Archives for the month of: July, 2014

It’s like throwing spaghetti on the wall – let’s throw this number out and see if it sticks – not a good strategy for pricing real estate… or we’ll put it on the Greenwich MLS because, $3m is middle of the road there. Maybe someone won’t know that the commute to the city is a nightmare – it can take a half hour to get to Greenwich. No matter that it’s close to the Westport border (so were we) – it’s still a 10-15 minute drive/park and an hour on the train – if nothing goes wrong.

I confidently speak to this, because I lived on Chestnut Hill Rd in Wilton for one of the longest years of my life…and we have family and friends there, so we know Wilton.

If this property gets close to asking price, I will gladly eat my words…There is only one other active listing in Wilton between $3.1M and $3.5 – that’s for starters…
278 CHESTNUT HILL ROAD – WILTON – $3,400,000
TOP DOLLAR DEMANDS WALLPAPER REMOVAL
 
Bedspreads are out and white linens give perceived value – even Hampton Inn and Holiday Inn Express has figured this out – roman shades or tailored window treatments rather than SWAGS! French Country just reads “moderate”

The other is on Nod Hill (BELOW), and it is on 6 acres – and it’s lower in price – reduced to $3,399,000 with 461 days on market. It has a horse barn, a legal guess cottage (which is gorgeous) and the landmark has been totally renovated –  it is very special.

430 NOD HILL ROAD – WILTON

The one below was brand new beautiful construction with a 4 car garage – and everything that the market is looking for…white, huge deluxe kitchen, 4 car garage, property etc…it came to market for $3,250,000 and fetched $3,150,000 in January after 102 days on market

384 STURGIS RIDGE RD – WILTON

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Another one goes down today – in contract at least – #48. Greenwich builder, Dennis Conroy, Castlegate Corp.

48 BRAMBLE LANE – ASKING $3,995,000

Bramble Lane is going the way of Hearthstone, Druid among other Riverside lanes, roads and streets….

#38 – ACTIVE ASKING $3,995,000 as well
#43 – ACTIVE ASKING $4,395,000
#26 – CLOSED 2012 – $3,497,419 18 Days on Market
#35 – CLOSED 2013 – $3,325,000 Developed on Spec by architect Lucien Vita and Element + Design Dev.LLC

All good – what used to be $1M – $1.5M are now the price of a lot – and new homes are fetching $3.5M – $4M….movin’ on up!

THE WINNING FORMULA FOR 2014 – WHITE ON WHITE

WHITE ON WHITE, TOUCH OF WOOD AND GRAY

KEEPING IT SIMPLE

THE WHITE KITCHEN RULES

BUILT OUT OT THE SIDES WITH A BIT OF BACKYARD

 
 
1- 3 Dale Dr. is a mulit family – side by side – each with 3 bedrooms – total rent roll is $4350 currenly – showed it to my clients, and they didn’t bite – but someone obviously thought that clearing approximately $1000 a month was worth it – even if they may have had to get flood insurance.
 
 
17 RUSIC VIEW DR – GREENWICH – $2,550,000

85 Days on market – 5 bedrooms, 6+ baths, over 6800SF, 1.18 acres in RA1  – off Stanwich Rd – I think that the sellers got the better deal – but it’s a nice house – and both should be pleased..


24 HICKORY DR – GREENWICH, CT – $955K

The seller bought it for $575K in 2003 and renovated all of it…all in all both side should be please with this as well…

18 Hemlock Dr – Nice location – close to town, and new today – listed for rent $4850. 1.5 acres, 4 bedrooms, 3 + baths, 2 fireplaces, 3529 SF of open, “charming” space…


DID THEY HAVE THE PERSON IN THE PHOTO SIGN A RELEASE?



A REALLY COMPELLING REASON
 TO RENT THIS PROPERTY
🙂



It appears to be a photo of a wall, rather than a room…stand in the opposite corner for a better shot…or maybe they did?

According to the Real Deal – Corcoran is suing for $8.82M in commissions for the 60 Further Lane Sale in East Hampton this Spring…click on the link below…

60 FURTHER LANE – EH – PHOTO BY HAMPTON PIX

 
 

Brokerage claims it was cut out of the transaction by buyer, fund manager Barry Rosenstein

July 24, 2014 08:30AM

 

But, according to an article written in the New York Post at the time of the sale in May, which exceeded the previous record just set in Greenwich for the Copper Beech Property which sold for $120M, there was no reported listing broker, which they wrote about:

Activist investor buys NY mansion for record $147M

“When Gordon died last September at the age of 52, Browne’s relatives immediately looked to sell the property — and didn’t use a broker, to avoid paying commissions.
Top-notch brokers are furious that the deal was done in secret and not on the open market.
“The trustees of the estate, one would think, have a fiduciary responsibility to get the top dollar, which would have happened on an open market,” one broker fumed.
“This was an inside deal. They closed ranks. It was all very hush-hush,” the broker added.”
Since most people are reading e-books, but still have favorites that they cannot part with, colorizing them creates an artful effect that is dramatic and fresh.
Contemporary Family Room by Toronto Photographers Lisa Petrole Photography

8 Colonial Lane in Riverside started @ $3,595,000 in  2009, then $3,195,000 and reduced to $2,795,000. 5641 SF, 6 bedrooms, .3 acres – clapboard siding and asphalt roof.
I find the value shift amazing… Riverside vs Chieftans….take a look:


8 COLONIAL LANE – RIVERSIDE – $2,875,000

21 CHIEFTANS RD – GR
GREENWICH – $2,667,480
 21 Chieftans – $3,795,000 in 2012 and the most recent list $3,275,000. Chieftans definitely offers value in construction…lots of stone, slate roof, moldings…6700SF. AN for $1800 in association fess per year, you don’t have to worry about grounds, septic, and gutter cleaning – and it is within a gated enclave which includes 24 hour security.

32 Amherst Rd – Riverside sold for $600K – list $675 – days on market 19 – most likely a cash buyer for land value

69 Riverdale Ave #602 – sold in a bidding war – list was $799K and sold for $806,791- 89 days. Price it right, and they will bid!

223 Milbank Ave #A – list $1,925,000 sold after 91 days on market for $1,750,000. It expired at this same number in 2009, so sellers and buyers are most likely happy – rare.

16 Grant Ave – Old Greenwich – sellers bought it at the high in 2005 for $3,100,000 and sold it today for something close, but not the $3,495,000 that they had hoped for 359 days ago

12 MEADOWCROFT LANE – $12,875,000

And the Mac Daddy sale of the day is 6 Meadowcroft Lane – $12,875,000 – Although they were hoping for $14,500,000 this time around, it last expired at $13,750,000 in February this year – so getting within 10% is not bad…13,000SF and 8 acres in 2 acre zoning. I believe that this makes it the 9th sale of the year over $10M!

Newly built and sold out of the shoot – the selling price will most likely be higher than the asking price that you see below…almost 5500 SF, 5 bedrooms, 5+ baths, cat 5/6 wiring, surround sound, Porcelanosa tiles, Wheelock Maddick Kitchen, Lutron Radio Ra wireless system – and the location is so beautifully charming

19 FORD LANE IN OLD GREENWICH – $5,850,000
WINDOWS EVERYWHERE – BEAUTIFUL LIGHT
LOTS OF FRENCH DOORS MOST POINTING TO THE VIEW

SIMPLE – FINCTIONAL KITCHEN

477 RIVERSVILLE RD – AGAIN -THIS TIME $5,795,000
23% higher than the last expired listing…here’s the history – and then there’s mystery – dubbed “Serenity” as seen on the plaque which is in the driveway column…the tax record also indicates that Serenity House is the lender on one of the mortgages… When Googled, Serenity House appears to be a franchise for ” addiction recovery” – so as a buyer, I am not sure how this would be appealing…as well as a Villa in Turks and Caicos.

At any rate, the owner is also a builder and owner of Traditional Building and Design in Darien. 

Also found in the tax records was a long list of liens, millions –  with Constantine Gianopoulos as the defendant. He claimed 477 Riversville Rd as his address on a couple of websites – prior to the above history…

Article about Constantine Gianopoulos