January  2018

Dear Neighbor,

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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.

Cordially,

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