Friday, October 24, 2014

Pleasant House on Pleasant Street Gets the Love

With only 31 days on market, 24 Pleasant St in Cos Cob has an accepted offer. List $859,000. The sellers bought it in 2004 for $805,000. It's refreshing to see an example of realistic pricing getting the job done. Who knows, they may even get a better price than the list.
To See the Full Listing click here:
24 Pleasant St Front
To see the full listing, click here
24 Pleasant St - 3 bedrooms, 1 1/2 baths 1500+SF - Cute
Screen shot 2014-10-24 at 6.56.01 AM

Thursday, October 23, 2014

Irony of Description vs Photography

The Listing says:

"Light filled retreat with waterviews of The Mill, waterfall & Canal. Open floor plan with gourment kitchen, Viking & Asko appliances, custom cabinetry and honed granite counters. Living Room/dining room with Fireplace & bay window. Master Suite with loft and balcony. 2nd bedroom 
with skylight and built-ins. Walk to shops, restaurants, schools & park."

Where's the light?
Where's the water?
Where's the view?

It's a great value in Cos Cob condo living, but it surely isn't getting any love form this marketing...

107 River Run is new today listed at $539,000. 2 bedrooms 2 baths, low common fees, hook up for washer/dryer, garage for 1
107 River Run 107 Door
Where's the Light? This may have been a good vantage point to capture the view me crazy
107 River Run 107 Bath
Baths are sometimes difficult to capture, granted, but if you are going to feature them, at least provide some light...
107 River Run 107 Living
Dismal Shot of the Living room
107 River Run 107 Kitchen
Focus would be nice...

Wednesday, October 22, 2014

It's a Barn, It's a Gatehouse, It's Unique

2 Conyers Farm Rd on the market for a re-visit today....the listing speaks more to the FAR rather than the history - built in 1905 (renovated in 2006), I am sure that the structure has seen it's share of is unique, and it's on 10 acres - presently a 4000+sf house - I can't imagine spending the money to build out on a property this close to the road - considering that one is buying 10 acres.... but we have seen worse offenders.
2 Conyers Farm Front

2 Conyers Farm Rd - Greenwich $6,995,000
Screen shot 2014-10-22 at 7.08.50 PM
I predict a similar Closing Price to the 2012 Number
Screen shot 2014-10-22 at 7.17.45 PM2 Conyers Family
2 Conyers Living 2 Conyers Kitchen 2 2 Conyers Family

Monday, October 20, 2014

20 Bailiwick Rd - a ranch that was built in the 60's - located off Riversville Rd, is back on the market. The seller bought it in 2005 for $2.4M - so at the high of the market. Perhaps she doesn't really realize that Riversville is nowhere near Riverside and cannot compete with central Greenwich.
Curiously, the listing claims that it has been totally renovated, however, in the 17 photos that are provided on line, there are none of the interior...
In the main house, there are 2 bedroom, 2.5 baths and there is a separate guest house with another bedroom and bath.
This is the 3rd realtor to have this listing. Here is the history - not a great case of live and learn, but rather that history repeats itself

Capture history 20 bailiwick 20 Bailiwick Front 20 Bailiwick Lake

Sunday, October 19, 2014

Don't Worry - Be Happy - Go Fishin' - 56 Clapboard Ridge - Greenwich, CT

There is a fabulous video for this property on the MLS - unfortunately it cannot be shared - you'll have to make an appointment to come to the office where we can watch it together on the bigscreen - and then go take a look...It's a lifestyle video with the owners curating the tour - like a mini real estate reality show. They speak about finding the house 10 years ago, raising their 4 kids there, how they did a 2 year renovation - and walking the "audience"/GMLS Subscribers, through the house, barn, grounds and even taking the canoe on the stocked lake...

What a house! Your deluxe playground offered for $9,950,000.

The sellers bought it in 2001 for $6,750,000 and obviously poured money into improving the entire property. 
56 Clapboard Ridge Rd Aerial
56 Clapboard Ridge Flowers Pool
Screen shot 2014-10-19 at 6.09.53 AM
56 Clapboard Ridge Entrance
56 Clapboard Ridge Kitchen
56 Clapboard Ridge Living 2
56 CLapboard RIdge Master

56 Clapboard RIdge Barn
56 Clapboard RIdge Basketball

Wednesday, October 15, 2014

12 Byfield Lane is Back on Market -$7,499,000

12 Byfield Lane began it's listing journey in 2009, priced at $12M - oh excuse me - $11,999,999...then, finally expired in November 2013 at $9,999,999. The odd looking pricing strategy obviously didn't do the trick for attracting a buyer. It's funny - in the apparel business, prices ending with 9's are usually reserved for downmarket products. $49,99 rather than $50.00 You will never see the .99 strategy at stores like Bergdorf's or Neiman's. Kohl's - yes. Perhaps subliminally, buyers for real estate sense the same signal. 

Anyway, regardless of pricing, is back on the market for $7,499,000. 

What you'll get, is lots of arches, balustrades, spindles....end less I forget, a washer/dryer hookup!

The listing boasts a "sumptuous master suite", but damned if I could find a photo on either the expired listing or the new one...lots of marginal and redundant photography.
What you won't get is a pool, court, wine cellar,out buildings or theater....but what would one expect for $7.5, I mean $7,499,000?
12 Byfield Lane12 Byfield Lane RearScreen shot 2014-10-15 at 12.58.11 PM
12 Byfield Lane Stairway 12 Byfield Arched Room

Price Reductions - Some will Get a Bite, Others a Nibble and Maybe One will get Thrown Back in the Water

Guy Fishing Screen shot 2014-10-15 at 8.38.32 AM

52 Hunt Terrace should get a bite - Good house and there is price resistance over $1.5 in this area - this one started close to $1.4...this West side of town often attracts former NY'ers. Click here to see the full listing:
6 Kenilworth Terrace -should get a bite...North Street Schools and it is fairly priced. Nice 1 acre lot - 5 bedrooms, 4+ baths. Well Built To see the full listing, click here:
79 Duncan Dr - Maybe some nibbles - I think that we'll see another price reduction before this gets a buyer, just my opinion. A) Not a ton of demand for 70's contemporaries, B) Much of it needs to be updated. The pros are that it is in great condition, well-maintained and it is on a oversized lot. My crystal ball tells me somewhere around $1,900,000 would get it done.To see the full listing, click here:
32 Sawmill Lane - Good house - Priced Fairly and will most likely get the same number that the sellers paid 3 years ago - $2,975,000. To see the full listing, click here:
255 Round Hill Rd - Maybe some nibbles - An authentic Tudor built in the 20's - and needing lots of updates. Biggest disadvantages here, is that it is a big house to renovate, it has market fatigue from over pricing in the past, and buyers are no longer nostalgic about renovating a classic. 8700 SF on 3 acres in 2 acre zoning. To see the full listing, click here:
19 Hidden Brook Rd - Maybe some Nibbles - Great House - the biggest disadvantage is that it is sandwiched between neighbors, so when you're sitting in your pool, your neighbors may as well be there as well. But hey, it's Riverside, and that's what buyers seem to be paying premiums for this year. I shake my head. To see the full listing click here:
48 Round Hill Rd - Now $10,350,000 - Throw is back in the Water for now - Reduced from $12,000,000. The sellers paid $4,425,000 in 1998 and the town has it appraised below that at $4,073,000...soooo not sure where $12M came from...last renovated in 1999 - yup....
To see the full listing, click here: