Thursday, October 30, 2014

2 Faced New Listing - Manor/Tudor - 11 Flagler Dr - $11,250,000

Listing reads English Manor, which lately has been enjoying more love than Tudors, and since this property is both, they ran with the odds of getting a better price. But for $11M, I would want the same exterior finish on the facade as well as the rest of the house. Is that a turret over the front door? I may have to see this for myself today...maybe I am missing something...
11 Flagler Front
MANOR
11 Flager Pool
TUDOR
To See the Full Listing Click Here:
http://www.debhalsey.com/Web/AR480203/ListingSearch/details/?mls_id=CT-GWMLS&mls_no=91817&display_page=1&lpp=20&index=1&total_listings=1&from=results
Described as a "compound" 11 Flagler Drive is a 5100SF property on 2 acres - a compound - not so much. The owners bought it in 2000 for $6,800,000. What they've done to update the property is fabulous, but to warrant $5.6M+ more than they paid 14 years ago, appears that they would like to capture every bucket of paint, all repairs and the rent that they otherwise would have had to pay to live this lifestyle. Get real.
11 Flagler Entrance
I Love that they've embraced the architecture with modern touches
11 Flager Kitchen
Functional Chef's Kitchen
11 Flagler Family
French Doors to Pool
11 Flagler Dining
Tudor Doorways and Leaded Windows - Reverse White Paneling - Love the light on the bottom and Muted Cocoa Wall covering on the top
11 Flagler Dr Aerial
Impressive Aerial Shot

Wednesday, October 29, 2014

Contracts Reported

73 S Stonehenge Dr 

After 190 days on market, starting at $1,545,000 - presently listed for $1,398,000 - 73 Stonehenge has an accepted offer.

To See the Full Listing Click Here:

Someone saw an opportunity that was lying in the "shadows"
Other contracts reported:
 

Tuesday, October 28, 2014

Their Loss - Your Gain

On a beautiful street that rubs elbows with Conyers Farm - 89 Lower Cross Land Listing - is reduced once again....for a crazy low price of $899K for 4 acres. Obviously the bank is saying that they want it off their books....their loss - your gain. This property in 2007 was marketed by the builder for 7700SF 6 bedroom home for $6,700,000 - just to add a little perspective.


89 Lower Cross
                              Build a beautiful home with a little peace and quiet....


To see the Full Listing Click Here:
http://www.debhalsey.com/Web/AR480203/ListingSearch/details/?mls_id=CT-GWMLS&mls_no=91622&display_page=1&lpp=20&index=1&total_listings=1&from=results

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:
http://www.debhalsey.com/Web/AR480203/ListingSearch/details/?mls_id=CT-GWMLS&mls_no=91520&display_page=1&lpp=20&index=1&total_listings=1&from=results
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 outside...call 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 hooves.....it 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