Real Estate Today
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Capital Properties & Estates ® Greenwich, CT • (203) 661-5400 Westport, CT • (203) 226-5100 ON THE WEB
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Guidebook: Weichert Capital Properties & Estates, Greenwich and Westport, CT
Transcript of Real Estate Today
...Is Now
The Window of Opportunity
Real Estate TodayCapital Properties & Estates®
Greenwich, CT • (203) 661-5400Westport, CT • (203) 226-5100
o n t h e w e b
Kaye & Hennessey, LLCATTORNEYS AT LAW
Real Estate Law
Estate Planning
Estate & Trust Administration
7 1 L e w i s S t r e e t , P. O. B o x 7 6 8 , G r e e n w i c h , C T 0 6 8 3 6
w w w. k a y e h e n l a w. c o m
(203) 625-5300Fax (203) 625-3161
sample_ads 1/4/08 10:05 AM Page 6
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Dear Clients and Friends,
On behalf of the more than 70 real estate
agents in the Greenwich and Westport offices
of Weichert, I would like to extend a warm
greeting to you on the occasion of our fourth
annual Real Estate Today magazine.
Like you, we all either own or aspire to own homes. We
know firsthand—because buying and selling houses is our
business—that there is some unique quality when one
enters a house that tells us all when a house has been
transformed into a home. We all know it when we see it,
but it is not easy to attain! Like an artist, each homeowner
must “work the canvas” of her/his house until that house
becomes truly their home.
We hope that all the vendors who are represented in this
magazine will give you the ideas and inspiration you need
to envision the home of your dreams. We would be happy
to be a part of the realization of that dream, if buying,
selling or looking for property to build is the next step
for you.
We also want to keep you up-to-date with the real estate
and financial market. The statistics in this book are a
first step in keeping you abreast of the current real estate
trends.
Please feel free to call at any time with questions and
requests for updated information on the current market.
Sincerely,
Elsie PecorinVice PresidentWeichert Capital Properties & Estates of Greenwich and Westport
Welcome
Weichert Family of CompaniesWeichert, Realtors®
Weichert Capital Properties & Estates®
Weichert Commercial Brokerage, Inc.Weichert Corporate HousingWeichert Financial Services
Weichert Gold® ServicesWeichert Insurance Agency, Inc.
Weichert New HomesWeichert Referral Associates Co., Inc.Weichert Relocation Resources Inc.®
Weichert Rental NetworkWeichert Title Agency
Please see your local Gold Services Manager for complete details.
Capital Properties & Estates®
Greenwich, CT 06830 • (203) 661-5400 Westport, CT 06880 • (203) 226-5100
68 Arch Street, Greenwich, CT 06830 • (203) 661-5400191 Main Street, Westport, CT 06880 • (203) 226-5100
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Contents
On the CoverThe Window of Opportunity...is NowWeichert Capital Properties & Estates REAlToRS® bring you the latest information on the ever-changing real estate market in both Fairfield and Westchester Counties. See how these counties have been affected and have flourished during this tumultuous time in real estate.
An Publication G01.11
1 Welcome3 The Power of the Weichert
Internet Strategy4 Business Index6 Weichert Capital Properties7 History of Greenwich8 Westport10 Surrounding Towns
13 Greenwich New and Sold listings by Month
14 Market Statistics Report: Norwalk, Fairfield
15 Market Statistics Report: Westport, Stamford
16 Greenwich Comparison Report17 Greenwich Property Type
Summary Report18 Westchester-Putnam Home
Sales Statistics19 let’s Ready Your Home for Sale
21 Don’t Get Fooled as a Buyer or Seller
23 Is a Short Sale Really Short?24 Timing Your Buying (or
Renting) in a Soft Market26 Best Staging Tips30 Home Inspection33 Advertisers35 Service Profiles37 Independent Schools in Fairfield
County13-18 Statistical Data
The Power of the Weichert® Internet Strategy. The Power of the Weichert® Internet Strategy. The Power of the Weichert® Internet Strategy.
* Hitwise Most Popular Websites in Business and Finance – Real Estate ranked by Visits Share, February 2011. ** Net Tracker Web Analytics
©2010 Weichert, Realtors®. Each WEICHERT® franchised office is independently owned and operated. REALTOR® is a federally registered collective membership mark which identifies a real estate professional who is a Member of the NATIONAL ASSOCIATION OF REALTORS® and subscribes to its strict Code of Ethics. Weichert® is a federally registered trademark owned by Weichert Co. All other trademarks are the property of their respective owners.
• We talk to online house-hunters 7 days a week 9am to 9pm EST
• Over 30 inside sales consultants immediately transfer our customers to speak with a
Weichert Sales Associate who can answer questions about a home and schedule an
appointment to view it
• No other real estate company has a system that quickly connects online customers with
the personal service they need
Our Contact Center makes homes easy to see in person:
• Independent research ranks Weichert.com among the top 1% of all real estate broker websites*
• Our site averages 100,000 visits per day and over 3.3 million visits per month**
• The latest advanced search technology helps buyers find just what they’re looking for
• When you list your home with Weichert, our full-time Internet marketing team ensures
maximum exposure by bidding on over 1 million keywords on major search engines to lead
to Weichert.com
• Weichert.com listings gain additional exposure on an ever-growing list of sites like
Realtor.com, Zillow, Trulia, Wall Street Journal and New York Times
Weichert.com makes homes easy to find:
These times demand Internet capabilities and no one delivers that like Weichert!
Invite us in. We’ll bring results.®
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Garden Center Sam Bridge Nursery & Greenhouse ........ 9Heating & Cooling Gault Energy ........................................ 12Home Improvement Stephen C. Gidley, Inc. ........................ 35 GreenOvations.biz ................................ 20 Olson Development, LLC ..................... 19 Pierre Architectural Woodworking ......... 35 RJS Development Corp. ....................... 38Home Theater At Home Theater AHT ........................... 11House Cleaning Medrano Construction Co. ................... 25Indoor Air Quality Gault Energy ........................................ 12 HomeGuard Environmental .................. 27Insurance New England Brokerage NEBCO ............. 5Interior Design Soundview Shutters & Shades ............. 27Insulation Anchor Insulation ................................ 35 Connecticut Basement Systems........... 34Irrigation/Sprinklers Don Biagi Landscaping ........................ 40Kitchens and Bathrooms Pierre Architectural Woodworking ......... 35Land Planners Ahneman Kirby, LLC ............................. 35 Peter F. Alexander................................. 35Landscape Architect Planner Peter F. Alexander................................. 35Landscaping Don Biagi Landscaping ........................ 40 Medrano Construction Co. ................... 25Lead Abatement HomeGuard Environmental .................. 27Lighting Control At Home Theater AHT ........................... 11 Outdoor Lighting Perspectives .............. 32Masonry Don Biagi Landscaping ........................ 40 Medrano Construction Co. ................... 25Masonry Supplies Gault Stone ......................................... 12Mold Remediation HomeGuard Environmental .................. 27Mortgage Weichert Gold Services .......................... 6Museum The Bruce Museum .............................. BCNursery/Greenhouse Sam Bridge Nursery & Greenhouse ........ 9
Oil Gault Energy ........................................ 12Outdoor Lighting Don Biagi Landscaping ........................ 40 Medrano Construction Co. ................... 25 Outdoor Lighting Perspectives .............. 32Painter Stephen C. Gidley Inc. ........................ 35 GreenOvations.biz ................................ 20Plumbing & Heating Kaiser-Battistone ................................. 22Propane Gault Energy ........................................ 12 Hocon Propane ................................... 22Restaurant Finalmente Trattoria ............................. 20 Restaurant Jean-Louis ......................... 39Roofing & Siding Stephen C. Gidley Inc. ........................ 35 GreenOvations.biz ................................ 20 RJS Development Corp. ....................... 38Salon José Henrique Salon ............................ 36Security At Home Theater AHT ........................... 11Septic Systems Kaiser Battistone ................................. 22Shelf Systems Shelf Solutions .................................... 25Stone & Tile Gault Stone ......................................... 12 Lima Ceramic Tile LLC .......................... 22Storage Storage Deluxe .................................... 30Surveyors Ahneman Kirby, LLC ............................. 35Tree Care Don Biagi Landscaping ........................ 40 Medrano Construction Co. ................... 25Water Gardens Don Biagi Landscaping ........................ 40Water Heaters Gault Energy ........................................ 12 Hocon Propane ................................... 22 Kaiser-Battistone ................................. 22Water Treatment Kaiser-Battistone ................................. 22Waterproofing Basement Solutions, LLC ..................... 28 Connecticut Basement Systems........... 34Window Coverings Soundview Shutters & Shades ............. 27Wine and Spirits Horseneck Wines & Liquors ................. 20Wood Floor Renovation Mr. Sandless ....................................... 36
Business Index
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68 Arch Street, Greenwich, CT 06830 • (203) 661-5400191 Main Street, Westport, CT 06880 • (203) 226-5100
Our Promise to our SellerS is to:• List your home on up to 6 different MLSs
• Communicate regular progress reports
• Market your home internationally through Weichert Relocation Resources Inc
• Advertise in newspapers and on over 20 top local and national websites
• Design and publish professional marketing brochures to display your home’s best features
• Hold your home open every weekend until sold if you wish
• Phone and direct-mail targeted neighborhoods to promote your listing
• Feature your home on Weichert.com and the many Weichert National Internet Partner sites
• Promote your home through our Internet lead generation center 7 days a week
Our Promise to our BuyerS is to:• Listen, and respond to your specific needs by providing in-depth knowledge of neighborhoods pricing and real estate trends
• Review with you all aspects of the buying process
• Advise about different housing alternatives
• Provide competitive and flexible financing options
• Analyze homes offered on the market to find competitive advantages
• Negotiate the best price and terms, especially under multiple offer conditions
• Oversee all phases of your home purchase including contract, inspection, appraisal and the closing
With more than 70 sales associates, the Greenwich and Westport Weichert Capital Properties &
Estates Offices serve key markets in both Fairfield and Westchester Counties. We provide full,
one-stop service in over 10 different languages, including full-service residential and commercial
real estate sales and financial services. To ensure a smooth process, our Gold Services group
streamlines the delivery of mortgages and home and title insurance.
For its first 200 years, the acqui-sition and cultivation of farm land were the major enterprises of resi-dents, although grist mills signaled the beginnings of local industry, and active shipping was conducted from the Mianus River. The relative calm of these years was broken by the Revolutionary War. Greenwich was a garrison town that ex-perienced occupation by both British and American armies as well as raids from irregulars. The seven-year long war, fought on the roads and farms of Greenwich, which destroyed homes, crops and human lives, is an important part of the town’s history.
The coming of the railroad in 1848 marked a significant im-provement in transportation and brought increasing numbers of new residents to Greenwich. The Irish came to work on the railroad and settled close to Greenwich Avenue, the town cen-ter. In an adjacent neighborhood called Chickahominy, Italian stonemasons congregated to be near the Byram quarries. Other Italians settled further east in North Mianus where they worked in the Mianus Woolen Mill. The Germans went to Byram, then known as East Port Chester, and found work in the Abendroth
Foundry. Glenville, on the Byram River, attracted Poles who worked in the felt mill and Russell Burdsall & Ward, manu-facturers of nuts and bolts. Each of these areas developed as distinct neighborhoods that have continued to be home to sec-ond- and third-generation descendants.
Greenwich also became a resort, catering to New Yorkers wish-ing to escape the city for the summer. Along the shore, hotels were erected to house, feed and entertain these visitors. Many decided to build homes in Greenwich, creating such areas as Belle Ha-ven, Field Point Park, Byram Shore and Rock Ridge. People with easily recognizable names—Benedict, Bruce, Converse, Gimble,
Havemeyer, Mallory, Milbank, Rock-efeller and Teagle—amassed large land holdings where they built the estates for which Greenwich is now famous. These families be-came great benefactors to the new community.
Greenwich bounded into the 20th century with yet another improve-ment in transportation; the trolley from Rye to Stamford connected Greenwich from west to east with a convenient, in-town service. The automobile then took precedence after the First World War. In 1938, the Merritt Parkway cut through the northern section of Greenwich, fol-lowed in 1957 by I-95 to the south. Once again, new arrivals swelled the population of Greenwich. This time, the newcomers were the employees of corporations leaving New York City for suburban headquarters.
While the beginning of the century saw the creation of great land estates, the post-World War II period witnessed their dis-solution into smaller building lots that accommodated the new residents. Growth and development brought about the reorga-nization of town government, the consolidation of the school system and the establishment of a network of independent, non-profit organizations, which supply the town with its social services and cultural institutions.
The second half of the century saw a growing concern in Greenwich for protecting its heritage, resulting in the creation of two local historic districts, 23 buildings and areas listed on the National Register of Historic Places, and the acquisition of undeveloped land as park and conservation areas. Greenwich is a special place to its residents who work hard as volunteers on its behalf.
Those fortunate enough to call Greenwich “home” enjoy a wonderful mix of culture, social activities and beautiful
surroundings. And like many Connecticut towns, Greenwich boasts a rich history dating back to pre-Colonial times. In 1640, settlers from the New Haven Colony purchased land from the Siwanoy Indians in the area now known as old Greenwich. The newcomers carved out larger and larger land holdings where they grew potatoes, grain and fruit. Settlements grew along the shore, from Stamford on the east to the Byram River on the west and north to the border of New York State. By 1730, the 50 square miles that comprise present-day Greenwich were laid out.
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GreenwichA Mixture of Culture, Social Activities and Beautiful Surroundings
Binney Park, Old Greenwich
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Westport’s image continues to be special because of the people who live and work here. And all of the town’s agencies—from the Office of the First Selectman to the Planning and Zoning Commission, the Recreation and Conservation Commissions, to the Representative Town Meeting (the town’s grass roots, democratic representatives)—collectively work together in the town’s best interests. People are often outspoken and they pub-licly differ, but when a decision is made they come together as a whole for the good of the community.
It is also the people who take the time to make sure senior residents can afford to stay in the town, ensuring that West-port retains a key segment of its population. Through the years, Westport has become one of the most affluent suburbs in Amer-ica, culturally rich, filled with a blend of old Yankee farmers, academics, and professionals from all fields, reflecting its inter-national flavor. Yet, it still retains the old New England small-town charm on many of its streets.
It is this dichotomy between affluent suburb and an old New England town that exemplifies Westport. It is evolving in the new millennium as the town continues to modernize and yet, retain its rural charm. Westport is enjoying great economic growth and success, building and expanding schools to house the town’s burgeoning student population, while at the same time working to keep its small-town milieu.
Like many other towns in New England, Westport’s roots go back to the Native Americans who frequented this area years ago. Names such as Saugatuck, meaning “mouth of the tidal river,” and Compo (Compaug), “the bear’s fishing ground,” come from the early Paugussett tribe.
The Colonial settlers came from three surrounding towns—Norwalk, Fairfield, and Weston, parts of which comprised West-port. The river was the dividing line between Norwalk and Fairfield, and vital to farmers as a pathway to markets for their
produce. A small community of wharves, warehouses, stores and a tavern grew up on both sides of the river to become the Village of Saugatuck.
The first railroad track was opened Dec. 27, 1848. The second track was laid in 1853, but not until the 1890s were the present tracks completed. The railroad and the community in general was built with the arrival of immigrants from Ireland, Italy, and numerous other European countries—people of all faiths and all cultural backgrounds, many of whom are still residing here today.
By the end of the 19th century, there were mills and factories, Kemper’s Tannery (the present Westport Country Playhouse) and Toquet Manufacturing Company. Around 1910, artists dis-covered Westport and the town was literally turned into a na-tionally known beehive of cultural activity; the Famous Artists School and the Famous Writers School were both built here, attracting talent from all over America.
There followed an influx of creative people from many fields that made this area their permanent home. In 30 years, the population doubled to 8,000. Since World War II, the popula-tion floodgates opened, more than tripling the previous high by 1970. Today, there are some 26,343 residents here year-round. Novels, plays, and movies have been produced at the famous landmark, the Westport Country Playhouse, with Westport as their back-drops; actors, actresses, writers, artists, architects, lawyers, doctors, corporate executives and political figures have made this town their home.
One of the major reasons for the town’s cosmopolitan nature is that Westporters have a real sense of place. Perhaps most im-pressive is the high caliber of the great number of people who participate in the community, either as elected officials or as volunteers. The spirit and care with which people tend to this town is what gives it its very heart and soul.
Westport
Westport’s unique character can be traced to the town’s roots in the Native Ameri-
can tribes who frequented the area—the five original “Bankside Farmers” who settled what is now known as Green’s Farms in 1648, and another group of settlers who followed: the Coleys, the Wheelers, the Bennetts, the Jennings, the Burrs, and many more who came after them to shape this nationally known town.
Bordering Long Island Sound, Westport offers residents an
array of coastal activities.
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Surrounding TownsDarien is an attractive blend of comfortable seaside living and easy travel to the corporate world, just 50 minutes from the hub of Manhattan—making it a popular choice for executives and professionals and their families. Settled in 1645 and formally in-corporated in 1820, the seclusion and beauty of Darien were well-kept secrets until 1920 when affluent artists and writers discovered the natural splendor of this coastal site. Since then, Darien has grown into a pros-perous community, rich with history and enjoyment, and dedicated to the promotion of education, cul-tural/social development and conservation of natural resources. Population: 20,731 (2010 Census)
Fairfield is ideally positioned for elegant living, an abundance of leisure activities and con-venient travel to metro-politan areas. Situated on Long Island Sound, Fairfield’s 6-mile coast-line and pristine beaches are a summer playground for water-sport enthusi-asts and sun worshippers alike. Overlooking the Mill River, several beauti-fully landscaped parks of-fer the tranquil pleasures of picnicking, bicycling, walk-ing and nature study. Residents may swim in freshwater at Lake Mohegan and, in the winter months, ice skating is enjoyed at Owen Fish Park, Sturges Pond and Gould Manor Park. Professionals will find Hartford and Man-hattan equidistant from this captivating atmosphere. Population: 59,404 (2010 Census)
New Canaan, an affluent community of New England, is located in the southwest corner of Fairfield County and holds the enviable designation of “The Next Station to Heaven”—a well-deserved title. This inviting town offers a breathtaking natural setting for comfortable living, superb social and cultural
amenities, and convenient travel to the metropolitan centers.Population: 19,736 (2010 Census)
Norwalk consists of distinct neighborhoods, each with its own style and character suggested by names such as Silvermine, Bettswood, Cranbury, Wolfpit, Rowayton and East and West Norwalk. Over the past 10 years, the city has undergone a revitalization that continues today. Representa-tive of this revitalization is the historic South Nor-walk area. Slated for destruction in the 1970s, it
was saved by public and private efforts to become a thriving “city within a city” that features well-preserved architecture that houses an eclec-tic array of shops, gal-leries, restaurants and nightclubs. The area is anchored by The Mari-time Aquarium, with its frequently changing ex-
hibits, an IMAX theater, and more than 1,000 marine animals. Population: 85,597 (2010 Census)
Weston is a rustic town of sweeping fields, ponds, riverside vistas and thickly wooded forests. The natural splendor of the
area is undoubtedly a prime attraction to residents, but when coupled with com-fortable commutes to urban centers, a solid school system and excellent recreation-al offerings, Weston is a choice spot for family living. Popu-lation: 10,179 (2010 Census)
Wilton is a highly desirable residential community with fine open lands (a testament to its colonial farming roots), beautiful historic architecture and a wealth of excellent services. Conve-nient travel to the business and commercial centers of Stam-ford, New York City and White Plains make Wilton particularly attractive. Population: 18,064 (2010 Census)
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GREENWICH MULTIPLE LISTING SERVICE8 GRW / 22 Month Ended: 4/30/2011
Updated: 5/31/2011
2011
2010
JAN
2009FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DECPROPERTY TYPE
NEW LISTINGS BY MONTH
SOLD LISTINGS BY MONTH
2011
2010
JAN
2009FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DECPROPERTY TYPE
Residential 79 66 81 144 111 100 66 56 103 64 38 28
Condominium 27 16 30 21 37 22 14 21 21 17 8 5
Land 4 4 9 6 7 13 9 4 9 6 6 9
Multi-Family 1 2 6 5 0 7 2 5 2 2 2 1
Commercial 1 2 3 0 1 3 6 0 7 2 1 3
Residential 66 76 140 139 0 0 0 0 0 0 0 0
Condominium 21 19 30 36 0 0 0 0 0 0 0 0
Land 6 14 9 15 0 0 0 0 0 0 0 0
Multi-Family 6 8 13 6 0 0 0 0 0 0 0 0
Commercial 4 1 2 2 0 0 0 0 0 0 0 0
Residential 69 77 91 96 109 79 76 42 86 56 36 25
Condominium 19 16 29 17 20 26 15 19 30 27 20 10
Land 7 6 10 6 7 11 7 5 13 6 3 1
Multi-Family 5 2 5 9 7 6 3 4 11 5 7 0
Commercial 2 0 1 0 0 3 4 1 1 0 2 1
Residential 33 25 35 38 40 67 55 51 35 34 25 44
Condominium 13 10 12 12 15 19 12 13 11 11 16 16
Land 0 0 1 0 1 1 4 0 1 4 1 2
Multi-Family 1 1 2 3 1 1 1 1 1 1 1 1
Commercial 0 0 1 1 0 0 0 0 1 0 0 0
Residential 31 26 37 50 0 0 0 0 0 0 0 0
Condominium 9 2 9 5 0 0 0 0 0 0 0 0
Land 2 1 3 1 0 0 0 0 0 0 0 0
Multi-Family 2 0 3 1 0 0 0 0 0 0 0 0
Commercial 0 0 0 0 0 0 0 0 0 0 0 0
Residential 5 6 15 21 17 33 55 28 41 40 29 43
Condominium 4 4 4 8 6 13 11 7 8 11 6 10
Land 1 0 0 1 1 1 1 1 2 3 0 1
Multi-Family 1 0 0 0 0 1 0 3 0 2 2 1
Commercial 0 0 0 0 0 0 0 0 0 0 0 1
Source: Greenwich Association of Realtors, 203-869-0240, [email protected]
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FairField, CTmarkeT sTaTisTiCs reporT
Norwalk, CTmarkeT sTaTisTiCs reporT
Source: Mid-Fairfield Association of Realtors, 203-227-4418
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sTamFord, CTmarkeT sTaTisTiCs reporT
wesTporT, CTmarkeT sTaTisTiCs reporT
Source: Mid-Fairfield Association of Realtors, 203-227-4418
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COMPARISON REPORT
Year to Date
14 GRW / 22 Month Ended: 4/30/2011
Updated: 5/31/2011
Residential
Condominium
Land
Multi-Family
Source: Greenwich Association of Realtors, 203-869-0240, [email protected]
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PROPERTY TYPE SUMMARY REPORT
2010 2011Listings by Property Type
YTDUnits
%Change
%Change
%ChangeUnits
AprilAvg Price
April AvgDOM Units
April YTDUnits Avg Price
April AvgDOM
%Change
April
16 GRW / 22 Month Ended: 4/30/2011
Updated: 5/31/2011
New
Under Contract
Sold
Available Inventory
Source: Greenwich Association of Realtors, 203-869-0240, [email protected]
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PAGE 14 MAY 2011 REAL ESTATE IN-DEPTH
WESTCHESTER – PUTNAM HOME SALES STATISTICSNUMBER OF SALES 2008 - 2011
wESTCHESTER/PUTNAM COUNTIES
MEDIAN SALE PRICE 2008 - 2011wESTCHESTER/PUTNAM COUNTIES
MEDIAN SALE PRICE wESTCHESTER COUNTY 2006 - 2011
TOTAL ANNUAL SALES wESTCHESTER COUNTY 1992 - 2011
END OF QUARTER INVENTORYwESTCHESTER COUNTY 2007 - 2011
SEASONALLY ADJUSTED QUARTERLY SALES wESTCHESTER COUNTY 2006 - 2011
END OF QUARTER INVENTORYwESTCHESTER/PUTNAM COUNTIES 2008-2011
SEASONALLY ADJUSTED QUARTERLY SALES wESTCHESTER/PUTNAM COUNTIES 2009-2011
Source: www.wpar.com, 914.681.0833, Real Estate in-depth, May 2011, page 14
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The first thing a prospective buyer sees is the front of your home. Make sure leaves are raked and flowers planted in plant-ers or in the ground. Hoses, bikes, toys and other tools should be stowed away, and the entryway and door should have a fresh coat of paint or be thoroughly cleaned.
Clean out the garage! Make sure it is swept clean and every-thing is in its place.
Declutter! All those wonderful family pictures and memen-toes belong out of sight.
Light! Clean the windows! To show off the light in the house, make sure all light bulbs are bright and new. Rooms that require painting should be painted and carpets removed or cleaned to eliminate stains and pet odors. Wood floors should also be shown in good condition.
Sometimes a simple upgrade in the bathroom can do wonders. A new sink or faucet can have a large impact. The caulking or grout must be clean, complete and looking good. Replace the shower curtain and old towels with new ones.
A well maintained home makes the best impression. Thoroughly clean everything. Counters must be clear and cleaned. Once the bulk of this is done and maintained, your house will be ready for buyers.
Recycle! With all of the cleaning and decluttering there may be good items that you hate to throw away. Here is a list of organizations that can be of assistance:8�Habitat for Humanity, Good Will and the Salvation Army take
appliances, furniture and other household goods.
8�Earth911.com is good for mattresses, electronics, hazardous
waste and more.
8�For a small fee, 1-800-Got-Junk makes sure your junk gets re-
cycled, disposed of responsibly or donated.
Robbie Barnes, REAltoR®, Weichert REAltoRS®, [email protected], 203.526.9320, and 203.226.5100.
Let’s Ready Your Homefor SAle By Robbie Barnes
Some careful planning can make a good impression on potential buyers. In
order to get a good selling price, here are some things to do.
Custom Home Building & Renovations
AfterBefore
(203) 972-7722
47 Pine StreetNew Canaan, CT 06840
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After Before
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Add Drop shadown to headline?
Home Renovations and additions
Save money on your energy bills
Basement Waterproofingwww.basement-fini.com
Carpet, rug and furniture cleaning www.cleanmarkservices.com
Helmuth W. Krause, PresidentCleanmark Corp., Westport, CT203-227-8618 • email: [email protected]
Green
Finalmente Trattoria The Italian Cuisine of Isola Di Ponza
In the heart of Westport...
Welcome to Finalmente Trattoria where it is all about personal touches. From being greeted by Ponza native and owner Andre Iodice to enjoying regional specialties from old family recipes prepared with only the finest and freshest ingredients. From assistance in the selection of fine wines to customizing menu items to meet your personal dietary requirements or simply preferences, it is all about personal touches. The combination of Andre and Executive Chef, Guido’s dedication to their customers, exceptional service, and delicate prepara‐tion of food has created the “Finalmente Family.” Come experience the difference that only personal touches and attention to detail can make.
Located at 165 Post Road East (US 1) Westport (1 Block to the Westport Playhouse)
Closed on Mondays Visit Us at www.finalmentetrattoria.com
Call 203-226-8500
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With respect to the proverb, sellers are often fooled into believing that the market has crystallized at the peak prices of 2006. At a listing presentation, sellers are anxious to learn what the property’s list price will be via the comparable market analysis prepared by the real estate agent. The reality of a fresh CMA is comprised of recent sales for the past 90 days. The CMA also is evaluated with emphasis on many variables including location, style and condition. I always prep my seller to understand that the property has to be “sold” to three distinct parties. With this understanding, a motivated seller will not be “fooled” by the market.
1. The property has to be “sold” to the buyer
looking for a property in the seller’s area.
Initially, the majority of buyers search the Internet for the perfect
house. Real estate websites including Weichert.com, REALTOR.com,
Trulia and Zillow are searched enthusiastically by prospective buy-
ers. Calls to my office include, “Can you show me MLS 9890004?”
or “Why is the Zillow house estimated at $679,000 when it is listed
by you at $875,000?” Yes, buyers can be fooled into believing that
everything on a real estate website must be true.
2. The property has to be “sold” to other real estate agents who
sell within an area. If a new listing is perceived to be overpriced,
most buyer agents will be very forthright to their buyer clients.
Hence, if a new listing is perceived to be overpriced, the first 30
days of showings at a “new listing” will be a barometer for any
seller who receives feedback in lieu of an offer. In fact, many
agents show overpriced listings as a means to sell other properties
that are priced well.
3. When a bank intervenes, the property has to be “sold” to the
bank’s appraiser. Independent appraisers are appointed by the
bank to evaluate the property. Comparable sales used to evaluate
a property in contract may actually include recently recorded bank-
owned properties and short sales. These are not thrown on the side
but can be used in an appraisal. Short sales and foreclosures can
adversely affect a property’s value.
I always inform my seller clients to realize that the first offer may not be the best offer; but, it could be the only offer. So, I would encourage the seller to present a counteroffer in lieu of an immediate rejection. Sellers are often amazed how a buyer who begins considerably lower than list price may ultimately split a difference, agree to a price in line with comparables, or consider other concessions to create a celebratory “meeting of the minds.”
Buyers shouldn’t be fooled either. I have worked with buyers who despite evaluating a “fresh” review of the market prior to making an offer decide to make their offer considerably
lower than the average list-to-sales-price ratio. Despite the optimism of presenting such a “low ball” offer, such buyers are surprised to learn that another offer has been accepted at a “higher” price. Have these buyers been duped? Why would a counter from the seller not be entertained? Isn’t this a market that is full of overpriced listings noted by daily media reports that the real estate market is sinking? This is what happens: a “low-ball” offer is submit-ted by a sincere buyer. The seller is quite taken aback and immediately urges the listing agent to contact all parties who may have shown interest in the property. The
seller may instruct the listing agent to inform the other buyer agents to inform their respective buyer clients that an offer has come in and now is the time to “get off the fence.” So, the multiple offer scenario evolves. A buyer who may be waiting six months for a price to come down may very well hop off the fence very quickly knowing that “now” there is a threat to miss out on an opportunity of a lifetime.
Bottom line, I don’t want any motivated seller or sincere buyer to be fooled even once in the current real estate market, so I offer some new proverbs:
Sellers, if you are motivated to sell: “You can never price a prop-erty too low; market demand will adjust a property up if too low.”
And for buyers: “A good value is only the one that you get title to!”
Drew Peterson, realtor, broker, [email protected];www.drewpeterson.net; cell: 203-253-7653
You may be familiar with the Chinese proverb, “Fool me once, shame on
you; fool me twice, shame on me.” As a real estate agent since 1989, I have acquainted this proverbial phrase with recent negotiations from both buyer and seller perspectives in the current market in Southern Fairfield County, Connecticut.
I always prep my seller to understand that the property
has to be “sold” to three distinct parties. With this understanding, a motivated seller will not be “fooled”
by the market.
Don’t Get Fooled as a Buyer or SellerBy Drew Peterson
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Short sales occur when a bank allows the owner to sell a property for less than the balance owed to that bank.
Due to economic conditions, some sellers who bought property at the peak of the market are below water on their equity. Some have experienced a loss of jobs or have financial situations that do not permit them to make their monthly payment on their mortgage. These sellers are ap-plying for a short sale. Getting the bank to accept their situ-ation is another story. And not a short one!
For sellers, it is a possible way out, but not an easy one since they have to demonstrate to the bank that they really cannot meet those monthly payments due to a situation that was out of their control. When sellers present their application for a short sale to the bank, it must have all the documentation proving the actual situation along with an actual offer that the bank feels is reasonable. It’s a package, and it has to come together.
For the buyer it looks very attractive—buying a property for less than the market price. But not everything is as shiny at it looks:
1Short sale properties are not easy to get due to the consid-
erable amount of offers the property generates. Multiple
buyers are competing for that property, and the bank will go
for the highest and most reliable offer. If you can offer cash
for the asking price or more than the asking price, you are in a
good position for your offer to be accepted. But this is just the
beginning.
2After the bank accepts your offer, be prepared to wait 3-6
months while the bank processes all the documentation,
and there is no assurance that the bank is going to approve the
short sale in the end. The bank may even try to renegotiate with
the current owner to refinance the mortgage and keep things
the way they are. You can pay for inspections, do all the paper-
work to present the offer and even pay a deposit and after 3-6
months not get the property! You would have lost months of the
buying process and other properties that you may have been
interested in.
3Short sale properties are purchased “as is,” which means
you can do your inspection to know the condition of the
house, but the bank is not willing to do any repairs. Typically,
there is a considerable amount of renovation needed. Remem-
ber, the owner was in a difficult economic situation and most
likely could not afford to maintain the property.
4 Check for any liens the property may have. Most of the
time, the primary mortgage is not the only debt on the
property. Many times there are two mortgages, which will make
the short sale even more difficult as both lenders have to agree
on the short sale. Also look for utility and tax liens. Sellers
may have external debts related to the property. All of these
have to be settled before the bank will accept the short sale or
these debts may just get rolled into your purchase, resulting in
an unwanted surprise at closing! You need to do your research
before making an offer on a short sale, no matter how good the
deal looks.
Short sales are a great way to buy a property for a bargain price, but hire a real estate agent that can guide you through it—someone who knows the process and can work with you on each step. In addition, your agent may know of other properties that are not short sales and a good buy in this market without all the hassles.
Short sales can be attractive, but beware the time and ef-fort needed. Short sales are not really short!
Gloria McDonald, Weichert Capital Properties & Estates; tel: 203-536-3895; Email: [email protected]; www.gloriamcdonald.com
Whenever we hear of a short sale, we get curious. Who doesn’t feel
attracted to a bargain of any kind?
Is a Short Sale really Short? By Gloria McDonald
24
While a good number of home buyers remain on the side-lines, opting to rent until they feel more confident about their financial life and the real estate market, others are reading the writing on the wall: rental prices in our corner of the Fairfield County, CT/Westchester, NY market have started going up, especially in sought-after price ranges, driven by increasing demand.
For example, in Greenwich, Stamford and White Plains, the year-to-year median rented prices for residential rentals in both April and May showed double-digit growth from 2010 to 2011, based on MLS statistics. The three locales also recorded median month-to-month gains in the three months ending May 2011, compared to a less steady performance a year earlier. Of the listings rented, many closed at or near asking price and occasionally above (particularly in Stamford), often the fruit of multiple offers.
As rental prices rise, they start to equal and then surpass the cost of buying a home, which sends more buyers back into the real estate market, spurring it upward. So it’s good to keep an eye on the rental market.
Meanwhile, buyers wanting to benefit from today’s low real estate prices in Greenwich and the surrounding area may find themselves running in circles trying to determine which homes among the wide selection available offer the best value and solutions for their needs and budget.
When the Market TurnsReaching decisions for these or other considerations is not always easy, especially in a difficult economy. Since trying to predict market bottoms and tops can be as elusive and risky as doing nothing, some buyers aim for anywhere in the bottom-ing-out phase.
Generally, prices for single-family and income-producing multi-family homes stabilize and recover before prices for con-dos and co-ops, which lag in both rising and falling markets.
Buyers in communities where prices are starting to stabi-lize are encountering what happens when the market begins
to awake: Other buyers are also looking to benefit from low home prices, leading to offers and closed sales which, in turn, have started leading to multiple offers and even bidding wars.
Slowly but steadily increasing demand sets the stage for slowly but steadily increasing prices, for home purchases and rentals alike.
Ben Franklin’s ApproachWhen looking to buy—or rent—in times like these, or in any kind of real estate market, it can be helpful to enlist the wisdom of the Ben Franklin method to help stay on track and
reduce inherent emotional aspects. Here’s a modified version:
8On a piece of paper or an Excel spreadsheet, draw several columns. At the left, list all features and amenities you seek, as well as price range, location, square footage, fixing-up you’d be willing to do, and any “must not haves.”
8Include desired monthly outlay for taxes, insurance and, if you plan to get a mortgage, mortgage payments, based on the amount for which you have been pre-approved by a lender. Have your pre-approval letter updated every three
months to keep it valid, and to stay informed of changes in lender requirements.
8Note your desired purchasing timeframe.
8Next, decide the top five features you must have, and five more you truly would like.
8At the top of the other columns, put the address of each prop-erty that catches your eye, then place a plus or minus sign to show whether it meets your criteria in the column at left. At the bottom, total the plus and minus signs, separated by a slash.
8Compare the totals. You may be in for some surprises and later find yourself reshuffling your “top 10 wants” to fine-tune your true needs in relation to your budget.
Adjusting Your ScenariosTo help visualize how stabilization and an upturn in the real estate market might affect your purchasing power and time-frame, try the following:
8Make copies of your new-home sheet. On each copy, note a different possible timeframe and make adjustments to allow for potential increases in home prices and interest rates, as well as
Timing Your Buying (or renting) in a Soft MarketBy Marguerite Vauclair
Is it better these days to buy or rent?
25
their impact on your price range, pre-approved mortgage amount and downpayment.
8Project to what extent an uptick in home prices and/or inter-est rates might affect your ability to buy a home with your desired features and amenities.
8If job considerations are a factor, adjust for that as well. For ex-ample, mortgage lenders may require that buyers have been in the same job or kind of work for at least two years.
Home at LastBuying is a question of trade-offs, since no home is entirely “perfect.” Sizing up your buying scenarios and trade-offs en-ables taking control of emotions and making rational and wise decisions, whether for timing a buy, finding the home that works well for you, or evaluating the buy vs. rent picture.
As part of the process, the combined insights of your ac-countant, REALTOR® and mortgage specialist can be invalu-able, so enlist them early on.
MLS Sources: Greenwich Multiple Listing Service, Greater Fairfield County CMLS, Empire Access Multiple Listing Service (EAMLS).
Marguerite Vauclair, a Realtor® licensed in Connecticut and New York, is with the Greenwich office of Weichert Capital Properties. A marketing specialist and certified buyer’s representative, she has more than 30 years in marketing, sales promotion, media and communications, and as a freelance writer. office 203-661-5400 ext.122. Cell 914-980-7031. Email: [email protected].
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Getting your home ready to sell doesn’t have to be stressful.
Remember: first impressions count. Prospective buyers will enjoy entering a home that smells fresh, is sparkling clean and shows spaciousness by being minimally furnished.
Feng Shui practitioner Celeste Jeraci, of Celestial Harmonies, states, “energy enters and exits through the entrances of your home,” so it is important to check surroundings and make sure it is clean, swept and that nothing is broken or in disrepair. Shrubs should not obstruct the entry, and should be trimmed and healthy. Door knobs should maintain a shine that can be obtained by cleaning them with warm water and sea salt. Prior to prospective buyers arriving, sprinkle bird seed on the lawn area; it will help to increase earth energy.
10 BEST STAGING TIPS
1 Your grounds, landscaping and porches need to be tidy. Remove all refuse from
the yard. Clean out and organize the garage and basement areas.
2 Front door should be scrubbed and painted with a welcoming ornament or
wreath for warmth. The entry foyer needs to have sufficient light. A nice touch would be a soft green plant, fragrant flowers, potpourri or candles.
3 Clear out all clutter from rooms and counters, including excess furniture.
Remember: “less clutter” means “more money.”
4 Pack up personal items, such as photos, awards, trophies, etc. They
tend to distract buyers. The goal is to keep their focus on your home and en-able them to envision themselves in it.
5 Fresh paint on the walls and wood-work goes a long way. Neutral colors
only. Remove dated wallpaper.
6 Buff or refinish hardwood floors, shampoo rugs, and remove old or
stained carpeting.
7 Wash windows and screens inside and out. Make sure shades and
draperies are open before showings begin to let in the sunshine and light.
8 Increase the wattage of light bulbs in lamps and overhead lighting to illumi-
nate your space.
9 The kitchen must be clean and shiny. Counters must be clear and appliances
scrubbed. The sink must be free of dishes. Always check for cooking odors. Use spray disinfectant before leaving.
10 Bathrooms need to sparkle! Tile and grout should be without soap
film or mildew. Toilet seats must be low-ered. Add a green plant and new towels for added pizzazz.
Entice buyers before showing by having all interior lights on with soft music playing in the background. Pets need to be contained in a clean cage that is covered to avoid being stressed when there are strangers in their home. Lastly, with everything in its place and a place for everything, you can relax and enjoy the positive re-sults. The amount of effort you have put into preparing your home for sale will be rewarded with more interested buyers, a better offer and a faster sale.
Prospective buyers will enjoy entering a home that smells fresh, is sparkling clean and shows spaciousness by being minimally furnished.
By Marjorie Marianacci
Best Staging Tips
MAKE MINOR REPAIRS
Buyers will appreciate a home that has been well-maintained.
CHECKLIST:o Broken screenso Leaky faucetso Loose tileso Fix visible crackso Caulk around tubso Remove stainso Replace any broken glasso Squeaky doors and creaky floorso Light switches
Marjorie Marianacci, Weichert Capital Properties and Estates; 203-550-2933
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A home inspection should be performed on all properties, including single-family homes, multi-family homes or condos, regardless of age.
Home inspections are usually conducted within the week after a buyer has an accepted bid and before final contracts are signed. A home inspection can have many parts to it and includes physical, radon, termite, lead, asbestos and mold testing. The physical inspection can include review of the home’s structure, mechanical systems, roof, environmental issues, well, septic, pool, water and oil tank. An inspection can take several hours to complete. The buyer finds out from the inspector what, if any, problems the home might have. Inspections are also a good learning experience for the buyers, enabling them to see how things work in the house and how to keep them in good shape.
As the buyer, you should accompany the inspector, ask questions and receive a written report. Connecticut inspec-tors are licensed and should give you a copy of the CT Home
Inspection Code of Ethics & Standards of Practice as part of your report.
A good idea is to speak to more than one inspector and determine their level of experience. If you are not familiar with inspectors, real estate agents can suggest some they have
found to be reliable.
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PETER F. ALExANDER, LANDSCAPE ARCHITECT PLANNERBox 711, Greenwich, CT 06836 • (203) 869-8632 [email protected] • www.peterfalexander.comArchitectural design. Landscape architecture. Environmental Plan-ning. Ranch and riverine planning. Town, country & coastal plan-ning. Peter Alexander, with over 30 years of experience, has cen-tered his efforts on his hometown of Greenwich with an additional studio in Aspen, Colorado. His process includes a complementary site visit to explore your home’s potential, schematic designs, re-alistic budgets and time frames that anchor the vision firmly on the ground, and permits when necessary.
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PIERRE ARCHITECTURAL WOODWORKING, LLC. Pierre Makhraz. Interior Design Consultant, 35 Hawley Ave., Bridgeport, CT 06606 • Office: (203) 696-0099Cell: (203) 449-9091 • Fax: 203.696.0285Design and installation of fine, custom cabinetry, including kitchens, bathrooms, libraries, wine cellars, crown moldings, wainscoating. Home improvement projects from small carpentry repairs to master bedroom suites. Call today for a free estimate. Fully insured.
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The Smithsonian Institute, The Metropolitan Museum of Art and St. John's University
Non-Toxic, Odorless & Certified Green
Featured on 4 Episodes of the HGTV show “Rip & Renew”®
The 1 Day, No Sanding Solution For Beautiful Wood Floors!
HOME SELLERS: Turn your dull, unexciting wood floors into a MAJOR selling feature... in less than 8 hours, with no mess or odor
and at an affordable price.
For a free phone estimate call 203-798-WOOD (9663) or visit MrSandless.com for photos & information
24 Greenwich Ave., 2nd floor, Greenwich, CT 06830Phone: (203) 869-7222 • Fax: (203) 869-0367
email: [email protected] • www.josehenriquesalon.com
José Henrique Salon
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Independent Schools in Fairfield CountyBOyS’ SCHOOLS Brunswick SchoolStudents: 875100 Maher Avenue, Greenwich203-625-5842Grade: PS-12
Fairfield Prep Students: 9001073 N. Benson Road, Fairfield203-254-4200Grade: 9-12 Fairfield Country Day Students: 8872970 Bronson Road, Fairfield203-259-2723Grade: K-9
GIRLS’ SCHOOLSConvent of the Sacred Heart Students: 7201177 King Street, Greenwich203-531-6500Grade: PS-12
Greenwich Academy Students: 580200 N. Maple St., Greenwich203-625-8900Grade: PS-12
Lauralton Hall Students: 453200 High Street, Milford203-877-2786Grade: 9-12 CO-ED SCHOOLSAll Saints SchoolStudents: 750West Rocks Road, Norwalk203-847-3881Grade: PK-8 Bi-Cultural Day SchoolStudents: 4002186 High Ridge Road, Stamford203-329-2186Grade: K-8
The Children’s School Students: 83212 Gary Road, Stamford203-329-8815Grade: PS-8
Connecticut Friends School Students: 55317 New Canaan Road, Wilton203-762-9860Grade: K-8
Eagle Hill SchoolStudents: 25145 Glenville Road, Greenwich203-622-9240Ages: 6-16
Eagle Hill-SouthportStudents: 111214 Main St, Southport203-254-2044Ages: 6-16
Greens Farms Academy Students: 60035 Beachside Avenue, Westport203-256-0717Grade: K-12
Greenwich Catholic School Students: 480471 North Street, Greenwich203-869-4000Grade: K-8
Greenwich Country Day Students: 743Old Church Road, Greenwich203-863-5650Grade: PS-9 King & Low-Heywood Thomas School Students: 8401450 Newfield Ave., Stamford203-322-3496Grade: PS-12
Landmark Academy Students: 64949 New Wilton Rd., Wilton203-544-2222Grade: PS-8
The Mead School Students: 4351095 Riverbank Rd., Stamford203-595-9500Grade: Infants-8
New Canaan Country SchoolStudents: 680545 Ponus Ridge, New Canaan203-972-0771Grade: PS-9
Pear Tree PointStudents: 21090 Pear Tree Point Road, Darien203-655-0030Grade: Pre-K-5
Rye Country Day SchoolStudents: 800Cedar Street, Rye, NY 914-967-1417Grade: Pre-K-12
St. Cecilia Elementary SchoolStudents: 310 1186 Newfield Ave., Stamford203-322-6505Grade: PK4, K-5
St. Luke’s SchoolStudents: 490377 N. Wilton Rd., New Canaan203-966-5612Grade: 5-12
The Stanwich School Students: 437257 Stanwich Rd., Greenwich203-869-4515Grade: K-12
Trinity Catholic High School Students: 420926 Newfield Avenue, Stamford203-322-3401Grade: 9-12 Trinity Catholic Middle School Students: 235948 Newfield Avenue, Stamford203-322-7383Grade: 6-8
The Unquowa School Students: 303981 Stratfield Rd., Fairfield203-336-3801Grade: Pre-K-8
Whitby SchoolStudents: 370969 Lake Ave., Greenwich 203-869-8464Grade: PS-8
The Wooster SchoolStudents: 44091 Miry Brook Road, Danbury 203-830-3900Grade: K-12
R J SRJS development coRp.
Jonathan W. Sparks, President(203) 536-7666 • [email protected]
RJScuStombuildeRS.com
cuStom HomeS n Remodeling n additionS n alteRationS
Restaurant
JEAN‐LOUISToday,tomorrowandsince1985
JL2Go,eventsandcateringbyJL
LunchParisienne$29
Lunchalacarte
DinnerBalladeGourmande$59
DinnerGrandtastingmenu$69
Dinneralacarte
Chefbar:4seatsoverlookingthekitchen
Atthechefmercy$49
61LewisStreet–Greenwich
203‐622‐8450
www.restaurantJeanLouis.com
Don BiagiLandscaping & Design
Full Maintenance & Masonry
Call now to sChedule your Free Consultation on how to iMporve the look oF your hoMe
We’ve been serving the Greenwich area for the past 30 years
Call Toll Free: (203) 255-4128
IVEY, BARNUM & O’MARA, LLC
ATTORNEYS-AT-LAW
www.ibolaw.com
We are a full service law firm with more than 30 attorneysproviding quality legal services for over 60 years
REAL ESTATEVicki K. Comberiati • Wilmot L. Harris, Jr. • William I. Haslun
Michael J. Jones • Donat C. Marchand • Michael P. Murray
Steven B. Steinmetz • Tom S. Ward, Jr.
LAND USE ESTATE PLANNING CORPORATE LITIGATION
170 MASON STREETGREENWICH, CONNECTICUT 06830
TEL 203.661.6000 FAX 203.661.9462
65 LOCUST AVENUENEW CANAAN, CONNECTICUT 06840
TEL 203.966.1492 FAX 203.966.3139
One MuseuM Drive, Greenwich, cTBruceMuseuM.OrG
AnOTher GreAT ThinG ABOuT Greenwich
The Bruce Museum promotes the understanding
and appreciation of Art and Science
to enrich the lives of all people.
Bruce Museum1 Museum Drive, Greenwich, Connecticut
