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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 12^th 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