Archives for the month of: May, 2014

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…

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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?
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…
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.
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.

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 – $3,295,000
They held out for close to asking price and succeeded….Calhoun has lost some luster, in my opinion…but if you want to be in a little enclave (association) close to town, there aren’t that many in this price range… a little dated in areas – one of the best features, is that it is an over-sized lot and well-sited. It has 5 bedrooms with a nice size master – and beautiful backyard..

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.

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 sell your home in Riverside. Sell in Riverside, and buy in Mid or Back Country…eventually the estate area will have it’s day once again – and you may even be a tad late for mid-country.
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JANUARY 2014 2013 2012
FEBRUARY $2,200,000 $1,162,500 $2,250,000
MARCH $3,850,000 $2,714,810 $3,172,500
  $2,950,000 $1,135,000 $1,105,000
  $3,000,000 $1,670,770 $2,175,833
       
  2011 2010 2009
JANUARY $4,000,000 $1,572,500 $10,000,000
FEBRUARY $600,000 $1,600,000  
MARCH $907,500 $1,400,000 $750,000
  $1,835,833 $1,524,167 $5,375,000
       
JANUARY 2008 2007 2006
FEBRUARY $3,026,500 $1,822,500 $1,623,000
MARCH $1,350,000 $1,617,500 $1,800,000
  $2,875,000 $2,577,500 $1,105,000
  $2,417,167 $2,005,833 $1,509,333
       
JANUARY 2005 2004 2003
FEBRUARY $1,747,500 $1,425,000 $1,035,500
MARCH $2,407,750 $2,450,000 $1,002,500
  $1,305,000 $1,600,000 $1,262,500
  $1,820,083 $1,825,000 $1,100,167
http://www.debhalsey.com  
click on the link to see stats
1999 – to present

Greenwich Single Family Home Stats

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!