Tuesday, July 29, 2014

Bramble Lane Re-Dux


Another one goes down today - in contract at least - #48. Greenwich builder, Dennis Conroy, Castlegate Corp.

48 BRAMBLE LANE - ASKING $3,995,000
Bramble Lane is going the way of Hearthstone, Druid among other Riverside lanes, roads and streets....

#38 - ACTIVE ASKING $3,995,000 as well
#43 - ACTIVE ASKING $4,395,000
#26 - CLOSED 2012 - $3,497,419 18 Days on Market
#35 - CLOSED 2013 - $3,325,000 Developed on Spec by architect Lucien Vita and Element + Design Dev.LLC

All good - what used to be $1M - $1.5M are now the price of a lot - and new homes are fetching $3.5M - $4M....movin' on up!

THE WINNING FORMULA FOR 2014 - WHITE ON WHITE

WHITE ON WHITE, TOUCH OF WOOD AND GRAY

KEEPING IT SIMPLE

THE WHITE KITCHEN RULES

BUILT OUT OT THE SIDES WITH A BIT OF BACKYARD

Monday, July 28, 2014

Closed Transactions for 7.28.2014



 
 
1- 3 Dale Dr. is a mulit family - side by side - each with 3 bedrooms - total rent roll is $4350 currenly - showed it to my clients, and they didn't bite - but someone obviously thought that clearing approximately $1000 a month was worth it - even if they may have had to get flood insurance.
 
 
17 RUSIC VIEW DR - GREENWICH - $2,550,000
85 Days on market - 5 bedrooms, 6+ baths, over 6800SF, 1.18 acres in RA1  - off Stanwich Rd - I think that the sellers got the better deal - but it's a nice house - and both should be pleased..

24 HICKORY DR - GREENWICH, CT - $955K
The seller bought it for $575K in 2003 and renovated all of it...all in all both side should be please with this as well...

Wall of Shame - Amusing Listing Photos for today


18 Hemlock Dr - Nice location - close to town, and new today - listed for rent $4850. 1.5 acres, 4 bedrooms, 3 + baths, 2 fireplaces, 3529 SF of open, "charming" space...

DID THEY HAVE THE PERSON IN THE PHOTO SIGN A RELEASE?


A REALLY COMPELLING REASON
 TO RENT THIS PROPERTY
:-)

It appears to be a photo of a wall, rather than a room...stand in the opposite corner for a better shot...or maybe they did?

Exclusive Right to Represent?


According to the Real Deal - Corcoran is suing for $8.82M in commissions for the 60 Further Lane Sale in East Hampton this Spring...click on the link below...

60 FURTHER LANE - EH - PHOTO BY HAMPTON PIX




 
 
Brokerage claims it was cut out of the transaction by buyer, fund manager Barry Rosenstein
July 24, 2014 08:30AM

 
But, according to an article written in the New York Post at the time of the sale in May, which exceeded the previous record just set in Greenwich for the Copper Beech Property which sold for $120M, there was no reported listing broker, which they wrote about:

Activist investor buys NY mansion for record $147M



"When Gordon died last September at the age of 52, Browne’s relatives immediately looked to sell the property — and didn’t use a broker, to avoid paying commissions.
Top-notch brokers are furious that the deal was done in secret and not on the open market.
“The trustees of the estate, one would think, have a fiduciary responsibility to get the top dollar, which would have happened on an open market,” one broker fumed.
“This was an inside deal. They closed ranks. It was all very hush-hush,” the broker added."

Sunday, July 27, 2014

Books as Art



Since most people are reading e-books, but still have favorites that they cannot part with, colorizing them creates an artful effect that is dramatic and fresh.

Friday, July 25, 2014

value in the Chieftans + Closings

8 Colonial Lane in Riverside started @ $3,595,000 in  2009, then $3,195,000 and reduced to $2,795,000. 5641 SF, 6 bedrooms, .3 acres - clapboard siding and asphalt roof.
I find the value shift amazing... Riverside vs Chieftans....take a look:


8 COLONIAL LANE - RIVERSIDE - $2,875,000




21 CHIEFTANS RD - GR
GREENWICH - $2,667,480
 21 Chieftans - $3,795,000 in 2012 and the most recent list $3,275,000. Chieftans definitely offers value in construction...lots of stone, slate roof, moldings...6700SF. AN for $1800 in association fess per year, you don't have to worry about grounds, septic, and gutter cleaning - and it is within a gated enclave which includes 24 hour security.

Wednesday, July 23, 2014

Closed! Sold! Bidding War




32 Amherst Rd - Riverside sold for $600K - list $675 - days on market 19 - most likely a cash buyer for land value

69 Riverdale Ave #602 - sold in a bidding war - list was $799K and sold for $806,791- 89 days. Price it right, and they will bid!

223 Milbank Ave #A - list $1,925,000 sold after 91 days on market for $1,750,000. It expired at this same number in 2009, so sellers and buyers are most likely happy - rare.

16 Grant Ave - Old Greenwich - sellers bought it at the high in 2005 for $3,100,000 and sold it today for something close, but not the $3,495,000 that they had hoped for 359 days ago

12 MEADOWCROFT LANE - $12,875,000

And the Mac Daddy sale of the day is 6 Meadowcroft Lane - $12,875,000 - Although they were hoping for $14,500,000 this time around, it last expired at $13,750,000 in February this year - so getting within 10% is not bad...13,000SF and 8 acres in 2 acre zoning. I believe that this makes it the 9th sale of the year over $10M!