Is $1.6M the New $1M for 2015?

Posted on by DEB HALSEY REAL ESTATE
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It seems that days on market for anything under $2M is extremely low lately….it was in 2012 that nothing would stay in inventory if it was under $1M…

Of 209 properties under $2M that have sold since the beginning of 2015, 140 sold within 127 days on market.

Two contracts today that support this are 314 N Maple – which would have had many less days on market had it not been for a slight challenge that took some time to resolve…this location is hot despite that it is on the beaten path of getting in and out of town and GA.

Old Camp is not surprising – such a little charmer, but only 3 bedrooms as it exists today…

314 N Maple Ave
314 N Maple Avenue – Greenwich – List $1,625,000 – 175 DOM
16 Old Camp Lane – Cos Cob – List $1,695,000 – 40 DOM

I recently sold this representing the buyers – with 140+ days on market (was listed before the holidays so this makes up for many of these days)…Sited on 2.39 acres in Cos Cob off Cat Rock – and inviting colonial with possibilities for expansion within the foot print…backs up to 23 acres that are owned and occupied by The Cos Cob Archery Club (which obviously has not affected the deer population in the area – we saw two in the yard when I was showing the property…

22 Hilton Heath – Just Sold $1,525,000

SOLD! Closing 12/11/14

Posted on by DEB HALSEY REAL ESTATE
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5 Wallasy Way – Riverside – $842,000

There’s no prior sales history on the MLS – so we assume that the owners build the house…mostly land value. The town has it valued at approximately $742K and it was listed 50 days ago for $879K

41 Tomac Avenue – Old Greenwich – $2,690,000

Sellers bought this in the 2005 wave for $2,970,000 – so considering their less than propitious timing, they should be pleased.

30 Vineyard Lane – Greenwich – $4,550,000

I love the exterior style of this house – a sucker for romantic properties – although it was built in 2005 – It’s been on the market for just over a year – and it began it’s journey at $6,495,000 – they bought the “lot” for $2,400,000 in ’04 and the market responded close to where the town has it valued…

34 Pleasant Street – Cos Cob – $1,025,000

Just on the market for 51 days –  it started at $1,195,000 – most everything at a million or lower just goes quickly

87 Lake Ave – Greenwich – $1,300,000

Last but least – the bargain of the day! Someone got a great in town property (in my opinion) I am not sure at this price if they got the furniture as it had been listed as furnished – which was very relevant  – transitional style….

Poster Example of Pricing and Staging to Get it Done…

Posted on by DEB HALSEY REAL ESTATE
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53 Ridge Street – located a hop and skip to the train and 95 – was prepared beautifully for market. And guess what, they got a deal after 47 days – and closed yesterday for $1.6M with a list of $1.650. The sellers bought it in 2005 for $1.3m. They also added to the porch, making it wrap around (perfect for a turn of the century house – and one wonders whether it was like this in the first place.) They also added a bedroom and bath to the house – obviously everything was made relevant to what buyers are looking for today…very cute.

53 Ridge St – Greenwich – Sold – $1.6m

Welcoming Front Entrance
Neutrals Accented with Punches of Color
If You Need a Red Room – the Deep Corral is Perfect
Simple Kitchen – Although Cooking on a Small Island – A Little too Benihana
White Linens Exude “Clean”
Sweet Use of Space
Porches are Back

Closed Transactions from One End of Town to the Other

Posted on by DEB HALSEY REAL ESTATE
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Showing the premium of Old Greenwich versus Banksville Border – not exact comps but not far off either….

 

9 Lejeune Court – Old Greenwich – $1,030,000

31 The Avenue – $750,000

New Listings Today

Posted on by DEB HALSEY REAL ESTATE
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71 Porchuck Rd – New to Market Today – $4,450,000

 

9 Linwood Ave  – Riverside – all of 1675 SF, 3 bedrooms, .19 acres and no central air conditioning – but hey, it’s Riverside and it’s under a million…

206 Haviland – Stamford – in 1 acre , just under a million buys 5000SF AND central air – but hey – it’s Stamford…

87 N Stonehenge – West side of town – 3 bedroom/3 bath – the out of town lisitng agent has 4600+SF but no doubt she included the lower level – the town of Greenwich has recorded 2664 and it was not expanded – Bad information…shame

71 Porchuck Rd – a renovated farm house is on the market. There has not been much demand for these properties, so it will be interesting to see if they get close to where the listing is. It has been rented for the last year…The listing doesn’t speak to the garage/barn with living space above, rather it is all together for 4585 SF and 5 bedrooms 4 full and 3 half baths, 4 acres.

2 S Lakewood Circle – Sellers bought this in 2004 for $4,367,5000

534 Riversville Rd – really – I can’t even comment…I guess that the new asking price is an improvement over the close to $16M that they previosuly had been looking for…10.68 acres and very “specific property”