Saturday, September 20, 2014

DOES SIZE MATTER?



There are (35) 12,000+SF properties currently listed on the Greenwich MLS. In the last 365 days there were (15) 12,000+SF  properties that have closed. Among those that have closed since September 2013:

THE MOST EXPENSIVE: THE COPPER BEECH ESTATE - $120M - 13,519SF - 50+ ACRES

THE LEAST EXPENSIVE: 18 PORCHUCK RD - $3,650,000 - $12,330SF - 8.75 ACRES

THE LARGEST: 11 LANHORNE LANE -  $17M - 26,415SF - 8.79 ACRES

THE SMALLEST: 107 LONG NECK RD - DARIEN - $14,900,000 - 12,000SF - 3 ACRES

FEWEST DAYS ON MARKET: 555 LAKE AVE - $25M - 18,954 - 8+ACRES - 4DOM

MOST DAYS ON MARKET: 11 LANGHORNE LANE - 629DOM


 The most recent new 12,000 SF and over listing:

1 MEADOWCROFT LANE - ASKING $16,250,000
Not sure how the listing price is now 42.9% higher than when the sellers bought it in 2010...the market has not improved relative to the increased price. It is now furnished, so perhaps this will be a bargaining chip for an interested party? The space sometimes appears to have a retail sensibility:

THE MEN'S STORE

THE WOMEN'S STORE
 

THE TOY STORE

THE WINE STORE
 

THE GYM



Thursday, September 18, 2014

Contracts Today




12 Cross last sold for $600K in 2007 - Pemberwick - reports a contract today

469 Taconic - all the way out there at the border of Stamford - started at $1,895,000 in July last year...has a newish kitchen, but otherwise a farmhouse... 1.95 acres in 1 acre zoning. Seller bought it in 1998 for $765,000

132 CEDAR CLIFF RD - RIVERSIDE


132 Cedar Hill Rd - is a restored carriage house with water views in Riverside, built in 1870 - nearly 6000SF on .73 acres. 183 days on market, it started at $5,200,000 in 2011 to it's current list price of $3,750,000.

How Not to Photograph a Listing


Wow - a little common sense goes a long way! This listing is added to my Walls of Shame...

DON'T USE A SO SO PHOTO AS THE HERO SHOT

Toys in the fore ground, clutter on the mantel, little frames on all walls...mediocre is the first impression...

MAKE THE BED!
Suggest to the seller that covering the box spring and having a tidy bed, sends a subliminal message that the place is peaceful and clean. The blinds, floor and decor are great - but the first thing that you notice is the bed. Chair in the foreground does not enhance the photograph.
ENTRANCE SHOULD BE INVITING TO VISITORS
The key is to de-personalize the property - the buyer may not have children - pick up their stuff and make it disappear during the showing...at the very least - listing agents should photograph accordingly


GET THE TOYS OUT OF THE PHOTO -
Sellers need the broadest audience possible - this space could be an elegant dining room for the next owner - plastic toys also do not elevate the perceived property value

 
DON'T EMPHASIZE NARROW HALLWAYS
Men in particular find them confining...

PATHETIC FRONT SHOT - WHICH SHOULD BE THE HERO SHOT
Stand away from the building a bit more, unless the door itself is a work of art, and then use it as a second feature to the overall front appearance. A potted plant to the left, a nice doormat and a straight eye, would have done wonders here...

 

Tuesday, September 16, 2014

Who, What Where, How Much - Aug 28 - Sept 3


The following property transfers were recorded in the office of the town assessor between Aug. 28 and Sept. 3:

36 Arcadia Road — Marmah, Incorporated to UB-Greenwich II-OGCC, LLC, $11,346,413

15 Baldwin Farms South — Joan Asrican to Mukesh and Radhika Sehgal, $2,320,000

2 Carriage Road — Ruth Chapman to Patrick O’Shaughnessy, $1,900,000

90 Connecticut Avenue Unit 90 South — Bradford and Alison Nordholm to James and Terry Dreyfus, $2,637,500

6 Dialstone Lane — William and Lisa Farriss to Elk Homes Partners II, LP, $1,575,000

14 Dialstone Lane — Nina Reichborn to Herman Luk, $1,923,000

122 East Putnam Avenue — JP-Cos Cob, LLC to UB-Greenwich II-OGCC, LLC, $30,020,029

1465 East Putnam Avenue #633 — Laurene Hempstead to Joshua Migliardi, $375,000

40 Ettl Lane Unit 14 — Felix Javier Hernandez-Mayoral to Joan and Patricia Asriran, $824,000

14 Francine Drive — Thomas and Laura Feda to Michael Terry and Heather Kendzierski, $3,000.000

224 Glenville Road — Theresa Rogers and Paul Philip Matthews to Joseph Allegro, $1,550,000

128 Hamilton Avenue — Robert and Marian McGee to Peter Pellerzi, $485,000

Highland Farm Road Lot 33C-2 — The Gloria Barnes van Norden 2012 Gift Trust to B. Gloria Van Norden, $1,600,000

57 Mimosa Drive — Brett and Eve Goldberg to Philip and Melissa Chickering, $2,850,000

185 Old Mill Road — Edward and Elizabeth Weihman to Theodore Bell, $1,275,000
Ouch! Sellers bought it in 2004 for $1.6 - days on market 819 with a starting price of $2,375,000  - Sellers who expect to make a premium after buying at the height of the market are either misguided or over zealous.

56 Orchard Place Unit West — Mary Verdin to Jerry Carnegie III, $1,392,500

100 Orchard Street — James Combias to Brian and Jenny Leamy, $1,625,000

10 Palmer Terrace — Jeffrey and Lucille Schur to Andrew Foster and Julie Ahn, $2,150,000

351 Pemberwick Road Unit 701 — Heidi Novak to Jesper Bo Mogensen, $655,000

13 Perryridge Road — Webster Bank, as trustee, to Sutton Partners, LLC, $1,000.000

1 Shore Acre Drive — Sara and James Patrick Holdcroft to Christian Erich and Monique Bluhm, $4,375,000

49 Sinawoy Road — Thierry Derrein to Theodore and Loretta Franklin, $1,044,500

176-188 Sound Beach Avenue — JP Soundbeach Avenue, LLC to UB Greenwich II-OGCC, LLC, $6,033,558

20 Stonehedge Drive South — Maria and Vincent DeVito to Ionut and Laura Popa, $963,500

300 Taconic Road — Robert Silver to Terence Craw, $1,675,000*

160 Valley Road — August Lenhart to Christopher Mangold, $958,000

*I find it curious that 300 Taconic is in pending status on the MLS with a list price of $1,925,000 but The Greenwich Post indicates a sale of $1,675,000

 

Single Family Market Update - January 2013 - August 2014



  • UNIT SALES DOWN
  • SALES VOLUME UP
  • WHICH TRANSLATES TO PRICES UP - 34%!
  • CURRENT INVENTORY UP 11% OVER LAST YEAR
  • AVERAGE DAYS ON MARKET - SLIGHTLY DOWN
  • LIST TO SALE PRICE SLIGHTLY DOWN

Full Document

Monday, September 15, 2014

Stamford/Greenwich Contract - LIST $775K


145 BARN  HILL RD - STAMFORD?GREENWICH?
Greenwich zip code, but Stamford taxes and schools....3.37 acres - beyond having the ability to say that they live in Greenwich - the listing adds the human element of "the neighborhood is comprised of close knit neighbors who are there when you need them and invisible when you don't"

Surely we hope that the neighbors welcome their new inhabitants, and when know when to vanish. 


Thursday, September 11, 2014

Cheap Fixes for 50's Bathrooms

So often I come across older 50's bathrooms, and where the furniture and some of the aesthetics from this era are enjoying popularity again, the bathrooms - not so much....but look at these! Great ideas for cheap fixes - especially if you are selling your house

Embrace the existing theme while simultanously diffusing some of the color - A large white mirror over the sink with 2 art deco fixtures on either side both diffuse and embrace. New fixtures will immediately update a bath without having to tear out everything...

Accent with current themes - at the moment, geometric shapes or large scale interspersed classic shapes such as the ones below are popular - the gray and black both accent and neutralize the color...