Archives for the month of: February, 2014
52 UTE PLACE – 2 FAMILY ON DEAD END STREET

Finally…52 Ute a 2 family close to Equinox finally sold – it had been going for years. Divorce, foreclosure, restructured…Funny – I showed it when it was $1.250m – the price had been raised from the current list of $1.1m – some strategy. The only way to see the property was to have the owner present – not listing broker accompanied – not KB. My “clients” are from Poland and the owner was Ukrainian. Just after saying a polite hello, everyone picked up on accents, and the Russian started flying. My clients indicated that they were not interested, and ironically I never heard from them again.
 
16 Hurlingame Rd – $11,900,000 – 681 Days

Indoor/Outdoor Pool

In  Conyers Farm – built in 1988 – with several owners since – it’s gone from a high list of $13,995,000 (2011) to the lowest list of  $12,999,00 (2007) to a high close $13,750,000 (2009) to the lowest and most recent close  of $11,900,00 (asking price $12,950,000)
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6 WYCKHAM HILL – $4,390,000


It’s always a challenge to convince a seller that the market is not willing to meet the original purchase price of their property. Commodities and markets are always in flux, and some people just don’t time it right.

This property was purchased for $5M in 2004. They tried to sell it for $5,850,000 in 2010 – obviously trying to capture their costs of renovations (another mistake since everyone’s tastes are different). The price eventually dropped to $3,990,000.

The new listing claims that the “interiors have been re-imagined” – but there are no interior shots available to share with you…

Another way to look at it, is that the seller has lived in the property for 10 years. If he had rented a similar home, the monthly cost conservatively would have been $15K or $180,000 – over 10 years – $1,800,000. He should be happy with $4M.




CLOSE TO TRANSPORTATION – JUST A HOP/SKIP TO THE NORTH ST EXIT


GOOGLE EARTH – JUST TO BACK IT UP
 SOLD!

38 Circle expired last year at $1.9 (fantasy) – the recent history shows original list at $1.795 OCTOBER 2013 and closing fairly yesterday @ $1,570,000 – considering it’s proximity to 95.
38 CIRCLE – PROMINENT FRONT AND CENTER GARAGE

150 CLAPBOARD RIDGE RD – $4,063,000
GOTTA LOVE THOSE SWAGS!


150 Clapboard – sold for about $700K less than asking price – built in 1996 and still sporting those window swags, it sits on 2+ flat acres on a great street. With only 141 days on market – in this price range a bit less time than trend.



Beautiful new listing this week – last sold in 2004 – asking 13% more than the original sold price $5,450,000

17 STILLMAN LANE – GREENWICH – $6,250,000
The competing properties within $6M and $6.3:



20 Langhorne is new construction – it was on broker open house this week. It is in final stages of construction, and the builder told us that it should be completed in approximately 30 days.

Pinecroft was reduced from $7,250,000 t its current price – $6.2 and it’s been on the market for 370 days – 13000 SF total living space with a the lower level has it’s own Equinox and 12 seat theater. I would guess that today’s buyer might prefer a more minimal aesthetic, but that’s easy. The sellers have done the heavy lifting 7 luxury bathrooms, lutron lighting, surround sound and a beautiful kitchen, electrical upgrades, and a beautiful pool.

5 Fox Run – is to be built – showing home starts increasing.

186 Lake – beautiful stone exterior – the interior would have an immediate facelift with cooler neutrals and eliminating the window swags that nobody wants any longer. 

To clarify, Cliffdale Rd. is not just a 2 bedroom property – it is 9.47 acres


We pass this property everyday, so when I noticed that they were washing windows in the dead of winter, this is the conclusion that I drew – and so here we are. Going to see it now during the Broker Open House Tour of the day. 
5 BRYNWOOD LANE – $3,695,000
The pricing has me baffled, since 331 Round Hill Rd sold last year for $1,900,000 – albeit 5 Brynwood has a few more bedrooms but less square footage – and one less acre, and sideways to Round Hill – let me think….anything else? Oh yeah – 331 Round Hill has a beautiful back lot, sits high to the road, and coincidentally also began its journey on the market for around the same price…$3,850,000


331 ROUND HILL RD


 Time and the market will tell…
39 VISTA DRIVE

This beauty and one of a kind setting, is back on the market, surely to attract a buyer.
Having been on previously through a few other firms in town, it is now at in my yard – Coldwell Banker/GFP. 

In 2011, it was listed for $13,999,000 – reduced to $12,999,000. It was then brought back to market for $12,500,000 reduced to $11,900,000. 
FABULOUS


There have been 13 sales north of $9m in the past 12 months…so it’s a sweet spot 🙂

THE SUPER SALE OF THE YEAR



 Lots going on!

18 SHOAL POINT LANE – RIVERSIDE – $5,050,000
Built in 2004, this property was last sold in ’05 for $3,445,000 so sellers must be pleased. The list price was $5,195,000. This property has all the right ingredients for a quick sale: Waterfront that is not in a flood zone – nor affected by recent storms + Move in – modern lifestyle + Riverside – who knew? Anyone thinking of selling their home in Riverside, should strike while the iron’s hot!

29 BEECHCROFT RD – GREENWICH – $6,123,800
After 865 days on market, 29 Beechcroft Rd. has sold. The original list price was $7,400,000. Unimposing, but handsome, I like this home…the room scales are wide and open – giving it a loftlike, modern feel. Nicely built in 2008, it sits on the lake –  close to town.
75 CONNECTICUT AVE – $2,550,000
Just 18 days on market at the new price of $2,999,000 –  75 Connecticut Ave finally has closed. It has been on the market since 2007 for as much as $3,850,000 – rented here and there – once for $10K per month in ’08 and again for $11,500 in 2012 –  amen – the market has spoken…


207 FARMS RD. – STAMFORD – $1,735,000
I usually don’t write about Stamford, but this home has always intrigued me. Someone who, like me, is not concerned with school districts, or being on top of the train and likes peace and quiet, obviously saw a great value. It most likely sold as a second home. To most, it is in no man’s land – on the border of Greenwich. It had been on the market years ago for over $2M (if memory serves me – closer to $3M…)but recent Greenwich MLS history goes back to 2013 for this listing and it indicates the highest list as $1,985,000. It’s quirky – not cookie cutter – with some low ceilings, but really charming…let me take you inside and outside:
KITCHEN – NEW COUNTERS WOULD GO A LONG WAY

LOFT LIVING

ROMANCE

CHARMING POOL SETTING