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Date Archives: January 2018

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Bain Real Estate Westwoods 2018 January Market Report.


Dear Neighbor,



Year over year sales comparison in Sharon show a strong number of sales (54) in 2017 continued from the strong 57 residential sales in 2016. This demonstrates the increased demand and a sell-off of an over supplied market of 75 listings a few years ago.  Today there is a lessened supply of residential homes for sale (51) which will likely promote stronger values.

In fact we are seeing a slight squeeze on the number of listings available in Sharon and the County resulting in only 2 homes in contract to close. Are seller's values trending higher or is this merely the rhythm of the winter market doldrums? 

Even with fewer houses available there are still a number of distractions that foster a buyer's hesitation, whether it is unpredictable international and national events, the financial uncertainty of the State of Connecticut, the coming of age of younger buyers whose desires and goals vary considerably from the previous generation of buyers, or all three.  There seems to be many uncertain issues.

The Millennial Buyer who wishes to purchase a home in tip top condition is one such issue.  It's challenging to discern if the culprit is the HGTV influence or the fact that today's 30-40 year old was not brought up with the dream of fixing up houses.  Nevertheless a house that needs considerable work or is "tired" or not updated is more often passed over for one that is ready to move in or new.  The better your house presents, the higher the value you will see. 

Last year's letter found 12 house and 1 land sale in the neighborhood while this year we report the exact same number.  Over the last few years this neighborhood represents 23% of the total number of house sales in Sharon each year.  Here is what has happened.

14 Weber Road just sold for $3,411,820. This estate was originally developed in the late 1980's by Jim Pepper and under the new owner the 6154 sq.ft. was completely renovated and now offers 5 bedrooms,  5 full baths and 2 half baths. Set atop a high hill the all-encompassing, protected views overlook the 284+ acres, Webber Pond and Catskill Mountains beyond. The large country kitchen sits central to the formal Dining Room, enclosed Bluestone Porch, and casual Breakfast area. The Library's wood-burning fireplace and custom built-ins lead to the spacious Living Room. Landscaped gardens and stonework join the rear Patio to a gunite pool that sits at the crest of views overlooking the property's 42-acre pond. Originally listed in 2015 for $9,450,000, the property dropped to a final asking price of $5,945,000 before securing a buyer.

28 Clark Hill Road is another house that took a few years to sell. This 36 year old house has 3 bedrooms and 3 full bathrooms and has been well maintained, but dated. The interior has an open floor plan with a large kitchen and step down dining area. There are wood floors and wood paneled walls. The house is set well back on the 4 acre lot and has old stone walls and is dotted with lovely plantings. The house was on the market for a year for $538,000 before I rented it in 2016.  It came back for sale in early 2017 for $429,900 and sold for $400,000 in two months.

209 West Woods Road #1 is a Country white-washed Post & Beam home featuring 3 bedrooms and 2 full baths in over 1800 sq. ft. of living space.  It has a living room with an open two-story space that is lined with a wall of windows bringing in sun light and offering a great view of the outdoors. The floors are terra cotta and sliding doors open to a stone Terrace. There is also an old barn on this 5 acre parcel of woods. It was listed for $445,000 and sold for $410,000 in 41 days.

111 Lambert Road is a 1980's Contemporary style home privately sited on 11 acres in two different 5 + acre parcels.  The home has interesting angles and is anchored by a large open deck. The kitchen flows into the cathedral living room with natural light streaming through the various angled windows. This 1,664 square foot home has 3 Bedrooms, 2 Bathrooms plus additional square footage in the finished basement room/office and workshop. Listed in the spring of 2015 at $499,000.  The house was reduced to a final asking price of $325,000 before selling for $300,000 or 40% off its original 2015 asking price.

Just up the road is 92 Lambert Road is a custom designed one level modern home that I have listed along with my associate Toni Soule.  It is comfortable, cozy, elegant and crafted with a passion for quality. Amidst a wooded 5 acre parcel, it's designed with careful environmental practices. New bamboo flooring, mini-split heat exchanger that cools, dries or heats the home is state-of-the-art efficient. All exterior walls are insulated six inches thick and the house has a new stainless steel roof which will last 50 years plus. South facing windows capture passive solar, maximizing sun in the winter and employ tree shade in the summer. This is listed for $330,000 down from $399,999.

46 Lambert Road has a private location with long distance views at the end of this gravel road. The custom built home of 3,788 sq. ft. has a great room with antique wood beams, large bank of windows to view the Catskill Mountains and brick fireplace. Rustic in nature with a post and beam style and wide-board floors throughout, the house offers a kitchen with granite countertops, a family room with a stone fireplace, 3 bedrooms, an office and 3 1/2 bathrooms. The 7.85 acre property abuts conservation land and includes a barn and abundant gardens. It sold for $920,000 after being on the market since 2009 and an original list price of $1,350,000.

Down on Knibloe Hill the activity from last year has continued.  I sold 34 Knibloe Hill Road, a 60 acre parcel of land that was once part of the Dean farm and offers three large corn fields with beauty and scenic views of the valley. Private and accessed off Old Travers Road under an alley of old maples this is a special property that I have had the privilege of selling three times.  A house is finally being erected on this parcel that sold for $1,325,000.

And the neighboring cornfield to the north is where an 87 acre estate at 14 & 18 Knibloe Hill Road recently sold for $3,900,000. The views from this 5000 sq. ft. American Shingle home with touches of native stone are lovely over the fields, pond, pond house, guest apt, pool, portico, mature plantings and gardens. A substantial horse barn and paddocks with fenced pasture in quiet and private setting round out this property. Both beautifully maintained and finished in top quality details this is property sold after an initial listing of $4,800,000 back in 2015.

316 Amenia Union Road is an 1800 sq. ft. antique colonial home in need of considerable repair and is bank owned. There are 3 bedrooms and 2 bathrooms, pine flooring, wood trim and a fireplace. Part of the property lies in New York State. The parcel is a rear flag lot of 2.64 acres. There is a running stream in front of the house which was listed for $74,900 and sold for $72,000 in 21 days.

49 Boland Road is set well back from the road so that one cannot see the house. The 1800 sq. ft. home is sited on this 19 acres of former hay field with long sweeping views to the southwest. Built in 1975 this 2 bedroom, 2.5 bath post & beam barn style home is ripe for upgrades. Centered by a large fireplace the home maintains nice wooded floors, a barn frame and windows on the view. There is a small brook and a gunite pool with a large stone patio. Listed for 1,295,000 in the fall of 2016 this sold a year later for $1,100,000.

A small 400 sq. ft. stone cottage at 13 Crossfield Drive sold last Fall.  Built in 1979 the cabin maintains 1 bedroom and 1 bathroom, a fireplace and a large screened porch.  Set on 3.66 acres it appears to be privately situated and sold privately to a neighbor for $329,000.

46 Hoopersfield Road is a 9 year old lovely country cape set in an field of 3.13 acres offering open sky views.  This home features an open floor plan. The kitchen offers GE Monogram appliances, granite counter tops, 6 burner stove and walk-in pantry. There is oak flooring throughout the home as well as extensive detailed moldings and woodwork.  There is a first floor master with full bath, and private patio. There are 2 additional bedrooms plus a media room. It was listed for $495,000 and sold for $460,000 in 6 months.

22 Pinch of Rocks Road is another private home that abuts the National Audubon land. Up a private driveway, hidden from the road is this country style home on 4.14 acres. 4 large bedrooms and 2 bathrooms compliment the 1785 sq. ft. home offering plenty of room for guests. A large stone patio features a hot tub. The 1983 home has an open floor plan with large windows, new floors and custom trim custom. The kitchen is also newly renovated with granite countertops and newer appliances. It was listed for $350,000 and closed at $317,000.

There are a few other neighborhood offerings on the market and if interested call us, stop by the office or visit our website at   One can find not only the afore mentioned listings and sales but also one can find this letter and all other Sharon neighborhood letters archived on our site too. And if you wish to follow our blog for new listings, sales and other interesting real estate tidbits join up from our website. 







All the best,

 Chris Garrity

& David Bain 


And the Sharon office-Michele Pastre, Joanie Yahn, Jennifer Luning, Susan Magee, David Almquist and Karen Grimaldi


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



January  2018

Dear Neighbor,



Happy New Year 2018! Many surprises seem to be in store for us if the weather is any indication with its variances from below freezing to almost April showers and back again to the cold. Our real estate market has similar stops and starts, but it does seem to be warming up again. Currently we have fewer listings but more buyers on the search. This is not the time of year for new listings that usually happens later in the spring.

Reference is often made in my letters to Cornwall Town Appraisals and Assessments.  There is a 30% spread between these figures. Recently we are seeing more sales closer to the appraised values and even a few above!

Last year we had 6 sales in your neighborhood; this year we have 7 sales.

Starting up at the Goshen border, just beyond the state land at Mohawk Mountain at

87 Mohawk Mountain Road a 7 room cape, on 10 acres, built in 1940 was offered for sale in 2016 for $369,000. It features 3 bedrooms and a layout that would be suitable for an auxiliary apartment. A garage is located under the house. After several price reductions down to $249,000, it closed at $225,000 which is very close to the town appraisal of $236,100.

166 Bunker Hill Road is a small 1285 square foot 3 bedroom cabin built in 1978. With a board and batten exterior and its location on a lightly wooded lot back from the road, it sold quickly. Listed at $179,000 and closed at $152,500. Midway between the town appraisal of $186,300 and the assessment of $130,400.

19 Great Hollow Road is a 3 bedroom cape built in 1940 with a detached 1 car garage. A large family room had been added to the rear the house which features hardwood floors through out, a back patio for outdoor dining and a lightly wooded lot with a side meadow. This sale is one of the exceptions to prices falling between Cornwall's appraisal/assessment. Listed at $225,000 sold at $200,000 above the $184,000 appraisal. This was my listing and sale.

55 Essex Hill Road used to be known as the Children's Cottage. A delightful shop for toys and clothes for the little ones it was converted into a residence in the 1990's.  Purchased at the height of the real estate market in 2007 for $615,950,  the sellers lost money on this transaction. Located above the tumbling class A trout stream, Birdseye Brook, an outside deck, open kitchen, living and dining area, 3 bedrooms including the master with a bath en suite, it was priced to sell at $450,000 and it closed at $445,000 above the town's appraisal of $430,700. David Bain and I shared the listing and David secured the buyers.

A lot on Valley Road, over 7 acres with the Birdseye Brook tumbling through, with great views and a drive installed to the top of the hill had been offered for sale for years. It was finally lowered in price to $229,000 and closed at $175,000.

295 Great Hollow Road is another property which has just sold at a price way below the original purchase price of $440,000 which the sellers had bought back at the height of the market. Sited very privately near the end of the road on over 9 acres, it featured an in ground pool accessed from a cathedral ceilinged living room with a wood burning fireplace which opened to the dining room and kitchen. The master bedroom has a bath en suite and the second bedroom is adjacent to another full bath. The kitchen had been completed redone in 2007 prior to the previous sale. A 2 car garage is located under the house and there is room to finish the remaining basement space. Listed at $395,000 2 years ago, reduced to $350,000 and closed at $305,000. I had sold this house to the sellers and listed it for sale for them. Not the first time that I have sold a house a second time.

26 Dudleytown Road is a marvelous 1783 Saltbox antique house which has been tastefully updated for the 21st century. 3 working fireplaces on the main floor, join the kitchen, dining room and living room. There are 3 bedrooms and 3 bathrooms. Of course there is also a lovely view down the valley. Originally listed at $675,000 and closed at $565,000 which is well above the appraised value of $389,400.

In your neighborhood we do have 2 land listings for sale.

Clark Road has just been beautifully repaved and adjacent to the former Clark farm there is 6.78 acre lot which I have listed. It is across the street from the Clark Pond. This lightly wooded, level land would make an ideal home site and reasonably priced at $175,000.

On Flat Rock Road Chris Garrity has listed a marvelous horse property of 102 acres with 1100' of road frontage. It is level, has some stone walls,6 open fields, a deep pond and some wetlands. It abuts Connecticut State Forest and has views from high points. Listed at $1,800,000.

We look forward to your visits and calls. Please let us assist you in your real estate adventures.





Priscilla Pavel

And the Cornwall crew: Heidi Kearns, Dave Hurlburt, Rick Meehan and Asher Pavel


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


Mid cornwall 2017 December



Mid Cornwall 2017 December Market Report.



Dear Neighbor,

It has been a long, warmer fall than usual.  The colors were late and muted except when near wetlands where their brilliance was unmistakable.  And now winter arrives with its harsh beauty.  Meanwhile the beat of real estate continues.

Last fall, we reported 14 sales.  This fall, we have 10 sales to report; both homes and land.  This area of Cornwall is always one of the most active.  In the report below I have compared the sales prices to the town appraisals.  While these appraisals are not reliable to establish individual current market value, in Cornwall they are remarkably close and provide an interesting check on the market.

275 Dibble Hill Road is a most unusual architect designed home designed by its late owner, Henry dePaolo.  It is sited above a brook on a hillside and its 7 rooms are on multilevel.    It includes 2 bedrooms, 4 bathrooms, living room, studio and office spaces all with views of an interesting sort.  It was only on the market for 35 days!  Listed at $650,000 and closed at $635,000 - just slightly below the town's appraised value of $638,300.

A 7 acre lot has been sold to an abutting neighbor for $72,500 - below appraised value.  An excellent value for the buyers who are adding guest quarters to their property at 198 Dibble Hill.

109 Dibble Hill Road combined an antique structure with a 2011 new construction of a 7 room house of 4428 square feet.  Spacious, propane heat, central air, 4 bedrooms with 4 baths en suite, plus 1 half bath.  In 2015, it was listed at $1,195,000, reduced to $949,000.  Reduced again to $895,000 and sold at $875,000.  Again, below the town appraised value of $909,500.

77 Pierce Lane is a contemporary home on over 5 acres with a heated 3 car garage with space above just waiting to be finished into guest quarters or studio space.  The house itself has a great wraparound deck, fireplace in the living room and 2 bedrooms on the upper level.  Originally listed at $515,000, it closed at $435,000- just below the town appraised value of $444,700.

24 Town Street South is a 1940's stone cottage on over 18 acres with level lawns surrounding the house.  The living room features a cathedral ceiling, wood burning fireplace and opens to a back patio with pastoral views.  First floor master with adjacent bath,  2 additional bedrooms on the second floor with a bath between them.  It started at over four years ago in the 7's and was last listed at $544,000 and closed at $470,000, well below the town appraised value of $540,000.

  54 Sharon Goshen Turnpike is an 1800's cottage on 9.74 acres with a large barn.   The house has 7 rooms, 3 fireplaces, 3 bedrooms and 1 bath- all in need of updating.  It was listed for years starting at $595,000.  It was reduced to $199,000 and closed at $168.000.  Another sale below appraised value of $224,500.

A 16.57 acres on the north side of Sharon Goshen Turnpike just after Route 125 branches off to the village, is a wooded lot with a brook and a hillside with some stone walls, large enough to be subdivided with several suitable building sites was listed at $149,000 and closed at $120,000.  Rick Meehan of our Cornwall office sold this property. 

142 Sharon Goshen Turnpike is a 71 acre hillside lot with 2 houses and great views.  It was originally listed at $1,150,000 in 2014.  Reduced to $995,000 in 2015 and closed in November 2016 for $782,500, which is above the town appraised value of $763,300.  The main house is 10 rooms; 4 bedrooms with 3 full and 5 partial bathrooms, an indoor exercise pool and a garage for 2 cars.  The guest house has one level with 2 bedrooms.

233 Sharon Goshen Turnpike is up a long winding driveway.  This contemporary 8 room house features 4 bedrooms which are located on a 3 levels.  The lower level features a walk out to lovely landscaped grounds.  It is a short walk to the heated pool.  Quality construction throughout the house and grounds.  It sold in less than one year on market.  Listed at $618,000 and sold at $580,000, just shy of the appraised value of $585,300.

11 Hart Hill Road was a transfer within a family of a house on 23 acres valued by the town at $205,400 and sold at $258,000, well above the appraised value.

David Bain has a wooded lot on Cream Hill Road of 9.6 acres reduced to $105,000, with 1500 feet of road frontage.   It will require a curving drive up to a lovely view site for your new home.  This is an outstanding value, a great place for a home within walking distance to our Cornwall Consolidate School.


We hope you'll stop by for a visit.  Give us a call with your inquires or needs and we'll be delighted to assist you.  Perley's Farmhouse Café is now open next door and we heartily recommend it to you. 

Respectfully Yours,

Priscilla Pavel

And our Cornwall Crew- Heidi Kearns, Dave Hurlburt, Rick Meehan, Asher Pavel


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


Bain Real Estate West Cornwall 2017 December Market Report.

Please Click Here To See The Map


Dear Neighbor,

In the last 12 months there have been 55 residential sales in Sharon compared to 48 the previous 12 months.  We have been averaging 50 residential house sales in the last 3 years revealing a trend that is now back to pre-2008 levels.  Presently there are 65 house listings for sale in Sharon and that is 10 more than the previous year's offerings.  The fourth quarter of 2017 has been spotty with 16 sales and 6 pending sales but compared with 4th quarter 2016 -18 sales-it still trending in the positive direction.


Here are the average statistics for the last two years sales:


2015-2016 Sales: Closed (48)





List Price


Sale Price















2016-2017 Sales: Closed (55)





List Price


Sale Price

















We seem to have reached a more balanced supply and demand which has now evolved into a more normalized market.  While it is still imperative to list your home at an attractive price, there are now more buyers interested in owning a home here in Sharon. Also encouraging is the fact that there are 2 land sales in contract presently and last year saw 5 land sales. 


Here is what has transpired in the West Cornwall Road area this past year:

9 Birch Lane

This privately sited Contemporary Cape offers a rural retreat. Large windows invite the natural light inside while a wrap around deck offers ample room to be outside. Close to State Forest ensure the privacy. There are 3 bedrooms, 2 full baths in this 1400 sq. ft. home and though only built in 2000 the house has been updated including a new bathroom with a jet tub, new kitchen, wood flooring and recessed lighting. The lower level has the potential of additional living space. The 4 acres are level with some partly cleared woods. This home had been on and off the market for over 3 years starting at $427,000.  Final asking price was $329,000 with a sale at $309,000.



201 West Cornwall Road

Charming 1900's cottage with 1940 sq. ft. and spectacular views over the Housatonic River Valley.  The open floor plan and large widows take full advantage of the views. The library has the original stone fireplace and fir flooring. Second floor balcony wraps around the interior of the house and the cathedral ceiling at the center. There are 4 bedrooms and 2 full baths. An exterior deck wraps around the house and there is a 2 car detached garage. Set on 3 acres that slopes to the east to maintain the views.  Listed for $330,000 and sold for $320,000.

209 West Cornwall Road

Another country Cottage sited next to a babbling brook with seasonal views and complete privacy offers 2 bedrooms and one bath.  There is a living room and dining room open floor plan with a native stone fireplace, wood floors and paneling. Built in the 1960's this house offers 1200 sq. ft. of character with an updated kitchen. There is also a large 3 season porch with access to stone patio overlooking mature gardens and trees. It was listed for 466 days and sold for $297,500 after a number of price reductions.

West Cornwall Road

I sold this large private parcel with the building site set well off the road. Driveway roughed in to the building site that is cleared and offers long and pretty views to the south-east.  The 26 acre property abuts larger parcels as well as the State Forest. It was on the market for nearly two years before closing for $195,000.




And here is what we have for sale:


240 West Cornwall Road

This charming early 1800's antique cottage is livable with plenty of ways to add your own personal touches to this simple 1037 sq. ft. home.  There are 2 bedrooms and 1 bathroom, antique floor boards with nice patina.  Set on 2 acres of land it is listed for $159,000.

All our letters are archived on: under "Neighborhood Sold Stats" on the home page.  Every house for sale in Sharon and surrounding towns in the MLS system is on our website. We include videos on our site as well to improve and sharpen the marketing of homes.  Video is the medium our customers desire so we are on the cutting edge and the only ones using them in the area.  If you have any questions, give us a call and we'll let you know about properties in the neighborhood!  And to you, friends and family have a wonderful holiday season!



Chris Garrity



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



 Bain Real Estate Cornwall Village 2017 December Market Report




We are in the midst of the holidays, following a lovely Fall season. Winter has arrived in a

friendly, frosty way. The Mohawk Trails are covered with snow and ski season is underway!


Last year at this time we reported 7 sales with 43 houses for sale. This year we are reporting 5

sales but only 29 houses currently for sale in Cornwall. The market has gotten a bit more restrictive with fewer homes being offered.  This constriction, we predict, will only help to tighten values in the next few years.


While many of our residential sales in the recent past have sold below the Cornwall Town appraised value, on average homes are selling for more than the Cornwall Town assessed value. (An Appraised Value is the full value the Town sees your house being worth- The Assessed Value is 30% less the Appraised Value and is the figure used to calculate your taxes.) We see the value range between the two Town figures as a good place to begin when estimating your own property's value.  I've indicated those figures in the report below.


There were 2 sales in the village itself:

5 Twixt Road was the long time home of Joan Titus, independent real estate agent, and former

researcher for Time/Life and dear friend. This cozy home with 3 bedrooms, an office, bath and a half, kitchen, dining room and living room with a detached 1 car garage was my listing. It has been transformed by the new owner into an open first floor living space opening to a large deck and patio in the backyard. Originally listed at $335,000 I sold it for $187,500, which was still above the assessed $165,600.


14 Pine Street is a charming clapboard antique dated 1808 with a welcoming front porch.

Upstairs there are 3 bedrooms with a bathroom. Downstairs a large kitchen, living areas and

even an enclosed back porch plus a fireplace. Originally priced at $435,000, it sold quite quickly

for $407,500 just slightly below the $434,800 town appraisal.


In the village vicinity we have:

52 Cemetery Hill Road is a Cape Cod style home far enough at the end of a long drive that the house cannot be seen from Route 4. In addition to the house, there is a 3 car garage, storage barn and a writer's cabin at the back of the 10 plus acres overlooking a spring fed pond. Originally the many bookshelves in the house were filled with books by this former professor and researcher. The house itself features 3 bedrooms with a first floor master, eat-in kitchen,

living room with fireplace and a large nook which used to house a grand piano.  I listed this property at $395,000 and later reduced to $299,000 at which point it sold for $280,000, a smidge above the $263,500 assessed value.





19 Great Hollow Road is a handsome small yellow house with a detached 1 car garage. With 3

bedrooms on the second floor, the first floor also has a brand new cathedral ceiling addition.

The eat-in country kitchen opened to the back patio for outside dining. A 2.5 acre level yard

offers room for gardening . The near proximity to Mohawk Ski area is also a plus. This is one of the few Cornwall properties to sell above the town appraised value. Originally priced at $225,000 it sold for $200,000 and is appraised at $184,000. This was also my listing.



55 Essex Hill Road sits high above the roaring Birdseye Brook in a picaresque country setting with a large front meadow, stone walls and long driveway in. Old time Cornwallians may remember this was once the Children's Cottage.  Last bought during the height of the market in 2007 for $615,950 the seller used the Town appraisal of $430,700 as a measure of value and agreed to price the property at $450,000 to meet the market.  David Bain and I shared this listing which has a large, light cathedral ceiling living room with a wood burning fireplace and an entrance to the open deck, an adjacent dining room plus 3 bedrooms which include the master with a bath en suite, David Bain sold it for $440,000.


Currently available for sale in this area we have one lot and one home.

The 7 acre lot is at the corner of Everest Hill Road (750' frontage) and Great Hollow Road (149' frontage). Mostly clear and level with several home sites from which to choose it is listed at $150,000 which represents a $25,000 reduction from the original price. This is my listing.


295 Great Hollow Road is my listing and a 1951 one level home with swimming pool, large cathedral ceilinged living room with wood burning fireplace, 2 bedrooms, 2 baths, kitchen open to dining area plus an unfinished basement which also includes a 2 car garage. Located on over 9 acres and listed at $350,000. The Appraised value is $368,200 with an Assessed Value of $257,800. Currently there is an offer so I hope to write about this sale in the next letter.


We extend Holiday Greetings to all with the expectation of a great New Year 2018.

If we may answer any real estate questions, or visit with you, please stop by the Cornwall office

next door to the new café- Pearly's Farmhouse Café just through the Covered Bridge.


Sincerely yours,


Priscilla Pavel


AND Heidi Kearns, Dave Hurlburt, Rick Meehan and Asher Pavel