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Date Archives: May 2016

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May
1

Bain Real Estate Cornwall Bridge 2016 Market Report

PLEASE CLICK HERE TO SEE THE MAP

Dear Neighbor:

Spring has finally arrived with warmer and longer days, green fields and tulips popping up. The Cornwall Country Market has an expanded kitchen to serve even more delicious offerings. James Idella and staff welcome all in a most friendly manner. We are fortunate to have a well stocked hardware store with a specialized paint center. Sportsmen flock to Harold MacMillan's sports shop and we all enjoy wine tasting at Richard Bramley's Cornwall Bridge Liquor Store. In Cornwall Bridge we have it all, from art (to be bought and framed) and Steven Speduto rugs to line our floors to the National Iron Bank that keeps us all in cash.

Last year we reported 9 sales in the Cornwall Bridge area totaling $4,011,000. This year we are reporting 12 sales totaling $5,666,295. Business in real estate is up!

Here's what happen the neighborhood in the last 12 months.

12 Hickory Lane sold at foreclosure for $110,000. Purchased by a local contractor, look for its description in the For Sale section below.

18 Frederick Drive is a small hunter's cabin located at the edge of 50 wooded acres. Listed at $199,000, it sold for $150,000.

78 Whitcomb Hill Road is a 2006 contemporary house sited on 5 acres with distant views. Soaring ceilings totally supported by a steel truss system mean no interior walls are load bearing. Radiant heat, open space interiors, 3 bedrooms and 3 baths plus pasture outside complete with a brook create a minifarm. Listed at $640,000, sold at $600,000 in 6 short months.

159 Kent Road has sold twice. First time in January 2015 as part of a multi- foreclosure

purchase at $94,295. Some necessary improvements both electrical and structural were completed and the property was relisted at $169,900 in June with Toni Soule of our Kent office. This 2280 square foot 3 bedroom, 2 bath home with attached 2 car garage closed in August at $160,000 with a buyer represented by Marilyn DeVos of our Kent office.

19 Warren Hill Road had been a long term rental cottage with 2 bedrooms overlooking Gunn Brook on 9 secluded acres near the intersection of Rt 7. It was listed at $185,000 and sold for $135,000.

 

73 Pritchard Road is a 2 bedroom, 2 ½ bath log cabin on 11 acres on a quiet country road featured a massive stone fireplace in the open living area. The basement is partially finished with a ½ bath, wood stove and a full walk out lower level. Listed at $330,000, sold at $305,000.

  221 Flat Rocks Road started out as a small house in 1930 which was completely redesigned and rebuilt in 2005 on 11 acres complete with a pond. Now with a first floor master suite, screened porch and 2 bedrooms plus bath on the second level it had been listed in 2013 for $575,000 was reduced gradually to $450,000 and closed at $325,000.

 

233 Warren Hill Road features over 92 acres abutting state land with eagle like views.

A long tree lined paved driveway leads to a 4 bedroom hilltop house. It includes 3 fireplaces, large screened porch, a detached 3 car garage/barn and an additional guesthouse and large pool as well as a pond. Listed at $3,695,000, sold at $3,200,000.

37 Kent Road is a spacious ranch house with 3 bedrooms, 2 ½ baths and is on a hilltop with a large backyard and an attached 2 car garage. Very close to all that Cornwall Bridge has to offer, listed at $329,000 and sold at $300,000.

26 Brook Road is a small 2 bedroom 1930's bungalow of 780 square feet, sited on 1/10 acre. Listed at $150,000 by Jennifer Luning of our Sharon office and sold for $128,000.

 

20 Brook Road just up the street is a 1200 square foot 1845 cape with a handsome front porch entry. Two upstairs bedrooms, formal dining room and one bath are all nicely finished. Listed at $162,500 and sold by Toni Soule of our Kent office at $157,000.

  Currently we have 6 properties for sale in Cornwall Bridge:

 

12 Hickory Lane has been completely renovated since its purchase in 2015. It now sports an elegant new kitchen with stainless steel appliances and a lovely vaulted ceiling dining area with a walkout to the backyard patio for cookouts. All new wood floors have replaced worn carpeting in the living room and 3 bedrooms. A fireplace anchors one end of the living room. One bedroom has a bath en suite; the other 2 bedrooms share a spacious hall bath. On over 5 acres, there is plenty of room for gardening. This property is now listed by Asher Pavel at $289,000.

6 Day Road is a stunning renovation of a old farmhouse fit for the 21st Century. A first floor master bedroom suite, kitchen open to the dining room, fireplace, and sliders open to the dining patio and yard with brook plus a detached barn with 2 bedrooms and an artist's studio awaiting renovation. 14 acres hold this 3526 square foot house with its mix of old and new, light filled and air conditioned. David Bain recently reduced this listing from $750,000 to $695,000. It is ready for a new buyer.

57 Dark Entry Road is a large 2 bedroom contemporary ranch with the most marvelous views of state lands, Appalachian Trail, Housatonic River and eagles soaring over all.

3 bathrooms (each bedroom has one en suite) and wood floors throughout plus a wraparound exterior deck with an entry from each room complete this retreat. My listing has it at $557,000.

 

54 Dark Entry is just around the corner and this 2 bedroom contemporary again has magnificent views plus a separate barn building with another bath and bedroom area. David Bain has this listing. This property needs work but it is located on over 19 acres with its own pond and backs up to hundreds of acres of state land. Just listed at $495,000.

 

94 Poppleswamp Road is a small, charming red cottage with 2 bedrooms, large eat-in kitchen with windowed pantry, fireplace in the living room and a detached 1 car garage.

On a quiet country road, almost 2 acres, it is my listing at $195,000.

 

196 Warren Hill Road is a real Cornwall country escape listed by broker Chris Garrity of our Sharon office. A long winding drive leads to a 4 bedroom colonial on over 6 acres, 3 fireplaces and attached 2 car garage. Professional grade dark room, stone walls, patio and gardens all listed for $ 438,000.

Please take a look at our website for a more complete view of the current marketplace:

www.bainrelestate.com. You are always welcome to stop by our office.

Cordially,

 Priscilla Pavel

 And Asher Pavel, Rick Meehan, Dave Hurlburt, Heidi Kearns

 

 

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

May
1

PLEASE CLICK HERE TO SEE THE MAP.

Dear Neighbor:

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. Here is our annual real estate report detailing the real estate activity in the last 12 months in Kent and your North Kent neighborhood.

 

 

32 Residential Homes in Kent sold in 2014-2015

 

Beds

Baths

SqFt

List Price

LP$/SqFt

Sale Price

SP$/SqFt

SP/LP

ADOM

Min

2

1

983

$149,000

$76.02

$149,000

$76.02

.79125

4

Max

5

5

4,440

$2,200,000

$604.17

$2,225,000

$557.29

1.05764

462

Avg

3

2

2,392

$579,572

$224.52

$540,890

$211.42

.94797

149

 

43 Residential Homes in Kent sold 2015-2016

 

Beds

Baths

SqFt

List Price

LP$/SqFt

Sale Price

SP$/SqFt

SP/LP

ADOM

Min

1

1

609

$120,000

$101.59

$1,700

$1.42

.00523

10

Max

5

5

5,100

$2,000,000

$701.48

$1,900,000

$631.65

1.08834

727

Avg

3

2

2,230

$483,790

$221.70

$437,592

$196.78

.90326

215

 

We saw 11 more sales year-over-years suggesting a more bullish buying sector. That said winter was milder this year so a seasonal effect may also figure in this bump in sales. Interesting is the increase time it took to sell a house climbing from 149 days on average to 215 days.

 

A common benchmark of the market's health is the number of available listings. While there are only slightly fewer listings on the market today (53) than three years ago (58), we have been trending on a decreasing plane. A balanced supply and demand create a more normalized market. Also encouraging is the fact that there are 8 homes in contract presently. There are only 5 properties available for sale in the neighborhood and these are the three that sold in the last 12 months.

 

321 Kent Cornwall Road


I sold my house, a completely renovated wonderful old colonial, featuring a gourmet kitchen, a formal dining room, cozy fireplace in living room with a large window seat looking out over to distant western views. The large deck is off living room and overlooks both the gardens and the view out over 8000 of protected acres. There are 5 large, light filled bedrooms, with the master suite located conveniently on ground floor. The grounds offer stone wall laced gardens, private pool with waterfall, out door shower, tumbling brook and spacious lawns. Listed for $535,000, it sold for $450,000 after spending 279 days on the market.

  Unit 30 Brookwoods


This Saltbox Style home is in impeccable condition with an open floor plan, renovated kitchen, fireplace in the living room and wood flooring throughout. - This contemporary saltbox has cathedral ceilings in the kitchen, sunroom, first floor bedroom and bath. Kitchen and sunroom also feature a breakfast bar, skylight and ceiling fans. Living and dining rooms each have fireplaces. It closed at $250,000 after 301 days on the market at $290,000.

 

12 Dugan Road


  

Cozy and privately sited cottage complete with hardwood floors, a wood burning fireplace, built-ins, country kitchen, full basement, and a wrap-around deck. Living is all on one level for easy living in this three bedroom one and a half bath home on 2 acres. This house had been on and off the market since 2010 and was listed as high as $375,000. In its last listing iteration it was listed for $237,000 and sold in125 days for $210,000.

Chris and I, along with our entire 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!

Respectfully submitted,

David Bain

Chris Garrity

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

 

 

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

May
1

PLEASE CLICK HERE TO SEE THE MAP

Dear Neighbor,

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. In fact your neighborhood has seen the most sales in the last 12 months. There is still more property supply than buyer demand, but the number of offerings is being slowly chipped away.

43 Residential Homes in Kent sold 2015-2016

 

 

 

Beds

Baths

SqFt

List Price

LP$/SqFt

Sale Price

SP$/SqFt

SP/LP

ADOM

Min

1

1

609

$120,000

$101.59

$1,700

$1.42

.00523

10

Max

5

5

5,100

$2,000,000

$701.48

$1,900,000

$631.65

1.08834

727

Avg

3

2

2,230

$483,790

$221.70

$437,592

$196.78

.90326

215

Median

3

2

2,065

$369,000

$184.38

$350,000

$167.39

.93349

191

There were 11 transactions in your neighborhood. Here is what is going on.

32 Residential Homes in Kent sold in 2014-2015

 

 

Beds

Baths

SqFt

List Price

LP$/SqFt

Sale Price

SP$/SqFt

SP/LP

ADOM

Min

2

1

983

$149,000

$76.02

$149,000

$76.02

.79125

4

Max

5

5

4,440

$2,200,000

$604.17

$2,225,000

$557.29

1.05764

462

Avg

3

2

2,392

$579,572

$224.52

$540,890

$211.42

.94797

149

Median

3

2

2,076

$394,000

$198.51

$371,250

$185.34

.94948

133

Sum

 

 

 

$18,546,300

 

$17,308,495

 

 

 

We saw 11 more sales year over year suggesting a more bullish buying sector. That said winter was milder this year so a seasonal effect may also figure in this bump in sales. Interesting is the increase time it took to sell a house climbing from 149 days on average to 215.

A benchmark of the market's health is the number of available listings. While there are only slightly fewer listings on the market today (53) than three years ago (58), we have been trending on a decreasing plane. A balanced supply and demand create a more normalized market. Also encouraging is the fact that there are 8 homes in contract presently. Here is what has transpired in the last 12 months.

100 North Main Street- Listed for $1,200,000 since October 2015

Bedrooms:6/Bathrooms:4full 2 half

Originally built in the early 1800s this classic colonial was remodeled by Milton Raymond, an important figure in the local iron industry. Since that time this landmark home has offered gracious living at the edge of Kent's center. Upgraded in 2000 this elegant home is in top order and is large enough to house a large family or intimate enough for a few. The 11 acres of open land and high hillside offer much flexibility for further development. The large barn built in 1862 also offers multi use opportunities.

My partner Chris Garrity has listed this beauty.

9 Kent Cornwall Road- Listed: $195,000/Sold: $185,000

Bedrooms:4/Bathrooms:3full

1900's antique within walking distance to the Village with many original features in this farmhouse; wide board floors, period molding, old sink, paneled doors, two fireplaces. A gem requiring some TLC includes a barn/workshop, front porch views across to rolling protected meadow. It had been on and off the market for a number of years.

13 Kent Cornwall Road- Listed: $299,000/Sold: $291,000

Bedrooms:4/Bathrooms:3 full

This 10 year old Cape home with an attached in-law apartment has Private entrances, a porch and deck. Main section of the house offers 3 bedrooms, 2 full bath, kitchen, living room, family room, finished basement and storage. The apartment features a kitchen, living room, master bedroom suite and small office.

9 Chase Hill Road- Listed: $189,900/Sold: $179,000

Bedrooms:2/Bathrooms:1 full 1half

1108 sq/ft home that has been lovingly maintained. This home features updated kitchen w/ granite counters, hardwood floors throughout, 1.5 updated baths, central air, large screened porch, deck off the master bedroom. The home has a flexible floor plan - the dining room can be converted back to a bedroom- and there is room for a dining table in other locations. It sits on a level .50 acre, and has a 1 car attached gar with open breezeway. It was on the market for 436 days.

13 Chase Hill Road- Listed: $299,000/Sold: $291,000

Bedrooms:3/Bathrooms:1 full

Tidy 1949 Cape style home on .49 acres of level open yard. There home requires some updating but has wood flooring and 1170 sq/ft of living space. Sold directly.

30 Flanders Lane- Listed: $1,000,000/Sold: $865,000

Bedrooms:2/Bathrooms:2 full 2 half

3600 sq/ft converted antique barn set on an open field of 5 private acres. 1840's "Britton Barn" was moved to this site in 1980 from Princeton, NJ. It has an open floor plan with soaring interior space rising to a nearly 28 foot cathedral span. Mature Trees and substantial landscaping. Gorgeous antique stone walls outline the open and level property.

  5 Cobble Road- Listed: $425,000

Bedrooms:4/Bathrooms:2 full

The oldest part of this historic colonial was built in 1740 by Azariah Pratt. It was sold by his grandson to Thomas Northrop in 1797, who built the main house above. His son, Birdsey Grant Northrop, was born and raised there, and went on to become a world famous educator and botanist, nationally celebrated on Arbor Day. The house is in need of restoration, but the bones are there! Much of the original character remains: wide floor boards, 12 over 12 windows with many original panes, Bee Hive oven, and a gorgeous Palladian window. It has been listed for 3 months. I have this home listed and have good activity.

174 Cobble Lane- Listed: $895,000/Sold: $860,000

Bedrooms:4/Bathrooms:3 full 1 half

Set high above Cobble with views for every season, this 3500 sq/ft home has many extras - screened porch, 3 fireplaces, reclaimed wide board floors, cook's kitchen, pristine laundry, heated 3 car garage. The master suite maintains a fireplace and deluxe bath. Whole house generator, security system with safe heat monitor, roof warming cables, April Air system. Large field to right of house is part of the 8.71 acres. This home sold for $850,000 in 2011 and with some upgrades came back on the market in 2014 for $1,200,000 and after time and price reduction closed.

30 Studio Hill Circle- Listed: $745,000 since March 2015

Bedrooms:3/Bathrooms:2 full 1 half

Surrounded by open space, my home is a carefully architected home and is beautifully screened from both the road as well as any other house. It looks out upon protected pastures and mountains, yet it is only 2 miles from the center of town. 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. The master suite is on the main level. There is a new metal roof that looks just like shingles that was installed in 2014 and will last 80 + years!

44 Studio Hill Circle- Sold: $440,000 sold directly

Bedrooms:4/Bathrooms:2 full 1 half

Built in 1997 this country contemporary offers 2700sq/ft of space with refinished hardwood flooring, a cooks' kitchen with pantry and wet bar. The dining room has westerly views, living room has 18 foot tall stone fireplace, master suite is on first floor with spa like bathroom and sliders to the 25 x 55 mahogany deck, beautiful lush landscaping on 3.71 acres of woods.

17 Mountain View- Sold: $205,000 sold directly

Bedrooms:3/Bathrooms:2 full

This 1200 sq/ft one level home was built in 1991 and sits on a 2.28 acre level and wooded parcel. Light and bright with an open floor plan and wood flooring, the home is off a private road and is in good condition.

30 Halls Lane- Listed: $550,000/Sold: $425,000

Bedrooms:2/Bathrooms:2 full

From this home considerable western views are obtained across 26 acres, a pond and an open rolling meadow. The ranch house, built in 1968 has many original features in impeccable condition such as the large brick fireplace, wood flooring and large windows to take in the view. There is a large barn additionally.

42 Halls Lane- Listed: $475,000/Sold: $390,000

Bedrooms:2/Bathrooms:2 full

Circa 1933 Antique Cottage with complete privacy on 10 Acres with views and in ground pool. Locally know as "The Love Shack" this 1300 sq/ft home is secreted away up the hill and in the woods! Plus there are extensive gardens, mature trees and a small patio. Other features include exposed beams, original wood floors, bay windows, wet bar, skylights, wood shingle roof.

21 Halls Lane- Listed: $260,000/Sold: $250,000

Bedrooms:3/Bathrooms:3 full

The Octagonal house is a unique layout offering a 686 sq/ft wrap around deck and views in all directions. Built in 1999 this home has 1700 square feet on two levels. The open layout maintains wood flooring and large bank of windows. Scott Harvey and Dave Fairty of my firm assisted the buyer and seller in this sale.

7 Halls Lane- Listed: $659,000/Sold: $650,000

Bedrooms:5/Bathrooms:2 full 1 half

This inviting and comfortable, 3271 sq/ft country home is a well appointed home. Spacious and light filled main level with wood flooring throughout. Main floor master has cathedral ceiling, palladium window, spacious bathroom and closet. Renovated, modern kitchen owned by a chef. Native and ornamental trees, gardens and pond enjoyed from the front porch or back deck and patio.....30x18 Gunite pool is accessed from the kitchen and living room. Chris Garrity and Michele Pastre worked with Dave Fairty of my office to sell the house.

18 Botsford Road- Listed: $314,900/Sold: $285,500

Bedrooms:3/Bathrooms:2 full 1 half

Recently renovated 2477 sq/ft eyebrow colonial built in 1979 features a spacious kitchen, and large family room with fireplace. The dining/living rooms & screened porch are added features. The 1.7 acre parcel is a level open lot with views in all directions.

It was on the market for 133 days.

187 Kent Cornwall Road- Listed: $299,000/Sold: $270,000

Bedrooms:3/Bathrooms:1 full

Turn-key ranch completely renovated in 2014/15. Techies dream house. Cat-6 wired throughout, fully Cable/Sat wired, sound system with Sub Woofers in every room. Granite counter tops, partial radiant slate floor & all new appliances in the kitchen. Second floor offers a playroom/office space. An energy efficient home insulated with sprayed-in closed-cell foam insulation throughout. 1.1 acre yard is level and open with views towards St. John's ledges. Dave Fairty listed and sold this in 2 months.

236 Kent Cornwall Road-Listed: $495,000/Sold: $440,000

Bedrooms:3/Bathrooms:2 full 1 half

This impeccably maintained 1740 Colonial with modern conveniences has frontage on Mauwee Brook. Marriage Maple guard this 2000 sq/ft antique which offer hewn beams, aged wide board flooring and fireplaces. The spacious and well appointed kitchen, cozy living room, private study & formal dining room are all well proportioned. The property entails 4.28 acres of level lawn and woods. Chris Garrity and Debbie Bain of the firm brought the buyer and seller together.

Kent Cornwall Road-Listed: $99,000/Sold: $90,000

Building Lot

Open 3 acre parcel of land set well off Rte 7 offers views, mature native trees and fruit trees. The site has Health Department approval and is made private tucked behind a natural gravel moraine. A sizeable pond with a spillway and brook is a tributary to the Mauwee Brook. Chris Garrity listed this lot which I sold within days of listing.

Additionally the owner generously donated a 1 acre parcel on the west side of Rte. 7 which included a large stone wall, orchard and a cleared field. This lot compliments the State of Connecticut's preservation and helps make the ride up route 7 all the better. To her we thank.

Chris and I, along with our entire 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!