but it is in the right price ranges. The biggest jump was the $500K to $1M and the $2M-$3M ranges. We also had a great May in regards to closed properties.”

Year to Date Available

Open Houses for August 2nd

Below are the 50 open houses on Sunday. The first is a rental and the rest are for sale. Enjoy your weekend.

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

7 Brookside Park Old Greenwich $5K 12-3 p.m. RE/MAX

37 Mianus View Cos Cob $8.5K 1-4 p.m. BHHS

7 Heusted Drive Old Greenwich $8.5K 1-4 p.m. BHHS

107 Halstead Avenue Greenwich $419K 2-4 p.m. Raveis

10 Windy Knolls Greenwich $539K 1-3 p.m. Coldwell Banker

453 Putnam #4I Cos Cob $546.2K 1-4 p.m. Raveis

7 River Road #305 Cos Cob $625K 12-2 p.m. Douglas Elliman

302 River Run Greenwich $648K 1-4 p.m. BHHS

17 Pilgrim Drive Greenwich $699K 1-3 p.m. Coldwell Banker

7 Brookside Park Old Greenwich $785K 12-3 p.m. RE/MAX

30 Cambridge Drive Greenwich $895K 1-4 p.m. New England Land

14 The Avenue Greenwich $949K 12-3 p.m. Raveis

50 Church Street #8 Greenwich $985K 1-4 p.m. BHHS

84 Cognewaugh Road Cos Cob $1.049M 12-3 p.m. BHHS

19 Nearwater Lane Riverside $1.35M 2-4 p.m. Sotheby’s

41 Leonard Avenue Riverside $1.395M 1-4 p.m. Sotheby’s

153 Lake Avenue Greenwich $1.495M 2-4 p.m. Coldwell Banker

24 Shore Road Old Greenwich $1.595M 2-4 p.m. David Ogilvy

365 Round Hill Road Greenwich $1.695M 1-3 p.m. Davenport

108 Glenville Road Greenwich $1.79M 12:30-2 p.m. DMK Real Estate

18 Halock Drive Greenwich $1.795M 11-1 p.m. Raveis

225 Milbank #A Greenwich $1.825M 1-3 p.m. Houlihan Lawrence

48 Locust Road Greenwich $1.85M 2-4 p.m. David Ogilvy

37 Mianus View Cos Cob $1.895M 1-4 p.m. BHHS

7 Heusted Drive Old Greenwich $1.9M 1-4 p.m. BHHS

69 Mallard Drive Greenwich $1.995M 1-3 p.m. Sotheby’s

10 Park Avenue Old Greenwich $1.999M 2-4 p.m. Coldwell Banker

82 Butternut Hollow Greenwich $2.275M 2-4 p.m. Coldwell Banker

35 Indian Harbor #A Greenwich $2.45M 1-3 p.m. Douglas Elliman

139 North Street Greenwich $2.495M 1-4 p.m. New England Land

33 Pleasant Street Riverside $2.495M 1-4 p.m. BHHS

39 Indian Harbor #B Greenwich $2.6M 1-3 p.m. Douglas Elliman

6 Interlaken Road Greenwich $2.775M 12-2 p.m. Raveis

4 Game Cock Road Greenwich $2.895M 1-3 p.m. Halstead

97 Shore Road Old Greenwich $2.995M 2-4 p.m. Houlihan Lawrence

45 W. Brother Drive Greenwich $2.995M 1-3 p.m. Coldwell Banker

50 Lockwood Drive Old Greenwich $3.495M 1:30-3:30 p.m. Raveis

50 Lockwood (land) Old Greenwich $3.495M 1:30-3:30 p.m. Raveis

98 North Street Greenwich $3.75M 1-4 p.m. Coldwell Banker

70 Sherwood Avenue Greenwich $3.775M 1-4 p.m. Charles Paternina

28 Old Camp Lane Cos Cob $3.795M 2-4 p.m. The Riverside Realty

8 Dearfield Drive Greenwich $3.825M 1-3 p.m. Raveis

31 Owenoke Way Riverside $3.895M 1-3 p.m. BHHS

25 Cutler Road Greenwich $3.95M 2-4 p.m. Coldwell Banker

26 Stillman Lane Greenwich $4.5M 1:30- 4 p.m. Coldwell Banker

390 Lake Avenue Greenwich $4.85M 2-4 p.m.BHHS

851 Lake Avenue Greenwich $4.85M 1-4 p.m. BHHS

303 Milbank Avenue Greenwich $6.4M 1-3 p.m.Coldwell Banker

35 Winding Lane Greenwich $6.995M 12-2 p.m. Coldwell Banker

This post was sponsored by the Greenwich Real Estate Guy.