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!


Love Ford Lane + Other Contracts 7.23.14


Newly built and sold out of the shoot - the selling price will most likely be higher than the asking price that you see below...almost 5500 SF, 5 bedrooms, 5+ baths, cat 5/6 wiring, surround sound, Porcelanosa tiles, Wheelock Maddick Kitchen, Lutron Radio Ra wireless system - and the location is so beautifully charming


19 FORD LANE IN OLD GREENWICH - $5,850,000
WINDOWS EVERYWHERE - BEAUTIFUL LIGHT
LOTS OF FRENCH DOORS MOST POINTING TO THE VIEW

SIMPLE - FINCTIONAL KITCHEN

Tuesday, July 22, 2014

477 Riversville Rd - Serenity House? On the Market - Again...



477 RIVERSVILLE RD - AGAIN -THIS TIME $5,795,000
23% higher than the last expired listing...here's the history - and then there's mystery - dubbed "Serenity" as seen on the plaque which is in the driveway column...the tax record also indicates that Serenity House is the lender on one of the mortgages... When Googled, Serenity House appears to be a franchise for " addiction recovery" - so as a buyer, I am not sure how this would be appealing...as well as a Villa in Turks and Caicos.


At any rate, the owner is also a builder and owner of Traditional Building and Design in Darien. 

Also found in the tax records was a long list of liens, millions -  with Constantine Gianopoulos as the defendant. He claimed 477 Riversville Rd as his address on a couple of websites - prior to the above history...


Article about Constantine Gianopoulos

Monday, July 21, 2014

105 CONYERS FARM RD - NEW PRICE - $10.1M SHY OF 2011 LIST



105 CONYERS FARM - $13.4M
This view hides the lighthouse turret (left of the entrance) that I always find so contrived...otherwise, it's a beautiful home. The appeal is enhanced with the way that it is furnished, and the art - which no doubt, are not part of the price. The listing only states to call the listing broker for exclusions.

105 Conyers was first listed with the current realtor at $23.5M - and the sellers have gone back for more, re-listing at it's current price of $13.4M - I would have loved to be a fly on the wall during that conversation...Perhaps the selling strategy was that they could use the some of the same photos as the first listing - with the blossoming Spring trees? the aerial shot? Who knows?

Subsequent to the first go round, it expired with another realtor  after 547 days - at the exact same price the entire time - $19,750,000 - some strategy.

Logically, the market in Conyers has supported $13.4M for #44 at the end of 2013, #88 is currently listed at $13.5M unfurnished, or $14M furnished and 16 Hurlingame is listed at $13.9M.


NEUTRAL WALLS AND FURNISHINGS HIGHLIGHT ART

SPRING  WAS IN THE AIR

SAME AERIAL SHOT AS THE 1ST LISTING
There are currently, 25 properties that are on the Greenwich MLS over $13M, 4 are pending - all of these with list prices between $14M and $14.6 and 8 properties that have closed in hte last year ranging in price from $13.4M - and $120M

Friday, July 18, 2014

Good Prevails - Stripped of the Bad and the Ugly



521 Round Hill Rd Offered at $65M
Leona Helmsley's Former Estate

SITS BEAUTIFULLY ON FLAT 40 ACRES
I first saw this property during a broker open house when it was first listed...not the way that you will enjoy it now... It is back on the market, renovated and stripped all of the gawd, pomp and other irrelevant details and flow that made this property eerily Leona's. 


Gone are the servants' quarters, heavy window treatments, soiled carpeting, wall paper - and preserved and restored are all the architectural details that were hidden and derailed by the over the top not so royal decor. Gone also is the indoor pool - rather it is offered with town approved pool and court sites.

CROWN MODLING, TILE FLOOR, LEADED WINDOWS

ANTIQUE MARBLE FIREPLACE CLOSE UP
KITCHEN OPEN (Lacanche Stove?)

NEW STAIRCASE - BOURGOGNE LIMESTONE FLOOR

WILLIAM TUBBY DESIGN

STUNNING RESTORED FLOORING/MODERN LIGHTING

FAB BATH!
 

Thursday, July 17, 2014

39 Doubling Rd - Back on the Market - $3,725,000




39 DOUBLING ROAD - BACK ON MARKET - $3,725,000
Bank owned - it could be any number of scenarios...the last sale for this property was in 2008 for $6,250,000 - not that it really matters...all that matters in the market, is what buyers are willing to pay today...

Built in 1930 - it's 8210 SF - 7 bedrooms, 5.2 baths - lots of archways, 1.27 acres - tile/stucco/Mediterranean - listing indicates "as is" - which again doesn't really matter - other than to deter the feign of heart. Buyers will still most likely get an inspection, and can cancel the deal if the inspection shows more than they wanted to deal with.

Not saying that's what happened here...but it could be a piece to the puzzle

New Listing - 146 Hendrie Ave - Riverside


146 HENDRIE AVE - RIVERSIDE - $4,595,000
I could try to feature all 52 photos that this listing has posted, but the boredom of seeing one white wall, after another is good for a snooze since it is not furnished - no art...

This huge, nearly 8000 SF 6 bedroom/6 bath home, is squeezed on a .41 acre lot 

My guess is that the investor is the realtor - Pulse Realty

I would spend $5m for a bit more privacy and property - but there are plenty of buyers who are looking for minimal upkeep, double laundries, and locations on the train track...


THE BEST BATHROOM AMONG 6

GREAT OPEN KITCHEN

STOCK IT AND THEY WILL COME