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Date Archives: March 2015

Bain Real Estate - Market Update Home

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March
1

PLEASE CLICK HERE TO SEE THE MAP.

Dear Neighbor:

Too much snow! It's great to see the full parking lot at Mohawk Ski Mountain, but not so much fun shoveling out. The parking lot at the Cornwall General Store is larger now and also full. It is such a pleasure to be greeted by name when one enters to get a great soup, sandwich or sweet. They've had a good first year, even opening in the middle of the night for the firefighters the night of the Northwest Lumberyard fire. We were happy to learn that the business will be rebuilt.

Perhaps best of all, Bonneybrook is fully occupied and our own Heidi Kearns is the new manager. We do hope they'll have an Open House this Spring. And if you need a new wine for springtime celebrations, remember that there are wine tastings every Saturday from 2-5PM at the Cornwall Bridge Liquor Store.

Last year we reported 9 sales in the Cornwall Bridge area totaling $2,915,671. This year we are reporting 9 sales in the same area, totaling $4,011,000. Here are the new nine:

140 Whitcomb Hill Road is a cozy one bedroom cottage on 35 acres which abut a state forest. Originally listed at $650,000 it sold for $395,000.

156 Kent Road is a 1740 salt box with 3 bedrooms, 1 bath and a detached 2 car garage all on .43 acre. It was a foreclosure sale at $169,000.

127 Kent Road is an 1820 cape with 3 bedrooms, 1 bath, new septic system and central air conditioning on .33 acre. This move-in ready home was originally listed by Rick Meehan at $225,000 and sold by me at $165,000.

6 Day Road is a large cape style house of 3256 square feet on 14 acres. The house has 3 bedrooms and 3 baths, eat in kitchen, dining room, library and living room. It is centrally air conditioned and there is also a barn style 2 bedroom guest house. Originally listed by me at $749,000; David Bain sold it for $650,000.

252 Furnace Brook Road was reported as a foreclosure sale a year ago at $90,299 by Toni Soule. A contractor redid the house which was built in 1948. Located on 16.6 hill side acres, this 3 bedroom 1.5-bathroom home was newly listed at $429,500 and closed at $389,500.

7 West Drive is a comfortable 1848 square foot ranch on 12 acres. The house has 3 bedrooms, 2.5 baths and a 2 car garage underneath. There is also a large barn with a concrete floor. This property has been listed for several years starting at $675,000 and closed at $250,000.

63 Popple Swamp Road is a 6 room 1949 remodeled cape featuring 2 bedrooms and 2 baths on 6 acres with 2 ponds and a stream. A new 2 bedroom guest house with garage parking underneath was an additional bonus. Listed at $895,000 it sold for $755,000.

38 Popple Swamp Road is a 1941 mid-century modern retreat of 3000 square feet featuring 2 master bedrooms and 3 guest bedrooms all on 29 hillside acres. A stone terrace leads to a stone guest house all of which overlook 2 lovely ponds. Listed at $765,000 it sold very quickly at $750,000.

8 Popple Swamp Road is a large Colonial house dating back to 1850 and sited on 8 acres. David Bain listed the property for $592,500. Earlier listings had asked $825,000. The land is beautifully landscaped with stone walls, a stream on one side with a secret garden and a storage barn plus a 2 car detached garage. The house has an original dining room with wainscoting and fireplace, a second fireplace in the library/den, 5 bedrooms, large kitchen and a spacious screened porch at the back of the house overlooking the gardens. It sold for $487,500.

We do have 2 new listings to tell you about:

20 Brook Road is listed by Michelle Pastre of our Sharon office at $162,500. There is an accepted offer and we'll share the selling price in our next letter.

13 Day Road is my listing at $599,000. This colonial style house features 6 bedrooms and 3 baths all in 4351 square feet with an attached 3 car garage over which there is a 1 bedroom apartment. The house is sited at the end of a dead end road surrounded by woods. All the rooms feature large windows letting in natural light and adding to the feeling of living in the forest.

And we also have an unfurnished rental:

11A Day Road is a most unusual dome home apartment behind the larger dome home.

2 bedrooms and a full bath are on the upper level which overlooks a spacious living area open to the kitchen. First floor half bath also houses a washer and dryer. $1100/month.

This is the year Cornwall turns 275 years young! There will be celebrations aplenty.

I'm on the committee that is planning them, so if you have any ideas, please share with me. We'd love for you to visit us in West Cornwall, next door to the Wandering Moose or follow our new Cornwall blog: http://the3cornwalls.blogspot.com. All our neighborhood letters appear there as well as new listings and recent property sales and other pertinent Cornwall happenings. Please remember when it snows again, Spring will be here soon.

Cordially,

Priscilla Pavel

Rick Meehan Heidi Kearns

 

 

This graph shows the number of successful transactions in our key towns of Cornwall, Kent and Sharon in 2014

 

 

 

 

 

 

 

 

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

March
1

PLEASE CLICK HERE TO SEE THE MAP.

Dear Neighbor,

The 30 sales transactions in Kent in the last 12 months is only slightly more than last year's tally of 27. There were three sales in the neighborhood and we are proud to say Bain assisted in them all!

We are seeing the path back to a more balanced market. There is a small pool of buyers who are serious and will buy if the right house and value coincide. There is still more property supply than buyer demand, but the number of offerings is being slowly chipped away.

Moreover, the national economy is growing healthier providing a more confident buyer pool. We are seeing a very strong upper end of the market fueled by capital that is seeking hard assets, like real estate, in which to invest. It is the main reason we are seeing cash deals for multi-million dollar estates during a time of historically low interest rates. Typically the upper end of the market is the trend setter in value recovery as that level of the market has more capital flexibility and critical evaluation processes.

Incrementally our local market values are getting stronger. One critical indicator is the number of days it takes to sell a house. 5-6 months is considered the standard of a "normal" market. It only took us 64 days to list and close a house in Brookwoods.

Another benchmark of the market's health is the number of available listings. There are considerably fewer listings on the market today (41) than two years ago (58). And there are 3 sales pending. There are only 5 properties available in the neighborhood.

Here is what has transpired in the last 12 months.

 


I have my house, a completely renovated wonderful old colonial, at 321 Kent Cornwall Road listed for sale. Featuring an open floor plan with a cook's kitchen (Bosch appliances, Sub Zero, Granite and butcher block counters) that flows into both dining room and living room with wood burning fireplace and a large window seat looking over to distant western views. Two large decks, one off the living room and the other off the main floor master suite overlook both the gardens and the view of over 8000 protected acres. There are 4 more light filled bedrooms. The grounds offer stone wall laced gardens, private pool with waterfall, out door shower, a tumbling brook and spacious lawns. Listed for $535,000

 

Across the street at 316 Kent Cornwall Road we sold a wonderful old barn that has been partially converted to a home. The barn is an antique beauty which once served a lovely colonial that was tragically lost in a fire years ago. The barn had been renovated but not finished and after a bank sale the property was acquired for $300,000, and is being improved and finished!


We also closed on a lovely ranch style home at 381 Kent Cornwall Road. Toni Soule of my firm assisted the purchaser of this one level home with 3 bedrooms and 2 baths. The house maintains 1300 sq. ft. and was recently renovated with hardwood flooring, kitchen with corian countertops and stainless appliances. It was listed for $305,000 reduced to $289,000 and sold for $289,000.

 


Chris Garrity, my partner, listed the only home in Brookwoods that sold in 2014. Unit #27 was listed and sold in 64 days. The house was completely updated with new appliances, redone cherry flooring and a third floor that was turned into a master suite. The Colonial has 1730 sq. ft. and three bedrooms and two and a half bathrooms. There is a fireplace and large deck. The house was listed for $235,000 and sold for $215,000.

 

Chris and I, along with our whole firm hope you enjoy our updates of the market and want you to know you can find this letter and all our Kent market letters on our website www.bainrealestate.com under Neighborhood Stats. There is a place there where you can give us your email address to get these letters and other market updates electronically. We continue to work to assist buyer and sellers in their pursuit of their goals and thank you for supporting our success as the leading real estate firm in Sharon, Kent and Cornwall over the last 10 years.

Happy Spring!

All the best,

David Bain

Chris Garrity

And the Kent office-Toni Soule, Debbie Bain, Dave Fairty, Marilyn DeVos, Eve Iselin & Scott Harvey

 

 

 

 

 

 

 

 

This graph shows the number of successful transactions

in our key towns of Cornwall, Kent and Sharon in 2014

 

 

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

March
1

PLEASE CLICK  HERE TO SEE THE MAP.

Dear Neighbor,

We've had our last snow! So we happily welcome Spring especially after that snowy winter. While long, the snow was beautiful and was fun to play in. But enough of that let's get on to flowers.

Since the abyss of 2008 the real estate market in CT has slowly and consistently climbed from a 35% value loss to now 22% off the value levels of 2006. We see the same trend nationally with the points of values in many regions growing quite strong. Many segments of the economy reported more robust than average figures and overall consumer confidence is up.

Yet, the real challenge to real estate value growth is wage growth. Locally, young families face a large hurdle trying to save enough for a down payment and afford the monthly payments despite historically low interest rates.

Despite the challenges, there are positive signs in Kent. Selling time has dropped to 5 months (5-7 months indicates a normal market). And while the average sales price was down the ratio of list price to sales price was much higher in the last 12 months.

There are presently 41 homes and 16 parcels of land on the market in Kent which is about the same figure we had a year ago. There were 30 residential sales in the last twelve months, equaling the sales twelve months prior.

We at Bain had another productive year with very strong sales. We appreciate your continued support and trust.

 

Kent 2014-15 Market Report

Property Type: Residential

Status: Closed/Sold

Number of Properties: 30

 

Beds

Baths

SqFt

Listing Price

LP$/SqFt

Sale Price

SP$/SqFt

SP/LP

ADOM

Average

3

3

2,439

$609,943

$231.07

$569,867

$217.94

95.02%

156

Median

3

2

2,312

$407,000

$204.67

$392,250

$191.20

95.07%

138

 

Kent 2013-14 Market Report

Property Type: Residential

Status: Closed/Sold

Number of Properties: 30

 

Beds

Baths

SqFt

Listing Price

LP$/SqFt

Sale Price

SP$/SqFt

SP/LP

ADOM

Average

3

2.24

2,261

$739,673

$274.96

$673,168

$251.13

92.29%

167

Median

3

2

2,009

$399,450

$194.49

$376,250

$180.5

93.35%

122

 

 Here is what transpired in the neighborhood:

 

  22 Cobble Heights


This 1986 3 bedroom 3 bath home is a 2 acre retreat in Cobble Valley. A dramatic floor to ceiling native fieldstone fireplace is the center piece of this 2700 sq. ft house. The private master bedroom suite is on the second floor while 2 additional bedrooms and full bath are on the main floor. Listed: $425,000 Sold : $412,000.

 

 

 

11 Cobble Road


This Post & beam home with 1843 sq. ft. and built in 2005 has an open floor plan. There are vaulted ceilings in the living room, plus stainless appliances and island in the kitchen. Living room opens to deck w/pergola. Two bedrooms and two baths are well done. The pastoral view of the Cobble from this energy efficient home on 5 private park-like acres is amazing. Listed for $795,000 originally then reduced to $549,000 it closed after a year on the market for $530,000.

 

30 Studio Hill Circle


Surrounded by open space, this carefully architected home is beautifully screened from the very quiet road as well as any other house. It looks out upon protected pastures and mountains. It's a "green" house with a southern orientation, floor to ceiling windows to capture the sun's warmth, and, best of all, geothermal heating and cooling! The interior of the home is in mint condition with 3 bedrooms with the master suite on the first floor.Recent improvements are a new metal roof in 2014, completely renovated kitchen with top of the line appliances. This is my house and my wife Debbie and I have it listed for $895,000.

187 Kent Cornwall Road


This home was one of the few remaining bank owned properties left on the market. Fannie Mae owned this 2 bedroom, 1 bathroom ranch style home with 1200 sq. ft., oak floors, sun room and new roof. The house was originally built in the late 1950s and has nice views towards St. John's ledges. It has a level 1.1 acre parcel. The house was listed for $174,900 for over 155 days, selling for $170,600.

 

19 Saint Johns Acres


Nestled privately at the end of the road this 2700 sq. ft. Mansard roof home is surrounded by lawn and then woods encompassing 2.51 acres. The covered front porch is welcoming with a sun room and the back of the house has a large patio with an awning. There are 4 bedrooms and a large living room with a stone fireplace. The eat-in kitchen is spacious as well as the formal dining room. I listed this home for $389,000 and it closed for $370,000.

 

29 Chimney Rock Road


We reported last year that this house was renovated beautifully and was listed on the market for sale at $425,000. This three bedroom home with 2 full baths, new kitchen and garage was completely renovated with eco-sensitive construction. It sold for $372,500.

 

 

 

There are a number of other listings in the neighborhood that present good opportunities for all levels of the market. So, let us know if we can assist you or a friend in finding the best place to live.

 

Our whole firm hopes you enjoy these neighborhood updates of the market and want you to know you can find this letter and all our Kent market letters on our website www.bainrealestate.com under Neighborhood Stats. There is a place there where you can give us your email address to get these letters electronically. We continue to work to assist buyer and sellers in their pursuit of their goals and thank you for supporting our success as the leading real estate firm in Sharon, Kent and Cornwall.

Respectfully,

David Bain

Chris Garrity

And the Kent office-Toni Soule, Debbie Bain, Dave Fairty, Marilyn DeVos, Eve Iselin & Scott Harvey

 

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

This graph shows the number of successful transactions

in our key towns of Cornwall, Kent and Sharon in 2014

March
1

PLEASE CLICK HERE TO SEE THE MAP.

Dear Neighbor,

45 homes sold in Sharon within the last 12 months keeping pace with the previous 12 month period. And by comparison there are 62 homes listed for sale compared to 65 homes on the market in Sharon last year.

10 land parcels sold in the last year according to the CTMLS and the town records. Land is becoming interesting as owners snap up neighboring lots to protect their privacy.

The prolonged winter seems to be creating a bit of pent up demand so the Spring market should be quite fluid. We are already getting more calls. Last year's average period that a house was on the market (ADOM) was 5-6 months which indicates a balanced market. While this news is all positive news, values in Connecticut are still approximately 22% off the prices of 2006.

Yet, while buyer confidence grows the pool of prospects is still historically lower. To keep the interest of the buyers, proper pricing is still critical. There are presently 7 properties in contract to sell in Sharon. You've heard it before; a well priced house gets the buyer's attention.

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

 

Sharon Market Report March 2014-2015 : Closed (45)

 

 

 

Beds

Baths

SqFt

List Price

LP$/SqFt

Sale Price

SP$/SqFt

SP/LP

ADOM

 

Low

 

 

644

$109,900

$51.79

$50,000

$37.50

.43478

 

 

High

9

6

12,057

$6,650,000

$1,562.50

$6,137,500

$1,500.00

1.025

689

 

Avg.

3

3

2,802

$952,382

$289.05

$825,487

$251.60

.86505

174

 

Median

3

2

2,317

$449,000

$213.94

$420,000

$191.05

.88235

130

 
 

 
12 Old Sharon Road is a designer's mountain side retreat on over 6 acres of woods. This home is perched overlooking the hills of Cornwall to the east and has a whimsical style. There are three bedrooms and baths in this 1987 home with wood beams, stucco and stone, and cathedral vaulted living room. The rooms are spacious with wonderful views from all rooms. There is a stone patio, water feature and a barn/garage. It closed for $930,000 after being on and off the market for over three years.

13 Route 7 is a wonderful Antique country lodge with 5 private rooms in the main house. Additionally there are 5 completely renovated high quality cabins with kitchens, fireplaces and screened porches for guests. Tastefully designed and furnished this is an established destination for weddings, events and fishing. There are three extra buildings on the property for expansion or multiple businesses. Plus a retail shop that is presently a fly fishing shop. Across from the Housatonic Meadows State Park and the River this property is perfect as a business and family compound, listed at $535,000.

This peaceful pastoral setting in the historic Ellsworth section of Sharon CT at 1 Northrup Road has 5 plus acres of gentle rolling topography and offers easy access via Route 7 and Route 4. The Appalachian Trail, Housatonic River and Mohawk Ski Area are nearby. This parcel has been perc tested, deep hole and surveyed, just pick the site with the best view for $125,000. Rick Meehan is the listing agent.

There are a number of other listings in the neighborhood that can be found on our website. Please take a look.

We hope this Spring brings you lots of sunshine and pretty flowers! And should you wish to discuss your property, the market conditions or anything else with respect to local real estate, please give us a call and we will gladly help. As the leading real estate experts in the Sharon, Cornwall and Kent area, we offer our best professional efforts to you.

Thanks in advance.

All the best,

Chris Garrity

David Bain

& the Sharon office- Jennifer Luning, Michele Pastre, Drew Holland & David Almquist

 

 

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

March
1

PLEASE CLICK HERE TO SEE THE MAP.

Dear Neighbor,

45 homes sold in Sharon within the last 12 months keeping pace with the previous 12 month period. And by comparison there are 65 homes listed for sale compared to 66 homes on the market in Sharon last year.

Additionally, the last 12 months has seen 9 land sales according to the CTMLS and the town records. It is especially nice to see the uptick in interest in land.

There are fewer foreclosures and there is an increase in buyer traffic. The prolonged winter seems to be creating a bit of pent up demand so the Spring market should be quite fluid. Stability has settled in as the local real estate market is getting healthier as the economic indicators encourage fence sitters to buy. The average period that a house was on the market (ADOM) is 6 months which indicates a balanced market. While this news is all positive news, values in Connecticut are still approximately 22% off the prices of 2006.

Yet, while buyer confidence grows the pool of prospects is still historically lower. To keep the interest of the buyers, proper pricing is still critical. There are presently 7 properties in contract to sell in Sharon. You've heard it before; a well priced house gets the buyer's attention.

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

169 East Street- List $125,000 Sold $80,000.

This house was a complete mess and required considerable renovation if not restoration. The 1927 farmhouse has 3 bedrooms and 1 and a half bathrooms. Set on .53 acres the house had 1292 sq. ft.

80 East Street- Not listed- Sold $300,000.

This was a direct sale of a Cape style home as per the town assessor's card. There are 2 bedrooms and 2 bathrooms in this 1628 sq. ft. home on 2.17 acres.

Lot 4-5 Sharon Mountain Road- Listed $280,000.

This 42 acre parcel is accessed off Tanner Road (an old unused town road) and is surrounded on three sides by protected lands. This is a perfect hunting parcel or an assured private setting. I have this listed for sale.

226 Sharon Mountain Road- Listed $350,000- Sold $362,500.

Dragonfly Hall is a 4387 sq. ft. home built in 1988 and maintains 4 bedrooms and 3 full and 2 half bathrooms. The home was in need of some cosmetic work but offered considerable space and 2.69 acres of level land.

20 Deer Run-Listed $835,000- Sold $778,000.

Set on 9.8 level acres this 2760 sq. ft. saltbox styled home was built in 1976. The home features a large country kitchen with a massive fireplace at its heart. There are 4 bedrooms and 3 full bathrooms, wood flooring and a master on the main floor. There is a large barn garage, apple trees and stone walls. I assisted the buyers in the purchase.

43 Lower Deer Run Listed $279,000- Sold $269,000.

This colonial style country home with three bedrooms and one and a half bathrooms sits at the end of the road on a 6.89 acre parcel of land. The lot is a mix of light woods and an overgrown pasture. The home was built in 2003 and is in need of updating and improvement. It was a bank owned property that was listed and sold in four months.

75 Sharon Mountain Road- Not Listed- Sold $299,900.

This home is sited on a 1.1 acre parcel of land and maintains a 940 sq. ft. home according to the assessor's card. The ranch home was built in 1946 has two bedrooms and 2 bathrooms.

46 Fairchild Road- Listed $1,545,000- Sold $1,350,000.

This 1880's home has nearly 6500 sq. ft. with 5 bedrooms, 5 full and 1 half bathrooms. This home is in very good condition and has 6.9 acres of meadows with views. There is a pool and a barn on the property.

20 Sharon Mountain Road- Listed $1,200,000- Sold $1,050,000.

A colonial style home of the mid 1960's this home offers over 4000 sq. ft. of living space and has central air. There are 3 bedrooms and 3 and a half bathrooms. The kitchen is spacious and there is a fireplace in the living room. There is a guest house, pool, barn and gardens.

2 Jackson Road- Listed $399,000.

This spacious country colonial offers nearly 4000 sq. ft. with 6 bedrooms and 4 bathrooms. Prewar construction is both of quality and detail. Wood paneling, flooring and built-in cabinetry are main features. The kitchen has been updated with some bathrooms requiring the same treatment. There are massive fireplaces and a greenhouse. Sited on 24 acres there are views, a barn, paddock and pasture. Drew Holland in my Sharon office has it listed.

Lot # 3 Old Sharon Road #3- Listed $115,000- Sold $107,500.

A 4.2 acre parcel of high land with commanding western views, this lot has a cleared site and a driveway roughed in to the building spot. It was on the market for nearly a year.

Lot # 36 Old Sharon Road #3 Listed $50,000.

Recently reduced in price this lot is one of the most affordable in Sharon. With 2.65 acres the parcel has a shared Right of Way driveway access in place and is both sloped and wooded. I have this parcel listed for sale.

304 Cornwall Bridge Road Listed $625,000- Sold $565,000.

This 1840 antique home with 2650 sq. ft. has 4 bedrooms and 3 full bathrooms. This Greek Revival home has old flooring, fireplace and numerous other details. Set on 12 acres of level land there is also a barn, pool and gardens. It was listed for over a year before closing.

All of the current Sharon listings can be seen on our website www.bainrealestate.com. I encourage you to visit it. It's loaded with information about listings, sales, our towns and these letters (see Neighborhood Stats). There is also a way there to get direct email posting of new listings as they hit the market. You can also find information of update listings on our blog http://hillsofsharon.blogspot.com/

And if you know anyone thinking of selling their property, we would like the opportunity to talk to them about our marketing. Thanks. I'll write again in a year to let you know what's happened.

Respectfully,

Chris Garrity

David Bain

And the Sharon office- Michele Pastre, Joanie Yahn, Jennifer Luning, Drew Holland & David Almquist

This graph shows the number of successful transactions

in our key towns of Cornwall, Kent and Sharon in 2014

March
1

PLEASE CLICK HERE TO SEE THE MAP.

Dear Neighbor,

It's been busy. This past year saw the most activity around the lake since we started these letters in 2006. This year (March to March) there have been 18 sales! For comparison, 2006-2008 (the good years before the crash) each year saw 14 sales. 2009 dropped to 6, 2010 had 9, 2011 had 10, 2012 only 5, 2013 had 8 and while 2014 came back to 14. This is as impressive as it is healthy.

Here are the specifics: Starting up on the top side of Curtiss Road, here's what's sold in the last year on and around the lake:

144 Curtiss Road is a 2034 square foot 3 bedroom 3 bath contemporary colonial originally built in 1908 and with a recent addition with 3 new bedrooms and 3 baths (there were 3 more bedrooms and a bath in the older home) and a couple of offices on 3.4 acres. There is also a new pool. It's all set well back from the very quiet road and offers nice privacy. It sold in December for $850,000 after over a year on the market and down from its list price of $1,200,000.

Tanner Hill is a 2.98 acre parcel of land at the top of Tanner Hill just east and short of the great view over Lake Waramaug. It sold last April for $250,000, down from its list price of $295,000

44 Strawberry Ridge Road is a 2213 square foot contemporary built in 1971 on 2.45 acres with 3 bedrooms and 2.5 baths. It sold in November for $525,000, down from its list price of $549,000

22 Strawberry Ridge Road is a 2059 square foot contemporary built in 1968 on 2.4 acres. It has 4 bedrooms and 3 baths. It was in excellent condition, great landscaping and a beautiful view of the lake. Originally listed for $895,000 in February of 2013, it sold this past May for $790,000. Having found another house closer to the Washington Green the owner has put it back on the market for $790,000.

26 Hopkins Road is a 1652 square foot architect designed contemporary built in 1966 on 4.69 acres with 3 bedrooms, 3.5 baths and a spectacular lake view. Originally listed for $1,750,000 in July of 2014, it sold last October for $1,100,000.

7 Hopkins Road is a charming lake cottage of 2420 sq ft with 4 bedrooms and 3.5 baths originally built in 1920 on 1 acre. The seller had been there for 54 years and, yes, it needed some updating but it's a great location. The home listed in June for $725,000 and sold in September for $600,000.

369 Lake Road is a 1500 sq. ft. barn style home originally built around 1905 on 3.27 acres with direct waterfront across Route 45. This was originally listed for $2,850,000 in May 2009 then dropped to $2,095,000 in July of 2010. It sold finally and realistically in September of 2014 for $807,500.

8 North Shore Road is a 3000 sq. ft. bungalow with just 2 bedrooms and 2.5 baths built in 2000 on 2.05 acres directly on the lake with a guest house, caretaker's house and boat house. It was listed for $8,000,000 in September and sold for $6,100,000 in October!

36 Arrow Point Road is a 3652 square foot contemporary with 4 bedrooms, 3 full and 1 half baths built in 2004 on 1 acre of direct waterfront. It was listed in October for $3,750,000 and sold in December for $3,750,000.

248 West Shore is a 3355 square foot colonial cottage with 4 bedrooms and 3.5 baths built in 1910 on .8 acres of direct waterfront. There are very few direct waterfront properties on the lake. It was listed in November for $3,795,000 and closed in December for $3,700,000.

233 West Shore, formerly The Birches Inn, but now a residence has the main house of 2754 square feet with 4 bedrooms and 3.5 baths, a guest house, a lake front cottage and a pool on 2.47 acres. Significant work has been done on the house, but the sales history is interesting. In December of 1992 it sold for $370,000. A year later it sold for $742,500. In September of 2006 it sold for $2,700,000 and this last time in December of 2014 it sold for $6,750,000, down from its list price of $8,995,000. This is the highest price paid for property on the lake.

199 West Shore is a 1700 square foot 4 bedroom 2.5 bath cape with a great boathouse directly on the lake. The house needed considerable updating and sat on .91 acres. It was first listed for $2,225,000 in April of 2013, relisted for $1,695,000, dropped again to $1,495,000 and finally closed in July 2014 for $1,150,000.

Up behind the last sale at 8 Perkins Road I listed a 1.17 acre building lot with a winter view of the lake. After it was determined that it was a town approved building lot, it sold for its list price of $150,000.

179 West Shore is a 2856 square foot colonial built in 1988 with 2 bedrooms and 2.5 baths on 1.07 acres. It was first listed for $1,500,000 and went through 3 reductions to $995,000 in July of 2014. It sold in September for $850,000.

90 Tinker Hill is a 4648 sq ft Georgian Colonial with 4 bedrooms and 3 full and 2 half baths built in 2000 on 3.3 acres. Not only does it have great lake views it also has lake access and its own dock. It sold this past October for $1,595,600.

69 West Shore Road is a 1060 sq ft cottage with 2 bedrooms and 1.5 baths built in 1939 on 1.14 acres. There is a 3 car garage, lots of parking space, and great waterfront on the other side of West Shore Road. It was listed in March of 2014 for $795,000 and closed in August for $695,000.

30 Tinker Hill a 1828 square foot contemporary with 4 bedrooms and 3 baths built in 2002 on .52 acre. It has extensive terraces, beautiful gardens and a dock on the lake. It was first listed in July 2012 for $1,575,000. It had two price drops to $1,395,000 and closed in October for $1,030,000.

 

25 West Shore Road is a 1900 square foot cape with 4 bedrooms and 3 baths built in 1919 on .25 acre. It has lakefront and was sold with 17 Tinker Hill Road. Listed last year in March for $379,000 it sold for $355,000 in June.

This has been our 12th annual letter telling you what's happened around the lake. We hope you have found them interesting and helpful. If you want to review the neighborhood sales history our past letters and maps are on our web site under "Neighborhood Sold Stats" and then click "Waramaug."

If you or your friends need any real estate help, please keep us in mind. You can find all the properties for sale on our website, www.bainrealestate.com . You can also receive this letter and other neighborhood real estate information by leaving your email address there or sending it to me at db@bainrealestate.com. Have a great spring/summer. I will write again next year.

Respectfully,

David Bain

Chris Garrity

And the Kent office-Toni Soule, Debbie Bain, Dave Fairty, Marilyn DeVos, Eve Iselin & Scott Harvey

 

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

           

 

 

This graph shows the number of successful transactions

in our key towns of Cornwall, Kent and Sharon in 2014