Archives for the month of: September, 2013

Cos Cob

14 Licata Terrace    $1,139,000 –  2 – 4pm
76 Cat Rock Rd    $3,195,000 2 – 4 pm
62 Valley Rd    $729,000  1 -3 pm
49 Indian Mill Rd    $1,295,000 1- 3pm

Greenwich

1 Douglas Dr    $649,000 1 -4pm Glenville 2 BR charmer
3 Green Lane   $749,000  2 – 4pm Pemberick renovated – cute
70 Riverdale Ave #701   $869,000  2 – 4pm
44 Glenville Rd    $4,450,000  1 – 3pm
129 Havemeyer Place    $1,160,000  1 – 3pm
47 N Stanwich Rd    $2,299,000  1 – 3pm
30 Stag Lane   $1,595,000  1 – 4pm One story living
229 Bedford Rd   $7,495,000  1 – pm  Renovated horse property also for rent $29K

229 Bedford Rd – For sale and rent

11 Angus Lane   $2,195,000  1 – 4pm  Calhoun Assoc
30 Sherwood Ave   $2,850,000  1 – 3pm
16 Greenwich Hills Dr #61   $675,000  2 – 4pm


Old Greenwich

35 Old Kings Highway   $789,000  1 – pm
1465 E.Putnam Ave #625   $369,000  2 –  4pm
20 West end Ave   $4,189,000 2 – 4pm New Construction 
51 Forest Ave #2   $885,000  1 – 3pm
16 Binney Lane  $3,745,000  2 – 4pm New Construction
140 Shore Rd   $1,870,000  2 – 4pm
48 Lockwood Ave   $2,950,000  3 -5pm

Riverside

3 Hearthstone Dr   $3,125,000  1 – 4pm

3 Hearthstone Dr – Riverside – Need I say more?
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47 SACHEM LANE

First listed in April for $1,150,000 sold today after 145 days – pretty close to asking price, and since there’s not much on the market in this range – looks like a win/win. There are currently 12 properties on the MLS between $1M and $1,150,000
  • 59 Dandy – Cos Cob – $1,095,000
  • 29 Valleywood – Cos Cob – $1,099,000
  • 14 Licata Terrace – Cos Cob – $1,139,000 – new this week
  • 7 Edgewood Dr – Greenwich – $1,050,000 – in Town
  • 27 Deep Gorge Rd – Greenwich – $1,088,000 – finally at a realistic price – Glenville
  • 17 Davenport Ave – Greenwich – $1,095,000
  • 169 Lake Ave – Greenwich – $1,100,000 – 3B 2.5 BA – reduced from $1.2
  • 50 Bedford Road – Greenwich – $1,100,000 – 2.5 acres 
  • 3 Game Cock Rd – Greenwich – $1,150,000 – gotta love looking at boats
  • 44 Arcadia Rd – Old Greenwich – $1,150,000 – should be in the 9’s
  • 83 Lancer Rd – Riverside – $1,069,000 – comparable property to Sachem 
  • 40 Lockwood Lane – Riverside – $1.095.000 – close to 95 but reduced from orig. list $1.2
Granted my fashion marketing background with experience styling photo shoots for NY showrooms and internet  businesses makes me particularly critical of some of the listing photography that I see in real estate – but come on! These are current photos of Greenwich listings that are floating out there on the world wide web – I rest my case.
REALLY CUTE HOUSE BUT THE PHOTOGRAPHER/LISTING AGENT COULD PERHAPS HAVE MOVED THE GARBAGE CANS TO THE LEFT…. AND DID THEY HAVE THE MODEL SIGN A RELEASE TO PUBLISH THIS PHOTO?

COULD THE PHOTOGRAPHER/LISTING AGENT HAVE JUST PLACED THESE ITEMS ELSEWHERE FOR THE PHOTO? 

STAGING THE TABLE (WHICH I ALWAYS FIND SO CORNY) BUT WITH A HANGING BASKET? SOLUTION – WHITE NAPKINS AND PLUCK ONE FLOWER AND PLACE IN THE CENTER OF EACH MAT – IF YOU’RE STILL TRYING TO BE A TASTEMAKER…OTHERWISE – LESS IS MORE

WHY BOTHER? BAD EXPOSURE AND COMPOSITION…PLASTIC SHOWER CURTAIN SHOVED IN THE CORNER….THIS IS WHERE A FLASH IS IMPORTANT – OTHERWISE YOU’RE TELLING THE WORLD THAT THERE IS ABSOLUTELY NO LIGHT ENTERING THIS BATHROOM. CURTAIN SHOULD HAVE BEEN PULLED IN OTHER DIRECTION, AND HERE IS THE PLACE TO HANG A TOWEL ON THAT RACK TO CREATE SOME AMBIANCE IN THIS OTHERWISE DISMAL SHOT.

YOU HAVE GOT TO BE KIDDING…..NOT SURE WHAT THIS PHOTO ACCOMPLISHES….IT LOOKS AS THOUGH THE AREA IS DRY TODAY, BUT MAYBE THAT WAS NOT ALWAYS THE CASE…ARE THOSE STAINS ON THE LEFT WALL? THIS WILL NOT HELP THIS LISTING 

This was the treat of the day. There were better views in Riverside, but dollar for dollar and closer to Manhattan, this property is fantastic….Renovation took 18 months to complete – and now it’s time for someone who loves beautiful living to move right in.

LIST – $5,295,000

Features:
CAT 5/6
Generator
Radiant Floors

Tiled Roof – Leaded WIndows – Flat Property and it sits back from the road

WELCOME

Family Living Adjacent to Kitchen

Magnificent working kitchen with a solid piece of mahogany on island – marble counters – and copper  hood

Impeccable appointments throughout the home – color choices are soothing, modern  and welcoming

This is the “sticks and stones” house that I blogged about a couple of months ago….first listed for $2,375,000 then reduced to $2,250,000 – it now has an offer….on the market for 127 days – 4000SF – 4 bedrooms, 3.5 baths – everything done – they should get close to what they anticipated.

That was then in 2006 when it was purchased for $6,400,000

This is now – after over a year on market – and several price cuts since June 2012 – the list price was $12,935,000 to get to the goal.

The owners bought it new in 2007 for $11,200,000 – so surely they’re disappointed with the price…but holding out would most likely not have benefitted them. In the last 12 months, we’ve only seen 4 homes sold between $10M and $12M sold. Currently there are 15 active homes within this price range. So absorption rate calculated over the last 12 months, indicates 45 months supply….and all 4 sales occurred between June and September 2013…so it may be trending more positively. In addition, there was another $15M sale this month – 164 Round Hill Rd – however, when a bird is in the hand…

There is a price for every property – no matter what…in this case – on the Mianus – additional FAR – so who knows?It could be somebody’s chateau or at least a rental. 3 bedrooms, 1 bath and just over 1100 SF – o the market for 253 days
Starting at $475,000 then reduced to $429,000  – it most likely will hover around 4 given the DOM…
6 Lakeside Dr – Riverside – Sold today for $2,353,000
Staring in 2007 at $2,650,000 – so not  bad sale to list ($2,495,000)

This was my favorite among the open houses that I toured today…listed for $23,500,000 it is located on Taconic #429 – on nearly 13 acres of property that the owners had sited and leveled on three flat tiers. It also abuts conservancy, and there are riding trails surrounding the entire area.
The home itself is impeccable – (and so are the stables, which we toured as well), having been built a year and a half ago. There is a beautiful garage apartment for the hands, an indoor facility with artificial sand (dust-free and kind on their joints). It is truly state of the art.
The interior is understated, calming neutral tones and built with the latest materials. It is heated and cooled with geothermal.
Gracious Living

The interior is scaled with large open space – calming neutral tones and beautiful wood everywhere

View from the back of the house – left is where the stables are
This is where we hung out with a few friends 

Indoor Facility with artificial sand – naturally even temperature as it is built on the hill
Another home that I toured today in this price range, $25,000,000 – 218 Clapboard Ridge Rd  – An English Manor set on over 5 acres – over 13000 SF of living – a wine cellar, theater, formal appointments throughout….
218 Clapboard Ridge Rd
Wine
There is a buyer for every property – when looking at these two, it doesn’t begin to add up for me. Hands down, Taconic would get my vote for someone wanting to spend $20M+, but they may not like the idea of a pristine horse property, with a 15 minute commute to town set privately on 13 acres, with a gorgeous swimming pool and easy living.