Thursday, July 2, 2015

Contracts Today


                                21 BYFIELD LANE - $2,975,000
With only 58 days on market, a price reduction took place pretty quickly - usually an indicator that the sellers are serious...4 bedrooms, 5 baths, 6136 SF 2 acres, 2 acre zoning - relevant decor, generator...TO SEE THE FULL LISTING CLICK HERE

39 PARK AVE - OLD GREENWICH - $1,495,000 - 16 days on market
It is what it is - 4 bedroom, 2.1 baths - less than 2000SF - not exciting, but a roof or a lot for someone
TO SEE THE FULL LISTING CLICK HERE
324 PALMER HILL RD - $1,995,000 - 56 days on market
5 bedrooms, 3.1 baths, starting at $2,195,000 nearly 3600 SF, .51 acres - never a fan of garage doors in the front of a house....but a beautifully maintained property...TO SEE THE FULL LISTING CLICK HERE

Tuesday, June 30, 2015


378 RIVERSVILLE RD - LIST $1,875,000 - 281 cumulative days on market
From a personal perspective this will be interesting to see where it closes. Last year I had a referral who was looking for a ranch with a pool - not so prevalent in Greenwich...so I tested the waters for him at $1.6 and the listing agent laughed...my guess is that it will be closer to $1.6  than the $1,995,000 price where they re-listed it this year.

It's 2960SF on 2 acres in 4 acre zoning - it's a rear lot, so it's private, but its a drive in from the road.

The seller bought it in 2001 for $1,495,000 and did some nice exterior work on the property...including the pool. But the interior is now dated (although many sellers find this to be incredible news) buyers have options, and North of the Parkway is not getting top dollar.

TO SEE THE FULL LISTING CLICK HERE



Closed Activity June 29, 2015


Lots of land sales lately - and a bidding war for a parcel at 57 Park Avenue in Old Greenwich. On an asking price of $1,050,000, it fetched $1.2M!

Also, 3 lots at 600 North Street...so it looks as though the most land locked of the 4 lots is still available...Originally packaged as 4 lots with a total of 8.3 acres. Marketed with the little guy below...

 

The asking price for each of the ones sold was $1,999,000 - obviously to the same builder.



16 NORTON LANE - OLD GREENWICH - $3,010,000
Built in 2014, the sellers were asking $3,275,000 with 275 days on market...its amazing how Havemeyer has changed...

30 SHERWOOD AVE - $2,254,000
VERY unique situation near the Merritt/golf course/airport - 7.55 acres - main house has 4 bedrooms and 6 baths, and there's a guest cottage with two apartments that have been rented in the past...there are 2 lakes. The seller who is a realtor, bought it in 2004 for $2.5M and put it back on the market for $3,650,000 in 2010 - a long list of expiration dates later, including trying to rent the main house for crazy prices...


Saturday, June 27, 2015

Philip Johnson Wiley House on the Market in New Canaan - $14M


Located on Sleepy Hollow Road, one of the best examples of Philip Johnson's works is available for sale, along with 6.33 acres of privacy.

Not huge, but hugely special - 3500 above grade and another 2000+ below, it has 4 bedrooms and 5+ baths. The seller bought it for less than $1M in 1994 and completely restored and improved the efficiency of the structure for his personal enjoyment, which will now meet  the expectations of a discerning buyer. There is still a bit of room for negotiation :-)

PHILIP JOHNSON'S WILEY HOUSE
WALLS OF NATURE





Wednesday, June 24, 2015

Under $1M in Old Greenwich! - My Crystal Ball Says Bidding War....


1 TAIT ROAD - JUST LISTED TODAY FOR $995K

LOTS OF UPDATES
There is nothing south of the village that is at this price - and the street is quintessential Old Greenwich...

The listing indicates 1.09 acres, but in fact it is .09 acres - when it looks too good to be true, it is..

Monday, June 22, 2015

Sales Activity Today - BIDDING WARS :-)



17 WYNDOVER LANE COS COB
A bidding war for this...honest! Listed at $1,199,900 it got $1,260,000 after 71 days. The sellers bought it for $1,025,000 in 2010. They should be happier than larks.

96 DINGLETOWN RD - $1,175,000 - LAND SALE
 Another bidding war - on an asking price of $1,100,000 - 1.17 in RA1

38 BYFIELD LANE - $2,249,000 ON AN ASK OF $2,395 - 133 DAYS
58 BROOKRIDGE DR - $4,400,000 - LIST $4,495,000 - 85 DAYS
Sellers bought it for $5,050,000 in 2008 and definitely put some love into it...someone got a good deal.

34 CRESCENT ROAD - RIVERSIDE - $1,592,000
Charming little renovated antique - List Price: $1,650,000

272 PALMER HILL RD - $2,550,000 - LIST $2,650,000 - 222 DAYS
264 RIVERSIDE AVE - $4,400,000 - LIST $4,395,000  - 10 DAYS
Sellers bought it for $3,735,000 in 2010 - 17% in a few years - not bad
They personalized it, but obviously made some smart choices in finishes, because it had a deal right out of the shoot..

Saturday, June 20, 2015

Same Old Same Old - 137 Old Mill Road - Same Tired Decor - Same Old Price

The listing claims:

"SUPERBLY RESTORED CLASSIC GEORGIAN DECORATED BY NOTED DESIGNER HOWARD SLATKIN WITH WONDERFUL ADDITIONS IN CHARACTER BY FAMED ENGLISH ARCHITECT CHRISTOPHER SMALLWOOD - 2 STORY LIBRARY WING (ONE IS OCTAGONAL)IN A MANNER OF DALYESFORD AND GARDEN ROOM AFTER OSTERLY HOUSE, TWO OF THE MOST FAMOUS 18TH CENTURY ENGLISH HOMES DESIGNED BY ROBERT ADAM. GRAND SCALE, HIGH CEILINGS, SUPERB DETAILING - LIVING ROOM WITH EXQUISITE PANELING, MEMORABLE DINING ROOM, GREAT COUNTRY KITCHEN/FAMILY ROOM PLUS UPSTAIRS FAMILY ROOM. TWO BEDROOM GUEST HOUSE WITH LIVING ROOM, WET BAR AND BATHROOM. CHARMING POOL HOUSE."

Who Cares? That the famed English architect seems to have forgotten a dormer? That it WAS decorated in 1986 - is any of it still relevant? Throwing names around that today's buyer doesn't know or care about is most likely going to fall on deaf ears.

There is no year built on the listing and no square footage, but it is on the market for nearly twice as much as the town appraisal amount of $6,736,600
 
137 OLD MILL - LISTED AGAIN FOR $11,500,000 - 356 Days on Market
...and counting

YOU'VE GOT TO SEE FIRST HAND HWAT I'M TALKING ABOUT:

And I found a little bit about the seller, who co-incidentally is now living in the former Gimble's building that was converted to condos a while back. This is also where I rented an apartment for year before decided to buy down the street.

I do not foresee the same scenario for her country home.

The Most Expensive Co-Op Ever Sold in NYC

Greed resonates here - not feigned nostalgia.