Buyers – Make an Offer! Sellers Price it right from the start

Posted on by DEB HALSEY REAL ESTATE
You just never know the seller’s timing or circumstances…make an offer based on what you think a property is worth, and you may just get it…

Take this property which just sold for $1,465,000 on a current list of $1,995,000. In 2010 it went on the market for an ill-advised (in my opinion) price of $2,395,000 in January 2010….and the market obviously agreed – because it’s been sitting for years…the seller bought it for $1,545,000 in 2000. Can’t be positive, but the seller most likely is less than thrilled…

84 Indian Harbor Drive is a great in-town property – and is for someone who wants everything at their fingertips, the sacrifice is being near 95. 

4 bedrooms, 4 1/2 baths, 3500+ SF and lovely…

84 INDIAN HARBOR DR – GREENWICH

84 INDIAN HARBOR KITCHEN

Market Activity 4.10.2014

Posted on by DEB HALSEY REAL ESTATE
54 HAWTHRONE STREET – GLENVILLE – DEAL $1.1M

ORIGINALLY ASKING $1.275 THEN DROPPED TO $1.250 – I’M A LITTLE SURPRISED AT THE FINAL PRICE – ALTHOUGH IT WAS ON THE MARKET FOR QUITE A WHILE – 281 DAYS…IT WAS A MOVE IN READY HOME, AND HWEN I SAW IT, MY IMPRESSION WAS THAT ALTHOUGH IT NOT HAVE PERFECT FLOW, AND THE SIZE ROOMS THAT MOST PEOPLE WANT TODAY, IT WAS WELL MAINTAINED AND CUTE. MY GUESS (AND ONLY A GUESS) IS THAT PERHAPS MONEY WAS TAKEN OFF THE TABLE AFTER INSPECTIONS – BEING THAT THE HOUSE WAS BUILT IN 1910 – THEY MAY HAVE SEEN A COUPLE OF AREAS OF CONCERN…I DON’T RECALL HAVING LOOKED AT THE “MECHANICALS” DURING THE BROKER OPEN HOUSE…THE SELLERS BOUGHT IT FOR $560K IN 2001 AND EXPANDED AND RENOVATED IT…SO IT MAY BE A BREAK EVEN SCENARIO – ALBEIT THEY MADE A NICE HOME FOR THEMSELVES FOR MANY YEARS.

TWO OTHER PENDING TRANSACTIONS IN RIVERSIDE AND OLD GREENWICH…

SOLD ACTIVITY FOR HALLOWEEN

Posted on by DEB HALSEY REAL ESTATE

2 Multi Families – proving that the investor is buying them up at every opportunity, one condo and one single family…

5 BLANCHARD – BAILIWICK – ONLY 15 DAYS ON MARKET
CLOSED YESTERDAY FOR $2,425,000 – LIST WAS $2,695,000

4 BEDROOMS
SLIGHTLY OVER AN ACRE
NEARLY 5000 SF
POOL + OTHER RECREATIONAL GOODIES
Posted on by DEB HALSEY REAL ESTATE

sold properties for friday october 18

Holding out sometimes works for sellers – other times, not so much….and the buyer often doesn’t know what’s going on with the other side.

20 Oak Dr

Oak Drive – on market since 2011 – starting at $2,340,000 – closing after 441 days, for $1,950,000 – not so bad…. .71 acres. 2800+ SF. It’s a ranch, but it’s in Riverside.

145 Porchuck
On the other hand, the sellers for 145 Porchuck bought the property in 2006 for $3,100,000. It was listed with a different firm for $3,295,000. The listing broker at the time wrote that it was located “off Round Hill Rd” – it actually sits on the corner of Riversville (which is also a great street – in my opinion – but doesn’t command the usual rhetoric of being surrounded by estates) Round Hill is a half a mile away – REALLY? 
It is a great home, with good space, nearly 4000 SF and a pretty 2 acre lot. It closed yesterday for $1,740,000. It had been brought back to market in 2011 for $2,500,000. The sellers must not be pleased, but I am sure that the buyers are thrilled.

Open House Pick for Tuesday October 15

Posted on by DEB HALSEY REAL ESTATE
404 Round Hill Rd – $5,495,000

404 ROUND HILL RD
VISTA FROM THE BACK
When approaching this home, the first thought is that it sits low – however it is an advantage. There is no noise from Round Hill Rd. I can attest that there is lots of noise on Round Hill depending on how the house is sited.

The interior of this home was a treat – and it is solidly built. Not a cookie cutter house….and the land is great….

DINING

FAMILY
LIVING

The owners bought it in 2010 for $5M. The placed it on the market this June for $5,750,000. It was recently reduced to $5,495,000.

Built in 1938, it’s situated on over 6 acres, just under 5000 SF, 4 bedrooms and 5 full/2 half baths…there is the possibility to re-convert the recreational room to a 5th bedroom…

If you’re not the romantic type, and would like to expand, FAR will allow for a 16,700 SF structure.

I am going to hope that it stays pretty much the way it is…

What are you doing tomorrow? Open Houses for Sunday 9/29

Posted on by DEB HALSEY REAL ESTATE

Cos Cob

14 Licata Terrace    $1,139,000 –  2 – 4pm
76 Cat Rock Rd    $3,195,000 2 – 4 pm
62 Valley Rd    $729,000  1 -3 pm
49 Indian Mill Rd    $1,295,000 1- 3pm

Greenwich

1 Douglas Dr    $649,000 1 -4pm Glenville 2 BR charmer
3 Green Lane   $749,000  2 – 4pm Pemberick renovated – cute
70 Riverdale Ave #701   $869,000  2 – 4pm
44 Glenville Rd    $4,450,000  1 – 3pm
129 Havemeyer Place    $1,160,000  1 – 3pm
47 N Stanwich Rd    $2,299,000  1 – 3pm
30 Stag Lane   $1,595,000  1 – 4pm One story living
229 Bedford Rd   $7,495,000  1 – pm  Renovated horse property also for rent $29K

229 Bedford Rd – For sale and rent

11 Angus Lane   $2,195,000  1 – 4pm  Calhoun Assoc
30 Sherwood Ave   $2,850,000  1 – 3pm
16 Greenwich Hills Dr #61   $675,000  2 – 4pm


Old Greenwich

35 Old Kings Highway   $789,000  1 – pm
1465 E.Putnam Ave #625   $369,000  2 –  4pm
20 West end Ave   $4,189,000 2 – 4pm New Construction 
51 Forest Ave #2   $885,000  1 – 3pm
16 Binney Lane  $3,745,000  2 – 4pm New Construction
140 Shore Rd   $1,870,000  2 – 4pm
48 Lockwood Ave   $2,950,000  3 -5pm

Riverside

3 Hearthstone Dr   $3,125,000  1 – 4pm

3 Hearthstone Dr – Riverside – Need I say more?

Sold today – 47 Sachem Lane – $1,040,000

Posted on by DEB HALSEY REAL ESTATE
47 SACHEM LANE

First listed in April for $1,150,000 sold today after 145 days – pretty close to asking price, and since there’s not much on the market in this range – looks like a win/win. There are currently 12 properties on the MLS between $1M and $1,150,000
  • 59 Dandy – Cos Cob – $1,095,000
  • 29 Valleywood – Cos Cob – $1,099,000
  • 14 Licata Terrace – Cos Cob – $1,139,000 – new this week
  • 7 Edgewood Dr – Greenwich – $1,050,000 – in Town
  • 27 Deep Gorge Rd – Greenwich – $1,088,000 – finally at a realistic price – Glenville
  • 17 Davenport Ave – Greenwich – $1,095,000
  • 169 Lake Ave – Greenwich – $1,100,000 – 3B 2.5 BA – reduced from $1.2
  • 50 Bedford Road – Greenwich – $1,100,000 – 2.5 acres 
  • 3 Game Cock Rd – Greenwich – $1,150,000 – gotta love looking at boats
  • 44 Arcadia Rd – Old Greenwich – $1,150,000 – should be in the 9’s
  • 83 Lancer Rd – Riverside – $1,069,000 – comparable property to Sachem 
  • 40 Lockwood Lane – Riverside – $1.095.000 – close to 95 but reduced from orig. list $1.2

Putting your best foot forward….I just have to shake my head…

Posted on by DEB HALSEY REAL ESTATE
Granted my fashion marketing background with experience styling photo shoots for NY showrooms and internet  businesses makes me particularly critical of some of the listing photography that I see in real estate – but come on! These are current photos of Greenwich listings that are floating out there on the world wide web – I rest my case.
REALLY CUTE HOUSE BUT THE PHOTOGRAPHER/LISTING AGENT COULD PERHAPS HAVE MOVED THE GARBAGE CANS TO THE LEFT…. AND DID THEY HAVE THE MODEL SIGN A RELEASE TO PUBLISH THIS PHOTO?

COULD THE PHOTOGRAPHER/LISTING AGENT HAVE JUST PLACED THESE ITEMS ELSEWHERE FOR THE PHOTO? 

STAGING THE TABLE (WHICH I ALWAYS FIND SO CORNY) BUT WITH A HANGING BASKET? SOLUTION – WHITE NAPKINS AND PLUCK ONE FLOWER AND PLACE IN THE CENTER OF EACH MAT – IF YOU’RE STILL TRYING TO BE A TASTEMAKER…OTHERWISE – LESS IS MORE

WHY BOTHER? BAD EXPOSURE AND COMPOSITION…PLASTIC SHOWER CURTAIN SHOVED IN THE CORNER….THIS IS WHERE A FLASH IS IMPORTANT – OTHERWISE YOU’RE TELLING THE WORLD THAT THERE IS ABSOLUTELY NO LIGHT ENTERING THIS BATHROOM. CURTAIN SHOULD HAVE BEEN PULLED IN OTHER DIRECTION, AND HERE IS THE PLACE TO HANG A TOWEL ON THAT RACK TO CREATE SOME AMBIANCE IN THIS OTHERWISE DISMAL SHOT.

YOU HAVE GOT TO BE KIDDING…..NOT SURE WHAT THIS PHOTO ACCOMPLISHES….IT LOOKS AS THOUGH THE AREA IS DRY TODAY, BUT MAYBE THAT WAS NOT ALWAYS THE CASE…ARE THOSE STAINS ON THE LEFT WALL? THIS WILL NOT HELP THIS LISTING 

5 Old Round Hill Lane Sold – $10,375,000

Posted on by DEB HALSEY REAL ESTATE

The owners bought it new in 2007 for $11,200,000 – so surely they’re disappointed with the price…but holding out would most likely not have benefitted them. In the last 12 months, we’ve only seen 4 homes sold between $10M and $12M sold. Currently there are 15 active homes within this price range. So absorption rate calculated over the last 12 months, indicates 45 months supply….and all 4 sales occurred between June and September 2013…so it may be trending more positively. In addition, there was another $15M sale this month – 164 Round Hill Rd – however, when a bird is in the hand…