Archives for the month of: July, 2015

…because William Raveis and Ward Davol got it done! On the market since 2006, this classic estate home has found LOVE!

255 ROUND HILL ROAD – SOLD TODAY – $4,475,000

It’s tucked away from  Round Hill Rd, so it’s very private. 3 acres in RA2 – it has 8 bedrooms and 6 full baths, a pool and beautiful landscaped lot.

$4.5 for an older property that needs quite a bit of updating, is a very solid price. The seller should be pleased. At the height of the market in 2006, when it first listed with another firm, the larger price tag didn’t get offers, but it did accumulate days on market.

Bravo!

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10 Pilot Rock Lane in Riverside is an amazing home. Beautiful construction – solid as a rock. Bells and whistles, and beyond that, I loved that the rooms had different personalities, but still maintained a contiguous flow.
The photos do not do this property justice…if you are a buyer in this price range, it is a must see!

TO SEE THE FULL LISTING CLICK HERE

SPA TO INFINITY POOL

At this waterfront property, you can play, play and play. Spa, Swim, Golf, Beach, Boat outdoors and indoors, play pool, watch movies, work out and relax.  Association 1/4 mile crescent beach to Elias Point marina, deep water moorings and pier!
This is the most beautiful aquarium located in the living room. It has a salt water feed – crystal clear. The fish are amazing and plants are amazing – and it’s included in the purchase…
The price: $14,500,000. The sellers paid $6M in 2004 for a beautiful acre and custom built this gorgeous home in 2008. It’s a great value with a priceless lifestyle.

BEFORE
150 PEMBERWICK ROAD CLOSED @ $470K IN MARCH

AFTER – NOW LISTED AT $1,288,000
KITCHEN
 I’m never a fan of a cook top on an island especially with no exhaust fan
KITCHEN LEVEL WITH STAIRS TO LIVING AND DINING
LIVING AND DINING LOOKING UP TO THE KITCHEN

3 Bedrooms…all en suite baths and 2800+ SF since the lower level walks out to the river. Nothing is mentioned about the flood zone in the listing, so not sure if flood insurance would be required, but I would suspect that it is, if the buyer needs a mortgage.

There are quirks as with any antique home, many have been retrofitted to fit the current owner’s use or vision.
293 RIVERSVILLE ROAD – $2,995,000 CLICK TO SEE THE FULL LISTING
It’s improved and repaired since it last expired at $2,795,000 in 2014 (originally listed for the same $ as the current listing) – the seller has done quite a bit since:
Newly painted the exterior, cleaned out and painted some of the interior, refinished the driveway, repaired the pool and emptied and repaired the garage/barn.
If my memory serves me correctly, the property’s entrance and driveway was re-positioned from 291 Riversville Rd to it’s current location at 293. The entrance as it appears above is beautiful from the outside, but the ceiling is low and doesn’t welcome you with an open feeling as you enter. It improved the flow to the kitchen, otherwise you would have to travel down a small flight of stairs from the original entrance to get to it.
The way that I see it, is that today’s buyer will want to raise the ceiling in the entrance, and the roof in places (if even possible) and connect the barn. That’s probably $500K so the end result would be a selling price of $2.5M – $2.6M. 
Back to square one, but at least a buyer wouldn’t have to repair AND renovate, but the seller may not come out whole.

229 BEDFORD ROAD – SOLD $6,483,241
Not surprising from the value, it’s an awesome house, 12K SF on 4.69 acres, gorgeous pool, lots of extras…..but that it got into a bidding war after over 600 days on market. When the moved out of the country, they rented it for $23K on an asking price of $30K. Then tried again for $29 and got nothing…
The in June 2013, it went on the market for $7,495,000 – the price dropped many times all the way down to $5,995,000, which is when it got a deal in May of this year.

Great news for back country values…

887 LAKE AVENUE – SNOW WHITE SOLD FOR $3.8M – LIST $3,495,000

This property went on the market in February this year and got a deal in April…5672 SF of white boxes and so so interior – I don’t get it, but a couple of other people obviously liked it….

TO SEE THE FULL LISTING CLICK HERE

I knew that it wouldn’t take long….26 days

20 MARKS ROAD – $3,325,000

For the sales history, it looks like there was an LLC exchange in 2014 – so who knows what went on there. It is a Kaali-Nagy home. I have seen the house, and it’s what everyone wants at the moment 1. close to town 2. completely updated 3. not much to mow.

127 SOUND BEACH AVE – OG – $1,900,000

The sellers bought in 2010 for $1,750,000 and they tried selling it in 2014 for $1,995,000 – when they decided to rent it.

127 DINGLETOWN ROAD – $2,150,000

Antique farmhouse that shares a driveway with a property in the back…interesting – closer to the asking price of $2,495,000 than I ever would have guessed…especially after 358 days.

69 Calhoun closed yesterday in a bidding – volleying the price back and forth to reach the final $2,311,000…The irony is that it had expired last year at $2,450,000. The sellers bought is in 2008 for $2.1m. They renovated the kitchen and installed a tennis court….and tried selling it for $2,595,000 – hopefuly I’m sure to pull out their initial purchase price plus any money that they spent improving it. DENIED.

Pricing a property under market value will always increase the number of showings, and this time it worked to get more than one party bidding to bump up the price.

Or was it the mention that this was the only available property in this price range with its own tennis court? The next least expensive property is in the Chieftans currently active on the market at $3M – perhaps that listing agent should take notice.

Listed this year under $2M – $1,975,000

128 Porchuck Road, which closed in April this year for $4.2,  came back on the market yesterday for $550K more. It looks to the naked eye to be a flip, but it more than likely is a move from one LLC to another – perhaps the same players or some of them reorganizing with others?- creative accounting. PRCT LLC to 128 Porchuck LLC…
With one crappy photograph and no indication that it’s been improved. The realtor who sold the property in May is representing the seller for the current listing.

TO SEE THE FULL LISTING CLICK HERE 

128 PORCHUCK RD – JULY 2015 – $4,750,000
128 PORCHUCK RD – APRIL 2015 – CLOSED @ $4.2M
It was built in 2000, and sold for $4.3M.
PRCT LLC bought it for $5.2 on a list price of $5,395,000. It was initially listed for $5,675,000 140 days prior.
In 2009 PRCT LLC rented it for $12K. They then tried selling it in 2010 for $6.5M and it expired after 344 days. They then switched realtors, and re-listed for $5.5M and it expired once again at $4,950,000 after 364 days. Switching realtors again, they rented it for $15K for a couple of years. Doesn’t look like the rent covered the carrying costs, let alone if they had to repair anything along the way.
6 bedrooms, 7.2 baths, 8000SF+, 4.38 acres – pool and a tennis court that could use some love…most renters just don’t pony up to maintain these little luxuries.
44 Brookridge Drive – has been trying to get a deal since 2008, starting at $6,990,000.

44 BROOKRIDGE DRIVE – NOW $4.5M  – Photo Circa 2012
WANT TO SELL YOUR PROPERTY RELATIVELY QUICKLY?
Price it just around the town’s appraisal (not assessment). It seems to be consistent with
properties that are selling quickly.
Here is 44 Brookridge’s Tax breakdown.
It’s now valued by the town of Greenwich at $4,533,300.
The same realtor has had the listing for the entire 7 year history. Amen.