Archives for the month of: June, 2014

According to the Greenwich Time today:

“BRANFORD, Conn. (AP) — A new reality show is being filmed on one of Connecticut’s tiny Thimble Islands.
WNPR radio reports that A&E is filming a show called “Love Prison” on Beldon Island, one of 300 small islands off the coast of Branford. Beldon Island has just one house on just over an acre of land in Long Island Sound.
Producers of the show say that house will be home to a social experiment involving couples who have an online relationship, but have never before met in person. They will spend a week together on the island.
The network says 10 episodes of the show are set to air beginning in August.
The island is listed for sale, with an asking price of just under $4 million.”

And our British Friends have the real estate story and they boldly claim that it may be where Captain Kid has hidden treasures….

“Buy a Connecticut private island for $4m… find your own treasure! Tiny property in chain where Captain Kidd’s fortune is rumored to be buried goes on sale”

Read more:
Follow us: @MailOnline on Twitter | DailyMail on Facebook

Closed Today

6 HIGHVIEW AVE – OG – $1,353,000
On the market since 2011 – the sellers hung on and on – their number was $1,495,000 – no price reduction – and the market did not meet their demand. Still not so bad considering the days on market.
12 ROCKVIEW DR – GREENWICH – $1,526,000
Literally squeezed between a rock and Lake Ave…this little charmer won someone’s heart and broker another’s in a bidding war – starting at $1,395,000 – it closed substantially higher. It sits just behind 111 Lake which closed at $1.4M just a short while ago...

 Also in a bidding war – this single story 3 bedroom 2.5 bath, 1330 SF home was asking $905,000 and closed 23% higher after 16 days on market.


 Asking $1,195,000 – 10 days on market – the million and under is still closing quickly. Most likely a cash buyer.

96 MEADOW RD – RIVERSIDE – $3,750,000
In Willowmere, this lovely has a new owner – after what is relatively short market time at this price…49 days – starting at $3,950,000 in March. Just over 5000 SF, 6 bedrooms, 4.1 baths, .46 acres – the listing mentioned winter water views – which post Sandy may be construed as positive marketing 🙂
240 RIVERSIDE AVE – $2,892,000
Riverside Ave – often gets the “traffic pushback” – it is a bit of a throughway, and most likely partly responsible for having been on and off the market since 2010. It started at $3,395,000, came back in 2011 at $3,245,000 and close for the odd price as mentioned above. The town’s number for the property is $2.3ish.
245 N MAPLE AVE – $3,990,000
26 BROAD RD – GREENWICH – $5,912,000

Unbelievably, this started it’s long listing journey at $9,250,000 just 4 years ago! The sellers went back with the same realtor a couple of times – and two others before making it happen…

After 2 listing presentations recently, it is STILL so clear, that many home sellers look at Zillow to get their home “Zestimate”, Home Snap, Trulia – but clearly don’t go beyond to research what they can do to present their property to the market…

The first step for every home seller: They must detach themselves from their home, like they no longer own it – they should consider that they’ve already moved on. When it’s time to list, the owner becomes the seller – the buyers now rule, and appealing to the broadest audience will get the most showings. It’s not a  guarantee that it will drive the highest price so you ask: then why do it? Because it will increase the odds. 

If buyers look on the internet and are not even tempted to view the property – that’s a problem. 
This video is one of the most succinct, honest and solution driven presentations that I have seen:
It’s surprising that it took so long to find a buyer for this exceptional property – 839 days to be exact. A 1940’s restored property, sited on 8 beautiful acres, in 4 acre zoning, s adjacent to 30 acres of land trust, it’s a horse enthusiast dream – 3 stall barn, 3 other hunt boxes, a wash barn – it even includes a campsite on the spring fed pond – this classic beauty exudes taste and charm. Currently listed for $4,995,000 – the new buyer should be ecstatic since the sellers bought it for $5,500,000 in 2004.

Not so surprising, since the street is so close to town, which most buyers find attractive, and on a desirable street – a reported offer came in yesterday after 139 days (short as compared with  the average days on market of 276 days for $6.5 – $7M properties)
It is currently listed for $6,750,000. The sellers bought in for $5,650,000 in 2011, and I can’t see that they’ve done major improvements – so they should be happy. It’s beautiful, inside and out…
Not that it’s a contest, but my vote would get 610 Round Hill – on a horse, fishing by the pond, away from the noise, lines of traffic going up North and down Lake – cutting to and from North Maple – pretty soon, we’ll be calling this the loop.
I hosted a broker open house here when I was with the listing firm, in 2013. Price at the time was $3,095,000 down from the original list of $3,295,000. I thought at the time that it should have been $2.7M, and now they most likely will get less than the current list price of $2,695,000. The sellers bought it in 2003 for $1,850,000, and surely spent a fair amount making the master what it is, and renovating top to bottom in 2011 – so hopefully they were happy living there while they did…

The 5 bedroom, 3+ bath, 4100+SF home is really nicely done…and one of my favorite features was that when looking out from the patio, directly off the kitchen, there you are on the golf course…perhaps the photos should have been updated once the summer kicked in…because it is so much prettier with leaves, green grass and flowers…

The listing broker is related to the owner – I wonder if the same analogy can be drawn as when saying that the cobbler’s kids often go barefoot?

8 WATCH TOWER LANE – $1,700,000

Old Greenwich in the Havemeyer area – this lovely home had everything one would want in this price point…totally renovated interior, 4 bedrooms, 3+ baths, fenced yard

16 LICATA TERRACE –  COS COB – $1,350,000
 3 Bedroom/3 bath, 2304 SF home sold in 43 days…
47 MIDWOOD RD – $5,500,000

Only 30 days on market before getting a deal…47 Midwood had been rented a couple of times for respectable amounts – really dated and tired interior – but a coveted location…

54 GLENVILLE RD – $2,260,000

List Price was $2,395,000 – this classic exterior is juxtaposed with a sexy, modern interior…after 203 days on market, this in-town charmer has found a new owner.



In between where it cancelled and last expired in 2013. It is also on for rent @ $6250 – which is a bit agressive…since it was last rented for $5100 after 77 days.

1 STILLVIEW DR – LIST: $1,297,000
If I were the owner, I would insist on new photography. If I were the listing broker, I would have done without being asked, as a thank you for giving me the listing once again…but I guess that I’m a romantic, who actually thinks that a different look may attract a different audience than the one who has denied the asking price for the last 7 years. 
39 LOCKWOOD AVE – OG – CLOSED $3,613,500

NON-MLS transaction – 5 bedroom/5 bath/5000 SF – friends of realtors getting it done without open marketing.

58 PARK AVENUE – OG – $2,300,000
On the market for over a year, starting at $2,875,000, settling down at the present close of $2.3 It was redone, but never expanded – holding to 3850 SF. They added a nanny/guest suite over the garage – total of 5 bedrooms, 4.5 baths. The sellers bought it in 2003 for $1,850,000 – hopefully $450K + having a place to call home for the last 11 years, will soften the blow of not getting their price.



A highly unlikely property for a rocker to own – and we’ll see if his celebrity will be leverage against some of the things that buyers don’t seem to relate to any longer. Low ceilings, vintage homes, and charm – but who knows, celebrity sometimes resonates with a buyer who wants bragging rights – look at Ron Howard’s Conyers Farms estate – rumor has it that it has a deal after just a few weeks. Not that this has equal footing, but everything’s relative.

The property is beautiful but unfortunately, there are no photos of the 22+ acres…nor are there photos of the lighted tennis court, or in ground pool 😦



Some homes just feel right when you walk through the door, and this is one of them…but the market has resisted all of the prices until now – since 2009 when it was first listed at over $5.3 (crazy -especially during the slump) until the latest list price of $2,950,000. There is an app called Homesnap – you take a photo with your phone, and the approximate value pops up – or you can also plug in the address. I used it for this property, and it values it at $2,900,000 – and that’s where I will bet that it closes – we’ll see…
The town has it valued at over $3m  with the 3.5 acres at $2,170,000. It will be interesting to see where it closes.
286 ROUND HILL RD – LIST $2,950,000