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August
31

 

Dear Neighbor,

Summer of '22 is upon us and we are all attempting to get back to pre-pandemic days. Sales during the last two years have outstripped available houses for sale resulting in a dearth of listings available for people desirous of moving to Kent.

Because of this imbalance we are seeing some buyers and sellers on the sidelines waiting.  Waiting for what is the question.  The idea that the market will be flush with listings soon is not realistic. It is a seller's market, but one should sell only if one has a place to move.  We predict this new paradigm will be here for a number of years.

Kent registered 48 sales in the last 12 months. This is 34 fewer home sales than in the 2021. This dramatic drop is not due to lack of interest, but lack of inventory.  There are 10 homes in contract presently and only 8 available to purchase. Despite fewer listings, purchasing desire is strong, sales are brisk and competition is fierce.  Here is what has transpired:

19 Saint Johns Acres                         10/29/2021                  $895,000

Amy Longley of my firm sold this Mansard styled home on private 2.5 acres which abuts the 480 acre Housatonic Wildlife Management Area. There is 3500 sq ft of interior space which was architecturally remodeled in 2015. The expansive kitchen has modern lighting, free standing gas fireplace and state of the art appliances. A 50' x 20' saltwater pool and Jacuzzi spa is located just off the kitchen. The bookcase lined study has a wood-burning fireplace.  And a small living room opens to a private and sunny home office. There are 4 bedrooms and 3 full and 2 half bathrooms in the home.

6 Botsford Rd                                    1/2/2021                     $509,000

This updated 3 bedroom, 2 bathroom ranch has an open 3.14 acre plot that capitalizes on its southern exposure by employing solar panels for efficient energy use. The house was built in 1987 and has over 2100 sq. ft. with a large eat-in kitchen. The gathering room is more formal with a fireplace and wet bar. There are hardwood floors throughout the home as well. An expansive deck off the back of the home offers privacy and views.

18 Mauwee Brook Rd                       1/29/2021                    $860,000

A mountain brook flows through the one acre property of 18 Mauwee Brook that I sold. This 2300 sq. ft. 4 bedroom Cape style home is a solid dwelling with many creative details. Cherry flooring provides a warm accent to the home. A brick fireplace flanked by bookshelves, adorn the living room. The renovated kitchen has ample counter space and stainless appliances. The main suite is on the first floor. Three more bedrooms on the upper level are very large. There is a separate studio, plus a spacious game room with a half bathroom and laundry that leads to the pool.

65 Kent Cornwall Rd                       3/3/2021                      $228,000

Built in 1930 this 2 bedroom, 1 bathroom home has 837 sq ft of living space. Featuring a stone fireplace, screened in porch and cedar lined closets; the home has all the comforts. The house was renovated in 2009 with spray foam insulation, new sheet rock and new septic. Sited on a half acre the fenced in back yard has mature plantings and a nice lawn.

121 Kent Cornwall Rd                     4/11/2022                    $1,400,000

One of the early houses in Kent's Flanders section this Colonial is in good condition.  David Bain and I sold this stately 1814 home that offers 5 bedrooms and 4 bathrooms.  There are 4 fireplaces and antique floorboards, moldings and paneling.  Set on 1.2 acre surrounded by State land the setting is complete with pool, screened cottage and barn.

10 Pheasant Run Rd                         9/10/2021                    $500,000

This is a 2700 sq. ft. log home with one level.  With 3 bedrooms and 2 full bathrooms to the house, there are just over 2 acres of land off this private road. This was a private family sale.

 

69 Studio Hill Rd                               2/7/2022                      $850,000

Toni Soule and I sold this post and beam designed home that blends old world construction with modern sensibilities.  The home utilizes modern elements of expansive windows, open floor plan, soaring atrium-like ceilings with old world natural native stone, large timber frame with mortise and tenon construction.  It is both comfortable to reside as well as admire. Two massive native cherry post sentinels are practical in holding up the three story open room to the cupola above but also designed to add delineation of space in the open floor plan between the kitchen, dining area and living room. The stone fireplace is a focal point of the space while a modern woodstove adds a rustic touch. There are 3 bedrooms on the second level and a small office on the third floor. A 2009 addition is a made of a wood pegged truss design.  This space has a large bedroom/bath suite, complete kitchen and a useable loft. Stone walls outline the 2.5 acre property abutting miles of hiking trails in the Cobble Brook Preserve.

16 Cobble Ln                                     9/20/2021                    $1,567,000

This modern styled home includes 4 bedrooms, 3.5 baths plus an attached guest house. A long, private driveway leads to this 5200 sq. ft. home with over 5 acres. There is a screened porch, dining room and living room each with a fireplace, a kitchen, plus a bedroom suite on the main floor. The primary bedroom suite and 2 other bedrooms occupy the upper level. The separate guest house entails an expansive great room, bedroom, bath, kitchenette and library. There is also a private bonus room with full bath above the 2-car garage.

Lot 1 Cobble Rd                                10/22/2021                  $180,000

From this 5 acre perch along west side of Cobble road, a wooded building site offers views overlooking Weantinoge Heritage Land Trust's signature Cobble Brook Vista Preserve - a dramatic mosaic of grassland, meadow, and upland forest.

99A Cobble Rd                                  1/29/2021                    $795,000

Discreetly tucked well back from Cobble Rd, this 3 bedroom, 2.5-bath home has wonderful views across land trust fields. Built in 1983 with nearly 2100 sq. ft., the house features a main bedroom suite with vaulted ceilings. The house also boasts two fireplaces, one in the living room and the other in one of the 2 bedrooms upstairs. Set on 6.81 acres the property abuts the land trust on two sides.  

 

173 Cobble Ln/00 Segar Mtn Rd     2/16/2021                    $616,140

My partner David Bain sold this 2 bedroom and 2.5 bath home was built in 2002 sited to enjoy both pastoral views and abundant light. The kitchen has a center island, cherry cabinets, gas range and soapstone sink.  The living room has a wood burning fireplace and opens to a screened-in porch at the back of the house. The second floor has a spacious main bedroom and guest room. The property entails over 8 acres of open field and frontage on Cobble Brook.

 

 

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 if you are considering selling this seems to be an unprecedented time to capitalize. Call us for a free assessment of your house, office or condo. Or stop by the office or visit our website at www.bainrealestate.com

All the best!


Chris Garrity                                                        

Chris Garrity & Associates-David Bain, 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

August
31

 

Dear Neighbor,

We are rebooting our informative neighborhood letters after having our office "closed" over the last 12 months. I say "closed" because as you likely know, the real estate market in Sharon and the county and the state and the world, went nuts. So, we've actually been quite "open".

In our 40 plus years of selling, we've never experienced a panic of this magnitude. People's fear of living in a densely packed city and the health crisis it triggered created a relocation flight decimating our inventory.  Today, Sharon has only 19 homes listed and values have surged to levels not seen in over 15 years.

A 15%-20% increase in home values is not uncommon and in some of the upper end homes we saw even higher escalations. Perfect example is a house I sold in Jan. 2019 for $645,000 and it came back on the market in July 2020 for $795,000 and sold for $810,000 within a few days. And there are some forecasts of another 15% increase in the next year.

There were __ sales in your neighborhood in the last year and 93 total sales in Sharon-30 more sales than in the pre-Covid era. For comparison there should be about 45 homes on the market.

Attached is a condensed version of what has sold in your neighborhood in the last year.

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.

 

40 Robert Street        11/24/2021         $264,000

Move-in ready 1950's cottage with mid-century finishes. It is part of the Silver Lake Shores Community with access to lifeguarded beach and boat launch. The cottage has three bedrooms or two bedrooms with an office plus one full bath and one-half bath, both renovated. The kitchen retains original cabinets and cast iron sink with newer appliances and granite countertops. Open living/dining room with wood-burning fireplace and coffered ceiling. There are refinished wood floors throughout, a sizable wrap-around deck, full basement, and 2-car garage. Property is 1/8 of a mile from Silver Lake and close to the towns of Sharon, Millerton NY, and the Wassaic Train Station.

 

42 Bartram Road      12/7/2021           $247,000

 This renovated lake cottage is just 2 hours from NYC! Find your retreat next to Mudge Pond with its private beach & boat lunch for kayaking & fishing. Renovated by its current owner, this adorable cottage has been updated top to bottom & is move-in ready & can be delivered furnished, just in time for you to enjoy the holidays. The most recent upgrades include: furnace, flooring, insulation, hot water heater, gas fireplace, new appliances, washer, dryer &, fast internet connection. This property is unique as it is one of the few homes on Bartram Road with views of Mudge Pond. The home is cozy & comfortable with dining room, kitchen, and complete with island, new appliances. There is plenty of storage, living room with a gas fireplace, & a small den that would fit a twin bed for guests or an office. The loft area in the attic can be transformed to additional seating area or a yoga room. Located close to Lime Rock Park, Hotchkiss, Salisbury, & IMS, skiing, hiking, antiquing, & all of the cultural art & music activities the southern Berkshires has to offer & just 10 min from Wassaic Train Station.

 

104 Cedar Road        8/18/2021        $350,000

This retreat is just steps to Mudge Pond with its private beach and boat lunch for kayaking and fishing. The property features a back patio surrounded by mature landscaping or with four bedrooms, a full kitchen and dining, and a surround sound system. This home has been meticulously renovated by the current owners and is completely turn-key. It has everything for entertaining and comfortable living and all the amenities for either a full-time residence or a weekend home, with room for work from home and extra space for a home gym, and also features fantastic light and sunset views with central heat and AC. Landscaping is professionally maintained. Leased solar panels and propane heat for energy efficiency. Features a full house generator hook up, a two-bay garage with radiant heat is the ultimate dream for a car enthusiast, features a loft, and could be transformed into a fantastic party barn for the entertainer.

 

143 Cedar Road                   10/01/2021       $330,000

This home contains three bedrooms, two and a half bath house with solar, central air, heated swimming pool, Jacuzzi, small greenhouse, fruit trees, barn, large back yard and access rights to Mudge Pond. All the amenities of a summer camp are offered in the property. And it looks like a bumper year for the fruit trees!

104 Bartram Road    5/4/2021      $705,000  -
This Fannie Mae Cape cod home has great potential in this very quiet location. The home has hardwood flooring, sky lights in the bedrooms, large rooms with a full bath on both floors, 2 car garage and a walk out basement.

The market is still very brisk with only 19 homes listed in all of Sharon and 16 homes in contract to sell.  For those considering selling, it's the perfect time. We only caution that you have a place to relocate to.  So if we can assist, call us, stop by the office or visit our website at www.bainrealestate.com.  Lastly, we are able to send this letter out digitally, so email us and we will add you to the list.

Have a Safe and Healthy Summer!

Chris Garrity

David Bain & Associates-Toni Soule, Debbie Bain, Erin Hull, Amy Danis, Amy Longley,

 Heidi Kearns, Victoria Colombatto and Elisa Waysenson.

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

August
29

Dear Neighbor,

We have rebooted our informative neighborhood letters after the COVID hiatus. Though, as you likely know, the real estate market in Sharon, the county, the state and the world didn't take a hiatus, but rather went nuts. So, we've a bit to catch up on.

In our 40-plus years of selling, we've never experienced a panic of this magnitude. People's fear of living in a densely packed city and the health crisis it triggered created a relocation flight decimating our inventory.  Today, Sharon has only 11 homes listed and values have surged to levels not seen in over 15 years.

A 15%-20% increase in home values is not uncommon and in some of the upper-end homes we saw even higher escalations.

There were 16 sales in your neighborhood in the last year and 50 total sales in Sharon- the sales transactions are down nearly 50% from the height of the COVID rush, but this reduction is due to limited inventory, not demand.  In fact when a house hits the market it typically receives multiple bids and is only on the market for a few days.

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

Below is a condensed version of what has sold in your neighborhood in the last year.

79 Westwoods Road 2                                   6/29/2021           $327,750

The hunting cabin and barn on this 27 acre property are in poor condition and require revitalization.  My wife and I purchased these beautiful, but overgrown woods with stone walls, massive trees and a good sized beaver pond.

110 Westwoods Road 2                                 3/11/2022           $497,000

This 3 bedroom log-home sits on 2.6 acres. The living room features a stone fireplace and vaulted ceiling.  New custom cabinetry and appliances adorn the kitchen. The primary bedroom is on the main level and the 2 upstairs bedrooms connect via a catwalk. The unfinished lower level includes a fireplace, with the front screened porch and back sunroom adding comfortable outdoor square footage.

 

Lot 3 Westwoods Road 2                              6/1/2021             $210,000

This wooded 6.4 acre parcel has a driveway to the proposed building site that has nice elevation and easy land to work with. The property abuts a major Sharon estate and is steps from a town recreational trail.

70 Modley Road & 2-11 Modley Road        8/30/2021           $399,730

This property contains a small 600 sq. ft. cabin on 4.5 acre that sold in conjunction with an abutting 43.668 parcel of land. The parcel comprises a mixture of gently rolling and lightly wooded meadows, elevated woodlands, and stands of White Birch and a variety of spectacular native conifers. The topography and upward elevation provides potential for multiple build sites as well as potential views in multiple directions.

Modley Road Vacant Lot                             10/19/2021         $250,000

Across the road from 70 Modley this 33.75 acre parcel of woods with over 900 feet of road frontage sold. The best building site is to the back of the property offering nice elevation and privacy.

 

10 Dunbar Road                                           11/10/2021         $575,000

Detailed with original wide oak floors, chestnut wood paneling and several fireplaces, the modern upgrades to this 1870 antique enhance functionality while retaining original charm. The home offers a large living room, formal dining room and eat-in kitchen. The primary suite has a fireplace and bathroom.

 

461 Cornwall Bridge Road                          8/30/2021           $2,700,000

This Ellsworth Farm sold with pick-your-own fruits which are sold privately. With over 70 acres of land and barns and house it remains to be seen whether this will be an active farm again.

478 Cornwall Bridge Road                          12/21/2021         $358,000

I sold this flexible office building with excellent roadside presence in Sharon, CT. Over 2000 sq. ft. is divided into modern styled offices with a conference room, two private offices and a reception area. There is a full kitchen and ADA compliant bathroom. A 1600 sq. ft. open bullpen area as well as a garage door bay that open to shipping services. All mechanicals have been updated and are super efficient with solar panels providing considerable energy savings. There is ample parking and room for expansion.

 

59 Northrup Road                                        6/17/2021             $895,000

This lovely 3 bedroom, 2.5 Bath Colonial has a welcoming living room with fireplace, built-in cases, was privately sold. The home was nicely updated throughout. The master bedroom has full a full bathroom and a substantial walk-in closet. There is a 2-car Garage and additional outbuildings.

73 Herb Road                                                9/28/2021           $205,000

I sold this parcel in 2021 for $115,000.  The new owner cleared a bit and prepared the land with some site work.  That owner then sold the land privately with a 44% increase in value.

 

72 Herb Road                                                11/10/2021         $705,000

Atop 16.2 acres of light woods is this 2-bedroom loft styled home over a 2-car garage.  Distant eastern views of the Housatonic River Valley are seen from inside through lots of windows, and a 10' x 20' deck to enjoy sunrises. There is a 4 bedroom septic system for those considering expansion.  The property borders thousands of acres of preserved land including the Appalachian Trail Corridor.

 

Lot 68A Herb Road                                      1/26/2022           $300,000

This property contains 3.43 acres of land with views to the east. This property sold privately.

 

20 Barberry Hills Road                                3/30/2022           $600,000

This 1986 contemporary home is sited on just over 6 acres of level and lightly wooded land. Tucked behind stone walls, the house offers nice seclusion off a private road. There are over 2400 sq. ft. of living space with 3 bedrooms and 2 and a half bathrooms. This sold privately.

 

East Street                                                      6/29/2021           $590,000

Two parcels abutting each other were sold to a neighbor privately. Totaling just under 40 acres, one parcel was wooded with a brook that tumbled on to the second parcel that also has a nice field.

31 Barberry Hills Road                                7/9/2021             $600,000

With 8.64 private acres, this contemporary barn styled house offers plenty of privacy. The house is a spacious open concept family room/kitchen/dining area features a vaulted ceiling, skylights, and a seating area around a propane stove. The large, bright formal living room can also be used for formal dining. On the main level are two bedrooms, one with an en-suite bath, and on the second level is the primary suite with a large bath.  There is also an office. The attached apartment offers its own entrance, living room, bedroom, en-suite bath, and kitchenette with additional living space on the lower level.

 

31 Barberry Hills Road                                7/23/2021           $100,000

This parcel is a sloping wooded parcel of 5.84 acres.  The land slopes to the southeast with a small brook.  The parcel is private and abuts a fishing club.  This sold privately to the buyer of 31 Barberry Hill.

The market is still very brisk with only 11 homes listed in all of Sharon and 5 homes in contract to sell.  For those considering selling, it's the perfect time. We only caution that you have a place to relocate to.  So if we can assist, call us, stop by the office or visit our website at www.bainrealestate.com.  Lastly, we are able to send this letter out digitally, so email us and we will add you to the list.

Have a Safe and Healthy Summer!

Chris Garrity

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

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

August
10

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 a flight to Kent, swelling our schools, absorbing our housing inventory and pushing our values to levels not seen in a long time, if ever.  The result is a market with only 7 homes available where normally 35-40 should be up for sale. And only 9 parcels of land offered. The flip side is the 20%-30% increase in values has sellers buoyant and buyers scrambling with Rents soaring as well.

All of this has some buyers and many more sellers on the sidelines waiting.  Waiting for what is the question.  The idea that the market will be flush with listings soon is not realistic. It is a seller's market, but sell only if you have a place to move to.  We predict this new paradigm will be here for a number of years to come.

Kent registered 53 sales in the last 12 months. This is 30 fewer home sales than in the 2021. This dramatic drop is not due to lack of interest, but lack of inventory.  The depletion of homes for sale has tempered sales leaving only 5 homes in contract presently. Despite fewer listings, purchasing desire is strong, sales are brisk and competition is fierce.  Here is what has transpired:

Residential Sales:  Single Family

18 South Main Street                                    $352,000

This Renovated 8 room 1840s home, located in the Kent village offers considerable charm. Hardwood floors, quartz countertops and stainless steel appliances in the kitchen, first floor laundry are a few of the amenities in this 4 bedroom, 1 1/2 baths Colonial. It also entails a covered porch, full unfinished basement, detached garage and a level yard.

3 Meadow Street                                           $385,000

On the corner of Meadow and Judd sits this 3 bedroom and 1.5 baths Colonial. The kitchen includes stainless appliances open to a breakfast nook and formal dining room. Cherry wood floors throughout. The primary bedroom has a walk-in closet and additional closet plus 2 additional bedrooms on the upper level. There's a full basement plus a whole house generator.

52 Elizabeth Street                                        $362,000

This small 3 bedroom, 1 bath single family house is a well maintained ranch that includes a 3-season porch, wood burning fireplace, eat in kitchen, attached garage and a large shed, approximately 12' x 16',  in the backyard. The private backyard has a mature dogwood tree and a private hemlock hedge.

 

24 Elizabeth Street                                        $375,000

I sold this 4 bedroom 1.5 bath colonial home in 2000 for $159,000.  Built in 1938 with a level and lovely back yard, the house features wood floors, a large front porch, and a small garage.  High ceilings and large windows made the 1637 sq. ft. even more spacious. This was a private sale and likely had it been on the open market it would have gained even more value.

13 Lane Street                                               $360,000

This building with four, one bedroom units also has a large commercial garage with workshop space currently used as a woodworking shop. The workshop is heated with electrical and water and a full bathroom. Office spaces as well. This property requires some renovation but with its flexible zoning use provides a good investment return.

Residential Sales: Condominiums

The condo values have strengthened considerably.  We are seeing sales prices that reflect pricing from 2006- the last high water mark in Kent real estate values.  Those who purchased in the five years prior to COVID have seen strong appreciation.

Kent Hills - 80 North Main Street

There were eight transactions at Kent Hills in the last twelve months, which all tell interesting stories.  Prior to the pandemic we sold 3 units in 2019 with an average sales price of $197,000 (rounded).  In the last 12 months the 8 sales represent an average sales price of $236,000 (rounded).  A 16% increase in value. Here is the breakdown:

 

Number          Beds    Bath    Deck   Garage    Floor          Sq. Ft.             Price

# 1B1              2          2          Yes      Yes         1 Floor         1227                $250,000

# 3A4              2          2          Yes      Yes         1 Floor         1225                $165,000

# 4                   2          1.5       Yes      1 car       1 Floor         1201                $260,000

# 5B3              2          1.5       Yes      No          2 Floor         1077                $225,000

# 5B5              2          1.5       Yes      1 car       1 Floor         1252                $245,000

# 7                   2          1.5       Yes      1 car       1 Floor         1201                $195,000

# 22                 3          2.5       Yes      1 car       3 Floor         1688                $266,000

# 35                 2          3.5       Yes      1 car       2 Floor         1612                $279,000

 

 

Riverview Commons- 16 Elizabeth Street

This condominium association is in very good condition and has never looked better.  Back in 2009 values were under pressure by a few unfortunate foreclosures leaving many underwater. Times have changed and no better example is the sale of unit 6 that sold in 2009 for $126,000 with a 19% increase over 13 years.

Number        Bed      Bath     Deck      Garage     Basement    Sq. Ft.         Price

Unit #1          2            2            Yes        No             No                1232            $170,000

Unit #6          1            1            Yes        No             No                961              $155,000

 

Commercial/Investment Sales:

Considerable investment has taken root in Kent's beloved downtown commercial section. With more people in town the appreciation of what we have here has spurned others to invest, increase and improve our village. The sidewalk process is working its way through these investment improvements, to the betterment of the whole town.

25 North Main Street Unit 5B                      $172,500

The corner unit on the south east side of the Kent Town Center offers considerable street visibility. This perfect retail spot has over 1500 sq. ft. and basement storage.

27 North Main Street Unit 1                        $210,000

This store front has exposure on the north east side of Kent Town Center on Main Street. The large windows offer goods display while the open floor plan provides opportunity for any store. Upgrades of hardwood maple floors, a private powder room and 600 square feet of downstairs storage space make this a perfect investment.

81 North Main Street Unit 1-11                   $1,210,000

This 11 unit condominium complex has been an investment property for years. This restored 1800's Victorian has 5 Bedroom suites. There are two formal parlors and a dining room with period fenestration and lovely public spaces. Front and side porches offer great outdoor space. Additionally, there are two adjacent, 1 Bedroom condominiums and another building with 8 condominiums all generating a rental income.

9 Railroad Street Unit 1                                $100,000

Circa 1800's antique Saltbox is located behind the Railroad Station Unique and yet classic, the interior features antique wood floors, a working fireplace and exposed beams. The property has plenty of parking with shared ownership in the large parking lot. The building has AC and propane heat and a small yard behind a stone wall.

 

 

11 Railroad Street Unit 2                              $100,000

A rare find is this 1890 Caboose, last used as a guitar retail shop. Fully restored, this train car has wood walls and an up to date propane heat, including a mini split system for air conditioning, along with a 1/2 bath. The Caboose shares a paved parking lot with only two other buildings.

13 Railroad Street Unit 3                              $225,000

This antique barn is in excellent condition. The rustic interior with exposed beams and wood floors provides character, while the 1/2 bath and open floor plan offer enough space to create 2 units. The building shares a paved parking lot with 2 other condo units 9 and 11 Railroad St.

 

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 if you are considering selling this seems to be an unprecedented time to capitalize. Call us for a free assessment of your house, office or condo. Or 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.

All the best!

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

August
9

 

Dear Neighbor,

In the spirit of getting back to normal, our neighborhood letters are out again with hopes of keeping you informed on local sales, offerings, trends and the Bain perspective.

The pandemic unleashed a flight to Kent from NYC, swelling our schools, absorbing our housing inventory and pushing our values to levels not seen in a long time, if ever.  The result is a market today with only 9 homes available where normally 35-40 should be up for sale. And there are only 9 parcels of land offered. The flip side is the 20%-30% increase in values has sellers buoyant and buyers scrambling with rents soaring as well.

All of this has some buyers and many more sellers on the sidelines waiting, but waiting for what is the question.  The idea that the market will be flush with listings soon is not realistic. It is a seller's market.  We predict this new paradigm will be here for a number of years to come.

Kent registered 53 sales in the last 12 months. This is 30 fewer home sales than in the 2021. This dramatic drop is not due to lack of interest however, but lack of inventory.  The depletion of homes for sale has tempered sales leaving only 4 homes in contract presently. Despite fewer listings, purchasing desire is strong, sales are brisk and competition is fierce. 

Here is what has transpired since January 2021:

House Sales:

39 Segar Mountain Rd                                 2/12/2021                                            $425,800

This sixty year old country home has been nicely upgrades and offers 3 bedrooms and 1 and 1/2 baths. There is nearly 2000 sq. ft of living space with the wood beams and cathedral ceilings in the recreational room and a fireplace in the living room. The stone patio is made from native stones and an outdoor shower opens to views of the distant hills. Elevated from the road this lot entails 8.14 acres of open lawn and woods.

85 Segar Mountain Rd                                 11/15/2021                                          $365,000

Toni Soule of my firm listed and sold her 1989 ranch home with 3 bedrooms and 3 baths. This house has both main and lower level that each has a kitchen. Large deck opens to views of the distant hills. A shared drive elevated from the road this property has over 6 acres of woods.

173 Cobble Ln                                               2/16/2022                                            $616,140

My partner David Bain represented the buyer of this custom built home on the corner of Cobble and Segar Mtn. Roads on over 8 acres of land.  This unique design was created to take advantage of the lovely Cobble setting. The 2 bedrooms and 2.5 baths, offers lovely pastoral views and abundant light. The country kitchen featured a center island, cherry cabinets, gas range and soapstone sink. The living room has a fireplace, and is the access to a screened porch and open deck at the back of the house where the rush of Cobble Brook is heard.

171 Segar Mountain Rd                               12/6/2021                                            $500,000

The 4 bedroom, 2.5-bath Colonial is sited on 2.39± acre wooded parcel. The kitchen opens to main room with gas fireplace and views, formal dining room with access to deck, living room with woodstove. The 1st floor includes the primary bedroom with full bath & walk-in closet. The second floor includes 3 additional over-sized upstairs bedrooms, and a media room. This 2500 sq. ft. home built in 2004 is situated in a private setting with beautiful exterior stone work.

39 Stone Fences Ln                                      9/28/2021                                            $630,000

This modified farmhouse built in 1999 is a study in the market over the last 20 years. We sold this in 2004 for $529K and it sold again in 2019 for $440K. Recently the home sold for $630,000 all with few alterations during each transaction.  The house is well designed and well maintained with a first floor primary bedroom and two comfortable bedrooms on the second floor.  The main level has an open country kitchen that accesses the back covered porch and the garage. Central air conditioning and a generator make it even more comfortable.  Set on 2.19 acres with woods and stone walls this 2400 sq. ft. home is protected on the back by 20 acres of dedicated open space and in front by a large field owned by the association.    

20 Stone Fences Ln                                      2/27/2021                                            $735,000

This modern modified farmhouse has 3200 sq. and is a blend of contemporary style within the New England vernacular. The kitchen as featured in Architectural Digest has sleek lines, concrete counters and stainless steel appliances. Propane heating, along with propane fireplace with reclaimed barn wood/stone surround. There is an open floor plan entails the kitchen, butler's pantry and great room with cathedral ceilings anchored by a fireplace. There is a dining room, primary bedroom suite on the main level while two bedrooms are on the second floor. The property features 3.34 acre level lot. .

15 Bald Hill Rd.                                             1/19/2021                                            $450,000

Recently renovated 3-bedroom, 2 full baths 1969 house offers 1900 sq. ft. of living space.  Total renovation included a two car on new foundation and a new septic system. The primary bedroom suite features a stone fireplace and walk in closets. Sited on over 2.5 acres of lawn and woods, the property is detailed in stone walls and has mature landscaping.

71 Richards Rd.                                            10/15/2021                                          $1, 725,000

We recently listed and sold this amazing 3900 sq. foot contemporary barn on 5 acres. A gracious two-story foyer greets you as you walk in the front door to a spacious open floor plan and cathedral ceilings. The kitchen is open to the main living room offering a country feel. There are two native stone fireplaces, and a large covered deck for entertaining. The 4 bedroom home has been superbly maintained and offers many upgrades since its construction in 2005. All new Marvin doors and windows installed in 2020 as well as a new roof.

79 Richards Rd                                 10/18/2021                                                      $948,800.

Custom designed Colonial offering private outdoor spaces and spacious interiors.  The great room features vaulted ceiling, wood burning fireplace, oak flooring, oversized windows and doors that open to a generous deck. The floor plan opens the kitchen to the dining room and the screened-in porch. There are three bedrooms and three full baths in over 3000 sq. ft.  The house is sited on a slight rise on the 5 acre lot that is privately wooded.

404 Segar Mountain Rd                               7/20/2021                                            $675,000

This 1979 colonial home has over 9 acres of lawn and woods creating a private 2800 sq. ft. retreat. The kitchen was recently remodeled and opens on to the formal dining room, living room and back yard deck. Recent upgrades include solid white oak flooring, wood paneled ceilings, updated bathrooms, and a high-efficiency radiant heating system. A separate one-bedroom apartment, complete with kitchen and light-filled living room, is located over the two-car garage. Property includes a detached 24x36 barn.

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 if you are considering selling this seems to be an unprecedented time to capitalize. Call us for a free assessment of your house or land. Or stop by the office or visit our website at www.bainrealestate.com

All the best!

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

 

August
9

 

Dear Neighbor,

In the spirit of getting back to normal, our neighborhood letters are out again with hopes of keeping you informed on local sales, offerings, trends and the Bain perspective.

The pandemic unleashed a flight to Kent from NYC, swelling our schools, absorbing our housing inventory and pushing our values to levels not seen in a long time, if ever.  The result is a market today with only 7 homes available where normally 35-40 should be up for sale. And there are only 9 parcels of land offered. The flip side is the 20%-30% increase in values has sellers buoyant and buyers scrambling with rents soaring as well.

All of this has some buyers and many more sellers on the sidelines waiting, but waiting for what is the question.  The idea that the market will be flush with listings soon is not realistic. It is a seller's market.  We predict this new paradigm will be here for a number of years to come.

Kent registered 53 sales in the last 12 months. This is 30 fewer home sales than in 2021. This dramatic drop is not due to lack of interest, however, but lack of inventory.  The depletion of homes for sale has tempered sales leaving only 4 homes in contract presently. Despite fewer listings, purchasing desire is strong, sales are brisk and competition is fierce. 

On both Spectacle Lakes the inventory has been limited for many years. Owners, thrilled with their property, have kept their lake homes.  Plus nearly all the vacant land has been built upon. That's why there were only three sales with lake access.  Here is what has transpired:

79 Richards Rd                                             10/18/2021                  $948,800.

Custom designed Colonial offering private outdoor spaces and spacious interiors.  The great room features vaulted ceiling, wood burning fireplace, oak flooring, oversized windows and doors that open to a generous deck. The floor plan opens the kitchen to the dining room and the screened-in porch. There are three bedrooms and three full baths in over 3000 sq. ft.  The house is sited on a slight rise on the 5 acre lot that is privately wooded.

 

71 Richards Rd.                                            11/15/2021                  $1, 725,000

David and Debbie Bain teamed to list and sell this amazing 3900 sq. foot contemporary barn on 5 acres. A two-story foyer greets you as you walk in the front door to a spacious living room with cathedral ceilings and native stone fireplace. The 4 bedroom home has been well maintained since its construction in 2005 with all new Marvin windows and a new roof. Lovely gardens and outdoor spaces plus access to South Spectacle Lake amenities.  

 

28 Kenmont Rd                                             8/27/2021                    $335,000

North Spectacle Lake opportunity for the intrepid glampers!  Rare 1937 summer cottage that sits on, over and in the water, hence the moniker "Lapping Waters".  Owned by the same family since the late 1800's, this 900 sq ft cottage includes two large docks with deep water access.  The main floor entails a simple open living, dining and kitchen concept while 2 bunk rooms and full bath are on the lake level. I both listed and sold this unique old school gem last summer.

 

201 Kenmont Rd                                           9/22/2021                    $737,500

This 60 acre parcel with long western views to the Catskills had significant investment in infrastructure and planning, including a driveway, underground utility conduits to the road, and blasting for a full foundation.

 

00 Gorham Rd                                              11/13/2021                  $395,000

Pristine untouched 70 acres of forest with small ponds, woodlands with evergreens, birch and oaks has over 900 ft of road frontage on Gorham Road.

Here is what has transpired at St. John's Peak:

Land Sales:                                                   Close Date:      Price:                Acreage:

207 Kenmont Rd                                            11/23/2020      $75,000             7 acres

Lot 1 Gorham Rd                                           11/25/2020      $75,000             5.37 acres

Lot 17 Gorham Rd                                         5/10/2021        $100,000           12.9 acre

Lot 33 Old Paddock Ln                                 6/4/2021          $91,000             6.52 acre

Lot 22 Old Homestead Ln                              6/11/2021       $92,500             12.18 acre

Lot 5 Mt. Mauwee Ln                                   6/17/2021        $450,000           5.03 acre

Lot 8 Mt. Mauwee Ln                                    6/17/2021        $25,500             5.84 acre

Lot 48 Gorham Rd                                         1/21/2022        $100,000           7.75 acre

Lot 32 Old Paddock Ln                                 2/28/2022        $100,000           7.14 acres

Lot 38 Stonewall Ln                                       3/14/2022        $127,000           10.92 acre

House Sales:

18 Stonewall Ln                                             8/6/2021                      $1,375,000

A country home featuring a Great Room boasting soaring ceiling heights also has large floor to ceiling windows.  The 25 foot stone fireplace anchors the living room, which includes a dining area opening to the kitchen. The primary suite is on the first floor and includes a private sitting room with a gas fireplace.  Three guest bedrooms and two offices comprise the second level.

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 if you are considering selling this seems to be an unprecedented time to capitalize. Call us for a free assessment of your house, office or condo. Or stop by the office or visit our website at www.bainrealestate.com

All the best!

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

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

 

 

 

 

 

 

 

 

 

 

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