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February
1

Dear Neighbor,

We, like all of you, are attempting to get back to "normal".  In that spirit, we have resumed our neighborhood letters with hopes of keeping you informed on local sales, offerings and trends.

Like elsewhere, the pandemic unleashed the flight to Kent, swelling our schools, dwindling our housing inventory and pushing our values.  The result is a market with only 9 homes and 9 land parcels available where normally 45-50 should be for sale. The flip side is the 20%-30% increase in values has seller's buoyant and buyers scrambling. Rents have soared as well.

All of this has some buyers and sellers on the sidelines waiting.  Waiting for what is the question?  The idea that the market will be flush with listing soon is not realistic. It is a seller's market. And we predict this new paradigm will be here for a number of years.

There have been 4 sales in your neighborhood. Kent's 53 annual sales are 30 less than last year.  Inventory depletion has tempered sales as there are only 6 homes in contract presently, down from our highs of 20 homes a year ago.  Despite fewer listings, sales are still brisk and competitive.  Here is what has happened in the last 12 months.

10 Lafontan Drive/ Listed: $499,000/  Sold: $485,000/  Days On: 79

My partner David Bain sold this well-maintained three bedroom, 2 bathroom raised ranch located on a private 1.5 acres. The 1400 sq. ft. upper level features post-and-beam ceilings and cherry hardwood floors. Custom cherry cabinetry, soapstone sink and countertops and a butcher-block island adorn the kitchen. The wood floors were harvested from Skiff Mountain. From the kitchen the back deck overlooks the expansive backyard and garden. A media room with woodstove, guest bedroom with full bath, and a home office are all on the 840 sq. ft. lower level. The mechanicals like central air-conditioning, propane high efficiency heating and a tank-less hot water heater provide good working order. Property also includes a 20x16 white pine barn.

 

64 Howland Drive/ Listed:$3,275,000/ Sold: $3,275,000/ Days On: 1

I sold this house in 2018 for $1,473,500 when it was a 5 bedroom home with 3,075 sq. ft. Within three years this colonial was transformed into a top of the line modern country home. Adding a large porch stretching across the front of the house towards the long distant views was one of the dramatic changes. Plus there was an additional 1,400 sq. ft. added along with new siding, roof, windows, flooring kitchen and bathrooms that were done as well.  A huge screened porch with a fireplace leading to a new pool and gardens made the indoor/outdoor flow seamless.   With both these major modifications and additions it is no wonder why this home sold before it even hit the public market.

71 Flat Rock Rd/  Listed: $697,000/ Sold: $650,000/ Days On: 134

This 1986 Colonial style home sits back from the road, surrounded by mature trees and plantings.  There are 2,808 manageable square feet of space including 4 bedrooms and 3 full and one half bathrooms. Flexible floor plan with eat-in kitchen opens to a sunny 23' x 23' family room with beamed ceilings and a fireplace.  There is a large deck and a sizeable screened porch all opening to a grassed back lawn adorned with native trees and ornamental plantings. The lower level offers a gym area, extra bedroom and small den. The two car garage and a generator help make the house more comfortable. This home sold in December of 2016 for $485,000 and four years later- with some improvements and COVID induced pressure the value increased to $650,000.

 

71 Richards Rd/ Listed: $1, 875,000/ Sold: $1,725,000/ Days On: 100

A gracious two-story foyer leads to an open floor plan in this meticulously kept contemporary barn.  Clad in stone, shingle and barn board, the house entails over nearly 4,000 sq. ft. with soaring ceilings, hand hewed beams, maple floors and more. It offers 4 bedrooms, 4 and a half baths and family room, gym and office.  There are two fireplaces-one in the main living room that opens to the kitchen and dining area. Ecologically designed the home features a 20kw generator, dedicated EV charger and 14kw photovoltaic solar panel system. A large covered deck overlooks a professionally landscaped yard that is protected with deer fencing. An outdoor shower is available as well as access to South Spectacle Lake. David Bain listed the home and Debbie Bain sold it!

 

79 Richards Rd/ Listed: $995,000/ Sold: $950,000/ Days On: 115

This 2003 Colonial has three bedrooms and 3 baths in 3,030 sq. ft. of living space.  The Great Room has a vaulted ceiling and is anchored by a fireplace. The many windows and two sliding doors offer natural light and access to the outside deck. The open floor plan concept links the Great room, dining room and kitchen detailed in granite counters. There is a screened-in porch off the living room as well as a cherry wood library.  The home is reached off a gravel drive and is set atop 5 acres of woods and lawn. This property also maintains access right to South Spectacle tennis courts, boathouse and lake.

 

We hope you are well and keep strong spirits. We feel so fortunate to be here, continuing working and thriving in this very curious time. Thank you.

And should you be interested in a free assessment of your house, call us, stop by the office or visit our website at www.bainrealestate.com.  Lastly, please note that we are able to send this letter out digitally, so email us and we will add you to the list.

Stay warm!

Chris Garrity

David Bain & Associates-Debbie Bain, Toni Soule, Erin Hull, Amy Danis, Amy Longley, Elisa Waysenson & Heidi Kearns

Please note that not all listings and sales transactions are through David Bain Real Estate

Click The Link To View The Map

South_Kent_Map_-_2022_-_Final.pdf

 

 

 

 

 

 

 

 

 

 

Please note that not all listings and sales transactions are through David Bain Real Estate

 

 

January
11

Dear Neighbor,

We, like all of you, are attempting to get back to "normal".  In that spirit, we have resumed our neighborhood letters with hopes of keeping you informed on local sales, offerings and trends.

Like elsewhere, the pandemic unleashed the flight to Kent, swelling our schools, dwindling our housing inventory and pushing our values.  The result is a market with only 12 homes available where normally 35-40 should be for sale. And only 11 parcels of land offered. The flip side is the 20%-30% increase in values has seller's buoyant and buyers scrambling. Rents have soared as well.

All of this has some buyers and sellers on the sidelines waiting.  Waiting for what is the question?  The idea that the market will be flush with listing soon is not realistic. It is a seller's market. And we predict this new paradigm will be here for a number of years.

There have been 11 sales in your neighborhood in the last year-8 in Brookwoods. Kent's 64 annual sales represent 10 greater than in the pre-COVID era.  Inventory depletion has tempered sales as there are only 6 homes in contract presently, down from our highs of 20 homes a year ago.  Despite fewer listings, sales are still brisk and competitive.

48 Duggan Road                    $427,500      Atop Kent Falls, this 2000 square foot cedar-shingled Colonial sits on 1.48 acres in earshot of the rushing brook. A deck is accessible to the country kitchen.  The dining room and oversized living room have new oak floors. The master bedroom has 18-foot-high vaulted ceilings with a loft. The detached two car garage/barn has large loft space. The house was on the market for $450,000 for over 130 days before selling.

408 Kent Cornwall Road      $375,000      This 2400 sq. ft. home features 4 bedrooms and 2.5 baths and was initially built in 1968.  While requiring some finishing, the house has quality antique reproductions such as fireplaces, paneling, and stained glass windows. The house and a 3,900 square foot barn are sited on a 4.5 acre wooded parcel set high up above Rte. 7.

11 Carter Road                      $290,500   A two story home set on .8 acres of level land offering 5 bedrooms and 2.5 bathrooms. Originally built in 1963, there have been renovations over time though the house requires considerable upgrading.  This house sold privately.

 

 

Brookwoods:

In our 2001 letter (yes we've been sending these letters for over 25 years now!) we wrote that values were rising out the doldrums of the 1990's market. We noted in 2006 the pinnacle with sales averaging $325,000!   With the Great Recession in full force, we reported in 2011 that not one unit sold and in 2012 the only sale was a short sale for $184,600.  (See chart below)

Over the last 10 years values slowly gained ground and but with the emergence of COVID, prices escalated quickly. There has been a 23% appreciation of values over the last 20 years. But a hyper increase happened in the last 12 months.  Brookwoods saw $2.1 million total sales on 8 transactions with an average of $266,250 in the past year. The last 3 sales in 2021 sold quickly at or above asking or price.

This dramatic value burst is seen clearly at Unit #17. Selling on 12/10/2020 for $225,000 after being on the market for more than a year, it came back to the market with minimal changes and sold for $279,000 within 55 days. Both sales were during the COVID era-but the 19% increase underscores the continued market pressure. 

The trend is clear.  If you are considering selling, this is the time.

Average Sales in five year increments (* 2011 had no sales-used 2012):

Price                Average sale $                         # of Sales                     % Change

  • 2001 $ 208,600                                  on 4 sales                     +39% (over 1996)
  • 2006 $ 325,000                                 on 2 sales                       +36%
  • 2012* $184,600                                  on 1 sale                       -43%   
  • 2016 $250,000                                  on 1 sale                       -23%
  • 2021 $272,000                                  on 7 sales                     +  8%

Unit sales in the last 12 months:

Date                 Unit     Asking Price                Sales Price                   Days on Market

  • 12/10/20 #17       $230,000                      $225,000                      504                              
  • 3/12/21 #  5       $249,00 0                      $275,000                        25
  • 3/28/21 #14       $280,000                      $275,000                      182                              
  • 5/06/21 #  7       Private Sale                  $220,000                      N/A
  • 5/18/21 # 20      $249,000                      $252,000                      231
  • 7/08/21 #  6       $299,900                      $305,000                      48
  • 10/28/21 # 27      $299,000                      $299,000                      54
  • 12/13/21 #17       $279,000                      $279,000                      55

 

 

 

We hope you are well and keep strong spirits. We feel so fortunate to be here, continuing working and thriving in this very curious time. Thank you.

And should you be interested in a free assessment of your house, call us, stop by the office or visit our website at www.bainrealestate.com.  Lastly, please note that we are able to send this letter out digitally, so email us and we will add you to the list.

Happy New Year!

Chris Garrity

David Bain & Associates-Debbie Bain, Toni Soule, Erin Hull, Amy Danis, Amy Longley, Elisa Waysenson & Heidi Kearns

Please note that not all listings and sales transactions are through David Bain Real Estate

Click the link to view the map.

/shared/fs/0658/company/N_Kent_Brookwoods_Map_-_Final.pdf

 

 

 

 

 

 

 

 

 

 

February
29

 

Bain Real Estate Sharon Village February 2020 Market Report.

PLEASE CLICK HERE TO SEE THE MAP

Dear Neighbor,

 

February 2020 provides a proper perspective of how Sharon's real estate values unfolded in 2019.  A slight uptick in sales occurred from 46 closings in 2018, to 49 sales in 2019.  A more surprising statistic, however, is the 60% reduction in inventory over 5 years.  Listing inventory is down to only 44 houses available in comparison to the nearly 75 listings in 2015.  What are the implications?  We think that this market constriction will likely bolster house values even further and make land that much more attractive, which has yet to recover from the 2008 recession, making the market all the more intriguing. 

 

Nearly 50% of Sharon sales in 2019 were below $400K, including 4 condos.  The $400K-$1MM range earned 35% of the market transactions while 14% (7 sales) transpired above the $1MM mark.

 

Those who've been waiting on land to regain values lost over the last 13 years may find encouragement in 2020. The lack of house listings and a limited number of land offerings (23 parcels) is a positive sign that the consumer may reconsider building as an option, though a cautionary perspective is advised as there were only 4 land transactions in Sharon this past year.  The village has seen strong transition with a varied sales array from condos, multi-use, in-town homes to estates. 

 

Here is what has transpired:

 

33 Amenia Union Rd.  Sold- $2,675,000

Classic 5-bedroom 18th century federal home with a 3-bedroom guest house sits upon 8 acres of gardens and lawn. Completely renovated with authentic, old-world character, it has 4330 sq. ft. of spacious rooms. The original foyer in period details opens to the dining room, living room, and library; each offering a wood-burning fireplace. The kitchen includes a separate butler's pantry with wet bar. The master suite has a screening room, fireplace, and spa bath. French doors open to the sunroom and level lawn with a heated, gunite pool. Beautifully landscaped grounds, with mature plantings, specimen trees, stonewall, and a formal boxwood garden with western sunset views.

 

85 South Main St.  Sold- $1,600,000

Tucked well off South Main Street, this 7500 sq. ft. modern home is a private in-town compound. There are 5 bedrooms and 4.5 baths in the main house plus a separate 2 bed/2.5 bath guesthouse. Dramatic chef's kitchen with a fireplace, top grade appliances and walk-in butler's pantry is comfortable as well as utilitarian. Other noted features are an elevator, wine cellar, Lutron lighting, generator and indoor heated pool with its own cabana. Set on a level 10.5± acre lot the property abuts the Sharon Country Club. Lovely distant views can be seen from the large exterior porch.

 

33 South Main St.  Sold- $1,085,000

Built in 1964, set on over 5 landscaped acres with specimen trees, spectacular open western views and surrounded by numerous estates.  While not an antique, it maintains classical design and details.  It has over 6000 sq. ft. of living space including 4 en-suite bedrooms and 5 bathrooms.  The formal spaces are sizeable with 2 wings.   The north wing has a large living room and south wing has a two story book-lined library. The large light-filled kitchen has a bank of French doors leading to the large patio and views of the pond.  It was a bank owned property that sold quickly.

 

22 Upper Main St.  Sold- $389,000 (in total)

Hamlin House is a multi-unit property where units A, C, D and E sold separately to one entity. 

Unit A sold for $70,000 offering 656 sq. ft. with 1 bedroom and 1 bath.

Unit C Sold for $80,000 and is a 1 bed/1 bath with 620 sq. ft. needing updating.

Unit D sold for $90,000 and offers two bedrooms, one and a half bathroom in over 800 sq. feet of space.

Unit E sold for $149,000 and is a renovated 1 bedroom/1 bath that comes with 1-car detached garage.

 

8 Upper Main St. Unit 16  Sold $170,000

This Sharon Green first floor condo has a formal living room with a wood fireplace and separate dining room both with engineered wood flooring. This unit is of generous size of 1206 sq. ft. with 2 bedrooms and 2 bathrooms. It is centrally air conditioned and has a garage space that also contains a storage unit.

 

4 Upper Main St. Unit 4  Sold $150,000

Not listed in the MLS, this 2 bedroom, 2 bathroom condo unit has over 1200 sq. ft of living space.

There is carpeting throughout as well as a fireplace and central AC. There is screened porch, considerable storage and a 240 sq. ft. garage.

 

203 Amenia Rd.   Sold- $269,000

Quintessential 1940's Cape Cod style home with old world charm and new world updates. There are 2 bedrooms and 1 bath in this 1,435 sq. ft. cottage.  Patina hued wood flooring, boxed beams, raised hearth fireplace, inglenooks, French garden doors and numerous other details are in the offing. Recent upgrades of new windows, septic and well. Cozy screened porch overlooks formal gardens. Marilyn DeVos of my firm listed this petite country home that spent only 79 days on the market.

 

87 Sharon Valley Rd.  Sold- $345,000

Updated antique home with 3-bedrooms and 1.5 bathrooms has many fine details.  Old world craftsmanship such as aged pine floors, beamed ceilings, wood paneled rooms and Dutch doors. Living room offers a fireplace and dining room opens to a sunroom.  A first floor bedroom and bath complete the main living level. It has been mechanically attended to with updated bathrooms and windows. Land has frontage on the Webatuck Creek, a vegetable garden, fenced pasture and a barn. 

 

146 Sharon Valley Rd.  Sold- $100,000

An 1861 residence entailing 2 bedrooms and 1.5 baths sold privately. Appearing to need updating, the house has a wood shingle roof, plaster walls and carpeting. A garage is on the.27 acre parcel as well.

 

123 King Hill Rd.   FOR SALE - $280,000

Spacious two story colonial sited on .79 acres with frontage on Indian Lake Creek. Kitchen, dining room and living area have an open concept and considerable natural light. Well equipped kitchen opens to a dining room and a large back deck.  The living room features a wood burning fireplace. There are 4 bedrooms, 3 baths and finished lower level. Large backyard with gardens plus a separate 2 car garage for storage.  Toni Soule of my office has this listing which is in contract to sell.

 

5 Millerton Rd.  Sold - $260,000

My associate, David Hurlburt listed and sold this immaculate 3 bedroom home, 1.5 baths with 1800 sq. ft.  The views to the north and west are stunning and can be seen from anywhere in the house. Hardwood floors throughout the home have been carpeted but are easily removable.  Open and spacious living room with wood stove flue and hardwood floors, finished lower level with two-car under house garage.  The 1.27 acre parcel has an open lawn/field to the valley views. It spent 81 days on the market.

  

9 Millerton Rd.  Sold- $350,000

This 2007 Cape style home with 3 bedrooms and 2 full baths is well maintained.  The open floor plan includes a kitchen with a breakfast bar, dining area, spacious living room featuring a pellet stove. There is a second floor loft with a sitting area, office, library as well as a master bedroom with full bath. The lower level offers semi finished walk-out space with possible 3rd bath plus additional pellet stove, generator hook up and invisible fence.  David Hurlburt listed this 1.21 acre property of lawn and views.

 

17 Hospital Hill Rd.  Sold- $266,750

This commercial building is presently a medical office with over 3000 sq. ft. on two floors. This office has 1.5 bathrooms and has no central air conditioning.  It has a half acre and was a private sale.

 

29 West Main St. Unit 1  Sold- $265,000

Another private sale-2 building commercial condominium- includes a 1088 sq. ft. restaurant and a separate 2 bedroom 1267 sq. ft. residence. The restaurant underwent an expansion in 2015 and has a full kitchen, outdoor seating, handicap bath and parking.  The 2 bedroom residence has a fireplace, wood floors, 1.5 baths and an eat-in kitchen.  The residence also has a private patio and separate parking.

 

133 Main St.  Sold-$439,000

It took only 21 days to sell this lovely Sharon Green Cape that we had sold 3 years earlier for $330,000. Built in 1927, this 2 bed/2.5 bath home has 1774 sq. ft. with old world style details. Custom moldings, hardwood floors, paneling, Dutch doors, built-ins and intricately scrolled fireplace mantels. Recent renovations include: a kitchen featuring a Connoisseurian gas cook-top and red cherry butcher block counters. There is a 3 season porch off the kitchen overlooking the gardened back yard. Both guest bedroom and master bedroom were updated and have en-suite baths & walk-in closets. There's a small office plus a walk-up attic and a partially finished lower level. Mechanical improvements include a Buderus Boiler and on-demand hot water heater and a new roof.

 

96 Upper Main St.  Sold- $595,000

1788 Antique. This in-town beauty has 4 bedrooms, 3.5 updated baths and has had extensive improvements. An overly large living room anchored by a fireplace plus floor-to ceiling windows. The family room has a wood stove and doors to a private stone terrace. There is a formal dining room with built-In cabinetry. Kitchen offers an old world butler's pantry and back staircase.  The 2 master en-suite bedrooms are complimented by the additional 2 guest bedrooms. A screened porch, wood floors, exposed beams and other details are included. It is sited at the top of the Green on a level lot.

 

60 Hilltop Rd.   Sold $922,500

This country ranch is situated on 3.62 open acres and offers privacy and beautiful views. Gracious and spacious living spaces are all presented on one level and feature two living rooms, an updated granite kitchen, a large private master suite, two further bedrooms with one en suite, two offices, 3 fireplaces, a sun room and wood flooring throughout. There is a large separate heated studio with its own private entrance. An expansive lawn sprawls and hosts specimen trees. A stone patio, a whole house generator and a 2-car garage are also enjoyed here. Bain associate, Toni Soule assisted the purchasers of this home.

 

36 Gay St.   Sold $130,000

A private sale of this one level home on .49 acres includes a residence built in 1965 with nearly 1,100 sq. ft.  There are 2 bedrooms and 2 bathrooms featuring wood floors, central air, generator and a fireplace.

 

 

There are other offerings on the market and if interested call us, stop by the office or visit our website at www.bainrealestate.com.   One can find not only the aforementioned listings and sales but also one can find this letter and all other Sharon neighborhood letters archived on our site, too. And if you wish to follow our blog for new listings, sales and other interesting real estate tidbits join up from our website.  Please feel free to follow and like us on Facebook and Instagram. 

 

Best Regards,

Chris Garrity &

David Bain

Associates: Toni Soule, Marilyn DeVos, David Hurlburt, Scott Harvey, Karen Grimaldi, Heidi Kearns,

Asher and Priscilla Pavel

 

  

     

   

Please note that not all listings and sales transactions are through David Bain Real Estate

 

 

February
8

 

 

Bain Real Estate Brookwoods and North Kent 2020 January Market Report.

PLEASE CLICK HERE TO SEE THE MAP

Dear Neighbor,

The New Year provides a review of how Kent's real estate values have unfolded in 2019. Little has changed from 2018 with 49 closings and 53 sales in 2019.  A surprising statistic is the significant reduction in inventory.  Listing inventory is down over 15% YTY.  There are only 33 homes available. What are the implications?   We think that market constriction will likely bolster house values and make land, which has yet to recover from the 2006 recession, all the more intriguing. 

Nearly 60% of Kent sales in 2019 were below $400K.  The $400K-$1MM range earned 30% of the market transactions while 10% (5 sales) transpired above the $1MM mark.

Those who've been waiting on land to regain values lost over the last 13 years may find land sales rebound in 2020. The lack of house listings and a limited number of land offering (16 parcels) is a positive sign, though a cautionary perspective is advised as there were only 2 land transactions in Kent this past year.

 

Here it is what has transpired in your neighborhood in the last 12 months.

 

310 Kent Cornwall Road- Sold–$200,256

A foreclosure that requires considerable renovation. This colonial built in 1900 offers 2800 square feet. It has 3 bedrooms and 2.5 bathrooms. There is a nicely sized kitchen, separate dining area, a family room and mud room. The living room offers access to a back yard and 2.75 acres. There is hardwood flooring throughout plus a two car detached garage and a full, unfinished basement.

 

  316 Kent Cornwall Road- Sold- $1,002,000

This 1797 barn with new construction offers 3 bedrooms and 3.5 bathrooms. Soaring ceiling, stone fireplace, exposed posts & beams, barn siding, open space, and silo are the major features. There is a modern kitchen and baths, oak flooring, smart home technology and a park-like setting with a pond and pool.  The upper level has a loft overlooking the living room, a full bath and bedroom (in the silo) with a conical ceiling. The lower level has a 3-season porch, media room and laundry. The level and open property is entailed on 3.6 acres and features a gunite pool, pond, pergola and sweeping lawns and native shade trees.

  

497 Kent Cornwall Road-Sold-$260,000

1985 contemporary ranch with views of the Housatonic River entails 3 bedrooms and 2 bathrooms in over 2200 sq. ft.  An open floor plan includes a wood-beamed living room, dining area and kitchen.  Plus, it has a large sunroom offering a vaulted ceiling and access to a deck with back yard views of the river. The lower level has a family room, wood stove and two additional rooms plus a full bath and sliding doors to the exterior. Set on 1.91 acres of woods.

There were no sales in Brookwoods in the last year but there are two properties on the market for sale for an average asking price of $234,500.  That's slightly above the average sale in the last 5 years of $230,666.

There are other offerings on the market and if interested call us, stop by the office or visit our website at www.bainrealestate.com.   One can find not only the aforementioned listings and sales but also one can find this letter and all other Kent neighborhood letters archived on our site too. And if you wish to follow our blog for new listings, sales and other interesting real estate tidbits join up from our website. 

 

Happy 2020,

 

David Bain &

Chris Garrity

Associates: Toni Soule, Marilyn DeVos, David Hurlburt, Scott Harvey, Karen Grimaldi, Heidi Kearns,

Asher and Priscilla Pavel

 

         

Please note that not all listings and sales transactions are through David Bain Real Estate

 

 

January
25

 Bain Real Estate 2020 January Mid Cornwall Market Report.

PLEASE CLICK HERE TO SEE THE MAP

Happy New Year!  We are excited for the new decade!  Real Estate in Cornwall continues to be most desirable and business is picking up by contrast with a number of years ago.  In my last letter to your neighborhood I was able to report 3 house sales and 1 land purchase, plus one land lot listed for sale.  In this letter, I am reporting on 7 house sales and 3 land sales.

 

Overall, we have seen 23 residential transactions in the last year which is consistent with sales figures for the last four years.  There were 7 land sales last year a greater number than most towns in Litchfield County; though 4 of these sales that we transacted were JP Morgan Chase Bank selling off foreclosed land on Valley Road.

 

Presently, there are 23 residential properties listed for sale and 12 parcels of land listed.  While there is more consumer confidence, purchasers still employ caution when looking for a house hence pricing properly is still key (pun intended)!

 

350 Sharon Goshen Turnpike is an 11 room antique house on a little over an acre of land.  Just up the road from the Covered Bridge, it was originally listed at $170,000 and sold for $115,000. With 4 bedrooms and 1 full and 1 half bath, it really needs a lot of work to bring it back to comfortable living in the 21st century but will reward all efforts. It sold in 130 days.

 

3 Hart Hill Road is a 14 room Colonial antique with a large newer addition.  Located on 10 acres, it also has a barn which contains an apartment.  The house has been updated with 6 bedrooms, 6 full baths plus a half bath.  Originally listed at $885,000 in September of 2018, it sold for $640,000 after 304 days on the market.

 

16 Cogswell Road was a Bain listing shared by Dave Hurlburt and myself.  This charming Cape Cod cottage featuring 2 bedrooms and 2 full baths was listed at $399,000 and sold 107 days later at $390,000.  Located on 1.53 acres, the property also featured a barn with a 2 car parking garage on the first level and a spacious apartment on the second floor. Additional sheds and a full house generator completed the offering.

 

5 Cornwall Hollow is a ranch house with 2 bedrooms and 2 full baths on 18.64 acres with a large detached garage.  Listed at $299,000 and sold at $279,000 in just 160 days only tells the end of the story.  It had been off and on the market for several years, originally priced above $500,000.

 

Cornwall Hollow lot of 10.27 acres, just across the street from #5 (same owners) was listed at $15,000 and sold for $25,500 in just 5 days.  The assessed value of this property is $67,700.

  

56 Todd Hill Road is a 3 bedroom ranch on 4.5 acres.  Originally listed at $295,000 it closed in 73 days at $280,000.  The property includes a barn with room for a 3-car garage.

 

  21 Cemetery Hill Road is a spacious, private home on a hill overlooking the village of Cornwall with a long driveway over the 4 acres.  The house has 2 bedrooms with the master on the first floor and 2 full baths plus an attached garage. Listed at $310,000 and closed at $293,550 in 161 days.

 

24 acres on Popple Swamp Road was David Bain's listing for $205,000 and it was a complicated sale that went in two parcels: one of 20 acres for $160,000 and the other a 4 acre parcel that went to the Cornwall Conservation Trust for $30,000 who already had an abutting 10 acres held in protected open space. 

 

59 Pierce Lane is a handsome Contemporary house on 5 acres which was listed for $450,000 and sold in 58 days for $425,000.  The property also includes a large barn with studio space on the upper level.

 

   256 Dibble Hill Road was a private house sale of a strikingly handsome Contemporary house on 12.63 acres.  There are also 2 small sheds and a detached garage.  The house has 2 bedrooms and 2 full baths, high ceilings and a fireplace.  It sold for $685,000.

As noted, the most telling fact in relating these recent sales is that proper pricing typically results in an expedient sale.

We hope you enjoy our annual reports and look forward to serving you in the future.  For further info please go to www.bainrealestate.com or stop by our West Cornwall office if you have any real estate questions which we may answer. We always have coffee and hot chocolate to offer if you visit.

 

And stop in next door and see our new neighbor, the Electric Bike Shop.  They opened for business back on Labor Day Weekend.

 

Cordially,

Priscilla Pavel and

My Cornwall colleagues: Dave Hurlburt, Heidi Kearns and Asher Pavel

 

 

Please note that not all listings and sales transactions are through David Bain Real Estate

 

 

 

 

 

 

 

 

 

 

 

 

January
11

Bain Real Estate 2020 January Studio Hill and Cobble Market Report.

PLEASE CLICK HERE TO SEE THE MAP.

 

 

Dear Neighbor,

The New Year provides a review of how Kent's real estate values have unfolded in 2019. Little has changed from 2018 with 49 closings and 53 sales in 2019.  A surprising statistic is the significant reduction in inventory.  Listing inventory is down over 15% YTY.  There are only 33 homes available. What are the implications?   We think that market constriction will likely bolster house values and make land, which has yet to recover from the 2006 recession, all the more intriguing. 

 

Nearly 60% of Kent sales in 2019 were below $400K.  The $400K-$1MM range earned 30% of the market transactions while 10% (5 sales) transpired above the $1MM mark.

 

Those who've been waiting on land to regain values lost over the last 13 years may find land sales rebound in 2020. The lack of house listings and a limited number of land offering (16 parcels) is a positive sign, though a cautionary perspective is advised as there were only 2 land transactions in Kent this past year.

 

Here it is what has transpired in your neighborhood since our last letter.

 

119 North Main Street- Sold-$620,000

With antique farmhouse charm and character of its 1860 vintage, this home has been modernized for today.  Four+ acres with open land, mature trees and mountain and sunset views. This 3-bedroom home has a living room with fireplace, dining room, sitting room and updated kitchen. There is a wrap-around porch and patio overlooking designed gardens. A few steps away is a 24' x 36' barn/guesthouse with original beams, new doors and windows and a full bath ideal as a studio or workspace as well.

 

49 Kent Cornwall Road- Sold- $215,000

2+ bedroom home with a large kitchen that opens to both a living room and a dining room is spacious enough for an extra sitting area as well. Both bedrooms, each with their own private full bathroom, are located on the first floor and have access to a back deck that overlooks the level backyard. Upstairs, there's an additional room that could be used as a home office.

 

 

71 Kent Cornwall Road- Sold-$147,000

This investment opportunity (this has been a rental for past 7 years) requires attention and updates. It has two bedrooms upstairs with bath in-between. Downstairs has light filled kitchen and small area for a table plus a living room with a fireplace. It has a decent backyard with brook and shared well with neighboring property. Bain associate, Toni Soule represented both sides in the sale.

 

   

80 Kent Cornwall Road- Sold- $325,000

Colonial home that was originally built in 1915 but has been upgraded.

There are 4 bedrooms and 1 bath in the over 2000 sq. ft. home. Set on 1 acre.

This was a direct sale as per town records.

 

107 Kent Cornwall Road- Sold $927,500

 1738-1740 Colonial on 2 acres, renovated 20 years ago. The antique chestnut floors, beamed living room with fireplace and dining room have been kept intact.  There's a family room with fireplace plus a screened-in porch overlooking the pool. The master features a fireplace, en suite w/shower & claw foot tub. Second floor entails 5 en suite bedrooms. Finished 3rd floor with full bath and used as a study or bedroom.  A guest house entailing a living room with fireplace, kitchen, screened-in porch, and 1/2 bath plus a master suite featuring soaking tub and walk in shower.

 

36 Studio Hill Circle- Sold -$360,000

Sitting on a knoll at the end of a curving driveway surrounded by lawn and easy care gardens. With 3 bedrooms and 2.5 bathrooms in over 2400 sq. ft. this thoughtfully architected home has an open floor plan with the master suite on the first floor.  Spacious living room, formal dining room and a comfortable kitchen opens directly onto the spacious back deck which looks out on a beautiful lawn, gardens and protected woods. The 4.5 acres abuts over 200 acres of Cobble Vista Preserve on three sides. I listed this lovely property.

 

 

17 Woodin Road- Sold-$650,000

Modern styled home with an open floor plan and large expanses of glass bring the outdoors into every room. The kitchen has granite counters, an eating area with fireplace, a large great room with fireplace, and a formal dining room. In addition, the master bedroom suite also located on this level incorporates a fireplace, sitting room, two large closets, and private master bath. One level up is a large loft area currently used as a home office while the lowest level entails two bedrooms and a recreational room. House includes an indoor pool, backup generator, a wrap around deck and bluestone patio.

 

 

11 Woodin Road- Sold -$520,000

Contemporary atop a hill has windows and French doors offering vistas and provide each room with lots of natural light. The open floor plan has a living/dining room featuring a fireplace. The kitchen features soap stone counters and stainless appliances. The main floor master opens to an expansive wrapped deck. A terrace with a swimming hot tub and outdoor fireplace surrounded by beautiful stonework are sited out back. The lower level has four rooms, a full bath and a raised hearth fireplace and built–in book case.  There is a large two car garage attached.  I helped the purchaser in this transaction.

 

 

26 Green Hill Road- Sold- $595,000

At the end of a private road this modern country home has long views. There are 3 bedrooms in this 2400 sq. ft. built in 1998.  The main entry foyer opens to a large living room with a stone fireplace featuring wood floors, and doors that open to an English garden. The bright kitchen has granite counter tops and a breakfast bar, plus a dining room and sitting area. The master suite has a nice private view and the bath has with double sinks, large walk in shower and walk in closet. The upper level features two generous bedrooms and full bath.

 

92 Muller Road- Sold- Sold- $450,000

Atop 950 feet of elevation and nestled in the hillside, this home is for an adventurous spirit. Hike abutting land trust trails, splash in the seasonal waterfall or chill on the elevated deck with treetop and sunset vistas. The modern rustic home has an open layout on the main living floor and three spacious bedrooms on the first floor. A bank of large sliding doors opens on two sides to the deck and outdoor living space. There is a 1 car garage, basement for storage and a third floor loft for a private office. My partner Chris Garrity sold this house in 60 days.

 

146 Kent Cornwall Road- Sold- $375,000

Chris Garrity sold this 1940's Connecticut colonial. Custom carved dental moldings decorate the exterior transepts and gabled ends. Leaded glass windows outline the front door with a fan style leaded window gracing the top. There are 4 bedrooms and 1.5 bathrooms in the nearly 2000 square foot home. There is a formal dining room with built in corner cabinetry. The living room is anchored by a fireplace with uniquely designed mantel and a lovely sun room. The well-designed kitchen was renovated recently and offers top of the line appliances and granite counters. The office leads to an attached two car garage with ample storage above.

 

11 Chimney Rock Road- Sold- $254,080

Mid-century 1,514 sq. ft. ranch on a quiet town road with wonderful seasonal western views of St John's Ledges across the Housatonic River Valley. Featuring a spacious, light-filled living room with fireplace that opens onto a large outdoor deck, kitchen with a handy pantry, one full & one half baths  and three bedrooms all on one level. The lower level has space that could be used as a shop or for storage and access to a 2-car garage.  It's sited on a level .91 acre parcel with specimen trees.

 

22 Chimney Rock Road- Sold- $592,500

Apple Pond is both a rustic and a light-filled modern home. The living room's vaulted ceiling expands the space filled with a wood stove, built-in sitting area and an outdoor deck. This area includes a dining area with its own access to a spacious screen porch, a galley kitchen and a cozy guest room. The master bedroom suite takes full advantage of the views and utilizes a walk-in closet, private bath and a home office. The lowest level offers two bedrooms that share a hall bath, separate laundry room and a work area. After using the pond there is a convenient outdoor shower. Chris Garrity assisted the purchaser in this transaction.

 

  40 Botsford Road- For Sale- $395,500

Nestled on a wooded hillside at the very end of a small town road, this home is set on 12.74 private acres with a brook tumbling through it. The living room has a wood beamed and vaulted ceiling with fieldstone fireplace and French doors opening to the stone and wrought iron patio and western views. The dining room has arched windows, beamed ceiling all detailed in pecky Cyprus wood.  There is a charming cook's kitchen and three en suite bedrooms. The master bedroom is on the main floor with an attached sun room. Modern touches of central air and a new roof are comforting.  I have this listed.

 

There are other offerings on the market and if interested call us, stop by the office or visit our website at www.bainrealestate.com.   One can find not only the aforementioned listings and sales but also one can find this letter and all other Kent neighborhood letters archived on our site too. And if you wish to follow our blog for new listings, sales and other interesting real estate tidbits join up from our website. 

 

Happy 2020,

 

David Bain &

Chris Garrity-Toni Soule, Marilyn DeVos, David Hurlburt, Scott Harvey, Karen Grimaldi, Heidi Kearns and

Asher and Priscilla Pavel

 

Please note that not all listings and sales transactions are through David Bain Real Estate

 

December
23

Bain Real Estate 2019 December Segar Mountain Market Report.

PLEASE CLICK HERE TO SEE THE MAP

 

Dear Neighbor,

 

December provides a review of how Kent's real estate values have unfolded. Little has changed from 2018 to 2019 with 49 closings in 2018 and 51 sales this year.  A surprising statistic is the significant reduction in inventory.  Listing inventory is down 15% YTY.  There are only 39 homes available. What are the implications?   Market constriction will likely bolster house values and make land, which has yet to recover from the 2006 recession, more intriguing. 

 

Nearly 60% of Kent sales this year have been below $400K.  The $400K-$1MM range earned 30% of the market transactions while 10% (5 sales) transpired above the $1MM mark.

 

Those waiting on land to regain values lost over the last 13 years may find land sales rebound in 2020. The lack of house options and only 16 land offerings is a positive sign, though a cautionary perspective is advised as there were only 2 land transactions in Kent this past year.

Here it is what has transpired in your neighborhood in the last 12 months.

 

28 Segar Mountain Road

This 16' x 38; 1 bedroom, 1 bathroom ranch has a new 3 bedroom septic and southern views over its gardened back yard. It's an ideal solar site. Just on the edge of the village, it is close to town but has a country feel. This one is clean and neat and I listed it for $139,500 and it sold for $135,000.

 

128 Segar Mountain Road

I sold this property for $225,000 in 1998.  Last year, a fire heavily damaged this 5 bedroom post and beam home with large windows and an open floor plan.  I recently sold this house and the renovations are underway. With considerable potential this 2800 sq. ft. home sold for $218,000.

  

9 South Road

Toni Soule & Chris Garrity sold this 3 bedroom, 2 bathroom raised ranch with a spacious living room and formal dining room.  Kitchen leads to a 14x24 deck overlooking 3 acres of manicured grounds. The lower level can be an in-law space or a family room. Built in 1987 this house has over 2300 sq. ft. with a separate laundry room, office a 2-car garage.  It closed for $265,000.

 

55 Stone Fences Lane

A 1996 4-bedroom, 3 and a half bathroom home entails over 2400 sq. ft. and has a first floor master with whirlpool tub. Other features include a fireplace, vaulted ceilings, deck and finished walk-out lower level. The newly renovated kitchen includes stainless steel gas range and stone counters. Sited on 2.41 private acres, it sold at $374,500 after spending 2 years on the market.

 

39 Stone Fences Lane

This 1996 farmhouse house offers over 2400 sq. ft.  The kitchen has stainless appliances and granite counters plus easy access to a wraparound mahogany deck. Main floor has both a master with walk-in closet and en-suite bath and a bookshelf lined living room. Three additional bedrooms are on the 2nd level while the lower level is a family room.  This sold for $440,000.

 

16 Stone Fences Lane

This 2006 Cape Cod has a 1st floor master with both laundry and bathroom en-suite. Two additional bedrooms and a full bath are upstairs. There is a large, eat-in kitchen plus a formal dining room. The attached 2 car garage provides shelter from the weather.  There are 2.77 acres of level land. Priscilla Pavel of my office listed this for 134 days when it sold for $380,000.

 

15 Bald Hill Road

This1969 Split Level style home offering over 1,000 sq. ft. is up on 2.5 acres of land. Requiring considerable work, it has 3 bedrooms, 2 bathrooms, full basement for added storage and a 2 car garage.  Listed for over a year this Bank Owned property sold for $94,400 

 

30 Kenmont Road

Along the shores of the west end of North Spectacle Lake we have listed a seasonal cottage. Known as the "Big House" by the family who built it in the early 1900's it sits above the lake with views and steps to the dock and lakeside.  With just under 1000 sq. ft. the place has two bedrooms, 1 bathroom a fireplace and a screened porch.  It's a lovely getaway for $289,000.

 

  38 Davis Road

Antique 1-room school house circa 1900 has cottage features, cathedral ceilings, framed-in bedroom, bathroom, staircase to a loft and cupola on the roof. Requiring imagination and creativity this perfect small house offered potential. This home was sold in "as is" condition and has since been upgraded by the new owners who purchased the building for $50,000.

  

There are other offerings on the market and if interested call us, stop by the office or visit our website at www.bainrealestate.com.   One can find not only the aforementioned listings and sales but also one can find this letter and all other Kent neighborhood letters archived on our site too. And if you wish to follow our blog for new listings, sales and other interesting real estate tidbits join up from our website. 

 

Happy Holidays,

David Bain &

Chris Garrity-Toni Soule, Marilyn DeVos, David Hurlburt, Scott Harvey, Karen Grimaldi, Heidi Kearns,

Asher and Priscilla Pavel

 

Please note that not all listings and sales transactions are through David Bain Real Estate

 

 

December
21

Bain Real Estate 2019 December Spectacle Lakes Market Report.

Dear Neighbor,

PLEASE CLICK HERE TO SEE THE MAP.

 

As we close out 2019 it is interesting to see how the year in Kent and area real estate unfolded. Sales, year over year proved consistent from 2018 to 2019 with 49 closings in 2018 and 51 sales this year.  But the real surprising statistic is the significant reduction in inventory.  Listing inventory is down 15%.  There are 39 homes available. What are the implications?   Market constriction will likely bolster values and are spotlighting land that has still yet to recover from the 2006 recession. 

 

Nearly 60% of the sales in Kent this year have been under $400,000.  The $400,000-$1,000,000 range earned 30% of the market transactions while 10% or 5 sales transpired above the $1MM mark.

 

As noted above, the opportunity for land sales to rebound with the lack of house options and only 16 land offerings, this is a positive sign for those waiting on their land to regain the lost value. Though as we have learned this is a cautionary perspective as there were only 2 land transactions in the last year and a number of bank owned parcels are still available in the neighborhood.

 

The most impactful news in the neighborhood is of course the proposed cellular tower in the Spectacle Lake neighborhood.   There are two properties that are under lease by the company (Bald Hill and Richards Road) and pose considerable value impact to the area.  Either site, if state approval is granted, will feature a tower of between 125' and 175' in height thus being visible from not only the neighborhood but from far beyond.  While the merits of the safety and communications are important, these considerations clash with the rural beauty and preservation priorities of many Kent residents and Planning and Zoning's.   

 

Here it is what has transpired in your neighborhood in the last 12 months.

 

Most of the activity occurred in the St. John's area of the neighborhood with a generous gifting of a 100 acre parcel to the Kent Land Trust.  My partner, Chris Garrity sold the Aroesty family this property that features views of the Catskills and the Yuza Mini brook.  While remote, this parcel connects nicely with other protected parcels.  Thank you Jeff and Kelly for your donation.

 

Of the 16 parcels of land in Kent that are for sale, 10 are in St. John's Peak neighborhood. There have been a few parcels that are now owned by the lender who took over non performing loans. The lot prices range from $44,900 to $395,000.

 

9 Old Paddock Lane

This newer 2500 sq. foot 3-bedroom, 2 and a half bathroom Colonial home is located on 14 acres at the end of the road. The wood shake and vertical shiplap with the roof a combination of metal and asphalt shingles makes this an interesting home. The open floor plan entails a large living/dining area with a native stone fireplace and an atrium door to the deck. An eat-in kitchen features shaker style cabinetry, farmhouse sink, and Viking range. The master has two walk-in closets and en suite bath. There is both an office and library with bookshelves and fireplace. A 2-car garage is attached plus storage barn. Much of the acreage remains woodland and a portion of the property abuts Wyantenock State Forest while the house is surrounded by open lawns and gardens. Closed in late 2018 this house sold for $570,000 with only 45 days on the market.

 

12 Old Homstead Lane

A privately sited 4 bedroom, 3.5 bath Colonial set on 6 acres.  There is a 1st floor bedroom en suite. This home is tastefully designed and well constructed. The open floor plan offers a modern touch to the traditional style.  Master bedroom features 2 walk-in closets & full bath. The separate 3-car garage offers ample storage. Immediately abuts Protected Lands. Initially listed in 2015 for $920,000, the house sold for $752,500 this past February.

 

  59 Kenico Road

An idyllic Orvis-type lakefront cottage steps from North Spectacle Lake. The living room and kitchen both center on the 1930's native stone fireplace with sliders opening to the deck and lake. Completely renovated in 2007 it has new bathrooms and country kitchen featuring central air conditioning and hardwood floors. There is an outdoor fireplace on the wrap-around deck overlooking the level lakefront with sandy bottom. Mountain laurel and large oak trees dot the 5.7 acre lakeside parcel which Chris Garrity sold this in 2006 for $1,330,000 and sold it again this past summer for $1,365,000.

 

30 Kenmont Road

Along the shores of the west end of North Spectacle Lake we have listed a seasonal cottage. Known as the "Big House" by the family who built it in the early 1900's it sits above the lake with views and steps to the dock and lakeside.  With just under 1000 sq. ft. the place has two bedrooms, 1 bathroom a fireplace and a screened porch.  It's a lovely getaway for $289,000.

 

38 Davis Road

An antique one room school house circa 1900 is a charming cottage featuring cathedral ceilings, framed-in bedroom, bathroom and staircase to a loft. Prior additions included a cupola on the roof and electric upgrade from 100A service to 200A. Requiring imagination and creativity this perfect small house offered potential. This home was sold in "as is" condition and has since been upgraded by the new owners who purchased the building for $50,000.

 

15 Bald Hill Road

This 1969 Split Level style home offering over 1,000 sq. ft. is up on 2.5 acres of land. Requiring considerable work, it has 3 bedrooms, 2 bathrooms, full basement for added storage and a 2 car garage.  Listed for over a year, this bank owned property sold for $94,400. 

 

  9 South Road

Toni Soule & Chris Garrity sold this 3 bedroom, 2 bathroom raised ranch with a spacious living room and formal dining room.  Kitchen leads to a 14x24 deck overlooking 3 acres of manicured grounds. The lower level can be an in-law space or a family room. Built in 1987 this house has over 2300 sq. ft. with a separate laundry room, office a 2-car garage.  Closed for $265,000.

 

11 Upper Kent Hollow Road

An existing cottage sits on 7.12 acres of largely open land.  The cottage was gutted to prep for a renovation that never took place, an existing septic and well whose conditions are unknown. My agent Toni Soule sold this for $139,000 and new owners have already begun renovations.

                                            

40 Spectacle Ridge Road

This custom built and designed American Shingle Style is perfect for a site which enjoys spectacular panoramic views over Lake Waramaug and Kent Hollow framed by the large windows in most rooms. The living room features a fireplace and a library alcove. The well equipped kitchen with an eat-in area opens to the family room with a fireplace and access to a terrific screened-in porch. On the second level are 4 bedrooms. The master bedroom has a fireplace and a luxurious bath with soaking tub and oversized shower. Two bedrooms share a bath; another has a bath en suite. A room over the 3-car garage could be a 5th bedroom. Walk-out, finished lower level has gym and game room. Professionally landscaped gardens have natural stone walkways, and an infinity-edged pool offers a view. It was listed for $2,750,000 and closed for $2,450,000.

 

There are other offerings on the market and if interested call us, stop by the office or visit our website at www.bainrealestate.com.   One can find not only the aforementioned listings and sales but also one can find this letter and all other Kent neighborhood letters archived on our site too. And if you wish to follow our blog for new listings, sales and other interesting real estate tidbits join up from our website. 

 

Happy Holidays,

David Bain &

Chris Garrity-Toni Soule, Marilyn DeVos, David Hurlburt, Scott Harvey, Karen Grimaldi

Asher and Priscilla Pavel

 

Please note that not all listings and sales transactions are through David Bain Real Estate