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October
5

 

Dear Neighbor,

In the spirit of getting back to normal, our neighborhood letters are out again with hopes of keeping you informed on local sales, offerings, trends and the Bain perspective.

The pandemic unleashed a flight to Cornwall from NYC, swelling our schools, absorbing our housing inventory and pushing our values to levels not seen in a long time, if ever. 

All of this has some buyers and many more sellers on the sidelines waiting.  Waiting for what is the question.  The idea that the market will be flush with listings soon is not realistic. It is a seller's market.  We predict this new paradigm will be here for a number of years to come.

In the whole of Cornwall there were 28 property sales in the last 12 months, 8 of those were land sales and 7 were over $1 million! The previous 12 month period saw 55 property sales with 12 land sales and 10 properties sold over the $1 million mark. Going back a third year when we were moving into Covid times, there were 29 sales with 7 being land sales and just 5 over $1 million. Currently there are only 15 properties available in Cornwall and 7 of those are land offerings and 9 are over $1 million leaving only 6 residential properties for sales below that mark. Slim pickings!

In Cream Hill there were 9 sales in the last 12 months. This dramatic drop is not due to lack of interest, but lack of inventory. Despite fewer listings, purchasing desire is strong, sales are brisk and competition s fierce.  Here is what has transpired:

 

432 Cream Hill Rd                       6/24/2021                   $1,100,000

Originally built in 1896, this Antique Colonial is located in the truly scenic Cream Hill section of Cornwall. The first floor of the home includes a light-filled sunroom, rustic kitchen that opens to a dining area with woodstove, plus a living room with fireplace. The house was expanded and now includes a library and primary bedroom suite on the main level with private bath and walk-in closet. The property consists of 8 private acres and includes a large fully-finished detached barn with studio.

 

293 Cream Hill Rd (Lots 1&2)      3/8/2022                  $350,000

This parcel contains a meadow overlooking the Taconic Range to the north. The property owner sold two lots as one, restricting the lot on Cream Hill to a no build lot, but allowing access to the rear pasture lot to the best building site with views.

 

336 Town St               7/7/2022                   $700,000

This was a direct sale of a cottage originally built in 1920 on 7.70 acres with 2192 sq. ft. and updates containing 3 bedrooms and 2 full baths

 

148 Cream Hill Rd               8/29/2022                   $1,500,000

This historic Colonial has undergone a complete interior renovation in the mid 1990's with precise attention to detail in regard to preservation of character. Kitchen has wood flooring and beams from a Brooklyn Sugar mill, marble countertops, period plumbing and bath fixtures, period door knobs and hinges. Views from every window on all 3 living floors. Property includes extensive gardens including a farm orchard on over 24 acres and post-and-beam barn.

 

193 Town St               11/17/2021                   $1,380,000

This English Country Cottage home comes with 3 bedroom, 2 bath on 3 private acres. A light-filled dining room includes ceiling to floor bookshelves. Spacious living room with a fireplace, reading nook with bookshelves, and French doors that open up to the patio. Kitchen includes butcher block counters, breakfast area and full bath. The upstairs there are 3 bedrooms, full bath, and laundry. A generator, raised beds for gardening, and stone walls complete this unique property.

 

191 Town St               6/1/2022                   $855,000

This charming English Country Cottage is a gem on one of Cornwall's most coveted roads. A peastone driveway leads to an enchanting 3 bedroom, 2 bath home situated on 3 private and level acres. An inviting front patio is outlined by a decorative stone wall creates an oasis for cozy outdoor entertaining. Inside, the main level features a light-filled dining room off to the right with ceiling to floor bookshelves. To the left, the front hall leads to a spacious living room with a fireplace, reading nook with bookshelves, and French doors that open up to the patio. The lovely kitchen includes butcher block counters, breakfast area and full bath. The upstairs includes 3 bedrooms, full bath, and laundry. A generator, raised beds for gardening, and stone walls complete this unique property.

 

51 Cream Hill Rd               7/6/2021                   $22,000

This was a wooded 1 acre pre-existing non conforming parcel that was not a town approved building lot approved building lot at time of sale. With approval by Torrington Area Health

Department it may be possible to get town approval for a house site.

00 Town St               8/11/2021                   $260,000

Long road frontage and at the rear of the property are long Eastern and Western views from this excellent Cornwall location.

This 67.2 acre parcels offers some old pasture, some wetlands and several very desirable and mostly flat house sites along the ridge line.

Lengthy driveways will be required.

 

62 Sharon Goshen Tpke               6/14/2021                   $575,000

This Split level 1516 sq. ft. split level home was built in 1960 on 13.8 acres. A beautifully renovated four-bedroom three-bath home atop 13.8 open and lightly wooded. The open floor plan incorporates the living room with a wood-burning fireplace, large window with expansive sunset views, dining room, and kitchen with breakfast bar.  It sold privately on 6/17/21.

 

We hope you are well and keep strong spirits. We feel so fortunate to be here, continuing working and thriving in this very curious time. Thank you.

And if you are considering selling this seems to be an unprecedented time to capitalize. Call us for a free assessment of your house, office or condo. Or stop by the office or visit our website at www.bainrealestate.com

All the best!

David Bain

 

David Bain & Associates- Chris Garrity, Debbie Bain, Toni Soule, Erin Hull, Amy Danis, Amy Longley, Elisa Waysenson & Heidi Kearns

 

March
5

Bain Real Estate Cornwall Cream Hill 2019 Market Report.

Dear Neighbor,

PLEASE CLICK HERE TO SEE THE MAP

Litchfield County's real estate market has strengthened nicely since the Great Recession, ten years past. As the economy has improved buyer confidence has in turn responded positively and thus growth has ensued.

 

So, how come we had 25 sales in 2017 and yet only 16 sales transactions in Cornwall in the last 12 months?  While it may appear as a weakening market the drop is attributable to declining listing levels.  With fewer homes available some buyers are reacting to the lack of inventory by pausing.  But if there is a scarcity of homes available, the market forces will raise values more hurting those who are on the sidelines.

 

Currently in Cornwall we have 33 houses listed on the MLS for sale, 4 in the Cream Hill area.  There are also 12 parcels of land listed, 2 in the Cream Hill area.  We are reporting on 6 sales, 3 of which were not listed on the open market.

 

327 Cream Hill Road had been on the market for several years and the owner, Lois Redington, had recently passed away.  This brick mid-20th century classic is sited back from the road on a 5 acre parcel.  With 9ft ceilings and spacious rooms, including 4 bedrooms, it has a most gracious charm.  Two of the bedrooms feature exterior doors, which means that there are 4 exterior exits plus the inside garage entry.  It had been on the market since 2016 starting at $575,000 and had been reduced to and sold for $499,000.

 

285 Cream Hill Road had been listed by David Bain originally and some acreage was sold off 2 years ago.  More recently a family member purchased the original family house on the remaining acreage for $285,000.

 

25 Cherry Hill Road, a 5 room cottage on just over 5 acres, sold in only 35 days at the full list price of $595,000.  This scenic dead end road off Cream Hill is one of the most desirable areas in town.  The selling price is well above the town's appraised value of $494,000! This small, 1696 square foot house was built in 1850 and features high ceilings, 3 bedrooms and 2 full baths.  The large living room has a lovely fireplace, French doors opening to an expansive deck with views.

 

55 Cogswell Road was a family land transfer for $55,000.

 

92 Town Street was also a private transfer of 45.32 acres of partially wooded land featuring a comfortable house on a long quiet driveway for $2,075,000.  Again the town appraisal is considerably lower on this property at $1,618,000. 

 

46 Scoville Road is an 1850 colonial antique house on a quiet road sited on 7.44 acres.  It had been vacant for several years and in need of significant repairs to be made habitable.  The pricing reflected that at $285,000. It sold quickly in only 17 days at the full list price of $285,000.

 

92 Cream Hill Road is two separate homes on one parcel and had been listed for sale by my associate Dave Hurlburt, but instead he leased it!  The owner already had a long term tenant in the apartment over the garage and this log cabin rental more than covers his expenses so he is happy with tenants for the time being.

 

We do have 2 parcels of land for sale in the Cream Hill neighborhood.

David Bain has listed 9.1 acres immediately behind Cornwall Consolidated School.

It is on a hillside, with pastoral views and is listed at $99,000.

 

I have a 14.45 area lot at 20 Stone Hill Road for $199,000.  This level lot also has pastoral views, a drive way to the back to a potential house site.  There are only 2 houses which have been built on this private road.

 

We hope you are enjoying the Cornwall lifestyle.  If you are passing through West Cornwall, please stop by our office at 418 Sharon Goshen Turnpike for a chat and a cup of coffee or hot chocolate.  We'd like to touch base with you.

 

Cordially,

Priscilla Pavel

REALTOR

And the rest of our Cornwall crew: 

Dave Hurlburt, Asher Pavel, Heidi Kearns

 

 

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

 

 

 

 

 

 

 

 

 

March
22

 

Bain Real Estate Cornwall Cream Hill 2018 March Market Report.

PLEASE CLICK HERE TO SEE THE MAP

Dear Neighbor,

What an eccentric month February was!  Snow, sleet, rain, ice, warm sunny days and it is supposed to be winter.  Spring is definitely on the way bringing a new burst of energy to Real Estate.  This neighborhood is one of the most active.  There have been 6 sales since last we wrote, 2 of them land sales.

233 Sharon Goshen Turnpike is a 1978 contemporary 4 bedroom house high on a hill with 3 levels of living space.  Beautifully landscaped with a heated in ground pool at the end of a long winding uphill drive, this sanctuary welcomes all.  The bedrooms are on both the upper and lower levels.  The lower level has a full walkout to the manicured grounds. Originally listed at $618,000 it sold in 213 days at $580,000.

30 Reed Brook Road is a 1999 contemporary Colonial at the end of a private road off Cream Hill Road.  It sits on 3 acres, 4 bedrooms, eat in kitchen which opens to a family room with fireplace and a screened porch plus an attached 2 car garage.  All the bedrooms are upstairs, including the master with a bath en suite. Originally listed at $625,000, it sold quickly at $500,000.

8 Town Street is an 1846 Colonial farmhouse of 3000 square feet sited on 16 acres.  It had been purchased in 2008 for $530,000 and more than that had been spent in upgrades and remodeling, but it was incompletely finished. It included 3 bedrooms, 3 full baths, redone kitchen, attic converted into a den, finished basement family room with a walk out.  Originally listed at $610,000 in 2011 it closed for $400,000.  This was an incredible buy!

214 Town Street is actually adjacent land parcels, one 42.6 acres, the other 43.51 acres.

All the land is either forest or farm land so the assessment is very low which translates to low taxes, but the land sold for $1,450,000.

191 Town Street is a beautifully finished cottage with 3 bedrooms sited on 3 acres.  It was built in 1985 and extensively remodeled in 2006.  It featured an exterior of stucco, wood shingle roof, chef's kitchen with a butler's pantry.  Originally priced at $775,000, reduced to $595,000 it closed at $530,000.

Town Street land of 4.6 acres from the Scoville Farm has been sold to a family member for $160,000.

Here's what's for sale:

Immediately east of the Cornwall Consolidated School on Cream Hill David Bain has a lovely 9 acre lot for sale which offers both views and seclusion.  It does need to have a driveway installed to the building site of your choice. Fantastic value at $105,000.

North on Town Street there is a private road called Stone Hill Road.  It is a 4 lot subdivision originally a part of the Scoville Farm.  2 lots have houses on them now, the other 2 are available for building your dream house.

15 Stone Hill Road is a 3.3 acre, partially cleared offering pastoral views. Chris Garrity has this lot listed at $157,500.

20 Stone Hill Road is across the road and features a small brook and a drive in to the back of the lot for a potential building are.  It is my listing at $199,000.

 25 Reed Brook Road is a spacious 4 bedroom house with a large screened in porch.  This private cul de sac has 4 homes.  

There is a detached 2 car garage, a large airy quilting studio (could become a home office), private dining room and living 

room with a wood burning fireplace. An automatic full house generator guaranteed comfortable living throughout the winter storms. $750,000.

That is the current news in real estate in your neighborhood.  Please stop by our office or call with any questions you may have.  We'd love to show you around or just talk about the market.

 Cordially,

 

Priscilla Pavel

 

and the Cornwall Crew:  Dave Hurlbut, Asher Pavel and Heidi Kearns

 

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

January
1

PLEASE CLICK HERE TO SEE THE MAP.

Dear Neighbor:

  Happy New Year! Well winter has arrived with its chilly temperatures, but it has been gentle with us with its snowfall. We are looking forward to a good real estate climate this winter, coming spring and summer.

Currently, we can report 29 houses are for sale and 14 land parcels are for sale in Cornwall. In your neighborhood, we have 3 land parcels and one house for sale.

Last year we reported 23 houses sold in 2014. This year we note a 25 % decrease in sales with 17 houses closing in the last 12 months, selling price from $3,200,000 to $50,000.

The average sales price is over $450,000 and it took nearly 7 months on average to sell a house. This timeframe is a bit longer than the national standard of 6 months and slightly longer than neighboring towns.

 

First the land sale: Cream Hill Road at the corner of Reed Brook Road is the site of the most expensive land sale in Cornwall in 2015. I represented both the seller and the buyer of this 9.5 acre lot. It features a great northern view, large meadow, stone walls, and back border of trees which all will one day be home to a new house for the buyers. Originally listed at $325,000 it sold for $310,000.

Now to the house action in the neighborhood this last year; there were two house sales:

19 Wright Hill Road is a handsome saltbox built in 1959 from antique plans. Generously sized at 2700 square feet, it features a first floor master with bath en suite and 2 additional large bedrooms upstairs with a hall bath. I had sold this house in 2009 and the owners had completely redone the interior, removing wall paper and resizing walls, refinished all the wood floors, replacing all the kitchen appliances as well as having the grounds professionally landscaped with gardens, fruit trees and a new patio with a gazebo. Once again I had the listing and originally listed at $449,000 the house sold for $435,000.

 

99 Sharon Goshen Turnpike is a converted barn with in-ground pool on 2.33 acres with distant views. It has 2 bedrooms and 2 baths, lots of storage, a large open upper level with living room, fireplace and kitchen that open on to a deck with great southern views. Listed by Rich Meehan and David Bain had the buyer. It was listed for $325,000 and sold for $295,000.

 

We have one nice parcel of land for sale in the neighborhood. At the lower end of Cream Hill Road is a 9.6 acre site with mature trees and a southern slope for taking advantage of solar options. The lot has 1500' of frontage and an almost level driveway (not just a cut path) takes you deep into the property. Listed by David Bain for just $125,000, it is one of the bargains out there.

20 Stone Hill Road is a 14.48 acre lot with a 300' driveway. This is a quiet location on a private road off Town Street, just awaiting your house plans. Underground conduits for power are in place, view potential with tree cutting. This is my listing at $249,000.

 

Further south on Town Street I have listed a 67 acre parcel. Many stone walls, a beaver pond, potential for pastoral views with some tree cutting, it only needs your ideas for a lovely Cornwall home site. Originally listed at $695,000, it has been reduced to $495,000.

 

Please visit our website: www.bainrealestate.com to read about all the listings in Cornwall and Litchfield County. Better yet, stop in our office for a visit and a cup of coffee or hot chocolate. We'd love to chat about the town and help you buy or sell some real estate.

Cordially,

Priscilla Pavel

David Bain, Chris Garrity, Asher Pavel, Heidi Kearns, Rick Meehan

February
1

PLEASE CLICK HERE TO SEE THE MAP.

Dear Neighbor:

Let's hope that this past blizzard is the worst of the winter and that it is behind us! Yes, the roads, schools, post offices and town offices were closed, but now we are all open for business!

Last year in Cornwall there were 23 house sales and 2 land sales, a drop in transactions from 2013 when we recorded 27 houses sold as well as 6 land sales. Specifically in the Cream Hill area in 2014 we've had 2 land sales and 1 house sale. We currently have 6 properties for sale in your neighborhood.

Two lots totaling 48.9 acres on Cream Hill (see map) have sold for $470,000. The lots were owned by family members, and while one of the lots had been on the market for several years, last year was the first time they had been offered as a package. The interest in the double lot package was immediate. A local couple bought the land. As it was my listing and I also worked with the buyers, I was doubly happy.

40 Rexford Road is a ranch house at the end of the road with lovely views overlooking farmland and faraway hills. With 4 bedrooms and 2 kitchens, this could be a duplex but has always served a single family residence. Long term Cornwall renters were the buyers at $335,000.

The third sale was a land sale on Cherry Hill Road. The 14 acres sold for $215,000 in this most desirable area.

There are 6 properties for sale: 5 are land, 1 is a house.

At the corner of Reed Brook Road and Cream Hill Road there is a 9.5 acre lot for sale.

It is adjacent to the 48.9 acres mentioned above and it already has a contract for sale with a closing scheduled for later this Spring. Once again I am delighted to be representing both the sellers and the buyer. The list price is $325,000.

 

Further down on Cream Hill Road, just behind the Cornwall Consolidated School, there is a 9.6 acre lot available for $150,000. It has mature timber and a south facing slope. A building site can be had with a near level driveway. This one needs to be walked. David Bain has this listing.

Just around the corner on Route 128 my office mate Rick Meehan has a 16 acre parcel listed for $175,000. This lot offers a stream, a hillside, and a small clearing ideal for a house site.

Across the street at 99 Sharon Goshen Turnpike (this is Route 128) Rick Meehan has also listed a converted barn on 2.33 acres. This 2 bedroom, 2 bath home with 3132 square feet is just awaiting creative ideas for its transformation into a dream house. It has a lovely deck and a pool. On the exterior there are box stalls for animals and the extra feature of a full house generator which starts automatically and is fueled by propane. Most importantly, there is an incredible view and all can be had for $390,000.

Last year I introduced a new land listing of 67 acres over on Town Street. It is still available with its lovely pond, wooded hillside, abundant stone walls and a wide choice of home sites, all with views. The best news is that it has been reduced by $200,000! It is now priced at $495,000.

20 Stone Hill Road is a 14 acre lot on a private road just past the Scoville farm. It has a brook, underground conduits for power installed, 300' driveway to a walking path and an approved house site with pastoral views. I have this private parcel listed at $249,000.

We hope you enjoy receiving our updates. This year is Cornwall's 275th anniversary. I'm on the committee planning a celebration. If you have any ideas you might share with me about those plans, I'd really appreciate receiving them.

All our letters about Cornwall and the surrounding towns are archived on our website: www.bainrealestate.com under Neighborhood Sold Stats. Please see and follow our new Cornwall blog: http://the3cornwalls.blogspot.com. All our neighborhood letters appear there as well as new listings and recent property sales and other pertinent Cornwall happenings.

Please feel free to stop by our office as we are right next door to the Wandering Moose and would enjoy your visit.

Cordially,

Priscilla Pavel

Rick Meehan Heidi Kearns

 

This graph shows the number of successful transactions in our key towns of Cornwall, Kent and Sharon in 2014

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