Greenwich’s western border: More complicated than Pakistan

So how many towns does Greenwich really border on?  Thanks to my brother Anthony, I had to go back and actually research this….

On the eastern side, it’s easy, there’s just Stamford, running 8 miles from Long Island Sound, all the way north to “Banksville”.  But Banksville doesn’t have its own town government, so it’s a “hamlet”.  What’s a hamlet?  A Shakespeare  play?  A small ham? No, it’s a “rural settlement too small to be considered a village”, or so say the punks at Wikipedia.  But who cares? We were discussing how many towns touch Greenwich.

Ok, so we’ve got Stamford, then North Castle (which Banksville is a part of), then Harrison, Rye Brook, and Port Chester. So, for the record, Greenwich shares a border with one other Connecticut town, Stamford, and FOUR New York towns.  Got it?

Greenwich: surrounded by high-tax neighbors (but we're next!)

Actual Sale Prices

These four properties had their sale price reported today (along with some condos).  Of the four, I was most interested to see what 121 Cherry Hill Road actually sold for.  It has a Greenwich mailing address but is located completely in Stamford.

Greenwich shares a border with, what, six towns? Stamford, Port Chester, Rye Brook, Purchase, Harrison, Armonk…something like that.  So obviously, there are multiple opportunities for properties to have a mailing address in one town and a physical presence in the other.  So how do you price the value of a Greenwich address?  I know most of you don’t lose sleep over questions like this, but me, I like the challenge.

The good news is, we get at least a couple of examples each year, so for brokers and appraisers, it’s not impossible to find “comps”. Click on that link at the beginning of the first paragraph to see the one I’m talking about, plus the other three recent sales.

121 Cherry Hill Road, A Greenwich/Stamford "hybrid", sells for $1,165,000.

Firewood, dude

So here’s my new load of firewood, “kiln-dried”, cut to wood stove length (’bout 15″), and all stacked up in the rack.  It comes from Vermont Good Wood ( and, of course, it’s more expensive than other suppliers.  In fact, my brother Chris scoffs at the price, but dammit, I’ve ordered the cheaper stuff, had it dumped in a big pile in my driveway, spent an hour stacking it, then discovered most of it was too long for the stove, and it burned as well as damp cinderblocks.

So for me?  This is the best.  As always, I get no kick-back, no discount, no bonus from anybody I recommend. If I like ’em, I recommend ’em, that’s it.

Is this post as bad as Chris's bluefish recipes?

“For Reporting Purposes Only”

531 Riversville Rd sells for: $4,950,000 (selling broker Tod Ladonia)

“For reporting purposes only” is a phrase we brokers put in the remarks-section of a listing when the sale has been completed outside the normal Multiple Listing Service boundaries. More often than not, these listings were actually on the market, in the regular MLS,  but sat around so long that they expired.

Brokers, of course, don’t forget about listings just because they expired, so they’ll often contact the listing broker and say something like, “I know it’s expired, but I’ve got a very good prospect for your Smithers listing.  Can I show it this week?”

Next thing you know, a deal has been struck, and the listing broker reports the sale, not just for bragging rights, but also as a service to the broker community, which is always hungry for fresh “comps”.

Having said all this, I must point out that broker Lyn Stevens seems to be particularly good at these things.  In the last 30 days, there have been just three sales in the $3,000,000+ category and all three are Lyn Stevens “For reporting purposes” listings!

By the way, also in the last 30 days, there have been about 40 “accepted offers”, most of which are going to close soon.  I will link to those shortly.