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Showing posts from May, 2018

Mid Country Estate Re-Imagined !

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Public Open House Sunday June 3 From 1 -3PM #6 Perkins Road - Greenwich CT - $4,825,000 Click the Flipbook - Full Listing Link on Last Page

704 Lake Ave Closed Today - 1.250,000

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I showed this a couple of times to end users, which is what the seller was obviously trying to attract.  Today's buyer is spoiled and picky, and this was not going to fly the way that it was presented. Buyers thought that it was too much work, and the way the home is presently sited, sits too close to the road.  The rear yard is beautiful.  Unfortunately, after nearly a year on market, it either sold to an end user for a great price, or to a builder. It's a beautiful lot on the corner of Lake and Simmons. 

It's A Royal Weekend - Own An English Pied A Terre In Central Greenwich - 725K

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FULL LISTING

15 N Crossway Reports a Quick Deal!

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15 N CROSSWAY - OLD GREENWICH - 43 DAYS ON MARKET - LIST 6,995,000 The sellers bought it in 2009 for 6.5M so they must be thrilled with a quick cash deal. Smart on their part to provide an elevation certificate. One less thing to have to guess about or deal with.

Wait What? Who? Why?

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207 Byram Shore Road reports "pending" status today, however, it's reported for the agent who had the listing prior to the current listing agent... The property is owned by Robert Weinstein, brother to the disgraced Harvey. A mystery!

Bidding War in Riverside

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14 Druid Lane - Riverside CT - Closed 2,367,500 With only 11 homes on the market in Riverside, priced between 2.1 and 2.4, it's no wonder that this got a bid within 41 days - list 2,195,000...but 172,500 over list! I wonder how many "not you's" are out there?

Open House Pick of the Day - 11 Mayfair Lane Greenwich - Spectacular!

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Greenwich certainly has it's share of beautiful properties, but this one knocks it out of the park! I said so when it was listed at a much higher price - in 2016. It began it's pricing at 22M in 2016. Today's price: 14,900,000. Built in 1930, this property delights in every way - understated elegance is captured in every space. Quality, taste, function. 13 acres, 12K SF, 7 bedrooms, 9/2 baths, a carriage house - just amazing. There is absolutely nothing was spared in creating and renovating this home. The library on the 1st level The library on the 2nd level Quiet Gracious Spaces Blissful Master Suite The Definition of a Chef's Kitchen Extraordinary Interior Lap Pool Building - Separate from the Main House If this is your budget - just do it!

Too Lazy or Too Cheap - NO EXCUSE!

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10 WINDY KNOLLS There's nothing that screams, "I don't care" than a photo that is out of season, out of focus or just plain sloppy. It's the first showing! There's another broker tour today, which indicates that they don't have a deal.  Located off route 1 close to the NY border, the new buyer would have the option to travel to and from NY via the Port Chester train, or Greenwich.  Presenting a property to the market is more important than ever before. Keeping a listing fresh with consistent. creative marketing projects to the market that the property is compelling and worthy of consideration.

A Couple of Contracts

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414 STANWICH ROAD - GREENWICH - 1,995,000 LIST This has been on for a while, and there were a couple of pushbacks when I showed it...so its doubtful that it will close at full asking price. It's obvious that the additions look like just that - they kept adding & connecting to the right. It is a bit in no man's land so location may not work for some.    19 SUBURBAN AVE - COS COB - 1,575,000 LIST This started at 1,749,000 in February and finally someone has hit the bid at this price. It wouldn't surprise me if it closes just lightly higher.

Market Update

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MARKET UPDATE

Quintessential Old Greenwich 2018

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21 Cove Road Old Greenwich - 2,595,000 Fresh and clean with a beach theme, this home was a delight to tour. It's better in person that what the photos represent, since part of the experience is how fresh this home feels and smells. It has great 50's bones, and the baths are beautiful. The kitchen is well equipped, and the space is accessible to the rear terrance. Transitional in style, it is timeless, which appeals to a broader audience.  21 Cove Road is appropriately positioned in the OG market for similarly sized homes, but 19 Grimes may see the love first. It does have more of a view, with similar flood exposure, albeit the finishes are not quite as elevated as 21 Cove. (to 3000SF) 21 Cove and 19 Grimes have the same FEMA AE High 13 feet & 12 E Point has some areas that are VE high to 15 feet. Shore Road is mixed with some of the property being X and AE to 12 feet. None of the three above have elevation certificates that are available on line, an

Phhhewwww!

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This was a long road for 44 Close Road. Originally designed and built for Tommy Hilfiger, with an aesthetic of the Ralph Lauren Madison Ave store, but never did he move in. Rather the buyer ended up over his skis, owning this along with another property on Lake Ave, with mortgages that far outweighed the value of these properties. 44 Close Road Greenwich - $4.4M List The buyer bought this in 2005 for 9.5M. Now bank owned and with a price tag that seems to have met the market, it reports a deal.

66 Tomac Ave Reports a Contract - List 2,145,000

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It's always tough for a seller to wrap their heads around having paid more for a property than what the current value is...and what we can't see from the outside looking in, is whether they refused offers during the time that the property was on the market.....been there! The sellers of 66 Tomac bought it in 2014 for 2,300,000. They introduced it to market in 2017 for 2,495,000, it was reduced a couple of times before expiring at 2,195,000. The agent who sold the sellers the property in 2014 had the listing for 274 days. Today it reports a contract after 27 days with a list price of 2,145,000 with a new agent, although hardly through genius, and more through price, did they finally find a buyer.   With 59 properties priced between 1.9 and 2.2 in Old Greenwich, my guess is that this home will sell for under $2M. Just a hunch. Supply and demand, EC 101.

Contract on Weaver Street

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128 WEAVER STREET - IN THE GLENVILLE AREA OF GREENWICH Cute antique, but like most of them, it sits close to the road, and a busy one. Sellers paid 1,325,000 in 2013, tried selling it in 2017, and it was withdrawn - most likely around the time that the septic needed to be replaced. Then it was rented, which usually helps to accumulate days on market. I've shown it a few times, and it had to have attracted a buyer who doesn't mind some quirkiness that is associated with a renovated antique. As busy as Weaver St is, this property does enjoy a lovely backyard and loads of charm.

Open House Pick of the Day

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75 Byram Shore Road - 16,950,000 Beautifully built on 2+ acres with a spectacular setting on Byram Shore Road, this home is pretty in pictures, but even better in person. It's a must see for so many reasons. Just shy of 7000SF, 6 bedrooms, 5 baths and 2 fireplaces, amenities include: an elevator that services 3 levels,  a beautiful guest house, and the pool graciously looks out over the water, again with unsurpassed views.. The lower level is huge, completely finished, and of course walks out to the pool...it can be used for play space or an additional bedrooms. From a design perspective, the main rooms were built around the view, and what a view it is. For history buffs, this was an area that was the playground for New York industrialists at the turn of the century. Built in 1892, there is a fabulous boathouse, and apparently there still exists the original rail tracks! The boathouse is amazing, and could possibly be transformed into a party space

$5M - $6M+ Contracts to Report

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29 CALHOUN DRIVE This fairly new construction sold just last year, and rumor had it that the owner was transferred shortly thereafter... The seller bought it for $5.7 on a list of  $5,975,000. This time around, it was listed for $5,875,000 - so we'll see... 7 GREENBRIAR LANE 2 beautiful flat acres off Round Hill Road capture the essence and appeal for this property. Pool, tennis, and beautifully sited away from the road. As the listing indicates, the 8100+ SF home been "exquisitely" renovated, but my guess is that some of the finishes will be replaced. Listed at $6,495,000, we will have to wait to see what the buyers number will be. 91 days on market. 7 WILLOWMERE CIRCLE It's all about location. Willowmere Association in Riverside, 1/2 acre with 450' of frontage. List 6,495,000 reports a contract after only 7 days on market.