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Business & Tech

93 Open Houses in Greenwich on Sunday

Mother's Day and Memorial Day Squeeze 93 Open Houses to Today; Market Report - Most May Sales under $3M, over $10M fare better than the $5 - 10M range.

Mother's Day last week and Memorial Day next week have squeezed open houses into Sunday, May 20th. As a result we have an incredible 93 open houses today. Rob Pulitano has done a yeoman's effort for you pulling together all the information about these open houses and creating the interactive map. He has found 31 open houses that are not listed on the Greenwich MLS. They include open houses that only appear on the CMLS or Trulia. It was several hours of work distilled in to the open house list below and the interactive map here.

This week we have 5 rentals, 28 houses under $1 million; 30 houses between $1 and 2 million, and 29 houses over $2 million. The weather is also supposed to be nice with a high around 79 degrees with 5 to 10 mph breezes. So this is the weekend to get out see the open houses.

Greenwich Real Estate Market Report for May 20, 2012

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SFH Invnty

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Solds

Exec. Cont

Cont. Cont

Acptd Off

Total S+K

Number

634

25

82

47

27

181

Median ($MM)

 $        2.80

 $      1.70

 $      2.20

 $      1.35

 $      0.87

<$3MM

350

22

54

38

24

138

% <$3MM

55%

88%

66%

81%

89%

76%

$5-10MM

111

0

5

0

4

9

> $10MM

46

0

6

2

0

8

Hi-End Sum

157

0

11

2

4

17

 

The lower and middle portions of the Greenwich real estate market continues to hum along. Right now we have 634 houses on the market and 181 properties that are either sold, under contract or with an accepted offer.

Most Sales in May Under $3MM

So far in May we have had 25 houses sold and 22 or 88% of them have been under $3 million, while only 55% of the inventory is under $3 million. 

Over $10MM Doing Better Than $5 - 10MM segment

Pending contracts and accepted offers show that the high end is getting a little better and surprisingly the very high-end, over $10 million, is doing better than the $5 - 10 million range. We have 8 pending contracts for houses listed at over $10 million with an inventory of only 46 houses. From $5 - 10 million we have more than double the number of houses on the market, 111 houses, while we only have 5 executed contracts and 4 accepted offers. 

Be Careful When Comparing Numbers in a Market Like This

This mismatch between sales and inventory skews the numbers. For example our median price for active listings is $2.8 million, while the median price of houses sold so far in May is $1.7 million or more than a million dollars less. This skewing of sales also makes it look like house prices have dropped by over 30% when all that has changed is the mix of what is selling.

The analysis of the contracts has also changed this week. Usually, I get contracts and accepted offers from the hot sheet, i.e. transaction that have happened since the beginning of the month.

For this analysis, however, I wanted to look at all pending contracts and offers. So I pulled all pending contracts and offers from the GMLS database.  The numbers include not only contracts that were signed in May, but also prior months. The result is a more complete view of upcoming sales, but since prior month's contracts are included these number don't show the market velocity for May as would a look at only the May numbers.

GREENWICH OPEN HOUSE LIST FOR MAY 20, 2012

 

Address

Town

List Price

Open House Time

Broker

32 Highland Rd.  #13

Stamford

$3,500

1-4 PM

Weichert

95 Connecticut Ave.

Greenwich

$3,975

2-4 PM

Coldwell Bnkr

25 Oval Ave.

Riverside

$7,900

2-4 PM

Raveis

16 Manor Rd.

Old Greenwich

$8,950

1-4 PM

Prudential

37 Porchuck Rd.

Greenwich

$25,000

2-4 PM

Prudential

1525 E. Putnam Ave.  #301

Old Greenwich

$329,000

1-4 PM

Raveis

351 Pemberwick Rd.  #110

Greenwich

$335,000

1-3 PM

Raveis

254 Seaside  #34c

Stamford

$349,000

1-4 PM

Prudential

87 Putnam Park  #87

Greenwich

$397,000

1-4 PM

Raveis

102 Valley Rd.  #19

Cos Cob

$475,000

1-3 PM

Raveis

51 Forest Ave.  #132

Old Greenwich

$499,000

2-4 PM

Coldwell Bnkr

150 Prospect St.  #4

Greenwich

$515,000

2-4 PM

Sotheby's

6 Nassau Pl  #4

Cos Cob

$540,000

1:30-4:00 PM

Coldwell Bnkr

27 Bible St.

Cos Cob

$549,000

1-4 PM

Prudential

351 Pemberwick Rd.  #505

Greenwich

$599,000

1-4 PM

Prudential

80 Laddins Rock Rd.

Old Greenwich

$599,000

1-4 PM

Prudential

72 Putnam Park  #72

Greenwich

$615,000

12-3 PM

Weichert

13 Dora St, St  #2

Stamford

$629,000

1-4 PM

Raveis

32 Highland Rd.  #13

Stamford

$635,000

1-4 PM

Weichert

193 Hamilton Ave.  #20

Greenwich

$650,000

1-4 PM

Raveis

9 Melrose Ave.

Greenwich

$669,000

1-5 PM

Weichert

132 Henry St

Greenwich

$675,000

12-3 PM

Weichert

19 Le Grande Ave.  #16

Greenwich

$679,000

1-4 PM

Raveis

11 Orchard St

Cos Cob

$685,000

1-4 PM

Prudential

11 Orchard St

Cos Cob

$685,000

1-4 PM

Prudential

28 Woods Ave.

Greenwich

$699,000

12-3 PM

Raveis

60 Valley Rd.  #A

Cos Cob

$699,500

2-4 PM

Raveis

60 Valley Rd.  #B

Cos Cob

$699,500

2-4 PM

Raveis

197 Sheephill Rd.  #C

Riverside

$749,900

2-4 PM

Coldwell Bnkr

333 Palmer Hill Rd.  #3c

Riverside

$799,900

1-4 PM

Coldwell Bnkr

27 Pilgrim Dr.

Greenwich

$871,500

1-5 PM

Weichert

362 Davis Ave  #4

Greenwich

$925,000

2-4 PM

Sotheby's

22 Hettiefred Rd.

Greenwich

$949,000

1-3 PM

Reloc Group

73 Weaver St.  #23

Greenwich

$995,000

2-4 PM

Coldwell Bnkr

17 Ronald Ln.

Cos Cob

$1,039,000

1-3 PM

Raveis

1 Mortimer Dr.

Old Greenwich

$1,050,000

2-4 PM

Sotheby's

349 Riversville Rd.

Greenwich

$1,099,000

1-4 PM

Raveis

95 Connecticut Ave.

Greenwich

$1,099,000

2-4 PM

Coldwell Bnkr

21 Mulberry Ln.

Cos Cob

$1,100,000

1-3 PM

Weichert

38 Breezemont Ave.

Riverside

$1,225,000

2-4 PM

Sotheby's

67 Bowman Dr.

Greenwich

$1,245,000

2-4 PM

Anderson

73 Weaver St.  #18

Greenwich

$1,249,000

1-4 PM

VAN

37 Carrington Dr.

Greenwich

$1,250,000

1-4 PM

Coldwell Bnkr

2 Sheldrake Rd.

Greenwich

$1,255,000

1-4 PM

Prudential

78 Dandy Dr.

Greenwich

$1,295,000

1-4 PM

Prudential

1992 Shippan Ave.

Stamford

$1,299,000

12-2 PM

Coldwell Bnkr

31 Westview Pl.

Riverside

$1,300,000

2-4 PM

Coldwell Bnkr

86 Lower Cross Rd.

Greenwich

$1,349,000

1-4 PM

Weichert

15 Midbrook Ln.

Old Greenwich

$1,395,000

2-4 PM

Sotheby's

42 Stonebrook Ln.

Cos Cob

$1,399,000

2-4 PM

Sotheby's

80 Porchuck Rd.

Greenwich

$1,475,000

2-4 PM

Coldwell Bnkr

130 Woodside Dr.

Greenwich

$1,525,000

2-4 PM

Sotheby's

36 Arch St.

Old Greenwich

$1,575,000

1-4 PM

Prudential

25 Oval Ave.

Riverside

$1,595,000

2-4 PM

Raveis

21 Cat Rock Rd.

Cos Cob

$1,695,000

2-4 PM

Coldwell Bnkr

16 Norton Ln.

Old Greenwich

$1,695,000

1-4 PM

Raveis

17 Shore Rd.

Old Greenwich

$1,725,000

2-4 PM

Sotheby's

24 Burning Tree Rd.

Greenwich

$1,749,000

2-4 PM

Sotheby's

361 Stanwich Rd.

Greenwich

$1,795,000

2-4 PM

Sotheby's

72 Butternut Hollow Rd.

Greenwich

$1,825,000

1-3 PM

Round Hill Prtnrs

16 Manor Rd.

Old Greenwich

$1,850,000

1-4 PM

Prudential

106 Hunting Ridge Rd.

Greenwich

$1,879,000

1-4 PM

Prudential

79 William St.

Greenwich

$1,975,000

2-4 PM

Coldwell Bnkr

7 Mulberry Ln.

Cos Cob

$1,999,999

1-4 PM

Raveis

49 Pecksland Rd.

Greenwich

$2,087,000

1-3 PM

Shore & Cntry

2 Stanwich Ln.

Greenwich

$2,095,000

1-4 PM

Round Hill Prtnrs

108 Cutler Rd.

Greenwich

$2,195,000

2-4 PM

Sotheby's

112 Taconic Rd.

Greenwich

$2,200,000

1-4 PM

Prudential

95 Valley Rd.

Cos Cob

$2,295,000

1-5 PM

Weichert

24 Meadow Rd.

Riverside

$2,295,000

2-4 PM

Prudential

9 Wallasy Way

Riverside

$2,355,000

1-3 PM

Sotheby's

18 Flying Cloud Rd.

Stamford

$2,375,000

1-4 PM

Prudential

243 Dolphin Cove Quay, St

Stamford

$2,500,000

1-4 PM

Prudential

96 E. Elm St.  #2

Greenwich

$2,595,000

1-4 PM

Sotheby's

182 Dolphin Cove Quay

Stamford

$2,675,000

1-4 PM

Prudential

41 Hidden Brook Rd.

Riverside

$2,695,000

2-4 PM

Round Hill Prtnrs

11 Grimes Rd.

Old Greenwich

$2,775,000

2-4 PM

Coldwell Bnkr

45 Cedar Cliff Rd.

Riverside

$2,775,000

2-4 PM

Sotheby's

1 Highgate Rd.

Riverside

$2,895,000

2-4 PM

Round Hill Prtnrs

37 Perryridge Rd.

Greenwich

$2,995,000

1-4 PM

Sotheby's

191 Shore Rd.

Old Greenwich

$3,100,000

2-4 PM

Sotheby's

196 Dolphin Cove Quay

Stamford

$3,150,000

1-4 PM

Prudential

230 Bedford Rd.

Greenwich

$3,450,000

1-3 PM

Ogilvy

25 Windabout Dr.

Greenwich

$3,495,000

2-4 PM

Coldwell Bnkr

24 Marks Rd.

Riverside

$3,840,000

2-4 PM

Sotheby's

26 Marks Rd.

Riverside

$3,840,000

2-4 PM

Sotheby's

137 Milbank Ave.

Greenwich

$3,995,000

1-4 PM

Sotheby's

10 Spring House Rd.

Greenwich

$4,350,000

1-3 PM

Round Hill Prtnrs

120 Cummings Point Rd., St

Stamford

$4,395,000

2-4 PM

Sotheby's

37 Porchuck Rd.

Greenwich

$4,750,000

2-4 PM

Prudential

212 Bedford Rd.

Greenwich

$4,775,000

1-3 PM

Prudential

69 Rockwood Ln.

Greenwich

$6,495,000

2-4 PM

Sotheby's

18 Chimney Corner Ln.

Greenwich

$10,750,000

2-4 PM

Coldwell Bnkr

 




















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