Get new listings emailed daily! SIGN UP LOGIN

Date Archives: December 2016

Bain Real Estate - Market Update Home

rss logo RSS Feed
Bulls Bridge | 4 Posts
Cornwall Bridge | 6 Posts
Cornwall Hollow | 4 Posts
Cream Hill | 5 Posts
East Cornwall | 5 Posts
East Warren | 5 Posts
Ellsworth | 5 Posts
Kent Hollow | 4 Posts
Kent Village | 4 Posts
Long Mountain | 2 Posts
Merryall | 2 Posts
Mid Cornwall | 5 Posts
Mudge Pond | 5 Posts
Route 7 South | 3 Posts
Segar Mountain | 6 Posts
Sharon Mountain | 4 Posts
Sharon Village | 4 Posts
Silver Lake | 5 Posts
Skiff Mountain | 4 Posts
South Kent | 3 Posts
Spectacle Lakes | 5 Posts
Waramaug | 4 Posts
West Cornwall | 7 Posts
West Warren | 5 Posts
Westwoods | 4 Posts
White Hollow | 4 Posts


  Dear Neighbor

First, we from Bain wish you all a Merry Christmas and a happy holiday season! There is no better place to celebrate than Litchfield County!

It has been quite an active year in Cornwall real estate. Currently there are 35 homes in Cornwall for sale. There have been 22 closings this year and 7 more are currently in contract. There were 35 closings the previous year (2015), so we are down a little bit. There are currently 18 land listings in Cornwall and only two have closed this year (but two more are in contract to sell). In your neighborhood of East Cornwall 8 properties have sold and 7 are for sale and there is one rental.

Fall is rushing into winter with snow past and present. We are not sure what effect the new administration in Washington will have on real estate, but the interest rates are slowly rising, and the inventory is shrinking. We will have a better perspective on how these contrasting forces play out in our letter next year.

Here is what has transpired in the neighborhood:

4 Cornwall Hollow Road at the crossroads of Routes 4/43/128 sold in January for $170,000. Originally this had been Dr. North's house, an early Cornwall physician. High ceilings, hardwood floors, gracious front hall and stairway all reflected its early grandeur. The seller had installed a standing seam metal roof and had used the property as a rental for several years. The buyer, a contractor with local connections, is bringing the structure back to serve him as a home. Fortunately I was able to represent both the buyer and the seller.

0 Cemetery Hill is a 4.71 acre lot across the street from 4 Cornwall Hollow and it included a lease to CL&P. It was listed for $235,000 and sold at $185,000 to Eversource.

96 Cemetery Hill Road sold privately for $210,000. This well maintained 3 bedroom ranch house with an attached garage also features a barn behind the house.


111 Great Hollow Road is a Peter Eisenman designed contemporary one bedroom home. This one of a kind modernist home is sited on 6 acres bordered by a brook and adjacent to farmland. A gunite pool is on one side of the house, a Civil War era schoolhouse on the other. Originally priced over 1 million it had been reduced to $550,000 and closed at $525,000.

142 Great Hill Road was listed by Dave Fairty of our Kent office. This large contemporary 3 bedroom home commands a top of the world view of all the surroundings. The master bedroom suite has its own porch. Built in 1989 with central air conditioning, oil heat and a gourmet kitchen it had been reduced to $799,000 and sold at $550,000.

196 Great Hill Road is an antique cape (1818) meticulously cared for on 4 acres with a large barn at the top of the property and beautiful gardens. An attached 2 car garage plus another sizeable barn adjacent to the house as well as a garden shed complete the package. Listed at $299,000 and sold at $275,000.

00 Dudleytown Road is a vacant hilly lot of 11.94 acres that was listed by my associate Rick Meehan at $162,000. The neighbors decided to buy the lot at $150,000.

221 Flat Rocks Road is a 7 room 1930's cape which was completely rebuilt in 2005. Located on over 11 acres with a large pond in the backyard, first floor master suite, hardwood floors throughout, screened porch. Listed at $489,500 and sold for $450,000.

Leading the list of properties for sale, David Bain has the listing on the Cornwall Castle just off Valley Road at 1 Castle Road. Jeff Jacobson has written a charming history of this property which is available for purchase at the Cornwall Historical Society. Small by some standards at 8400 square feet it is offered on 275 acres for $6,000,000. More acreage may be available. It is very livable and also boasts a one bedroom pool house, a two bedroom chauffeur's apartment above a large heated garage and a two apartment gatehouse. The driveway in meanders along a brook for a mile and there is also a licensed helipad.

00 Valley Road is my land listing of 7.35 acres which is a lot within the Coltsfoot Valley.

Birdseye Brook tumbles down one side of the land and there is a sturdy bridge which leads up to the top for a protected view building site. It can be yours for $249,999, a new lower price.

19 Great Hollow Road is my listing, a 3 bedroom 1 bath cape with a newly finished large addition which could become a new family room. A detached 1 car garage and all this on over 2 acres within walking distance of Mohawk Ski Mountain for $225,000.

55 Essex Hill is just past the Mohawk Ski Area. David Bain and I have this former Children's Cottage now a three bedroom romantic escape. The master suite is at one end of the house, gourmet kitchen open to dining and living areas at the other end. The living area opens to a wraparound deck from which you can see and hear Birdseye Brook. The lower level has a large family room, laundry area and walk out. This is all sited on 4.3 acres for $495,000.

00 Clark Road is my land listing of 6.78 acres. Originally part of the Clark farm it is adjacent to Pinnacle Farm which bought most of the Harriet Clark farm. Three Clark sisters have offered this land for sale as they are no longer in the area. The land includes stone walls, woods and a view of the pond across the road. It has just been reduced to $175,000.

3 Flat Rocks Road is a 102 acre land offering listed by Chris Garrity, broker of our Sharon office. With over 1000' of road frontage, the land includes several fields bordered by stone walls, wooded glades and a deep, clean pond all directly abutting Connecticut State Forest and it can be yours for $1,890,000.


At 6 Day Road, a charming 3 bedroom 3 bath farmhouse on 10 acres with a large studio barn (and another 2 bedrooms), brook and pasture is offered by David Bain for $567,000.

And finally I have a rental at 11A Day Road for $1400 a month. This 2 bedroom apartment is behind the dome house with a very private backyard. The kitchen has an eating bar, first floor half bath includes a washer and dryer and the two upstairs bedrooms share a full bath.

We hope you'll visit us online at Maybe you'll choose to visit in person, we are next door to the Wandering Moose in West Cornwall and would love to visit with you and answer any real estate inquiries you may have.

Respectfully yours,

Priscilla Pavel

And also in West Cornwall: David Hurlburt, Heidi Kearns, Rick Meehan and Asher Pavel



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



Dear Neighbor,

Hope all were able to enjoy the beautiful fall season. Last year we reported 3 sales in your neighborhood, but this year we have 7 to report. Currently there are 43 houses for sale in Cornwall.

Here is the report of sales:

1 School Street is a wonderful village home with a finished office area in the basement, 3 bedrooms, 2 full baths, screened porch overlooking gardens and an attached 2 car garage was listed at $435,000 and sold at $390,000.

A 4.71 acre lot at the 4 corners with a Cemetery Hill address was listed at $235,000 and sold to C L & P for $185,000. They had been leasing the land for several years.

96 Cemetery Hill Road is a neat ranch with an attached garage plus a barn adjacent to the land mentioned above. It sold privately for $210,000.

82 Cemetery Hill Road is a raised ranch on 4.5 acres with a long driveway in for privacy. The first floor consists of a garage, laundry and studio apartment with full bath and upstairs another 3 bedrooms, full bath, eat in kitchen, fireplace in living room with an outside deck all listed at $199,000 and sold at $180,000 by Rick Meehan.

16 Furnace Brook Road is an antique colonial dating back to 1760, which has been beautifully restored and maintained on over 19 acres and is known as Ballyhack Farm.

A double height sunroom (twentieth century improvement), screened porch, library, chef's kitchen and first floor master compliment the additional 4 bedrooms and 3 baths.

Listed at $875,000 and sold at $810,000.

24 Todd Hill Road is a 4 bedroom, 3 bath cape on over 2 acres with an attached rear 2 car garage and large screened porch. Listed at $249,000 and sold at $220,000.

111 Great Hollow Road is a striking contemporary designed by Peter Eisenman with 1 bedroom, 1 bath in a beautiful setting which includes a brook, heated gunite pool and a

Civil War era schoolhouse all on 6 acres. Originally listed at well over a million dollars it had been reduced to $550,000 and sold at $525,000.

5 Twixt Road is charming 3 bedroom cottage that was the home of Joan Titus, a leading

Broker in Cornwall Real Estate. I have it listed for sale, recently reduced to $240,000. It is private but not isolated. The land extends to Route 4. A public Open House is planned for the Saturday after Thanksgiving, November 26th from noon to 2PM. Tell your out of town friends to come and take a look.

52 Cemetery Hill Road is also my listing, reduced from $395,000. to $299,000. It is a 3 bedroom 1950 house with a detached 3 car garage, barn, gazebo and writer's cottage up by the pond on 10.1 acres and we have an accepted offer that I'll be able to report in the next letter.

91 Cemetery Hill Road is David Bain's country cape with 3 bedrooms, 2 attached garages and several outbuildings at the corner of Great Hollow Road. Once llamas roamed here! It is close to Mohawk skiing and ready for a new owner. $249,000.

19 Great Hollow Road is my newest listing and it features a brand new great room as well as 3 bedrooms and 1 bath all on 2.5 acres with a detached one car garage. The new great room could become the new family room or a first floor master. That will be a decision for the new buyers to make. It is listed for $225,000.

On Valley Road I also have a lovely land listing of over 7 acres beside beautiful Birds Eye Brook which tumbles down one side of the land. An unpaved driveway is in position that extends to a lovely building site on the top. There are underground utilities in place.

Recently reduced to $249,000.

55 Essex Hill Road is the former Children's Cottage transformed into a lovely home back in the 90's. David Bain has this 3 bedroom 2 bath home on over 4 acres listed. A spacious living room with fireplace opens to both the kitchen and the dining room and one hears Birds Eye Brook when you step out onto the deck. The master bedroom with bath en suite is at the far end of the house for privacy and there is a large family room below. All yours for $ 495,000.

 We wish very happy holidays for all. If your travels take you to West Cornwall, please stop in for a visit. We'll be most happy to see you and answer any questions you may have about real estate. You are also invited to visit where you may read all our letters on Cornwall and other neighboring towns.




Priscilla Pavel

 Asher Pavel, Rick Meehan, Heidi Kearns, David Hurlburt


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



Dear Neighbor,

The path back to a more balanced market is no longer just a light at the end of the tunnel. There is a small pool of buyers who are serious and will purchase, if the right house and value coincide. There is still more property supply than buyer demand, but the number of offerings is being sold off at a better pace than sluggish. In fact we are seeing a tightening of inventory which helps solidify market values.


Here's our annual neighborhood real estate report detailing the real estate activity in the last 12 months in the Route 7 south neighborhood of Kent. In the last 12 months there have been 40 residential sales in Kent compared to 43 the previous 12 months showing a consistent selling volume and an increase of nearly 10 more sales per year over a three year period.

A common benchmark of the market's health is the number of available listings. There are fewer number of properties on the market today (41) than a year ago (51). We have been trending on a decreasing plane as newer home offerings are not coming to the market with the regularity they had in the last 10 years, and, put simply, a balanced supply and demand create a more normalized market. Also telling is the fact that there are 11 homes in contract presently. Here is what has happened in town.


Date Sales Av. List Price Market Time Av. Sales Price

2013-14 24 $661,033 139 Days on $602,718

2014-15 43 $530,085 192 Days on $486,113

2015-16 41 $494,285 165 Days on $461,861

So here is what has transpired in your neighborhood:

We start in the southern part of the neighborhood where my partner, Chris Garrity, has 171 Bulls Bridge Road listed for sale. Long vistas to the southwest over fields and hills into New York State offer a great home sited on 5 open acres. Great privacy as abutting neighbors are Bulls Bridge Golf Course and a large farm. There are four generous bedrooms on the second floor and considerably spacious common rooms on the main level and two bathrooms. The country kitchen opens to a large covered porch which is perfect for evening meals or morning coffee. There is a formal dining room and an open family room with a bank of windows and wood beams. The living room features a stone fireplace, wood flooring and 9

foot ceilings. There is a pool, three car garage with ample storage and a second floor that can be converted as well as a voluminous basement plumbed and ready for conversion. It is listed for $1,399,000.

Just down the road 184 Bulls Bridge Road is an 1800's Farmhouse that has been nicely updated. Generously sized eat-in kitchen with granite counter tops and exposed wood beams plus a large family room with period details. There is a nice master bedroom with ample closet space. A quaint second bedroom, plus an additional attached office space could easily be converted into a desirable walk-in closet. Hardwood floors throughout and plenty of storage is available. There are 1242 sq. ft. of living space and the lot is slightly less than a half acre but is level and well planted. It sold for $211,500.

Toni Soule of my firm listed this wonderful1859 hand-hewed hay barn, which is now an impressive 3 bedroom 3.5 bathroom country home at 255 Kent Road. Exposed beams and beautiful hardwood floors blend nicely with modern amenities and creature comforts. There are large windows help make the floorboard's patina glow with sunshine. The stainless steel appliances and antique styled cabinetry create an updated effect. There is wood stove that heats the open barn space quite well. Two en suite bedrooms, balcony, workshop and additional bedroom provide ample space. It closed for $305,000.

Toni also has another renovated barn with loads of charm and sophistication at 40 Valley View listed for sale. With an easy open floor plan the house is great for entertaining and family get together. Three bedrooms, two full bath, kitchen with tile floors and stainless steel appliances all in 2488 sq. ft. The exposed antique beams and wide board floors are highlighted by soaring ceilings and skylights which give the old barn a new and dramatic feel. Game room with loads of light leads outside to the barbecue area. 3 season porch and oversized deck for those cool summer nights. The private 2.92 acre parcel is level and detailed in stone walls. It is listed for $399,000.

A super cute cottage on a level parcel of woods with view potential is available at 231A Kent Road. This 609 sq. ft. bungalow is simple to operate and easy to maintain. The main room has a native stone fireplace and wood floors. There are new windows and an updated kitchen. Additionally there is a dining room, screened porch and full bathroom. Set on 4.38 acres, this perfect spot for one person or a couple seeking a getaway was listed with Chris Garrity for $120,000 and sold for $90,000.

201 Kent Road is an 1800's antique eyebrow colonial home that was moved well back from the road and renovated in the 1940's. From its gracious perch on over 4 acres the house has sweeping views across the tree dotted lawn to the peaceful Housatonic River and the hillside beyond. This well appointed 1662 sq. ft. home features a paneled living room with fireplace, detailed moldings, cornices, doorways and windows. There is a large family room, formal dining room, an eat-in kitchen and full season porch. Plus the lower level offers an artist studio with a half bathroom. There is a heated pool surrounded by lovely gardens. Updating of baths and kitchen would make this even more splendid. Generator and air conditioning system makes this antique home a bit more comfortable. It is listed for $305,000.

171 Kent Road is lovely undeveloped parcel of land with nearly eight acres of open field and woods. It is protected on two sides by land held by the Kent Land Trust. With some cutting west and southwest vista can been had. One can build on the level meadow or higher up on the hillside. There is a shared private road and a rough driveway on site. It is listed for $130,000 with Toni Soule.

Toni Soule sold 4 Lee Circle where at the rear of this country home westerly views over the Housatonic River Valley can be seen. The master bedroom-bath suite and balcony deck are on the main level. The living room has a fireplace with a pellet stove insert, dining room, family room all with cathedral ceilings. The kitchen is roomy enough for a table and features granite counter tops. There is a finished lower section has a walk-out to the patio. The attached 2 car garage provides covered entrance to the kitchen. Saddle Ridge Farm includes the Association tennis courts and is surrounded by 100+ acres of Kent Land Trust. It sold for $385,000 two weeks ago.

Dramatic southern views of open pastures and the Housatonic Hills can be seen from this 1992 Cape at 9 Conboy Heights. Considerable room and light, including a spacious living room/dining room that leads to a deck and the views. The home offers an eat-in kitchen with radiant floor heating. There are 4 bedrooms, including one master en suite on the main floor, and 3.1 baths. An office space, 2 additional decks, a finished walk-out lower level and a two car attached garage are also included in the 2507 sq. ft. The .709 acres feature lovely perennials and landscaping. Part of Saddle Ridge Farm includes number of amenities like access to shared tennis courts. This home sold for $375,000.

10 Angel Vista is a sun-splashed 4 bedroom, 4.5 bath Colonial with 2600 sq. ft. There are lovely long western views over Housatonic River Valley. Wonderful features such as a spacious living room with cathedral ceiling, fireplace, and French doors out to a large deck and pool. The Master Suite has a marble bath, sumptuous walk-in closest and dressing area. The lower level is partially finished with a full bath and additional washer/dryer that is used for the pool. It sold for $575,000.

There are a number of properties on the market in Kent so if you wish to see any of them, or have someone who might be looking, give us a call.


David Bain

Chris Garrity & Kent office-Toni Soule, Marilyn DeVos, Dave Fairty & Scott Harvey

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



Dear Neighbor:

The path back to a more balanced market is no longer just a light at the end of the tunnel.

It is here. There is a growing pool of buyers who are serious and will purchase, if the right house and value coincide. The number of offerings is being sold off at a considerable pace. In fact, we are seeing a tightening of inventory which helps solidify market values.

It is time again for our annual neighborhood real estate report detailing the real estate activity in the last 12 months in the South Kent neighborhood.

As noted above shrinking inventory is the big news as the year wraps up. There are only 44 house listings on the market in Kent presently. This is an inventory figure we have not seen for over 10 years. And of this figure there are 7 homes are in contract to sell!

While we anticipate that spring of 2017 will find more listings coming to market, the volume will not be high. The lack of inventory puts pressure on the buyer to act sooner.

In the last 12 months there have been 42 residential sales in Kent compared to 43 the previous 12 months showing consistent selling volume.Here is what has happened in town.

Date Sales Av. List Price Market Time Av. Sales Price

2013-14 26 $728,608 153 Days on $671,355

2014-15 43 $488,108 198 Days on $433,322

2015-16 42 $491,874 157 Days on $458,840

So here is what has transpired in your neighborhood:

11 LaFontan Drive is a 4 Bedroom, 3 Full baths on a private, 1.75 acre level lot. There is a large bonus room on lower level opens up to the perfect yard. In-law capabilities on lower level with bedroom, full bath with new vanity and tile and separate access. The ceilings on main floor in Dining room and Living room are all vaulted plus new flooring in Dining and Living rooms. The house measure over 1320 square feet and has a new roof. It was listed for 40 days at $279,900 and closed for $275,000.

64 Geer Mountain Road is a 2300 square foot cape style home on 5.84 acres. Nestled on a wooded hillside, this charming cape has a 1500 square foot bluestone terrace off the kitchen and perennial gardens. The house is immaculate, with beautiful hardwood floors, tastefully painted interiors, granite kitchen counters, two fireplaces, an expansive living room with custom cabinetry, and a large den/family room/library with built-in bookcases.

There are 3 bedrooms and 2 and a half bathrooms. I had the listing which sold for $385,000.

81B Geer Mountain Road is a sought after location in our scenic area of South Kent This parcel offers total privacy and views on 14 acres a mix of mature forest and meadows old stone walls. Sited atop a hill the approach past fields, rushing stream, leads to this classic Federal Colonial with barn. There is a formal dining room with a large Palladian window. There is a living room anchored by a fireplace and a family room that open to a 4-season porch with views to the west. Ed Cady Barn with 4 stalls offers other potential uses. Built in 1989 this 2800 square foot home has 3 bedrooms, 3 full baths and one powder room. Initially listed over a million dollars in 2012 the house sold in 2016 for $709,000.

25 Brown Road is a beautifully renovated farmhouse style home with 6+ acres of complete privacy. The 2464 sq. ft. home offers an impressive wraparound cedar porch with dining area overlooking the park-like landscape. There is a bright and open interior with a completely new kitchen with high-end appliances, hardwood flooring throughout, family room with fireplace and sliders opening to an expansive rear deck. Among the four upstairs bedrooms is a new en-suite master with walk-in closet. The paved driveway and 2-car garage round out this 1996 colonial which sold for $540,000 after 119 days on the market.

Atop Iron Mountain Road there were two sales on this private gravel road:


28 Iron Mtn. Road is a 2001 contemporary that sits on 5 acres of woods with a nice view to the east. The 4 bedroom home features wood flooring throughout and large windows. There is a large native stone fireplace in the living room that opens to a nice terrace and also connects to the main floor master bedroom. Adjacent to the main residence is a garage with large unfinished loft above. This home had been on and off the market since 2008 where it was listed for $1.2 million. It sold for $600,000 last February, off the last asking price of $649,000.


29 Iron Mtn. Road is nearly the opposite of #28 across the street. This beautifully built 2004 Colonial is sited on 5 private acres as well but faces west with seasonal sunset views. The 2,860 square foot home features hardwood floors throughout, three spacious bedrooms, 2.5 baths, and a large eat-in kitchen with granite counters and stainless steel appliances that opens onto a spacious deck. The master bedroom suite incorporates a large private bath, his-and-her walk-in closets, as well as a lovely sitting room that can be used as a fourth bedroom. In addition, the walk-out basement has been finished into a media/game room. Like its neighbor this house was listed on and off since 2012 but relisted in 2015 for $595,000 and selling for $525,000.


There are a few properties listed in the neighborhood but here are two offerings of interest.

64 Howland Drive is an opportunity to acquire a perfect property perched atop Geer Mountain with the incredible South Kent views. There is a lovely mix of woods, stone walls, barn and pasture on this 18 acres parcel. This 4611 sq.ft. Colonial style home is in excellent condition featuring numerous details like hardwood floors, three fireplaces, extensive moldings, soapstone countertops, top-of-the-line appliances and spacious rooms. Views from each room are available. There are 4 bedrooms and 3 and a half bathrooms. Surrounded by protect land and the long views this property is market listed for $2,100,000. Chris Garrity and Dave Fairty have this listed.


I have listed 94 Richards Road a very private one level country home with winter views. This 3 bedroom, L-shaped one level home is a care free retreat. It has a large living room/dining room that focuses on the fireplace. Sliding glass doors open to a large new deck is perfect for entertaining. The master bedroom is large and multi-leveled room with an en-suite bathroom. This 1760 sq. ft. home has 2 bathrooms, woods flooring and a 1970's galley kitchen. It is listed for $359,000.

There are few more listings available in the neighborhood a number in Kent altogether, so if you wish to see any of them, or have someone who might be looking, give us a call.

Happy Holidays!



David Bain

Chris Garrity

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















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