Research Online, with Discretion

Most searches for a home start online, which makes sense. It’s convenient, informative, and efficient. I use it. I like it. I also create bespoke searches for clients so (a) as purchasers, they can see immediately listings that meet their particular needs and desires or (b) as sellers, they can see sales comparables in their … Continue reading Research Online, with Discretion

2017 Home Sale Characteristics

What are some of the typical characteristics of single family homes that sold in Greenwich in 2017? Average Bedrooms: 4.5 Average Square Feet: 4,200 Average Full Baths: 3.5 Average Half Baths: 1.0 Average Fireplaces: 2.0 Average Garages: 2.1 Average Acres: 1.45 Clearly, real estate is not a commodity valued solely by a handful of objective … Continue reading 2017 Home Sale Characteristics

Focusing on Closings

Symbolizes need to look through multiple lenses when analyzing real estate

Year to date there have been 712 residential sales in Greenwich, CT, up 3%.   The median price is down 3%.  Single family sales are essentially flat, and the median price is up, yes, 3%.  Steady she goes. Or not! Focusing in, November residential sales were up 55%, according to the Greenwich Multiple Listing Service.  In addition, … Continue reading Focusing on Closings

Not Enough Ribbons

Ribbons by Mary Stuart G Freydberg

Consider the $4 to $7 million price range for residential homes.  Luxury, quality and privileged few come to mind for the average American.   In other communities such a high price range might reflect a location in  an exclusive gated community within the most desirable neighborhoods in town.  One might expect few bidders. Greenwich is more … Continue reading Not Enough Ribbons

October Closings: Flat But Not Boring

October sales in Greenwich, CT were essentially flat with 40 single family homes closing this year as compared to 39 last year.  There were 14 condominium/cooperative sales, or two more than in October last year.  Year to date sales are also flat with 650 sales compared to 649 sales last year.  Single family home sales … Continue reading October Closings: Flat But Not Boring

August Closings Smile on Luxury Market

Sales volume of single family homes in Greenwich was up 31% in the month of August compared to the same period last year. Eight sales in excess of $5 million drove the average price up 49%. There were 57 single family closings in August this year as compared to 65 in August of last year … Continue reading August Closings Smile on Luxury Market

Map of Market Conditions

  The residential real estate market is seasonal with the Spring Market representing a particularly active period. Sellers have completed spring cleaning and landscaping and minor repairs, while prospective purchasers often want to move or conduct upgrades during the summer months so they are settled before the next school year begins. Properties go under contract … Continue reading Map of Market Conditions

Renovations and May Closings

There are many components a prospective purchaser will consider in valuing real estate. Simplified, they include the land value and improvement value. The value of the land reflects location, size, access, neighborhood, zoning, rights (including untapped building potential or access to public utilities), topography, views and more. The value of the improvements includes the house, … Continue reading Renovations and May Closings

A Shift in the Rhythm of the Buying Process

The first quarter of 2017 primed the Greenwich residential real estate market with a Feel Good Feeling, and yet there were still mixed reports on the state of the market. If sales are up, why did it feel slow? I took a look at lockbox showings reports in Greenwich, Cos Cob, Riverside and Old Greenwich … Continue reading A Shift in the Rhythm of the Buying Process

Affordability and Original List Price

In the prior twelve months there were 604 single family home sales in Greenwich ranging from $400,000 to nearly $20 million. Sales in the entry market, below $500,000, were constrained by a lack of inventory and constituted 1.2% of homes sold. The picture changed dramatically in the $500,000 to $1.5 million range in which there … Continue reading Affordability and Original List Price

Back Country Color

Mary Stuart Freydberg of Sotheby's International Realty analyzes single family home prices

Back Country Greenwich, or property located north of the Merritt Parkway, is known for its lush landscape, beautiful rolling hills, forests, trails, four acre and larger lots, elevated sweeping views, country clubs, privacy and luxurious estates. Minutes from The Merritt Parkway, Westchester County Airport, I-95 and Metro North, Back Country can seem a world away … Continue reading Back Country Color