Friday, March 27, 2015

This Cutie Should FInd Love Quickly

22 Webb Avenue in Old Greenwich, has the perfect location on Webb - convenience of being close to the Village and Train - you can cruise to everything, without hopping in your car...
It has most everything that many buyers are looking for:

- It's move-in ready
- Open living
- Close to Everything
- Yard for Play
22 Webb Ave
22 Webb Avenue - Old Greenwich - $1,395,000

22 Webb Sitting 22 Webb Living 22 Webb Kitchen 

Shy of a bathroom, in my opinion - seems to be the only drawback - but perhaps easily remedied?

Wednesday, March 25, 2015

New Listing - 20 Marks Rd - Again - This Time $3,750,000

The listing reads "just completed in 2013"  - this implies in my mind, that it's never been occupied....

Well not so much - it is a Kaali-Nagy built home, so beautifully substantial. It was sold in 2014 to the current sellers in 2014 for $3,327,500. So no doubt, if the buyer(s), is (are) willing to go the distance of the asking price ($422,000 more than the sellers paid last year), are they paying for the interior design?

With the single stingy photo -  as they say in Maine "haaard time tellin' " 

20 Marks Road - $3,750,000
20 Marks Road - Riverside - $3,750,000

6094 SF squeezed onto a .3 acre lot

No doubt it will be on the tour for tomorrow - I will be sleepless with anticipation!

Tuesday, March 24, 2015

Contract in Riverside - 78 Summit - List $1,699,000

...the rumble of the train just doesn't seem to bother buyers in Riverside. It must have a more romantic connotation than being on the Merritt...back country near the Merritt always suffers...Belle Haven loves 95, but Bruce Park doesn't - go figure.

78 Summit Road has an accepted offer, with a list price of $1,699,000 after 4 days on market. A number of properties have closed in the last couple of years, 13 single family sales since 2010 - ranging in price from $650K to $1,970,000.

78 SUmmit Road
4 Bedrooms, 2+ baths - nothing special, and certainly not presented in the best light or focus as a matter of fact...a mess.

I hear my mom saying, if you're not going to do it right, don't do it at all...
78 Summit Living 78 Summit Mess
Just goes to show, that if your property is in a desired location, the way that  it's presented doesn't matter...but if it's not, pull out the stops!

Friday, March 20, 2015

Style Over Substance?

Screen shot 2015-03-20 at 6.03.50 AM
3 Properties in Mid Country on 2 Acres - all have 6 bedrooms - $8.5 - $8.8
20 Gate Field Drive just went on the market yesterday, and it is price positioned along with 24 Khakum Wood Road, and 26 Wooddale Road. Lots of style - albeit a bit contrived at times - like the fake rock in the wine cellar...
20 Gate Field Drive
20 Gate Field Drive - $8,725,000 - Built 1974 - Completely Re Invented Mission Style, Pool, Har Tru Court, Wine Cellar
20 Gate Field Entrance20 Gate Field Family20 Gate Field Kitchen20 Gate Field Master
House for house, Wooddale has the most value and features. It's been on the market for just 0ver 300 days with no price adjustment. Beautiful, substantial kitchen, a fabulous home theater, pool
26 Wooddale Front
26 Wooddale Road - $8,700,000 - Built 2008 - Stately - Over 11K SF - Fabulous Home Theater, Pool
26 Wooddale COntrol Center 26 Wooddale Entrance 26 Wooddale Kitchen26 Wooddale Theatero
24 Khakum Wood has been on the market forever, with its dated interior & beautiful grounds - since 2008 to be exact when it had a price tag of $14,500,000, realtor doing the owner no favors. Now onto its 4th realtor. Will the address get it done?
24 Khakum Wood Front
24 Khakum Wood Road - $8,650,000  Beautiful  Landscaping, Free Form Pool
24 Khakum ENtrance24 Khakum Kitchen 24 Khakum Dining24 Khakum Wood Deno

We'll see if the new listing gets a quick deal - doubtful at this price. My guess is that it will have to go well below it's current asking price.
There is some pretty stiff competition in other areas of Greenwich, that I think will get the love before any of these...

Wednesday, March 18, 2015

Shangri-La - You Can Have it All!

229 Bedford Aerial - Copy - Copy
229 Bedford Road - $6,249,000

At a new reduced price - I would be shocked that it didn't attract a buyer soon. This property has been built with such thoughtful preservation of unique architectural trims brought in from may parts of the world. It is truly stunning, especially if you prefer elbow room (nearly 5 acres) and privacy versus being stuck on top of your neighbors. I love this see the full listing, click here:
229 Bedford Swimming Pool Veranda
229 Bedford Road - Swimming Pool - Veranda

229 Bedford Front - Copy - Copy
Gracious Entrance to a Gracious Country Estate
229 Bedford Master Porch - Copy - Copy
Good Old Fashioned Porches
229 Bedford Living 1 - Copy - Copy
Gracious Casual Living
229 Bedford Kitchen Island - Copy - Copy
Great Open Kitchen with Old Beams - Great Floors
229 Bedford French Doors - Copy - Copy
From the Master
229 Bedford Dining - Copy - Copy
Superb Dining Room

229 Bedford Side
Also Available For Rent for $28K per Month
229  Bedford Fences - Copy - Copy
Enjoy an Idyllic Summer

Saturday, March 14, 2015

What Do You Expect for Homes Priced at $10 and Over?

The Greenwich Time today has a real estate article featuring 65 Clapboard Ridge Rd which came to market this week. I toured it during the broker tour on Tuesday and it is beautiful. I was somewhat surprised that it didn't have a finished lower level with the requisite wine cellar, theater and gym...but hey, what do you want for $12,495,000M? Shame that the article didn't help with the real estate world in getting close to asking price for this beautiful location in mid country Greenwich, by saying that there was a glut of inventory. Don't they get it? We don't need to wait for an answer...

What surprises me when I see properties over $10M is the expectation that it will have everything...some do, but most don't - read on ad compare...
218 Clapboard Ridge Aerial
218 Clapboard Ridge Rd - $15,000,000

Screen shot 2015-03-14 at 7.07.53 AM
8 Bedrooms, 9+ baths, 5 acres - inconsistent with a luxury listing, is
the small oval pool and a shallow theater that requires the viewers to
look up at the screen - strange for a $15M price tag. To see the full listing:
65 Clapboard Aerial
65 Clapboard Ridge - $12,495,000

Screen shot 2015-03-14 at 7.08.31 AM
6 bedrooms, 6+ baths, 3.85 acres...This doesn't have a finished lower level - so no theater, wine cellar or gym. It has a better kitchen than the one above... see the full listing below
56 Clapboard Ridge Aerial
56 Clapboard Ridge - $9,950,000
Screen shot 2015-03-14 at 7.33.13 AM
This is my favorite, which I have written about before...the owners took everything
into consideration with a top to bottom renovation - gorgeous beams, floors, and
architectural details - the grounds are magnificent with its own stocked pond!

This gets my Vote!