Archives for the month of: November, 2013
GIVING THANKS!

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SOLD ACTIVITY 11/27 + DAYS ON MARKET
3 HEARTHSTONE – RIVERSIDE – $3,120,000

New construction – 5 bedrooms just over 5000 SF – it’s a different day in Riverside…

5 MARTINDALE – $2,925,000

Sellers bought this home in 2007 for $3,595,000 and put some money into it – so surely they’re not thrilled…great location and surely the buyers are happy.

43 GLENVILLE ST – $635,000

 It is what it is – split on a  busy street…hence the price

76 WINDING LANE – $10,832,000
Been on the market for a long time – 460 days, starting at $14,950,000 – over 16000SF and 6 bedrooms – 4.55 acres – close to town
2 CARY RD – RIVERSIDE – $410,000
Convenient to the Post Rd 🙂

6 STANWICH LANE – GREENWICH – LIST $1,685,000 – SOLD $1,620,000
600+ days on market (having been listed as high as $2,450,000) – the seller bought this home for $1,400,000 in 2000. It claims to have had an addition at the time, and SF is inconsistent between the 2000 listing and the most recent one…bottom line is that after 13 years, and well maintained, with not seemingly any major improvements – some sellers have not fared this well.

34 PARK AVE – OLD GREENWICH – LIST$1,775,000 – SOLD   $1,712,000 – DOM 14

Someone wanted to live in Old Greenwich, coupled with ultra low inventory from between $1.5 and $1.7 – only 4 at the time of the time of the accepted offer – or it may become a rental property?

40 LINCOLN AVE – CENTRAL GREENWICH – LIST $2,385,000 – SOLD  $2,200,000 – DOM 27
Sellers bought this home in 2007 for $2,350,000 – deceivingly small – it’s only a 3 bedroom home – under 3000SF. But hey, it’s in-town and it has a 2 car garage…important to many young home owners. 

ACCEPTED OFFERS


44 HUNTING RIDGE RD
This was my Broker Open House Pick last week – solid home that flows well – every amenity. Drawback is that it was specifically decorated. It has been on the market since 2006 as it’s present rendition…for as high as $7,925,000 – 6 years and 5 price reductions later…the number that got someone’s attention is $5,295,000

65 CALHOUN DR

Was also listed as a land sale – close to town – last list $3,395,000 – there are only three active listings in Calhoun Association at the moment – one vrey similar to this one at #17 same price, #7 $5,295,000 and 45 Upland Dr – $7,999,000

73 WEAVER ST #18 – GLENVILLE

73 Weaver – #18 – List $1,195,000 – Sold $1,065,000 – DOM – 771- it is what it is

337 NORTH ST – GREENWICH

337 North St – List $4,100,000  – Sold $4,050,000 – DOM – 219 – I hope that the new owners keep their kids and pets indoors, because the driving crazies speed through North St like their hair’s on fire in the morning
514 RIVERSVILLE RD

514 Riversville Rd – List $3,550,000 – Sold – $3,175,000 – DOM 161 – Built in 1989 and renovated in 2008, 5000 SF, 6 bedroom, 5+ bath home is a good value with privacy on 4 beautiful acres
218 VALLEY RD – COS COB

218 Valley Rd – List $1,595,000 – Sold – $1,525,000 – DOM 103 – Still under construction, and with “green” features – foam insulation and technology
9 RIDGEVIEW
9 Ridegview Ave – $2,999,999 – Sold $2,500,000 – DOM 1406 – this was listed as a DIY/do your own due diligence/Buyer Beware – Bank owned…and not finished – lots of days/years on market – it’s one acre in town…if one shares the original vision of the $7,495,000 number that was on the property when it was first listed – there’s enough room for a builder to finish and flip.

There were not many new open houses today, but I missed the first open house for this listing – so here goes…
 

 
 
What I liked about it, is that it flowed well, and thought was given to every convenience. The interior finishes were often a bit “specific”, but it was a nice home for many reasons.
  • It had a great master suite – specifically the closet was outstanding
  • Elevator – since the home lives on 4 levels – this comes in handy
  • Over 11000 SF of space
  • Staff Suite
  • 6 bedrooms
  • 7+ baths
  • Great millwork and flooring
  • Garage is a 4 bay but can hold 6 cars with the lift
  • Generator – may come in hand once in a while 🙂
It was first listed for $6,295,000 and the new reduced price is $5,295,000.
 
 


7 SHADY BROOK LANE – OLD GREENWICH – LIST $1,745,000 – SOLD $1,525,000
   
72 STANWICH RD – GREENWICH – LIST $1,590,000 -SOLD $1,300,000
OK they’re not lookers, but someone got a deal – especially Stanwich. It is 1.32 acres, and the assessed value is $1,372,910! Whoever said that there were no more deals left is eating their words. 

 

Don’t think that you’re wasting someone’s time, when you are in the “just in the looking mode” – this is part of a real estate agent’s job – and if they don’t like it, they should find another profession. This is your time to get to know which agent you will want to use when the time comes to buy your home, and they will act as your guide for the initial process of getting a mortgage commitment and financially ready to make an offer. It’s as much a people business as a commodity business. You have to like and trust the person who can really help you with the process of buying the right property. Be smart.
I am reminded everyday that many consumers still don’t understand how valuable it is, to have a buyer’s agent. They will call about a property asking to speak directly to the listing agent, and often, will just go along and make an offer without an agent representing their interest. It’s a bit nutty to say the least.
My first bit of advice to home buyers, when you’re ready to look at properties, just sign on a one time basis – this could be one property or one day for specific properties – with addresses listed. After all, would you agree to date someone for the next 3 months after one date? This is the best way to “interview” your agent. During this day, ask lots of questions about the area, about each house – milk it!
Where it is legal in Connecticut to have both sides of a transaction represented by the same agent/broker, and everyone is bound legally to provide honesty, confidentiality and fiscal responsibility – does it make sense for the same person to negotiate for your interest while trying to get the most money for their first client – the home seller?


Think of a good buyers agent as your advocate for the quickest and most protective measure to get to your goal of home ownership.
329 RIVERSVILLE RD – GREENWICH – $2,575,000 – 6B/6+BA
It had been on the market for $2,799,000 and then re-introduced for recent list of $2,695,000. With overhead views of the Merritt, this 8700+ SF home sold today – the selling broker finding a buyer from a nether region – and one who obviously is not adverse to noise. Large scale rooms, open space, dark floors and neutrals throughout – all things that seem to get the buyer in today’s market. The sellers must be dancing for joy.
3 LONG MEADOW RD – RIVERSIDE – $2,200,000 – 4B/4BA
Originally listed for $2,495,000, then reduced to $2,275,000 – 3 Long Meadow sold today as well. Half the SF as above – a 6th of the property, but it’s Riverside 2013.

11 MEADOW DR – COS COB – $695,000 – 3B/2BA
Only 27 days on market and a direct sale – the sellers originally asked $749,000 – reduced it to $665,000 – so they also must be thrilled with the outcome.
 
SOLD

1076 LAKE AVE – FINALLY SOLD AFTER OVER 500 DAYS – $2,875,000 – LIST $3,295,000

Great value, 4 acres – nice house, and lots to work with…6800SF +
6 bedrooms and 7+ bathrooms, 5 fireplaces and a pool



9 KNOLL ST – RIVERSIDE – $2,195,000

This gem was bought in 2005 by the sellers for $2,150,000 – nicely updated and maintained throughout the years…it looks as though the sellers were just ready to move on

9 ROBERTA LANE – GREENWICH – $3,050,000

Listed for $3,100,000 it was on the market for only 18 days – the sellers bought it 2010 for $2,850,000 – beautiful, fresh and relevant – just what buyers are looking for today, and what moves properties quickly

 

ACCEPTED OFFERS

1038 LAKE AVE – GREENWICH – AFTER 1656 DAYS – FINALLY…

This property was re-packaged by Pinpat, so it will be intersting to see how it closes…when I first saw this home, every room was decorated with plaid – plaid carpeting, plaid painted floors, plaid uphosltery – it was nearly in every room – so it was very particular – since then it had been renovated – with a much more quiet sensibilty. The current list price is $4,295,000 for over 9000 SF and 4+ acrea – mostly in the front and sides – not much in the back..

64 HOWARD RD –  CLOSE TO THE BORDER OF STAMFORD

Nice flat 4 acres and a 3 stall barn – this 70’s built home has been nicely renovated – neutral and fresh – asking price is $2,550,000 – so someone is getting a nice value for the trade off of not being in central Greenwich…you can’t have horses near the train…