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December
1

 

Dear Neighbor,

The Covid-frenzied real estate market depleted the local housing stock so significantly that despite the ebbing of the pandemic, the market has yet to stabilize.  At one point year ago there were only 11 homes available for sale in Kent. Today is considerably better with 17 residential homes for sale. 

There were only 36 residential sales in Kent, 55 fewer home sales noted in our letter last year. This dramatic drop is not due to lack of interest, but lack of inventory along with the confluence of inflation and increased mortgage rates, all which have buyer's hesitating.  To this point there are only 6 homes in contract presently. 

Yet it is unlikely that this "breather" is going to enable the real estate market to restock. Despite fewer listings, economic queasiness and buyer's pausing, the desire to live in Kent is strong. Sales are brisk and competition is fierce when a well priced house comes to market. 

If you are interested in selling, this market period is still optimal for obtaining a strong value for your property, let us know.

Below is a detail of what has sold in your neighborhood since September 2021:

 

16 Kent Hollow Rd                  9/27/2021                    $425,000

This beautifully maintained antique farmhouse sits on just over 3 acres. This 3 bedroom, 2 bathroom home in a very desirable Kent Hollow location is charming and full of history. On the upper level, there are 3 bedrooms and a full bath. The main floor hosts a dining room, kitchen, living room, office, and laundry. There is a detached barn/workshop that may be able to be converted into a fantastic guest house. There is plenty of room out back for a pool.

 

105 Kent Hollow Rd                10/12/2021                  $359,889

This circa 1980 home was foreclosed on in 2012-a result of the 2008 crash.  It was sold in 2014 for $152,250 and then sold again last October to an investment group who renovated this 4 bedroom, 3.5 bathroom raised ranch and put it back on the market for $499,995. The 1976 sq ft home features a living room w/ high ceilings and stone fireplace, hardwood floors throughout the office, dining area, living room and lower level, gorgeous stone patio, and a 2 car garage. The 1.4 acre parcel is primarily open lawn with nice landscaping.

 

132 A Kent Hollow Rd            9/24/2021                   $276,000

This wonderful ranch opens into a large Family Room with hardwood floors, nicely built space for a large screen TV. The eat-in kitchen door slides open to a sun room that could be used as a dining room with a new deck outside. The sunny living room contains a fireplace and a combo heat and air unit. The master bedroom has a large closet and half bathroom. The backyard is open and lightly wooded for privacy.

 

Lot 18 Upper Kent Hollow Rd        11/22/2021         $420,000

My associate Erin Hull listed and other Bain agent Elisa Waysenson sold this amazing 25 acre parcel of land.  The property is a remarkable parcel adorned with large oak and maple trees, stonewalls and at the top there are nearly 360 degree views.  

11 Kane Mountain Rd             6/24/2022         $1,021,000

This updated modern contemporary home set on over 9 acres is the perfect tranquil retreat. Abundant natural light pours throughout with cathedral ceilings. The living space is ideal for entertaining family and friends, and the living room has a dramatic fieldstone fireplace, cathedral ceiling and access to a large deck. The dining room has a fireplace and sliders to the deck. The kitchen is updated with granite counters, island, large eat-in area with adjoining TV room which has access to the heated Gunite pool and spa. The first floor has an office, full bath and mudroom/laundry room while the upper level features a primary bedroom ensuite with fieldstone fireplace and cathedral ceiling. There are 3 additional bedrooms on the second floor with cathedral ceilings, a shared full bath with double sinks.  

 

Lot 8 Kent Hollow Rd              9/27/2021                   $750,000

This nice Kent land that contains open field, wood lands and wet lands with approximately 35 acres that are in the process of being surveyed. It looks upon westerly views.

 

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!


Chris Garrity                                                        

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

 

May
6

 

Bain Real Estate Kent Hollow 2019 May 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 strengthened buyer confidence has in turn responded positively. So, growth has ensued. Hence in 2017, we saw 36 sales in Kent and in 2018 we had 49 and in the first quarter of 2019 we are even with 1st quarter 2018.  A cautionary approach is advised, however, as the local, state, national and even global issues affect consumer confidence and the winds could blow in a different direction tomorrow!  

            In fact, we are seeing this sentiment manifest on the upper end of the value spectrum, as the sales have not been as brisk with downward pressure on houses over $1MM.  This past year Kent had only 4 sales over $1MM or less than one percent of the all sales. This issue is not solely a Litchfield County concern as we see this depreciation of the upper end of the market in other areas of the state as well. 

            Listing levels have been constricting with 40 currently available, and the question to be seen is whether scarcity solidifies prices or will buyers continue to wait. On a positive note, there are 8 home sales in contract to sell presently!

 

Here it is what has transpired in your neighborhood in the last 12 months.

20 Kent Hollow Rd.  Closed $380,000.

Originally built in the 18th century, this Cape Cod home has cathedral ceilings in the great room and a large screened porch. The kitchen is totally remodeled and overlooks the dining room with its fireplace.  There is a study with another fireplace, and 2 bedrooms and full baths all with old floor boards. Private and picturesque home has an in-ground pool tucked away. It was on the market for only 23 days.

 

81 Upper Kent Hollow Rd.  Closed $515,000

38 acres of mature woodland abutting 270 acres of land trust, along a tumbling trout brook with a 30' waterfall running through its middle. There is a 2 bedroom log home with fieldstone fireplace in a spacious living room and two remodeled bathrooms. There is a long view to the south, enjoyed from the dining alcove and the deck.

 

 

115 Kent Hollow Road Closed $156,000.

Bank owned raised ranch with 3 bedrooms, 1.5 baths and a partially finished walkout basement. Two tier deck overlooking private 1.08 acres. In-ground swimming pool and cabana included. Property and house needed some upgrades.

 

 

 

53 Anderson Acres Closed $275,000

This charming cottage on 5 acres has views to Lake Waramaug. There is one bedroom, one bath, and an enclosed sun porch in this 592 sq. ft. home built in 1963. This property had been on the public market for $295,000 in 2016 but was sold privately a year later.

 

 

23 Kane Mountain Rd. Closed $2,000,000.

On 84.37 acres up a 1/2-mile private road, is this 3,500 sq/ft home on a high plateau with privacy with mountain views. Equipped with modern amenities & design this 4-BR 3.5-bath home has bright, open living space with wide plank oak flooring, beamed ceilings, gourmet kitchen and 5 stone FPs. A stone loggia overlooks a gunite pool.  A Civil War-era cabin doubles as a pool cabana or a guesthouse and has a fireplace, kitchen, bath, sleeping loft, & covered porch. Plus a greenhouse, 2-stall horse barn & 6-bay garage.

 

11 Kane Mountain Rd. Closed $523,750.

Hillside country home with southeast views on over 9 acres has a living room featuring a field 20 foot high stone fireplace, vaulted ceiling and hardwood floors. There is a dining room with another stone fireplace and hardwood floors. The kitchen has granite counters, island and stainless steel appliances. There are 4 bedrooms with one master suite.

 

 

108 Anderson Rd. Closed $900,000.

1970's contemporary on a private 24 acre field with views of meadows, the pond, and mountains beyond. The open floor plan offers a great room, dining area and kitchen in a 4500 sq. ft. home with 4 bedrooms. A great room with beams and a brick fireplace opens to the screened-in porch. The dining area leads to a large open deck overlooking the pond. The main floor master offers a private bath and walk-in closet. Perennial plantings and flowering fruit trees and   the pond is stocked with sunfish and smallmouth bass.

 

324 Kent Hollow Rd.  For Sale $550,000.

Just listed is this 2 bedroom country home on a very private 10 acre parcel.  The 1968 home has nearly 1500 sq. ft. house a small kitchen and a living room with a fireplace and large sliders to a deck and the views beyond.

 

 

 

 

    Kent Hollow Rd. For Sale $150,000.

17 acres of land with a small knoll for a building site has considerable wetlands. Teeming with wildlife and offering long southern views this proprty has yet to be tested for septic system.

 

 

 

 

 

373 Kent Hollow Rd.  Closed $305,000.

This five acre property with western views of distant mountains is set atop an open meadow, with driveway, drainage and conduit for utilities all in place in preparation to build a 3,500 square foot five bedroom home along with an approved septic plan completed by current owner.

 

 

 

There are other offerings on the market and if interested call us, stop by the office or visit our website at www.bainrealestate.com.   One can find not only listings and sales but also this letter and all other Kent 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.  Cheers!

 

 Chris Garrity,

 

David Bain & Associates

Toni Soule, Marilyn DeVos, David Hurlburt, Karen Grimaldi, Priscilla and Asher Pavel

 

 

 

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

 

 

 

February
1

PLEASE CLICK HERE TO SEE THE MAP.

Dear Neighbor,

The numbers are in and 2016 was clearly a pivotal year in real estate. Nationally real estate sales transactions were up 12% over 2015 figures. Locally we have seen a similar bump resulting in a 15.38% increase in sales year over year!

 

Kent : Closed (39) 2015


 

 

Beds

Baths

SqFt

List Price

LP$/SqFt

Sale Price

SP$/SqFt

SP/LP

ADOM

Min

1

1

609

$ 120,000

$ 95.40

$ 1,700

$ 1.42

.00523

4

Max

5

7

5,100

$1,995,000

$701.48

$1,550,000

$557.29

1.08834

727

Avg

3

3

2,229

$ 483,606

$220.78

$ 437,624

$196.38

.90385

193

Median

3

2

2,044

$ 369,000

$189.28

$ 350,000

$168.27

.93349

124

  Kent : Closed (45) 2016

           

 

 

Beds

Baths

SqFt

List Price

LP$/SqFt

Sale Price

SP$/SqFt

SP/LP

ADOM

Min

2

1

648

$ 129,900

$ 98.54

$ 110,000

$ 91.97

.77273

12

Max

6

6

5,345

$2,000,000

$849.77

$1,900,000

$793.65

1.06154

772

Avg

3

3

2,216

$ 513,302

$242.33

$ 474,140

$223.96

.93037

154

Median

3

3

2,117

$ 399,900

$191.63

$ 385,000

$186.78

.9462

106

The charts above show all sales transaction in Kent (as noted in the MLS) where on average each of the segments of the market have grown. Specifically the average sales price increased 8% and there was a 12% increase in the per square foot price. While these numbers can vary as the sales units are small in Kent, what is the clearest indicator of a robust market is the Active Days on Market (ADOM) which dropped a whopping 20%. This means it took over a month less time for a house to sell than in 2015 indicating the decision process of the buyer is moving faster.

Equally telling is that there are only 36 properties actively on the market for sale in contrast to the nearly 55 listings that we carried each year, on average, since 2008. And of this figure there are 7 homes in contract to sell! While we anticipate that spring of 2017 will find more listings coming to market, the volume will not be high. The lack of inventory puts pressure on the buyer to act sooner and start competing for homes resulting in the increase of values.

So is it hooray time for the Sellers? Well we don't know what will unfold. The historic rhythm of business suggest that lower inventory = higher values. But, as we have seen over the last few months, nothing is predictable. Lower inventory might lead to buyer frustration and sitting on the sidelines instead, who knows?

What we do know is that in the last 12 months (1/26/16 to 1/26/17) there have been over 47 residential sales in Kent. 6 of those sales have been in your neighborhood. Here is what they look like:

Starting in the south eastern part of town on Camps Road, a house sold directly to a neighbor for $366,600. According to town records 45 Camps Road is a 1550 sq. ft. home on 2.3 acres of land. The house was built in 1968 and has been upgraded over time. There are 3 bedrooms and 2.5 bathrooms. There is also a barn/studio on the property that entails 1338 sq. ft. including 1 bedroom and 1 bath.

Around the corner at 9 Tamshell Drive a well appointed raised ranch sold for $303,500.

This updated raised ranch offers 4 bedrooms, 3 full baths, and plenty of living space. Hardwood floors throughout the main level, completely remodeled kitchen with tile floors, granite counters, stainless steel appliances, propane gas stove, abundant cabinet space and breakfast bar. The master suite has an updated full bath & walk in closet. The lower level has a large family room with brick fireplace, another bedroom and full bath which has excellent space for guests or an au pair/in-law set up. Step outside to the level grounds that offer a stone paver patio, firepit, hot tub, and pergola for backyard barbecues!

Arguably some of the County's most dramatic views can be found at the Straight Farm at 17 Straight Road. Situated in the heart of Kent Hollow and encompassing over 183 acres the open level pastures, woods and frontage on the West Aspetuck River make this a perfect New England property. This farm offers a unique feature in a 4-bedroom antique colonial home with two fireplaces and charming period details. Moreover, it is rare to find an antique home that maintains complete privacy. Two post & beam barns in need of restoration are also both rare and useable. The property was listed for $2,950,000 and sold for $2,800,000 in less than 10 days.

Just north at 127 Anderson Road, another beautiful antique sold. This spacious colonial, circa 1700s, has four-bedrooms with high ceilings and is replete with exquisite original details both inside and out. Touches including antique wood doors with original cast iron hardware, six period fireplaces, a summer kitchen with hand-hewn beams, historic 12-over-12 windows with glass that bends light in captivatingways, and warm wide-plank flooring. Once a dairy farm, the antique home sits on 99 acres and has six post and beam outbuildings, including a cow/hay barn, horse barn, granary, ice house, and two tobacco drying barns. A generator hook-up + underground utilities are also in place. Listed for $2,000,000 it closed for $1,900,000 in less than a month of market time.

296 Kent Hollow Road is another old farm, this one on 16 acres of rolling pasture with southerly views across 40 acres of conserved land. The property is ideal for horses or small farm, complete with a riding area and fruit orchard, and boasts a graceful antique Farmhouse circa 1790, in need of restoration or one can build atop the hill. In addition, situated close to the farmhouse are two classic red barns - a large post and beam storage barn and a five stall horse barn. The property has been owned by the same family for three generations and sold for $650,000 after being on the market for nearly at year $899,000 then $799,900.

127 Kent Hollow Road sold as well. An authentic 1780 Eyebrow Colonial boasting 4 bedrooms and 2 full bathrooms offers 1938 sq. ft. of living space. Maintaining exposed beams, wide plank floors, 3 fireplaces are some of the antique details. The home has been expanded and upgraded in yet retains the integrity of the original design. There are several barns and a guest cottage on the 4+ flat acres. A path from the property leads to the Aspetuck River. This home was offered on the market for $595,000 and sold for $535,000.

Lastly, 113 Kent Hollow Road, a 1967 raised ranch with just over a 1000 sq, ft, of living space sold. The house has 2 bedrooms and one bathroom on a level 1.04 acre of land. The house requires considerable upgrading. It sold for $70,000.

We continue to make more transactions in Kent, Sharon and Cornwall that any other broker! We are proud of our over 40 years of servicing the west Corner. There are few more listings available in the neighborhood a number in Kent altogether, so if you wish to see any of them, or have someone who might be looking, give us a call.

Respectfully,

David Bain

Chris Garrity

& the Kent office-Toni Soule, Marilyn DeVos, Eve Iselin, Dave Fairty & Scott Harvey

December
1

PLEASE CLICK HERE TO SEE THE MAP.

Dear Neighbor,

It is that time again for our annual real estate report detailing the activity in the last 12 months in the neighborhood. Wow, we are fortunate as the wonderful fall day's this late in December.

This same fortune seems to be trending in the real estate world. Confidence continues to be the main factor in the solidification of values. While there are daily occurrences of uncertainty, the national economic indices are faring well.

The local real estate market has been robust. We saw a strong 4th quarter in 2014 with 11 sales, a fairly brisk first quarter of 2015 with 10 transactions and a third quarter 2015 boom with 14 properties selling. That trend continues with 8 sales so far this quarter and a half with 6 homes presently in contract to close before the year's end. Kent is on track for a very strong year with nearly 50 home sales.

With increased optimism and more sales, sellers who have been on the sidelines for the last 6 years are coming into the market. There are more listings on the market today (80) than last year at this time (73), a 8.5% increase. So, as the market becomes loaded with homes, the downward pressure on prices increases. We are already seeing this manifest in our listing to closing ratios.

Date Sales Av. List Price Market Time Av. Sales Price

2012-13 28 $ 553,579 199 Days on $ 494,927

2013-14 27 $ 813,852 146 Days on $ 740,189

2014-15 43 $ 488,108 198 Days on $ 443,322

So here is what has transpired in your neighborhood:

15 Hidden Meadow Lane is a large contemporary home on a privately sited 12 acre parcel. With spacious rooms, considerable natural light, pool deck and family game room this 4/5 bedroom home features an open floor plan. There is a stone fireplace that is floor to ceiling over 20 feet. Three car garage, large master suite all in this 3500 sq. ft. home built in 1997. This property was listed for originally for over a million dollars and we brought the buyer who paid $765,000.

Directly next door is a parcel of land we sold to the owners nearly 20 years ago. This 11.83 acres, level and wooded, sold to a neighbor for $100,000.

Down on Kent Hollow Road I sold the former Puskas homestead at 80 Kent Hollow Road on 5 acres for $170,000. This sweet 4 bedroom, 1 bathroom cape style home is just less than 1000 sq. ft. of living space with wood floors and a fireplace and in very good condition.

 

27 Upper Kent Hollow Road is a circa 1780 two bedroom Cape meticulously restored with great attention to detail. This 2.88 acre tiered property has stone walls and great southeastern views and gardens. The second structure is a restored vintage tobacco barn, currently a spacious one bedroom guest house with a fireplace, high ceilings and a large deck overlooking the grounds. A third structure is a pristine Post & Beam barn ready for conversion with electric and septic system in place. A magical property that Toni Soule of my firm had listed and that closed for $402,500.

 

142 Anderson Road is a 1,000 sq.ft. 2 bedroom home in the Hollow that Dave Fairty of my office listed and I sold. Open country kitchen, stonework and plantings throughout the property. Sited on a beautiful corner lot at Anderson and Kent Hollow Roads, this has lovely gardens. All mechanicals are brand new, as is the roof. This bank owned property closed for $ 126,250.

 

72 Anderson Road is a chic country farmhouse on quiet, private setting tucked off the road. Dramatic southwest views. 9.45 Acres. The non-traditional layout offers a charming interior and could support building a more substantial addition. Beautiful grounds, stream, small waterfall and an additional 2.5-Acre parcel. It closed for $597,500.

  314 Kent Hollow Road was a relocation company's property that was in need of considerable rehabilitation. The one level home of four rooms and 874 sq. ft. sits on 1.7 acres of open land. A perfect downsizing home with great upside it lasted only 11 days on the market and sold for $99,900.

I listed and sold a French Normandy stylish retreat at 260 Kent Hollow Road tucked away on 21 acres with pond and pool. With 18" thick masonry walls, imported antique tiles on the floor, leaded glass windows, extra heavy hand made doors; this is a well built home. Offering three bedrooms and three bathrooms in 2400 sq. ft. this home also features a cobblestone courtyard with a center fountain, fieldstone patio overlooking the pond, and a gunite lap pool in the side yard. This home is very unique and special from top to bottom. It was listed for $1,450,000 and closed for $1,337,500.

I sold 90 Beardsley Road in 2010 for $647,850. 5 years later with improvements in both the house and the real estate market, the house was listed for $745,000 and closed above that for $760,000. This tastefully restored 18th century colonial is a comfortable blend of old and new. Antique beams & wide board floors, vaulted ceilings in the kitchen,a living room with a fireplace opens to 20x20 screened porch overlooking gardens, meadows, stone walls, small pond. The increase of value indicates clearly that the market values of many homes are strengthening.

Lastly, 20 Sugarloaf Mountain Road sold for $312,500. This colonial built in 1985 has 4 bedrooms and 2 and a half bathrooms. In nearly 2600 sq. ft. this home offers hardwood flooring in part of the residence as well as an attached garage. It is situated on 0ver 8 acres of land.

There are a number of properties on the market in Kent and even in the neighborhood so if you wish to see any of them, know more about them, or have someone who might be looking, give us a call.

While the weather is balmy don't get complacent. Last year at this time it was warm and then we had one of the hardest winters. Be prepared with shovels and wood and be safe. Happy Holidays from all of us.

 

David Bain

Chris Garrity

& the Kent office -Toni Soule, Marilyn DeVos, Debbie Bain, Eve Iselin, Dave Fairty & Scott Harvey