We've had a couple interesting real estate sales in Cos Cob over the past month. As you can see, the prices range from $605k to over $2m. There are opportunities in this central part of Greenwich across the board. Located directly between downtown Greenwich and the Riverside & Old Greenwich area, Cos Cob offers a fantastic location while also allowing buyers to come in at all price points.
Cos Cob CT Real Estate
Many people don't realize just how many condominium units there are in Greenwich (Cos Cob, Riverside and Old Greenwich). This area of Greenwich CT Real Estate has been growing dramatically over the past twenty years. I've seen a dramatic increase in empty nesters who want to stay in town, but downsize and maybe get closer to downtown. Due to this change in demand we have seen several high end condos pop up close to the water and close to Greenwich avenue.
Here's a search I put together showing condos in Greenwich - http://www.greenwichct.com/greenwich-neighborhoods/greenwich-condos-apartments/
As you can see, this search produces condos of all price ranges including several north of the $1m range. In point of face there are many more that are not being pulled from this search, so please contact me if you are interested.
For those of you who are interested in entry level condos in Greenwich, Riverside, Old Greenwich or Cos Cob, I also created a search for condos under $800,000. - http://www.greenwichct.com/greenwich-properties-by-type/greenwich-condos-under-800k/
This lower price category has also seen a dramatic increase in demand over the past 20 or so years as more and more single people find Greenwich an attractive place to live and purchase their first home. Obviously condos closer to the town center/Greenwich Avenue are more expensive than those farther out in places like Cos Cob and North Mianus. Places like Putnam Park offer a mix of both affordable condo living and close proximity to town. I am a big fan of Putnam Park and definitely consider it a great investment.
Now these are both very rough searches. For a full updated search please feel free to email (email@example.com) or call me (203.940.0444).
First and foremost, I want to thank all of my clients for helping make 2011 a great year. I closed on 20 houses (13 sales, 7 rentals) in 2011, which was is my best year so far and owe it all to my wonderful clients. I enjoyed working with everyone and appreciate the business. I also want to thank the many people who referred business to me. The referral business is a huge part of my pipeline and I am grateful for every lead sent to me.
Looking back on 2011, I am pleased to say that the Greenwich Real Estate market held up well. I am not going to sugarcoat it and tell you that it was a banner year and that I only see signs of the market improving from here on out. When viewed from a macro-level, 2011 was still a very slow year. We did not see the level of transactions that we had a couple years ago and we might never again. As I mentioned in a previous blog/email, I think we might be witnessing the beginning of the new "normal" in real estate movement.
In Greenwich, CT, I feel that the baseline level of transactions should be roughly around 625 houses sold per year. This is not the 750+ that we saw in 2007, but also higher than what we have witnessed in the past two years. I am a strong believer that we are bouncing along the floor of our pricing, but also admit that I do not know when we will start to see price increases. I am confident in recommending a purchase (for investment purposes) with a 5+ year horizon, but have a hard time confidently supporting shorter horizons. I see several factors that continue to affect the Greenwich (as well as national) market and keep it from a proper level of equilibrium/harmony.
Obviously the biggest factor keeping the Greenwich CT Real Estate market out of sync is the questionable economy. As discussed in several previous blogs, residential real estate is almost entirely priced upon perception, so if anything were to affect perception and confidence the residential real estate market takes a hit. Certain areas of residential real estate are hit harder than others. For one, the second home market has been hit much harder than the primary home market. This is obviously because those who need money will unload their vacation homes before their primary residence's. Another factor that we are starting to see is that second and third tier markets are taking a harder hit than first tier markets as those who have money are starting to realize they can afford to upgrade to the better location (flight to quality). Greenwich is fortunately on the right side of the trade for both of these factors.
I have worked with a lot of clients recently who have said they want to buy in Greenwich because of the low taxes (about 1/3rd of NY taxes), which is normal, but now I hear more and more clients say that they think they can afford to live in better neighborhoods than they used to look at because the prices have come down. You used to need well north of $1,000,000 to buy a decent first home in Greenwich, but now you can find some great single families in the $700k range, especially in areas of Cos Cob and North Mianus, and you can find apartments in the $200-$300k range all through town.
This doesn't mean that all levels of real estate in Greenwich are lowering dramatically in price, it just means that there are many affordable areas of town. On the high-end we have still seen some major trades and there are some fantastic homes on the market right now in the $10 to $20m range, which once commanded prices starting with a "3" or even "4".
I find myself fortunate to work in a town with such diversity in product. Covering over 65 square miles and housing a population of over 60,000 people, Greenwich has a lot to offer. I really consider it 4 neighboring towns that include Old Greenwich, Riverside, Cos Cob and downtown Greenwich, but within those towns we have several communities including Glenville, Byram, North Mianus and Pemberwick to name a few. I've been able to work $1,500 rentals and $23 million estate sales, which is what I find to be so much fun about the job.
Scott Elwell Real Estate Agent - MBA- GreenwichCT.com Greenwich Fine Properties 191 Mason Street, Greenwich, CT 06830 Mobile: 203.940.0444 : Email: firstname.lastname@example.org
Here is a list of all of the residential real estate trades that took place in Greenwich CT in January 2012. This includes homes that sold in Cos Cob, Riverside, Old Greenwich, North Mianus, Glenville, Belle Haven and Byram.
- 39 Lancer Road : Richard L. and Lauren E. Lieberman to Ilya and Inga Skuratorsky; $840,000.
- 275 N. Maple Avenue : Celine M. Stahl to Catherine C. and Stuart B. Nutting; $1,800,000.
- 1465 E. Putnam Avenue , Unit 421: Josephine DiPalma to Robert A. Stevens; $305,000.
- 33 Harold Street: Dominick M. and Marie Chiappetta to Yongi Hin and Wenqi Mou; $515,000.
- 46 Locust Street: Greenwich Hospital to James F. Sun and Linda X. Lin; $681,5000.
- 17 LeGrande Avenue , Unit 12: Maureen Shrahley to Helen Dillon; $650,000.
- 25 W. Elm Street, Unit 43: Kathleen Conlon to Jocelyne Doll-Soulaine, trustee; $418,000.
- 134 Cat Rock Road : Robert W. and Ann T. Rosenstock, trustees to Gordon J. and Susan J. Coburn; $3,237,000.
- 57 Pemberwick Road : William Goodman IV to Pemberwick LLC; $530,000.
- 0 Dearfield Lane: Curtis C. Wood to Dearfield LLC; $566,666.
- 0 Dearfield Lane: Curtis C. Wood, trustee, to Dearfield LLC; $283,333.
- 5 Hillside Drive: James T. and Susan G. Larkin to Karen and Charles M. Shaffer III; $2,950,000.
- 201 Shore Road : Stuart B. and Catherine C. Nutting to Jeremy and Jessica Murphy; $3,800,000.
- 54 Highmeadow Road : Norman F. and Robin G. LeBlanc to James T. Larkin; $2,150,000.
- 1109 Lake Avenue : Deep Creek Lake LLC to High Lake Property LLC; $9,250,000.
- 3 Elizabeth Lane: Grayson O. Brown to Newwork Development Co. LLC; $590,000.
- 90 Maple Avenue : Lorraine Sykes to William Goodman IV; $1,130,000.
- 1353 King Street: R.K.D. Venture LLC to Congregation of Jevoha's Witnesses Inc., $1,000,00.
- 1357 King Street: R.K.D. Venture LLC to Congregation of Jevoha's Witnesses Inc., $500,000.
- Peter J. a132 Hamilton Avenue : The Castiglione Funeral Home Realty Trust to Greenwich Funeral Home Inc. LLC; $2,095,000.
- 63 North Street: Peter T. and Andrea M. Brennan to Gloria Chambers; $2,775,000
- 86 Round Hill Road : George S. Tsandikos and Kevin M. Ryan to William H. Pool; $1,800,000.
- 8 Echo Lane: Estate of Maria A. Newton and John C. Newton, to Fredrick and Pamela Stoleru; $985,000.
- 57 Grey Rock Drive: Helen A. and Joseph Augustyn to Abha Partners, FLP; $405,000.
- 30 Riversville Road : Estate of Margaret Hoffkins to JC Merz; $345,000.
- 25 Lismore Lane: Morris A. and Elaine F. Sandler to the estate of Rita K. Hillman; $2,900,000.
- 28 Verona Drive: Londonderry Homes 28 LLC to William and Sarah Aaronson; $3,980,000.
- 243B Hamilton Avenue : Paula and Brian Tobin to Peter Vitale; $695,000
- 33 Scott Road : Sandro and Claudia Malagisi to Erjon and Mirsada Pacaj; $875,000.
- 16 Walker Ct.: Patricia Ann Kristoff, trustee, to Jennifer and Anthony Socci Jr.; $515,000.
- 2 Indian Knoll Place: Dev D. and Patricia Ann Panigrahi to Michael Bodson; $2,900,000.
- 32 Cliff Avenue , Home site # 1: RMS Greenwich LLC to Jonas D. Slavien; $613,000.
- 1031 North Street: Elia G. Gospodinoff to Sandro and Claudia Malagisi; $1,150,000.
- 32 Cliff Avenue , Home site #3: RMS Greenwich LLC to Ashish Sharma; $675,000.
- 50 Putnam Pk.: Dorothy White to Xiehnan Lu and Yuzhi Wang; $362,000.
- 14 Meadow Road : Catherine B. Lepoutre to Peter B. and Barena B. Bailey; $1,200,000.
- 59 LeGrande Avenue , Unit 14: Jean McCormick to Jeffrey D. Harris; $1,100,000.
- 15 Street Claire Avenue : Gary K. and Michele G. Clarke to MCM Properties LLC; $1,657,500.
- 460 North Street: Kenneth J. and Vanessa L. Savio to Drew Aaron and Hana Soukupova; $7,987,250.
- 156 Taconic Road : Patricia S. Allain to Kenneth J. and Vanessa Savio; $1,600,000.
- 15 So. Water Street: Western Greenwich Holdings LLC to Blue Mountain Partners LLC; $400,000.
- 63-65 Pemberwick Road : Western Greenwich Holdings LLC to Blue Mountain Partners LLC; $472,500.
- Jan. 26:
- 318 and 320 Valley Road : Greyrock of Greenwich II LLC to RMS Valley LLC; $450,000.
- 37 Ridgeview Avenue : Emily S. Lopatin to Rob and Meera Drelich; $1,087,500.
- Jan. 27:
- 213 Riverside Avenue : Kent D. and Nancy B. Holden to Matthew Emrigh and Felicia Schecter-Emrigh; $2,250,000.
- 2 River Lane: Adriana Pena to Eduardo Pena; $335,000.
- 18 Edson Lane: Damien A. and Ilona D. Kaali-Nagy to Scott F. Alderson; $5,850,000.
- 425 N. Maple Avenue : Irene Soubry Revocable Trust to Benjamin P. and Lana E. Welsh; $1,750,000.
- 11 Skyridge Road : Michael L. and Marian S. Yagemann, trustees, to Andrea M. Fraleigh, trustee; $13,000,000.
- 59 Hillside Drive: Lydia Barberini to Brookside Properties LLC; $671,300.
- 18 Rippowam Road , Unit 2B: Gina M. Pastore to Sasha Illingworth-Maloney and Ryan J. Maloney; $575,000.
- 3 and 7 Juniper Hill Road : First Horizons Home Loans to Louis Zazzarino; $6,200.
- 32 Lake Avenue : 32 Lake Avenue LLC to Jeremy E. Kaye, trustee; $860,000.
To add onto my last post, we have had some activity in the Greenwich CT Real Estate market in the past week. Over the past 10 days, 31 houses have either gone into contract or have an "accepted offer" on them. This is a significant level of movement in the market, though I am not ready to call all of my clients and tell them that they need to come on out before everything is gone.
The reason that I am skeptical about this uptick in activity is that it is just that, a quick uptick in activity. We are now in February and the weather has been nice, so those that are thinking of a spring market purchase might just be poking their heads out early. This is normal and happens in Greenwich real estate nearly every year. If we close out February with some solid numbers I may start to get a little bit more excited.
The second reason I'm cautiously optimistic about the uptick in activity in the Greenwich real estate market is because a lot of this activity is under "accepted offers," which is still a long way away from a contract and then a closing. An accepted offer just means that the seller agrees with the buyer on the price the house should close at. The next step involves the buyer doing inspections, getting financing, working with their attorney on contracts and more. There are a million things that could go wrong and often do.
In the longterm, I see the market coming up, but I have no clue how long that will take. We are in an election year and pending any major news I feel we will be bouncing around this floor for awhile. That being said, it will be spring soon and family real estate in Greenwich, Cos Cob, North Mianus, Old Greenwich and Riverside will sell because families move and want to be in before the next school year.