Date Archives: October 18th, 2018

Bain Real Estate 2018 October Kent Segar Mountain Market Report.

PLEASE CLICK HERE TO SEE THE MAP.

Dear Neighbor,

Have we reached equilibrium between buyers and seller after 10 years?  From the bottom of the market to today there has been a slow, arduous climb of local real estate values.  In the ensuing ten years values have improved with buyers returning to the market; returning however with a tempered desire to purchase. Sellers in turn reacted by lowering asking prices making it more appealing to the buyers. So, growth has ensued. 

2006 was arguably the peak of the market prior to the Great Recession. Below is the data from 2006 showing an average sales price of $475,000 (rounded) on 53 sales? The second box (Oct. 2017-Oct. 2018) shows 50 transactions with an average sales price of $675,000 (rounded). For additional perspective, the average market value from October 2010 through 2011, which was the statistically low point of the market, was $393,845 on only 32 sales.

One can see that the volume of sales of the last 12 months versus 2006 is awfully close. And both periods show that the Days on Market (DOM) are also nearly the same. Plus, presently there are only 46 homes (statistically low) on the market and 7 properties in contract.  There have also been a number of properties sold directly without market exposure that have not figured into this data.  All this makes a strong argument that the local real estate market has returned to a much healthier level from the low points of the local real estate market.

So, here are the details of what has transpired in the last 12 months in the neighborhood. There were a total of seven sales in the neighborhood.

24 A Segar Mountain Road

This unassuming Modern home on 3.12 acres is hidden near Kent's village center with western views of farmland and hills beyond. A 30 x 21 Great room is the highlight of the house with fireplace, exposed wood beams, and vaulted ceiling. The kitchen offers a walk-in pantry, wood cabinets, granite counter tops, gas range, and stainless steel appliances. There are three bedrooms upstairs with the master suite offering walk in closets and a full bath with Jacuzzi tub. Two other guest bedrooms share a full common bathroom. Sun filled lower level room offers many potential uses. With over 3200 sq ft of living space, a two car attached garage, this is in turnkey condition.  Chris Garrity, my partner, sold this house in 2005 for $362,500 and he brought the most recent buyer who paid $425,000 or a nearly a 15% increase from pre-Great Recession market height.

  55 Stone Fences Road

Back in 2005 this house was sold for $495,000.  After thirteen years and a foreclosure, this contemporary colonial sold again for $269,000.  This 50% loss of value was dramatic but largely due to the deteriorated condition of this 1996 home.  New owners invest money, energy and enthusiasm thus this 2380 sq. ft. home with 3 bedrooms and 3.5 bathrooms has been rejuvenated. Newly renovated kitchen with stainless steel gas range, stone counters, new cabinetry, farm sink, lighting and plumbing fixtures. Recent interior paint, refinished white oak flooring, tree removal and mechanical system updates.  This house boasts a cathedral ceiling living room anchored by a large brick fireplace.  The master suite is on the main floor and is connected via a wood deck to the kitchen and living room.

It is now for sale again for $399,000.

  25 Bald Hill Road

This home has rustic charm on a very private 1.5 acres on a dead end road. It's a contemporary barn style home offering large public rooms- Kitchen with vaulted ceilings and exposed beams with fireplace and a pantry.  There is a spacious living room with a fireplace and wood flooring.  There are 4 bedrooms 3 full and one half baths. Extra rooms include a reading nook at second floor landing, a sun room on first floor couples as an office, a lower level playroom, TV room and Laundry room round out the house. In 2008 this house was sold for $250,000 and with some improvements to the house and improvements in the real estate market, this house sold for $320,000 in 2018.

18 Kenmont Road

Exceptional lakefront and 16.5 acres on North Spectacle Lake is what makes this property so special. With views over the lake and 500' of lakefront and a private cabana and dock, the 20 years old house was an afterthought. In fact the 4 bedroom, 3 bath custom Lindal cedar home with post-and-beam construction, huge panoramic windows, vaulted ceilings, fireplace and an open floor plan was demolished after it was sold.  Once listed for over $3 million, we represented the buyers who have since begun to erect a home with better quality and design.  The property sold for $1,250,000.

445 Segar Mountain Road

Also on North Spectacle Lake is a 1995 contemporary with direct frontage. Intentionally designed open floor plan allows the light to flood in and the lake views to be the focal point from each of the three levels. This 2500 sq. ft. lake house has 3 bedrooms and 3.5 bathrooms a living room with a fieldstone fireplace, vaulted ceilings and French doors to large 36 foot deck. The open loft office has lake views while the large family room on the lower level offers a small kitchen and a bedroom and full bath.  This home sold for $500,000 after being on the market for nearly 2 years with an initial asking price of $895,000. It had last sold in 2001 for $450,000.

  447 Segar Mountain Road

This property uses the same driveway as the aforementioned home at 445 Segar Mtn.  Set 200 feet back from North Spectacle Lake this 3742 square foot contemporary is sited to maximize the views.  Likes it neighbor this 3 bedrooms and 3 full baths is designed to see and access the lake.  The living room has windows on 3 sides with a fieldstone fireplace in between. The kitchen is large (17'x 23') with ample storage, counter space and views of the lake. The second floor has 3 bedrooms, two full master baths (one with a deep soaking tub) and a separate office. An elevator was recently added to give easy access to the second floor. There is also a large family room on a walkout lower level to the boardwalk to the lake.  This home sold in 2007 for $637,685 and sold again this past summer for $670,000. This house was on the market for five years with an initial asking price of $990,000.

If you were curious, much of the value discrepancy between (445 and 447 Segar Mtn. Rd) and 18 Kenmont Road is attributable to the quality of the lake front each has. 18 Kenmont Rd. has deep water access and has dry ground.  445 and 447 Segar Mtn. Rd which abut one another are at the outlet end of the lake where the shallow and weedy conditions make it less appealing to the market.

  4 Kenico Road

Another victim of the Great Recession was this practical raised ranch on 1.2 acres of land.  Last purchased in 2003 for $265,000, this home represented a good family house value. But in 2017 after some considerable neglect, this 1281 sq. ft. home was foreclosed upon and came back on the market for $199,900. With my partner's assistance the new buyers snapped it up for at $198,000 only after 14 days on the market.  It has since been updated and brought back to comfortable living standards.

There are a few other offerings in the neighborhood and town so to keep in touch with these happenings or other areas in the NW Corner, visit on our website, www.bainrealestate.com. 

This letter and the others we write are posted there as well. Have a colorful autumn.

Cheers,

David Bain &

Chris Garrity

And the Kent office-Toni Soule, Marilyn DeVos & Scott Harvey

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

Bain Real Estate 2017 November Upper End Market Report.

Dear Neighbor,

It's time to look at the past year to see what happened to the upper end market.  This letter is an update of the activity between October 1, 2016 and today within the context of the 11 towns we service in Northwest Connecticut. There are a lot of statistics, but they do tell us things about the market. 

The first table shows the number of sold properties over $1M is the highest since 2007!  All in all the market is strong even though there are still 203 properties over the $1M mark that have not yet sold.  Note the average sale price is up 2% but the average days on market is up by 41 days.

Here's some perspective over the last 14 years for the upper end market in the 11 towns we serve.

This second table gives a closer look at the upper end market in each town over the last six years. Salisbury had the best year with the most sales with Sherman in second place.  Washington, usually the leader, tied Litchfield for third place with just 8 sales.

Arguably we believe there is no better place within 90 miles of NYC that offers so much as NW CT.  We're blessed with such natural beauty, safe environment, many cultural amenities and interesting friends with whom to share it all.  The demand to live here is solid and constant. We are the lucky ones.

On to the details of what happened in our five specialty areas in the last 12 months.

Kent had 7 residential sales:

1. 411 Jennings Road is a 3688 sq. ft. 4 bedroom 3.5 bath colonial built in 1800 with 37 acres.The home was meticulously restored and expanded.  A new barn was built and extensive landscaping done.  It sold last January for $1,037,000, down just a bit from its list of $1,285,000. 

2. 79 Muller Road is a 4014 square foot contemporary with 4 bedrooms and 4.5 baths on 20.64 high hill side acres. The craftsmanship was stunning and the views long.  It sold last December for $1,150,000 down from its original list price of $1,387,000.
3. 154 Kent Cornwall Road is a 3293 square foot colonial built in 1900 with 3 bedrooms, 2.5 bathrooms on 3 acres and recently totally and beautifully renovated in just the last few years.  Two barns and extensive landscaping.  It sold in July for $1,189,500 down from its list price of $1,295,000.
4. 18 Kenmont Road is a 1879 square foot contemporary with 3 bedrooms and 3.5 baths built in 1999 on 16.5 lake front acres. The land nicely landscaped, the house set privately high above the lake with an access road down to the water where there was a dock and cabana.  We sold this past September for $1,250,000, down from its original list price of $2,750,000.
5. 17 Straight Road is a 2720 square foot colonial built in 1900 with 3 bedrooms, 2.5 bathrooms on a gorgeous 5 acres of pastures and woods with remarkable views. It had two barns as well.  It sold in July for $2,800,000 down from its list price of $2,950,000.
6. 6. 23 Kane Mountain Road is a 3468 square foot contemporary with 4 bedrooms and 3.5 baths built in 1998 with significant recent upgrades all on 1.7 acres with a long SW   view shed, pool, pool house and barns.  It sold October 24 2017 for $1,875,000,     down from it's original list price of $3,000,000

7. 18 Kenmont Road 13 a 1879 square foot contemporary with 3 bedrooms and 3.5 baths  built on 16.5 lakefront acres.  Much of the land was professionally landscaped and had a sloping road down to its waterfront.  Listed in 2015 for $3,200,000, the price dropped several times before Dave Fairty of our Kent office sold it this September            for $1,250,000.

We have 13 properties for sale in Kent.  Five of them our listings:

2. 171 Bulls Bridge is a 3224 square foot 4 bedroom 2.5 bath colonial built in 2003 and privately set 1 acres abutting the Bulls Bridge Golf Course. It's offered at $1,199,000 by Chris Garrity.
3. 59 Kenico Road is a spacious 1296 square foot lakefront contemporary home with 4 bedrooms and 2 baths built on 97 acres. The land slopes gently to the lake and the setting is amazingly private. It's listed at  $1,650,000 by Chris Garrity.
4. 221 Fuller Mt. Road is a 5512 square foot contemporary with 4 bedrooms and 3 full and 2 partial baths built in 2009 on 22.5acres.  Its architecture and design reflect Frank Lloyd Wright.  Its privacy is absolute and it has a heated 5 car garage Offered for $1,800,000 by David Bain
5. 64 Howland Road is a 3074 square foot colonial with 5 bedrooms and 3.5 baths built on 13 acres in 1986. Its southern views over its own pastures to distant hills are remarkable. It's offered for sale by Dave Fairty for $1,900,000
6. 12 Stone Wall Lane is a 6335 square foot western mountain styled contemporary crafted with trees felled in Montana and equipped with 4 bedrooms and 4.5 baths. It was built in 2006 on 2 acres Offered for $1,975,000 by Toni Soule.

Sharon had 6 residential sales:

1. 3 Vanishing Brook Lane  is a 3050 square foot 1983 contemporary with 3 bedrooms and 3 baths built on 3.06 private acres.  Renovated with sophistication and with pool, western views, and guest house. It was listed for $3,750,000 and sold last November for $1,075,000 down from its list price of $1,195,000.
2. 49 Boland Road, is a 1826 square foot converted barn with 2 bedrooms and 2.5 baths on 19 acres.   Most of the land was pasture and it came with a pool and several small barns.  It was listed in July for $1,445,000 and sold in September for $1,100,000, down from $1,195,000.
3. 12 Old Sharon Road #2 is 2571 is a stunning Michael Trapp designed 1506 square foot hand crafted contemporary with long eastern views. It has 3 bedrooms and 3 baths and was built in 1987 but recently renovated on 45 acres acres. It sold in May for $1,166,250, down from $1,200,000.
4. 17 Grandview Lane is a 5675 square foot contemporary with 5 bedrooms and 5.5 baths built in 1993 on 08 acres.  An old farm was tastefully subdivided with lots of visual protection and pastoral views.  It was listed for $1,995,000 and sold in August for $1,655,000.
5. 14 and 18 Knibloe Hill Road is a 5000 square foot contemporary farm house with 6 bedrooms and 4.5 baths built in 1997 high on a hillside with long western views and 87 acres. It was first listed in 2015 for $4,800,000 and dropped a year later to $4,250,000, it sold for $3,900,000 last month.
6. 49 Boland Road is a 1826 square foot post and beam barn turned into a 2 bedroom 2.5 bath home privately set on 4 acres of pasture with long southern views, a pool and 2 small barns. First listed a year ago for $1,295,000, it sold this September for $1,100,000.

We have one property for sale in Sharon:

2. 43 Ellsworth Road: Picture a lovely old farmhouse (3400 square feet, 5 bedrooms and 2.5 baths) with a gracefully detailed front porch, an old shed and an old dairy barn all on a level 33 acres of hay fields, orchards and gardens. There you have it. The 1870's home is preserved nicely with amazing details. Offered at $1,050,000.

Cornwall had one sale in the over $1M market this past year:

1. Sadly the Cornwall Castle which we had for sale for several years is being foreclosed by Chase Bank. There will be an auction in Early December at which time the bank will probably bid the amount of the mortgage, and if not out bid, will take over ownership.  We may see its parts for sale again.

4. 56 Whitcomb Hill is a stunning 8075 square foot English Manor house, extremely well build deep in its 80 acres with pool and tennis court.  It had 5 bedrooms and 4.5 baths and massive beams, 12 ' ceilings, old wide plank boards, "sleep in" fireplaces, geothermal heat and cooling and many special details throughout.  It was listed for $4,600,000 and sold in May for $4,200,000.

There are 11 properties over the $1M mark currently for sale in Cornwall.  Check our website for those: www.bainrealesrtate.com

In Warren there were 3 sales:

1. 379 Lake Road is a 2125 square foot colonial farmhouse with 4 bedrooms and 2 baths built in 1904 on 59 acres. It had some lake front, the old house and a large barn that begged for renovation. Much of the land was wooded and hilly.  It was listed in for $1,945,000 and sold last November for $1,945,000.
2. 26 Hopkins Road is a 1652 square foot 1968 Contemporary with 3 bedrooms and 3.5 baths on 69 acres. The house needs much work, but the value is in the location and the views of the lake and the vineyard.  Listed for $2,200,000, it sold in January for $1,925,000.
3. 95 Curtis Road is a 3000 square foot colonial with 4 bedrooms and 4.5 baths built in 1941 on 94 acres. Great potential estate site with long views over the lake.  It was listed in September 2015 for $2,500,000 and sold in July for $2,050,000.

We have one for sale in Warren:

3. 290 Lake Road is a 3300 square foot 1745 Colonial with additions and a guest house attached to a 2 car garage/barn. The best part is the brook that wraps around the property and the covered bridge that links the barn/garage with the house.  The house is in mint condition with 4+ bedrooms and 3.5 baths. The gardens are a show piece.  Trails wind around the garden, ponds and across the brook. This truly unique property is listed for $1,300,000.

There are 10 other properties listed over $1M.  You can see them on our website, www.bainrealesatate.com.

If you or your friends would like more information on any of these sales or any listings offered in this price range, please call us.  We have three offices in Kent, Sharon and Cornwall and we have listed and sold  in those towns for more that 44 years.  We will show you or your friends the entire market, regardless of town or agency.  Should you wish to read this letter online or our letters of the previous year's sales, you can find them at www.bainrealestate.com.  Look for "Market Update" on our home page. You can also easily search all MLS listings in the NW corner on our website. 

Enjoy the fall.  I'll be in touch in a year.

Sincerely,

David Bain

*Statistics taken from CTMLS.

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