Appealing Water

Working in Manhattan and want to relax, cool off, have pool parties and grill outside?  Come to Greenwich.  Relax and enjoy your summer at your convenience in Greenwich, CT.  Six of the sales in Greenwich in the prior twelve months in excess of $10,000,000 boasted tremendous water views.  A full 23% of all single family sales within the prior twelve months in Greenwich, Cos Cob, Riverside and Old Greenwich, CT had a swimming pool. Others had Long Island Sound views.  Prefer lake views?  How about a babbling brook?  We’ve got it here in Greenwich.  Come see for yourself.  Give me a call.

2008 08 11 weekly pool table

Open House Report

August 12, 2018 Open House Report

Come see my listing at 21 Mohawk Lane, available for private showings this weekend.

Mary Stuart Freydberg presents 21 Mohawk Ln, Greenwich, CT
21 Mohawk Lane Greenwich, CT

Personal Note

We enjoyed two beautiful evenings and sunsets on glassy waters on the Long Island Sound this week.  Glorious indeed!

Your Real Estate Matters.

Mary-Stuart Freydberg


July Residential Closings

Mary Stuart Freydberg at Greenwich Point

It’s good news.  Smile and relax a little, but don’t be blinded by the light.  Single family home closings in Greenwich, CT were up 41% in July over the same period the prior year.  Sales were up in all areas: Cos Cob, Greenwich, Riverside and Old Greenwich, CT.  The good news may in part be due to a shift in single family closings from June to July as compared to last year (and an opposite shift in condominium closings).  Closings generally reflect sales that occurred 30 to 90 days prior.

Compared to last July:

  • The number of single family sales was up 41%.
  • Sales volume was up 68%, and growth occurred in all areas of Greenwich.
  • Townwide, the average single family sales price was up 6% to $2.4 million.
  • Parkway and North Street Elementary school districts each earned over 20% market share.
  • The average single family sales price was up in Cos Cob and Greenwich.
  • Over 55% of the sold prices were less than $2.0 million.
  • Six single family homes were sold in excess of $5.0 million.
  • Real estate taxes on homes sold generally ranged between $5,700 and $60,000 per year.
  • Not including the outlier of nearly $135,000, the average real estate taxes were $17,125 per year.
  • The average home size was 4,245 square feet.
  • Over 65% of single family homes closed were on less than half an acre.
  • Only 5 sales were on lots in excess of 4 acres, although one sale was multiple parcels.
  • Condominium sales were down 10%.

The stronger July buoyed single family sales year to date, without the headlines.  Overall, single family sales are up 2% as compared to last year, average sales price is up 6% and sales volume is up 8%.  July 2018 Closing Report for Greenwich, CT

Of interest is the $7 million sale of 216 John Street, also known as Bydale.  Listed as a residential sale given the primary home and secondary structures, Bydale is a 43 acre estate with approval for an 8 lot subdivision.  It’s really a hybrid residential and land deal.  Sold as 8 lots for $162,800/acre with 4-acre zoning, it indicates a value of $651,000 to $875,000 per site in back country.  Of course there are adjustments to be made to account for the 8-bedroom home, guest houses, cottage, pools, ponds, tennis court, utilities in place, frontage (on John Street, Richmond Hill Road and Bedford Road), and a small parcel carved out for wetlands as open space, so be sure to consult an agent familiar with land acquisition before drawing any conclusions.  By the way, I started my real estate career in land acquisition for a home builder many years ago.

Open Houses

2018 08 05 Open House Report

Private Preview

Clients are invited to a private preview of my new listing at 606 West Lyon Farm Drive Sunday 2:00 to 4:00.  This gorgeous new listing is attracting keen interest in coveted West Lyon Farm.  The updated home boasts lake views, a first floor master bedroom and access to a friendly community with pools, tennis courts and lovely grounds.    606 West Lyon Farm Drive Listing

Personal Note

We are so fortunate to have access to Greenwich Point.  My daughter and I enjoyed a lovely Sunday evening there along with many other neighbors.  Although not pictured here, the beach-side dining entertainment was particularly precious and enjoyable!  (We departed before the concert began).


Mary-Stuart G Freydberg
Your Real Estate Matters
20 years professional real estate advice
Mary Stuart g Freydberg

606 West Lyon Farm, Greenwich, CT

Mary Stuart Freydberg presents 606 West Lyon Farm Drive

Gorgeous New Listing!  606 West Lyon Farm

Wake up to water views from your east facing first floor master suite.  Good morning!  Enjoy a chef’s kitchen with Viking, Sub-Zero, Bosch, large center island and other high end features in this bright eat-in kitchen.  Luxury and efficiency.  Entertain in your living room with lofted ceilings, wood burning fireplace and deck that extends to the formal dining room.  Social.  Dine outside overlooking the water with no neighbors beyond.  Relaxing.  Additional bedrooms and baths on first and second floor.  Comfort.  Gaze through skylights on second floor open to living room below.  Modern living.  Take time to think in your study while the West Lyon Farm association cares for your grounds and associated amenities, including pools, clubhouse, tennis courts and more.  Smart living.

It’s Got the Key Features desired in West Lyon Farm:

  • Two steps up to entrance, no more
  • First floor master
  • Renovated, updated, move-in ready


  • Lake views
  • E –Unit  Spacious, open, but not too big
  • Optional second master on first floor with step in shower.

West Lyon Farm Amenities. Mary Stuart Freydberg Sales 203.832.7703

Mary Stuart Freydberg presents 606 West Lyon Farm in Greenwich CT

Call Mary-Stuart for showing today. 203.832.7703

Offered at $1,695,000

Your Real Estate Matters.

Mary-Stuart G. Freydberg

Mary Stuart g Freydberg

Representative Town Meeting

Greenwich has a proud history of legislative governance through the Representative Town Meeting (RTM).  The RTM is a form of municipal legislature found most commonly in parts of New England.

In Greenwich, there are over 140 residents who volunteer and are approved to represent the district in which they reside.  There are 12 districts in Greenwich, Cos Cob, Riverside and Old Greenwich.  Ex officio members include the Selectman, the Town Clerk, the Town Attorney, the Chairman of the Board of Education and the members of the Board of Estimate and Taxation.  All district meetings are open to the public and registered voters may speak at Town Meetings but may not vote unless a member of the Town Meeting.

The RTM structure means citizens are actively involved and aware of town budget, funding, allocations and general needs.  Greenwich RTM committees include appointments, budget overview, claims, community development advisory, education, finance, health and human services, labor contracts, land use, legislative rules, parks and recreation, public works, technology advisory, town services, and transportation.

The Town Charter grants citizens elected to the RTM the power to approve certain town expenditures, appropriations and funding.  They meet monthly eight months of the year, with districts and committees holding additional meetings for their members.

Each year the Board of Estimate and Taxation submits proposed appropriations to the RTM for approval and adjustments.  Adjustments made by the Meeting shall be within the proposed amounts delivered by the Board.  Any amount exceeding appropriations by $5000 must be approved by the RTM.

In addition to approving allocations and funding, citizens may petition and the RTM may consider other matters of public interest.  An example of a recent ordinance passed by the RTM is the Reusable Checkout Bag Ordinance.  Starting in September, businesses may not provide or sell single use checkout bags.  Recycled paper bags will be allowed.  The Conservation Commission will enforce the ordinance.  The RTM also considers and approves labor contracts, such as with the police and firefighters, and capital projects, including school improvements and construction.

Does your community matter to you?  Live in, enjoy and participate in Greenwich.

Your Real Estate Matters.

Personal Note

A long weekend break in the summer (with access to Sotheby’s agents and offices!).

Mary Stuart Freydberg at First Coast Sotheby's in Ponte Vendra, FL

Mary-Stuart G Freydberg
Your Real Estate Matters
20 years professional real estate advice
Mary Stuart g Freydberg
Feature photo by: Nicole Honeywill

The Land is Fundamental

Greenwich CT Land Cover

It’s often said, the three most important considerations in purchasing real estate are location, location, location.  Let’s look at a few elements of location:

  • Legal
  • Lifestyle
  • Land

The location determines desirability, rights and responsibilities as it relates to real estate.  Quite simply, will I enjoy living there and can I afford to?  If yes, then what are the accompanying rights and responsibilities?  Specifically, what are the state, county and municipal taxes and what are the services provided in exchange?   Given property taxes, what is the quality of education?   Will I have access to realistic alternatives?  What rights does an owner have to build on a certain parcel of land?  And my neighbors?  Wil the character of the neighborhood change by right?  What public utilities will be available?   Will federal flood or local inland waterways and watersheds play a role in my use and enjoyment of a home in a given area?  Will I have rights to either access or restrict access to the coast?  Are their any easements or deed restrictions that may enhance or inhibit my rights to quiet peaceful enjoyment?

What kind of lifestyle will a neighborhood offer?  Walkability?  What does that mean to each member of the household?  Walk to all schools?  Walk to shop?  Walk to train?  Walk near home on sidewalks with little traffic?  Easy commute or easy access to daily essentials or services?  Given a desired location, can one afford all one’s needs?  All of one’s wants?  Compromising on certain priorities given a desired location are often a source of considerable debate.  A small yard and neighbors within view may offer a source of comfort to some, while privacy and space offer comfort to another.

Beneath it all lies the land.  Communities grew up around rivers, coasts, trains, transportation arteries and markets.  Coastlines were claimed for maritime businesses, wealthy homeowners, public use and parks.  Individuals and communities donated land and time to protect natural resources and beauty.  Soils and rock determined which land would be farmed and which would be prohibitive or functionally less desirable for development.  Topography determined which trails would become roads and ripe for high density development.  Planning and Zoning Departments and community input would find a balance to enhance the current and future lifestyle of a shared community called home.

No doubt an updated home with current floorplan is desirable.  At yet, that same house in different locations will have variable lifestyles.  And a similar lifestyle can be found in three very different houses within a few blocks of each other.  A house can be transformed to satisfy additional needs or wants – provided that the location allows for it and your lifestyle has time for it.  Houses can and do change.  The land endures.

In Greenwich, one finds a wonderful mix of topography and housing inventory.  Getting the mix right takes time and effort.  Finding it all wrapped into one neat package at the right time at the right price is the goal, but keep in mind that the children will grow, the job may change and other factors may come into play to adjust those priorities or the perceived value of the benefits to a particular location.  Greenwich offers a choice.  It is beautiful, unique and full of opportunity.  It is a community all its own, with access to major metropolitan resources and employment.  There is room to grow and change priorities and lifestyle all while living within the same community.

The incredible involvement of the citizens through the governing Representative Town Meeting in the town budget, general public feedback to the town on comprehensive plans and the like help to ensure the land, lifestyle and laws will endure to support the desirability of living in Greenwich.

Personal Note

There is nothing like traveling to remind one of the great fortune of Greenwich!  I appreciate the:

  • Natural bounty and beauty of the land and waters,
  • Residents who protect the land and nourish the community,
  • Laws and citizens who protect the lifestyle,
  • Land and location.

Keep an open mind when considering neighborhoods within Greenwich.  We agents see it so often we are not surprised when a prospective purchaser starts looking in one neighborhood and ends up in another they knew less about but grew to enjoy even more.

2018 07 22 Open House Report

Mary-Stuart Freydberg

Your Real Estate Matters

Mary Stuart g Freydberg



Soccer and Tennis

Inspired by Wimbledon? 

Check out the programs coordinated by the Department of Parks and Recreation of the Town of Greenwich.  The 2018 Summer Schedule includes programs for a wide variety of age groups and skill levels.  Town tennis courts are open to Greenwich Residents with a Tennis Pass (in season).

Public tennis courts are available at Binney Park, Bruce Park, Byram Shore Park, Central Middle School, Christiano Park, Eastern Greenwich Civic Center, Eastern Middle School, Greenwich High School, Loughlin Ave Park, Western Middle School, Pemberwick Park and numerous private clubs about town.

Two public Platform Tennis courts are available at Loughlin Avenue Park in Cos Cob.

For indoor tennis investigate Old Greenwich Tennis Academy, its summer camps, fall clinics, USTA Junior Teams, adult programs, and private lessons.  Alternatively, consider Greenwich Racquet Club in Cos Cob for summer camps, clinics, and court rentals.

Inspired by the World Cup? 

Greenwich town soccer programs through the Greenwich Parks and Recreation include:

Also consider investigating the Greenwich Soccer Association (GSA) of Greenwich, CT.  The non-profit organization serves youth ages 4 to 11.  Professional coaches provide training for competitive games.  Be sure to plan ahead and register early.

  • Kickers (Pre-K and K)
  • Academy (1st – 4th grade)
  • Travel (3rd – 5th grade).
  • High School Pre-Season starts August 14th.

Let’s not forget OGRCC.  Old Greenwich Riverside Community Center recreational soccer program is in partnership with Mickey Kydes Soccer (MKS).   Recreational programs start with Soccer Tots (age 3) and are played at Binney Park in Old Greenwich and Riverside School.  Travel teams include Greenwich United Travel Soccer (U12 through U15) and OGRCC Thunder Travel Soccer (starting U9). Check out the Adult Program too.

Open Houses

Interested in owning a large level soccer field lined by a beautiful stone wall and graceful spacing of trees for shade? This is your big, refreshing opportunity.  Come see me at 21 Mohawk Lane in Greenwich 1:00 to 3:00PM pm Sunday.  Fear not tennis players, there is room for a tennis court as well. Did I mention the scenic pool for cooling off afterwards? 2018 07 15 Open House Report

21 Mohawk Lane Greenwich

21 Mohawk Lane Greenwich

Feature Photo By: Marcus Spiske

June Closings

The residential Spring Market in Greenwich continues to attract  buyers, with sales only off slightly from the year prior.  At open houses we are seeing a lot more traffic from New York buyers who are not quite ready to buy. Year-to-date sales volume is down 1%, with the median sales price up 5% to $1.575 million and the average sales price up 6% to $2.18 million according to the Greenwich Multiple Listing Service. The average headlines reflect a lot of variability. Click on the Closings Report link below for some details.
Townwide in June:
  • The number of residential sales was down 13% as compared to the year prior.
  • Condominium sales were up notably over the prior year.
  • The average residential sales price was up 2% to over $2,229,100
  • The average single family sales price was up 5% to $2,612,000
  • In a shift, less than 50% of the closings traded for less than $2 million.
  • The $2-$4 million price range saw a surge to 38.7% of number of single family sales.
  • Again, Parkway had the largest share of single family sales volume.
  • North Street had the highest average single family sales price of $3.8 million.

June 2018 Closings Report

It was a relatively quiet week this week with the mid-week holiday and hot summer weather beckoning people to the beaches and pools as opposed to home tours.


Mary-Stuart G Freydberg
Your Real Estate Matters
20 years professional real estate advice
Mary Stuart g Freydberg

Holly Hill Resources

Mary Stuart Freydberg visits Greenwich Book Exchange

Holly Hill.  I had heard about it.  The name sounded appealing.  The purpose? Not so much.  Who wants to visit a trash recycling center?  Not me.  Yes, I like the idea of recycling.  We have the large recycling bin at home, fill it every week and the carting company takes it away.   I have my system and it works.

But they kept telling me I should go see it.  The name Holly Hill popped up over and over again.  So I finally went.  They turned me away.  I didn’t have the right permit.  Humiliated at being denied access to a junk yard, I gave up.

But it continued.  You should have taken it to Holly Hill.  You can dispose of that at Holly Hill.  Take your books to the free book exchange at Holly Hill.  If you are a Greenwich resident, then you can go.  Just go.  So I gathered the permit application, proof of residency etc.  and went on a very cold wet Spring Saturday morning.  As it turns out I didn’t need all that.  They changed the rules.  All I needed was the beach pass, which was already on my windshield.

They waived me in.  Wow.  So many people recycling!  So efficient.  Organized.  Well attended.  A neighbor offered to help me.  The cheerful book exchange attendants gave me a warm welcome.  A young boy eagerly helped his father toss large empty Home Depot boxes into the bin below. I was in and out and left that broken heavy wet vacuum, garden hose and decorative metal fencing behind.

I should have gone earlier.

I would have taken my:

  • Moving boxes
  • The metal bed frame that no longer worked
  • The large plastic dog crate
  • The broken grill
  • All those books
  • The broken plastic toys
  • Outdated electronics
  • Items too large to fit in the garbage cans
  • Miscellaneous leftover construction materials
  • Periodic yard waste
  • The old air conditioning unit
  • And so much more

Now don’t get me wrong.  I wouldn’t hang out there.  I would not recommend it to everyone.  I really don’t think I’ll be there that often.  But that being said, when I have a need I will use it.  And it just may come in handy for all my readers who are considering or in the process of a move.

Had I known about it, I would have used it after my move to Greenwich.  I wouldn’t have collected unwanted scrap items until there was a full load to warrant paying someone else to haul it away.  I would have been more vigilant about cleaning out the shed if I had known that I could be rid of and recycle the unwanted items so efficiently.  I would have, could have, should have.

Well, next time I will.

20 years professional real estate experience
Mary Stuart g Freydberg





Happy Father’s Day

In respect of Father’s Day, many Open Houses typically held on Sundays have been switched to Saturday.  Take note of the day.

Remember that the host and hostesses of Open Houses represent the Seller and Seller only while hosting an Open House.  Anything a guest says in respect of the house or one’s interests, intents or needs will be reported back to the Seller, duly noted as general feedback and used in future negotiations.
Visitors will be asked to sign in.  Clients should simply write in my name as your agent.  No personal information is required when represented by an agent.  Do reach out to me early in the process.
Father’s Day Weekend also marks the start of summer shortened weeklies focusing on Living In and Enjoying Greenwich.
A very Happy Father’s Day Weekend to all.  Enjoy this gorgeous weekend.  I intend to!
20 years professional real estate exerience
Mary Stuart g Freydberg

May Closings

Mary-Stuart Freydberg Greenwich Weekly
The residential Spring Market in Greenwich continues to sustain momentum.  Year-to-date sales volume in Greenwich, Cos Cob, Riverside and Old Greenwich is up 3%, with the median sales price up 7% to $1.5 million and the average sales price up 7% to $2.2 million according to the Greenwich Multiple Listing Service. Notwithstanding the average headlines there is a lot of variability. Click on the May Closings Report link below for some details.

While there are occasional prickly stories, there are also rare finds and wonderful beginnings and endings.  Some high profile numbers and stories are retold to the point it seems they reflect the Greenwich residential market as a whole.  Not so. For example, two closings in May in excess of $10 million reflect two different stories, neither of which is the most common experience.

On Byram Shore Road on the western edge of Greenwich, a 1916 European style estate with a beautiful waterfront vista on the Long Island Sound closed at $17 million, down from an original asking price of $32 million after years of being on the market.  The 12,800 square foot 6 bedroom home on over three acres sold for $1,329 per square foot, reflecting the 2012 renovation, panoramic view and 440′ shoreline, beach and pier.

Also closed in May was a fully updated Georgian in Deer Park Association that sold in under two months.  The 8 bedroom, 10 bath 11,115 square foot home boasted modern amenities throughout, architectural details and grandeur. The home and it’s owner’s style showed beautifully.  The property is well located and well maintained.  The closing price of $11.1 million or $999 per square foot reflected the quality of construction, magazine ready show quality, exclusive neighborhood and a convenient location close to Greenwich Avenue and several schools.
Give me a call to find out what all this means.

Townwide in May:
  • The number of sales was essentially flat as compared to the year prior.
  • There were an equivalent number of new listings as last year.
  • Over 65% of the closings traded for less than $2 million.
  • Over 25% of the volume sold was in the Parkway School District.
  • The average sales price in Parkway Section was $2.9 million.
  • Over 18% of the single family sales were in the $3.0 to $5 million ranges.

Open Houses
TodaySaturday, I will be hosting an open house at 27 Bayside Terrace in Riverside, CT from 2:00 to 4:00PM.

   1) New construction
   2) Waterfront
   3) Convenience
Stop thinking. Come see!
27A Bayside Kitchen Core
27A Bayside Terrace Riverside, CT
Mary-Stuart G Freydberg
Your Real Estate Matters
20 years professional real estate advice
Mary Stuart g Freydberg

Service and Gratitude

Memorial Day Event in Greenwich
Greenwich has extraordinary people. I am filled with gratitude.  I attended the American Legion Greenwich Post 29 Memorial Day Dockside Service at Indian Harbor Yacht Club on the Long Island Sound held in honor of all the brave men and women who have given their lives in defense of our nation.

The event, the participants and the sentiments left me moved, humble and proud.  Thank you for dedicating your hearts, minds, body and souls in defense of our nation, our common home.

The fundamental real property right to quiet peaceful enjoyment of your home is but one of many blessings our honorable men and women in service have secured for us.  Their gift is a daily inspiration to me as I help families, protect assets, fulfill dreams and advise others as they buy and sell real estate in this land of the free.


At Merrill Lynch I covered the World Trade Center securitization, lived through the day and worked adjacent to the destruction in service of our investors in the transaction (they were fully repaid).  I will never forget and be ever mindful of every blessed day of quiet peaceful enjoyment.

Open Houses

Saturday, June 2nd:  I will be hosting an open house at 36 Perkins Road, Greenwich CT from 2:00 to 4:00PM. The down-to-studs renovation of this 7,467 square foot home is alluring.

36 Perkins Aerial
36 Perkins Foyer1

On Sunday, I will be hosting an open house at 66 Gregory Road in Cos Cob, CT from 2:00 to 4:00PM.  Look for me enjoying the pool view!

66 Gregory living room
Pool yard angle
Mary-Stuart G Freydberg
Your Real Estate Matters
20 years professional real estate advice
Mary Stuart g Freydberg