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Life before real estate included a vigorous run of mass produced hand painted boxes by me. Even with the crunch of meeting deadlines for orders for summer based stores in the Hamptons, the Cape and Nantucket, as well as Christmas orders for New York, it was fun to be making things all day…..but nothing compares to Boxes by Mary Maguire for Louis Sherry in 2023…They are absolutely beautiful timeless treasures by a fabulous artist. She inspired me to consider revisiting this creative outlet….Maybe I will start a line of beloved dogs like Avery the sheltie.

It is amazing to look at some of the architecture that has endured the test of time when it comes to certain academic buildings in our town. But some that were not built with the best materials have not held up and cannot justify the cost to renovate or be repurposed. The original Byram School built in 1926 is now hidden from view behind the Dorothy Hamill Skating Rink. It is a landmarked building that is now used for Senior Housing. It was a school since 1978, and was landmarked as an example of Institutional Colonial Revival Architecture in 1990. The Central Middle School continues to function with all its current issues, while a brand new building is being built behind it….Meanwhile the handsome Old Greenwich School patiently aways a massive renovation. Brick and limestone are seemingly very enduring building materials judging from those buildings that remain and that have been restored. This crosses over from institutional architecture to single family homes built at a similar time that tend to be preserved rather than knocked down.

This week a new listing at 53 Valleywood Road. What is old is the 1922 map showing the lot, but with no road access because Valleywood Road had not been created. It explains that the houses are fairly consistent as most were built in the late 20’s and 30s….if not later when Valleywood was created. The house has been beautifully renovated with recent updates of a Sonos system and fabulous outdoor lighting. A Smart Playroom installation in the studio for interactive play space for kids is the way of the future for healthy living! The space could also serve as a home office or art studio. Great gardens, beautiful terraces….Easy care living for those who seek efficiency but who also want privacy and and to be free from constraints of condominium rules and regulations.

Year to date activity ha slowed year to date….128 listings added down 14% from a year ago. Contracted sales and closed sales are slightly down overall, and median days on market is more in synch with two years ago and almost double from a year ago. Median and average prices are higher year to date, and median price per square foot is up slightly so far. The number of sales over ask has dropped a lot from last year.

Month to date activity is down across the board as of March 20th compared to last five year. However average and median sale prices are up. Not as many houses are selling over the asking price and price per square foot is down from a year ago, but still way over five years ago. Inventory remains at an all time low

Things are changing as the seasons change. Our old terrace at our old house is becoming an extension of the house to finally take advantage of the incredible back yard from a room that will be used all the time…presumably there is a new terrace coming…just as there is at our current house which has a terrific new terrace….Both houses will look better and brighter in the future with a fully expanded and updated house in Riverside, and a barn in our back yard being restored and refreshed! A good time of year for things to be revived.

54 single family properties have sold across town year to date as reported by our multiple listing service with a median price of $3,853,000, The break down of average /median area sales prices is interesting with South of Post Road sales surpassing those of South of the Parkway where there is typically more land. Old Greenwich Sales are higher than those in Riverside, but it is early in the year, and this could change as new inventory enters the market. At the end of February there were 95 single family houses on the market (of which probably at least 20 have unreported contracts out for signature)…This is up from end of January, but 25% fewer houses than February 2024, and there are 15% fewer contracted listings than there were at end of February 2024. The median sale price is up 2% and the number of sales year to date is up 23% from a year ago. The average days on market has gone down. The market is still extremely competitive. The number of sales between 3 and 5 million has decreased, but upward of 5 million has increased, noting that there have been 6 sales over 10 million thus far this year.

The weather is attempting to warm up, and the bitter cold high winds have died down to a degree….it won’t be long before the daffodils announce the rebirth of springtime in Greenwich. Spring is when Greenwich comes alive and the town looks its best starting at the end of this month right through Mothers Day as the established bulbs, shrubs and trees all come into bloom with succession of both bright and soft colors as the grass and leaves turn from brown, to various shades of green. The light in Greenwich this time of year, especially in back country and down by the water is somewhat ethereal, and has a profound influence on anyone who is visiting and considering purchasing property here. They usually remark on the soft but clear light that warms the landscape.

Above, the daffodil columns were on view at the Metropolitan Museum now many years ago, on loan for an exhibit from the Charles Hosmer Morse Museum in Winter Park, Florida. Back in the day (1915) the columns with daffodil capitals trimmed a logia looking out over Cold Spring Harbor from Louis Tiffany’s residence, Laurelton Hall (where the view extended directly out across the Sound to Greenwich). I visited the exhibit in New York with people who had spent time at Laurelton Hall before it burned down in 1957, who said this terrace was truly exquisite, and a fabulous place for gatherings overlooking the gardens and the long view out to Long Island Sound. Springtime did not disappoint with thousands of daffodils planted across the gorgeous grounds. In my own endless quest to prolong daffodil season, I came across the most beautiful crystal vases with etched daffodil designs by Royal Scot Chrystal….What a splendid way to show off picked daffodils inside, and to enjoy their beauty in silhouette form year round! Looking forward to late March/early April when driving and walking around town provides endless opportunities to enjoy clusters and clouds of daffodils hugging stone walls along some of our beautiful country roads. Daffodils cheer the soul and brighten the heart…..I am reminded of when I received a hand-picked arrangement in the hospital a few years back from an office mate. It was the breath of fresh air and promise of springtime….cheering me up more than words could describe. I couldn’t paint them, so I attempted to use the stylus on my phone to create the drawing above which I sent as a thank you.

This week it is time to recognize an amazing business that has been operating since 1801…and since I can remember, it has been run by members of the Strain Family. The store has a great variety of things you might need at the last minute in back country, as well as a great deli and sometimes some great cookies. I once had coffee on the porch and had a heated discussion about the importance of keeping open the Riding and Trails Circuit that runs through many back country property owners’ properties..l went back to the office telling anyone who would listen that I had had a great time discussing why the trails should not be shut off over liability concerns and commented that the person I was talking to was a most attractive man….They laughed when they realized I had no idea I had been talking to a well known celebrity who lives nearby who clearly was enjoying I had no clue who he was….We take our cars next door to be serviced at the wonderful service station run by Jon Wood and his talented crew. Talk about a gathering place!. The cars they work on are really incredible (not ours!)

Something new is Birch Bakehouse in Old Greenwich…ironically situated next door to Sweet Peas…a very popular destination any day of the week for locals and visitors alike. They have a totally different twist, and offer an alternative gathering spot. Thus far, hours are limited, but hopefully it will be open every day for the community to enjoy. Exciting to see a new business launch when it is hard to imagine the cost to get up and running.

I was inspired by the snow melt at 50 degrees today, and was delighted to see the first snowdrops reveal themselves in the front yard. Hope for tomorrow is that the REALFEEL temperatures of 5 degrees below zero are gone, and that in six weeks time we might see some serious blossoms emerge

Something I drew is a favorite chair from Tom’s family. It has the height of a real chair (we have a lot of short chairs because we are short!) We have loved it since we moved back into his childhood house, and many of our various dogs have preferred the low arm rest for their headrest….And it carries on in our move back to the Old Greenwich house….The fabric is timeless…but can never be replaced….maybe AI can come up with a way to replicate beloved designs for people who hate change

Year to Date Property Sales Comparisons From A Year Ago. The Number Of Sales Remains Similar In Spite Of There Being Fewer Active Listings

4th Quarter 2024 Summary Greenwich

click link below for interesting summary

Greenwich Market Update Q4 2024

Currently ….February 12, 2025, there are only 83 Single Family houses on the market throughout Greenwich, ranging in price from $1,295,000 to $49,500,000. There is not enough inventory to meet the demand. Houses that linger likely need a price adjustment. or are requiring more work than buyers in the price range can afford to take on. Houses are being purchased with no mortgage contingencies, and lending institutions are looking more carefully at things like age of HVAC systems and roofs, and may not lend necessary funds if they feel there will be work ahead. So people who qualify for the money but plan to get a mortgage, may not qualify for the loan they intend to get if there is work required. They may not be able to participate in this competitive environment. For this reason, it is expected we will have a healthy spring rental market. There are not enough houses for the number of buyers, and there are plenty of buyers who cannot buy without the protection of a mortgage contingency. Buyers who want to be settled by the summer to get their kids oriented before the start of school will look to buy until mid April/May, and then will start looking for rental alternatives.

Something Old & Something New….Look At Tomorrow…. & Something I Drew…or Something I Grew….or Something True Blue A New Weekly Highlight For 2025

The older things in Greenwich we often take for granted that we see almost every day. This extraordinary bridge on Riverside Avenue that crosses over the railroad tracks was moved here around 1894. It was originally a section of a bridge built in 1871 that spanned the Housatonic River. It is a cast iron metal bridge of which there are very few left in this country. When the light catches the details, it is something quite spectacular to take in.

Something New is trying our hand at dog-sitting after 40 plus years of dog ownership. Meet 20 week old puppy, Jack the Pom, who stayed with us for a few days. We hope to see him again!

Looking forward tomorrow: To maybe finally seeing the Old Greenwich Civic Center reopen. The reconstruction has been amazing to watch…It will be a fabulous asset to the community. It looks to be finished….hope we can visit soon.

Something I drew is part of what should be a one inch square painting a day….this was done November last year at a very rainy day at The Black Pearl…a nice getaway just before Thanksgiving.

With Little New Construction and Shockingly Low Inventory, It Is Time To Consider Thoughtfully Renovated Older Houses Such As 530 Round Hill Road Listed By Danielle Claroni at Sothebys International Realty. The House and Barn Have Been Completely Done Over, And It Is a Move-In Ready House On Beautiful Land Backing to Many Acres of Land Trust Land.

And While The Snow Flies In Our Town, Dreams of Winter Gardening In A Greenhouse is My Wish For Tomorrow….

While Cleaning Out Files In The Snowstorm, I Came Across A Watercolor I Painted Of An Old House I Listed Years Ago On Tods Driftway Just Before The Beach. The Buyer Tried Hard To Save It But To Make It FEMA Compliant, It Had To Be Lifted Up, And The Construction Was Balloon Construction Which Engineers Decided Would Not Be Able To Handle The Lift And Would Implode…The New House Is Sensational, But I Miss This Old Beauty.

Something Old That Never Goes Out of Style Whether Writing Ad Copy or Sending Out Letters. And New Learning Curves For A New Year As I Dig Deeper into AI. It Is A New World Out There & I Will Attempt to Seize The Benefits Of Both Old And New Tools

As The Year Moves Ahead! A Look Ahead Tomorrow Will Possibly Incorporate Some Exploration Of Narragansett Bay On My Brother’s Recent Acquisition.

And Something I Drew Back In Cold Spring Harbor, Just Seven Miles Across The Sound From Greenwich.

Interesting New Tax Changes Coming July 1, 2020

Seller’s conveyance tax will go up for sales over 2,500,000 that close after July 1, 2020. You may want to discuss the impact on the sale of your own property.