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Showing posts from May, 2014

Contracts 5/30/2014

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Lots of activity today in the lower end to $2m range: 1 CAROLINE PLACE - LIST: $655,000 - NOT MENTION THAT WHETHER IT'S IN A FLOOD ZONE, BUT IT IS VERY CLOSE TO THE RIVER - CAN YOU SAY - OFF THE BACK DECK...ALBEIT IT SITS UP ON A LITTLE HILL 44 BRUCE PARK AVE - LIST: $1,375,000 - SHOWED THIS TO A CLIENT - HE DIDN'T SEE WHAT I AND OBVIOUSLY SOMEONE ELSE IS SEEING - BUT IT TOOK A WHILE FOR THE VOICE OF REASON TO RESONATE WITH THE SELLER - WHO BOUGHT IT IN 1999 FOR $765,000 AND THOUGHT IN A CRAZY MOMENT THAT IT WAS WORTH $2,395,000 - HENCE THE 8 YEAR LISTING HISTORY 69 HILLCREST PARK - LIST: $2,195,000 - WE'VE COME A LONG WAY BABY - SELLER BOUGHT THIS FOR JUST OVER $1M IN 1998 300 TACONIC - LIST: $1,925,000 - TRIED AND TRIED TO SHOW THIS TO CLIENTS, AND BECAUSE IT LIVES UPSIDE DOWN AND IS AN ANTIQUE - GOT THE BIG TURN DOWN EVERY TIME...GREAT PROPERTY - 2 FLAT ACRES...

54 Cathlow Dr is Back on the Market with 2 separate listings...

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This is a beautiful property - saw it when it was on the first time... I found this "new" listing interesting, because it came back this week with a different broker and being offered with the same house, same 4.39 acres for the same price as when it expired in April this year after 208 days in market - HOWEVER... ... it's also  being offered with 3.72 acres for $16,000,000, which excludes the extra lot and separate 3 bedroom house on an undersized .67 acre lot.  Both properties would have beach and dock rights to Harbor Point. They obviously want to sell the main property first, and will most likely market the other separately afterwards - provided that it would sell the latter way... If you can have the whole enchilada for $18,225,000 and possibly sell the other property - what's wiser? Make a little cash on the 2nd? or mitigate having the shared drive and a property within eye shot of the other?

Closed Today - 57 Hillside Dr - $1,595,000

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57 HILLSIDE DR - $1,595,000 - FINALLY It's been sitting on the market on and off and on and off since 2006 - where the sellers optimistically thought that it could fetch somewhere north of $2M. It rented up and down from $9,500 in 2006 to $7800 in 2010 to $8600 in 2011. It's close to the schools so obviously it's a good rental for moms not wanting to live in their cars . It will be interesting to see whether it is an investor who bought it or an end user...

Continent Contracts 5/27/2014

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6 MEYER PLACE - RIVERSIDE - LIST $1,295,000 With only a few days on market, this little charmer was bought by the sellers in 2008 for $1.1. They will most likely get full price - if not more...after all - it's Riverside. 895 LAKE AVE - NEW CONSTRUCTION - LIST $10,995,000 Before completion last year, this 11,000 sf 7 bedroom Georgian was being offered at $8,950,000 - where it expired with no love.. We'll where it closes...hopefully the perspective buyer will be kicking themselves for not jumping on it at the onset.

New Listing - 14 Golf Club Rd - $7,895,000

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R1 Zoning  situated on 1.75 acres overlooking Greenwich Country Club - 14 Golf Club Rd just hit the market today... Nearly 11,000 SF, 6 bedrooms and everything that one would want, including proximity to town, it seems that it is priced where it should be, as compared with others that either have more or less features/property.

Closed Transactions Today Friday May 15, 2014

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sold today 111 LAKE AVE - $1,400,000 With no powder room on the first floor,  no master bedroom and clutter everywhere - the sellers were convinced that their property was better than others that were selling just under $2m. With other properties, albeit with fewer (although larger) bedrooms, have recently closed under their asking price, a voice of reason must have finally come through to help with understanding the market - or it may have been that since it was a direct sale, half of the commission may have netted an acceptable number. 35 LANGHORNE DR - $1,490,000 I tried like mad to present this to a client as a great opportunity, but the response back was that "it wasn't for them"...frustrating sometimes, when a client not from the area, does not understand the value and potential of certain properties. So you don't like the house, but it was basically a land sale - 4 acres....and rubbing elbows with some pretty hefty price tags. 17 CALHOUN DR - $

Eventually Anything Sells - Price/Market/Motivation

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98 Riverdale Ave Extension, has a contract. It's  been on the market so long, we could have had a time lapse video to show how the cedar shakes have changed color during the life of on market days.... Here we were in 2006 when it was priced at $925,000 2006 Here we are in 2014 with an offer and a list of $625,000 - my preference is to feature the stone wall - and the angle, for this property,  is just better than the one below ... and on a personal level - I like the American flag - call me not PC 2014 This cape built in 1940 and last "renovated" in the 80's - has 1910 SF, 3 bedrooms, 2 full and 1/2 bath, 1 fireplace, .12 acre  - GB zoning will allow for a small business.

Is Riverside Back to Bubble Prices?

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A TIME FOR BUBBLY OR IS RIVERSIDE IN A BUBBLE? 32 WELWYN RD - RIVERSIDE - SOLD YESTERDAY $2,150,000 EVERYTHING IS COMPACT - GALLEY KITCHEN GRAY - PEPPERED WITH BLUE &YELLOW (WHAT A SURPRISE :-))) After seeing this sale of 32 Welwyn Rd. Riverside yesterday, which closed at $2,150,000 - I wanted to look at the numbers historically since 2003 for the 1st quarter to see how we are trending. It's even more dramatic to see data for all months for years prior to 2014, but apples to apples - for comparison, we are looking at the 1st quarter. The sellers bought this property in 2006 for $1,975,000 - and I'm sure that they were fretting when prices were in the hopper. But lookeee here - they came out ahead - hands to the ceiling! The numbers below are median prices. The Blue line is an average of the median prices. There is a bit of an anomaly in 2009 - which was obviously skewed by a $10M sale in January - otherwise, it looks like this is the year to

Hey Greenwich - What's Going On?

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www.debhalsey.com   click on the link to see stats 1999 - to present Greenwich Single Family Home Stats

Open House Tour Favorite - 42 John Street - $7,250,000

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There were not many new listings on today's tour, but I did have a favorite....42 John St. This property is more about the privacy, and it's location on the highest point of Round Hill - with distant views. It is owned by the estate of a daughter of the founder of Howard Johnson's, Dorothy Henry. She was an interior designer, in her own right and it's apparent in the home. Although one might think that there are some "dated" features, the planning, character and quality - are very apparent. It is sited proudly on 8+ acres - and is perfect for someone who is looking for tradition and something special....a summer get-away perhaps...   Perfectly manicured grounds On top of the World Charmingly Civilized The l-o-o-o-n -g drive to home   Kitchen is still relevant - Beautiful Light 7500+ SF and 5 bedrooms, 6 full and 2 half baths, garage apartment (which is beautiful) gazebo and gardener's cottage...an absolute delight!

6 Khakum Dr Sells for $8,899,888

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Strange number - I wonder how many times this was batted back and forth? 6 KHAKUM DR - GREENWICH, CT John and Susan Hess (oil and gas) have done well with some of their real estate transactions, such as their Tribeca loft that they sold in '09 netting a $300K profit.  6 Khakum Dr in Greenwich,  seems to be no exception - albeit not getting their original asking price of $15M (can you say a bit steep?). They bought the property in 1995 for $2,945,000...renovated and added to the property 14 years ago, and sold it for close to the last list of $8,995,000 after 521 days on market, all with the same agent.  Nearly 8200 SF of lavish living space and 3+ acres of lawn and gardens - additional features include a bowling alley, theater, tennis court and pool. This is my favorite part of the property.

Too cute not to share - Nothing to do with Real Estate

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Happy Mother's Day - To Humankind and Furry-Kind   

Ron Howard's Conyers Property - Broker Open House Report - First Class Playground

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I WOULD JUST LOVE TO FIND A BUYER FOR THIS PROPERTY! deb.halsey@cbmoves.com RON HOWARD'S CONYERS ESTATE - listed for $27,500,000 VIEW FROM ABOVE For a 17,000 sf home, it was extremely charming - not cavernous or austere...and one of the sweetest features, was how the upstairs bedrooms seemed to all connect. The kids must have had a blast growing up in this shangri-la! It appeared that there were sweet memories everywhere... THE VIEW FROM MOST ROOMS INDOOR SPORTS BARN OBSERVATORY (APOLLO13 INSPIRED It seemed that there were as many hosting brokers as visiting brokers - they were positioned everywhere...and one of the funniest comments came from a realtor who was positioned at the pool - she believed that the inspiration for the pool came from a movie that Mr. Howard directed, called Cocoon - although she had never heard of it much less seen it. (would have been a bit more compelling if there had been some first hand behind the claim

3 Closed ALL IN WARS

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CLOSED TODAY 38 DUNCAN DR - $910,180 The last closed transaction for this beauty was in 2004 for $1.1 plus/minus and it went into foreclosure - last list was $899,000 so a few back and forths  went into a little war - yikes.... 40 HASSAKE - OLD GREEWICH - $951,000 Another bidding war - list was $899,000 as well - 7 days on market  169 LAKE AVENUE And yet another bidding war - the last list was $998,000 - (original was $1.2) and it closed at $1,012,000

Real Estate is still Local, Vocal with a dash of Yocal

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In an effort to gain an edge, satisfy my curiosity, learn as much as I can about the business, I am constantly going to classes, taking on line courses, and doing the research that it takes to be the best.  Great Website - check (I built it myself) Mobile Presence - check Blog - check (since 2009) Tech skills - double check Creating videos - check Google + Linked in Facebook Twitter Pinterest Yelp (WIP) Sense of urgency - whether listing a property or working with a buyer - double check In today's meeting - it was emphasized, more than once, how important it is to be technologically relevant and superior.  Guess what I CONSTANTLY see - the opposite. NOT SO MUCH With all the new systems in place, we have the ability to list a property WITH PHOTOS immediately, unless of course you must depend on someone to do this for you...in some cases, I sort of get it - but still - do the prep and post everything at once. So 1/3 of today's new listings

$27.5 Million for Opie's Pad

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Cannot wait to see it on Tuesday - just to see whether the home matches the hype - it looks like it will. As a realtor in Greenwich, I've seen some pretty amazing properties, celebrity owned or not... I couldn't find any tax records (not surprising) for Ron Howard's property in Conyers Farm or on the MLS - yet - but according to the WSJ - the property includes 32 acres, a 17,000 SF main house and a 2500 SF guest house. Here's a peek: OFFERED FOR $27,500,000 Just a few of the features includes a sports barn - with a tennis court, half basketball court, an indoor salt water pool, greenhouse, home theater, horse barn/paddocks - and a real menagerie "miniature horses, donkeys, sheep, alpacas, chickens, ducks, five dogs, some 13 rescue cats, fish, a bird named Rover and a big 15-year-old tortoise named Ralph. (Some of the animals may be available for adoption by the new owner.)" Wall Street Journal Article Here are some features that a

2 Buxton Lane - Riverside - Closed today $2,732,500

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2 BUXTON LANE - RIVERSIDE WELCOME The sellers bought this property in 2003 for $1,700,000 and it looks like they updated colors, but the listing does not indicate that there were any major renovations (with one exception of a new remote thermostat) or additions - so my guess is that they should be pleased with the closing price.   It started 200 days ago with a $2,950,000 price tag- which I thought was steep - but then I don't understand the need to live so close to thy neighbor. 5 bedrooms, 5+ baths and less than 5000 SF - and YES - you can move right in and walk to the train...   SPOTLESS KITCHEN