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Is It Possible To Underprice a Property?

August 7, 2018 //
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3 properties under $1M closed today over asking price. Not surprising…especially that these presented great value…

8 LANTERN PLACE – GREENWICH – $765K LIST – $790K SOLD

Great curb appeal with stone work and flagstone walk – super cute…

48 ROCKMERE AVE – OLD GREENWICH – $949K LIST – $970K SOLD

Fully renovated, and again super cute and convenient to transportation, the train, park, library, shops and restaurants.

12 COTTONTAIL RD COS COB

This little ranch was horribly marketed with really pathetic photography. The agent took no time to romance this listing, but managed to get over asking price. List price $995K – Sold Price $1,058,800K. That my friends is $606/SF or new construction pricing! Located on a non-conforming lot or more closely translated: 1.16 acres in 2 acre zoning…In theory, one could build up 4547SF, however, this property is currently a 3 bedroom home with septic. So the new buyers most likely will be replacing the septic, should they decide to add another bedroom.

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Bidding War In Riverside

July 30, 2018 //
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17 Welwyn Road Riverside CT

4 Bedrooms, 4/2 Baths, 3 Fireplaces, 6382 SF, .47 Acres

 

The sellers paid 3,850,000 6 short years ago, so it’s surprising to me that this would capture more than one buyer, and paying a $110,000 premium.  listed at $4,100,000, it closed today for $4,210,000

What may have captured the hearts of the buyers, is that it was renovated in 2017, although I don’t see much difference between this property and the one that they bought. and according to the listing, it was:

 At Home Magazine A-List Award Finalist?

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❤️ Little Compton

July 28, 2018 //
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In Newport County Rhode Island – Awesome value! Gorgeous land with views and access to the water – Sense the Ocean Breeze! Click and Enjoy – Public Open House This Sunday August 12 From 1-3PM

Screen Shot 2018-08-07 at 6.48.25 PM

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Categories Uncategorized

1/2 Year Greenwich Real Estate

July 27, 2018 //
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Screen Shot 2018-07-27 at 2.42.43 PM

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Categories 1/2 Market Update, Uncategorized

$10,500,000 Sale in Conyers Farm

July 19, 2018 //
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65 UPPER CROSS ROAD – GREENWICH – SOLD FOR $10,500,000

The seller bought it in 2011 for 16M …

https://virtualglobetrotting.com/map/john-d-cooks-house/view/bing/

This year’s Greenwich Cup Triathlon is honoring John Cook Sunday June 22

http://threadsandtreads.com/home/race/greenwich-cup-triathlon/

 

Categories Uncategorized

ROI For Interior Design?

July 17, 2018 //
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It’s more like a give back! Design is so personal, that the decisions you make today, will not be appreciated in kind when selling your home. So renovate and design away for yourself, but don’t expect a premium.

When you make something look so current, as opposed to timeless, will begin to “date” almost immediately – like new construction that depreciates the moment you move in…

7 Ford Lane, which sold yesterday for $5M, is a beautiful 5855SF home in Old Greenwich, sandwiched on .49 acres – like so many other properties there – thanks to our building/zoning regulations…

The sellers paid $105,000 over asking price in 2012, so 5,600,000 on a list price of 5,495,000 – proceeded to remove the in ground pool! and renovated the entire space…

From this:

7 Ford Living Before

To this:

Marks & Frantz

From this:

7 Ford Kitchen Before

To this:

Marks & Frantz

The kitchen and baths are very high quality – and have “legs” in terms of being more timeless than some of the other rooms…

Marks & Frantz
Marks & Frantz
Marks & Frantz
Marks & Frantz

The listing touted the dream designer team of Marks & Frantz whose claim to fame was set design for Sex in the City and The Devil Wears Prada movies…The buyers weren’t impressed, and most likely looked at the expense of having to remove very specific wall paper and painting many rooms. They may even want to re-instate that pool and finish the lower level, which never got done with this seller or the previous owner.

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Categories #bestrealesateagentGreenwich, Uncategorized

Public Open House

July 14, 2018 //
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29 Old Stone Bridge Rd Cos Cob

Green & Lush Association just minutes from town…have it all!

Selling your home and want to discuss the market? Stop by!

Looking to buy a beautiful hone with a fantastic setting and location? This is an awesome value!

Categories Uncategorized

Want To Sell Your Home?

July 10, 2018 //
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It’s considered to be a buyer’s market, generally speaking, when there is more than 6 months of inventory on market. At the moment, there is closer to 13 months of inventory.

In this kind of market, my advice to sellers is to get creative and flexible, and neutralize the objections – that is if you’re really interested in selling now.

Take this home….I would say that the dated exterior color showcases the late 80’s influence of when it was built, which is not exactly on the top of the list of “must haves” by today’s buyers…and boy they’re tough, because they can be!

29 OLD STONE BRIDGE RD – COS COB – 1,585,000

The interior has been altered since it first began it’s listing journey. It started in March 2017 at 1,950,000 with lots of wallpaper and dark cabinets. Now it’s freshened and semi staged, and appeals to today’s buyer.

Located in a beautiful association (therefore generally consistent values), this home is a great home for the price. It sits on a little hill, and there’s a nice privately sited pool in the back…

With a more relevant and timeless color, this home would take on a whole new feeling!

Buyer’s use your imagination, and don’t pass on a great home just because of something that is easily remedied…OPEN HOUSE THIS SUNDAY FROM 1 – 3PM.

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Categories Ideas for selling your home, Uncategorized

Love to Boat? Want a Design Project?

July 2, 2018 //
0

6 WINDROSE WAY – 20,500,000 – NEW TO MARKET

 

Beautiful new listing in Mead Point in Greenwich, begs for the interior design to compliment the architecture and views that the home provides…it could be an amazing project!

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Categories #beautifulhouseforsalein Greenwich, #GREENWICHDIGS, boating, luxury waterfront property for sale, Uncategorized, waterfront home for sale

Some Real Estate News

June 27, 2018 //
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54 MALLARD DRIVE

New 5000SF construction in central Greenwich, that started it’s brief listing journey in April this year with another agent. It’s  found a buyer with agent #2 and $100K less.

241 STANWICH RD

It’s sometimes smart to have the primary photo featuring an interior shot. It worked here. 47 days at it’s current list price of 2,195,000. The sellers bought it in 2012 for 1,600,000, and re-imagined it to it’s current, light and relevant state.

Below shows the dining/living room from the previous listing! A little love goes a long way $

24 STONE BROOK LANE

The sellers first tried to sell this Cos Cob property last year for a 1,975,000 and it eventually expired at 1,750,000. They entered into this market with the expired price, 1,750,000, and subsequently reduced it to 1,595,000, which obviously did the trick.

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Categories Contingent Contract, Contract today, Uncategorized
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