Archives for the month of: July, 2017

195 OVERLOOK DRIVE – $2,995,000 – 6 DAYS ON MARKET

The Definition of Curb Appeal

It Gets a Deal After 6 Days on Market in Millbrook

 

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106 PORCHUCK RD – NOW $2,300,000 – CLICK TO SEE FULL LISTING

The sellers bought this for $2M and renovated it. They then thought that just under $3M might attract a buyer – but they were denied. It’s a lot of house and sited on 4 acres.

There are some nice features: built ins, Sonos, Kitchen by Deane, generator, 3 car garage – I’ve seen it and they did a nice job.

If the modern aesthetic appeals to you – definitely check it out. The location is 3 miles to the Glenville shopping center, 5 miles to the center of Armonk, 2 minutes to the Merritt and 5 minutes to the Westchester Airport.

10 TACONIC ROAD – GREENWICH – CURRENT LIST $5,395,000

3 Agents – 9 Years – Original List: $8.6M

 304 TACONIC ROAD – GREENWICH – CURRENT LIST $5,300,000

4 Agents – 8 Years – Original List: $15,950,000

2008 and 2009 were certainly not great years for sellers to overprice their properties. Who knows if they were priced for a challenging market to begin with, whether or not they would have found a buyer more quickly, We will not see the final price until they close.

2 HUNTING RIDGE RD – GREENWICH – $990,000

In contingent contract, the listing photos definitely make the house look more charming than if you were to go there at this time. When I saw this during it’s first broker open house, it was listed at $1,195,000. But what do you expect for under $1M for 4.66 acres – albeit some of the land rub up against the highway. Below assessed value, which in Greenwich for those who don’t know, reflects approximately 70% of the total value.

 

Just rode my bike by this beautiful property today, and thought to myself that it is only a matter of time before it’s offered. There are properties that are worth a bit of planning ahead and uberring to and from, and this is one of them. Nearly 11 acres offered for $5,175,000.  There has been quite a bit of preparation for the property to have it ready for construction, and there are partial plans for a beautiful home.

21 UPPER CROSS RD – GREENWICH – $5,175,000

 

11 IDAR COURT – $1,195,000 – IN CONTRACT TODAY – CLICK TO SEE LISTING

Located on a condo street in Greenwich, where you can stroll to the train and Equinox, throw a rock to The lobster Bin and Pet Pantry. In a way, I’m surprised that it took 60 days, but it does exclude most down sizers who commonly look for at least a garage, and do not want as many stairs. And the location does cause concern for young families who may want their kids to play outside once in a while.

9 OAKLEY LANE – GREENWICH – $10,950,000 – CLICK TO SEE LISTING

Beautiful large paned windows, soothing fawn wood color, fantastic stairway to the upper level, and I loved the honed marble entrance and choices of marbles for the baths.

Another Silver Properties / Granoff Architect property – same team as 49 Byfield in my previous post. Same MO with the raw flooring on the lower level. I asked if the price included any lower level finishes, and the builder answered that it would be part of the negotiation.

 

I get that the wine cellar may not be for everyone, and someone might want a major gym rather than a theater (both of which depreciate quickly – since tech changes with the wind). At least carpet floor to show the property after the initial introduction to market. It’s like going to an interview with impeccable credentials, but choosing to show up wearing the jacket without the pants or vice versa.

9 Oakley is nicely sited on an oversized lot. It’s only competition for new construction in this range might be 5 Brynwood Lane – but it is sited too closely to Round Hill which prevents a gracious entrance to the property.

I hate it when this happens!

49 Byfield, new construction by Silver Properties and Granoff Architects, got a deal this week. It was originally listed with Sothebys for $5,895,000 in June 2016 ( the history is below). When it was cancelled in May with the 1st agent after 355 days. It was handed to another agent at a $300K discount!

42 days later it gets a deal…

49 BYFIELD LANE – $5,395,000 – CLICK TO SEE

The only difference that I can see in the marketing efforts, is that the first agent featured the entire property, including the lower level which has not does not have finished flooring or any features. The builder chooses to put his properties on the market with no lower level finishes, keeping this area open for negotiation.

More on this in my next blog…