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August
19

Bain Real Estate Sharon Mountain 2019 August Market Report.

PLEASE CLICK HERE TO SEE THE MAP

 

Dear Neighbor,

 

The market continues its steady course with numbers tracking as they have for a few years. There have been 45 residential sales in last 365 days and 26 in 2019.  In 2018, there were 48 sales and 29 sales in the first seven months of 2018.

 

Weekend buyers are still seeking affordable housing opportunities with a keen intent on not overinvesting in a house that gets limited use.  Sellers are recognizing that while they invested in their homes over time, buyers are not valuing the upgrades as much as sellers might have hoped.

 

As to land parcels, we have seen tepid sales transactions.  Only 3 sales have occurred in the last 365 days noted in the MLS with two of those in 2019.  The two in the first half of 2019 were 21-25 acre parcels that sold for $160K-$240K.

 

Interestingly, there are 6 home sales in contract to sell presently for $650,000 and below.  In your neighborhood, we have 5 houses to report selling in the last 12 months.

 

8 Joray Road- 12.04 acre

Closed for $228,750                                     

1733 sq. 1984/ 2bd-1.5 bths                          

Needs some updating. Private   

                                   

 

20 Hunting Ridge Road- 33 acres

Closed for $940,000

4078 sq 1987/ 4bd-4.5bths

Stunning land, pond and privacy

 

339 Cornwall Bridge Road- 1.74 acre

Closed for $285,000

1421 sq. 1969/ 2bd-1bth

Clean and neat-Easy to maintain


 

2 Jackson Road- 24.63 acres

Closed for $360,000

3850 sq. 1850/ 6bd-4.5bths

Fabulous space that needs renovations

 

40-42 Jackson Road- 42 acres

Closed for $2,000,000

4909 sq. 1932/ 4bd-4.2bths

2 houses-Private estate-Views-Needs work

 

 68 Red Horse Hill- 14.30 acres

For Sale for $477,000

1765 sq. 1974/ 3bd-2bths

Private-fireplace and barn

 

Smith Hill Road- 4.55 acres

For Sale for $95,000

Private setting with a brook

 

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

 

Chris Garrity,

David Bain & Associates

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

 

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

 

 

 

 

 

April
28

Dear Neighbor,

PLEASE CLICK HERE TO SEE THE MAP.

The strengthening of real estate market has been increasing for two years as born in the diminishing inventory of homes for sale.  In 2015 there were 70 houses available for sale in Sharon. 2016 averaged 47 residential homes listed and 2017 averaged 51 residential homes. Today we have 52 residential homes available in this spring market. 

Equally brisk are sales.  45 homes sold in the last 12 months just slightly below the 51 sales the year prior.  The increased demand and a sell-off of an over supplied market of 75 listings a few years back is critical to solidify values. 

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

The Millennial Buyer who wishes to purchase a home that is 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 to relate to fixing up houses. Nevertheless a house that needs considerable work or is "tired" or not updated is 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 and the sooner it attracts a buyer. 

 

Here is what has happened in the neighborhood since our last letter:

 

7 Jackson Hill Road – Sold

List-$1,150,000/ Sold $950,000   Days on Market 310

This gracious 1810 Colonial has been tastefully restored to bring it back to its former glory. There is a new gourmet kitchen, 4.5 new baths, new insulation, new heating, plumbing, wiring, and roof.  There is a brand new in ground gunite pool. The rooms are large and full of original details of moldings and paneling. There are 5 fireplaces, a butler's pantry, a great mud room, 4 large bedrooms plus a 2 bedroom guest wing. A spacious screened porch completes the package.

 

2 Jackson Hill Road- For Sale

List-$399,000    Days on Market 124

Set on high with scenic views across 24 acres of wild life strewn bottom land, this 1900's Colonial style home boasts 6 bedrooms and 4 bathrooms with a pre-war craftsmanship and modern touches. The country kitchen is modern with more potential here. There is a formal living room and a spacious family room both with fireplaces. This house combines both new and old touches complete with three gorgeous native stone fireplaces, wood flooring, book case lined library and more. There are stone patios to sit and view the mature plantings that dot the property.  A large barn and fenced paddocks offer room for animals.  My associate Toni Soule and I have this property listed.

 

Smith Hill Road – Land- For Sale

List-$115,000    Days on Market 61

Town maintained dirt road dead ends just before the abandoned road begins (this is the legal driveway) that takes you to a town approved building site overlooking the brook and potential pond. It used to be an old Mill site then a town reservoir before the 1955 flood took part of the dam away. The stone spillway is still in place creating a wonderful waterfall. There are 250 acres of protected land that surround these precious and protected 4.55 acres. My partner David Bain has this property listed.

Butter Road – Land-Sold

List-$115,000/ Sold $115,000     Days on Market 113

Nearly 5 acre parcel set well above the road that opens to a large clearing offering both privacy and views. Stone walls outline this parcel that has a substantial 2065' driveway in place. Some road noise can be heard from Rt. 4 and yet no house is in sight!

 136 Butter Road – Sold

List-$389,800/ Sold $335,000     Days on Market 113

Five Bedroom, 2.5 Bath custom built Colonial directly on a large pond. Set on the corner of Butter Road and Rte 4, this spacious home is in good, move-in.  There is a Large eat-in kitchen, huge stone hearth Fireplace, wide plank wood floors, surrounding deck, two-story barn with room for parking, and two bonus outbuildings. The property had been on and off the market for over 4 years with an initial asking price over $500,000.

370 Cornwall Bridge Road – Sold

List-$849,000      / Sold $849,000                Days on Market 113

Known as Hawk Ridge this 4100 sq. ft. contemporary with period detail maintains long range views of the Catskills Mountains and pastures from over 6 acres of land. The interior boasts massive soaring post and beam living room with large windows to the view. The fully equipped kitchen is filled with amenities. And there are two gas fireplaces each servicing the dining and living rooms. Wood paneled room such as the library /office provide intimate spaces. There is an additional art room with views which can serve as a first floor master if desired. There is a full master en-suite on the first floor and an additional two bedroom/master suite with double bath on the upper level. This home had been on and off the market for many years originally listed for well over $1,000,000.

6 Old Sharon Road – Sold

List-$795,000      / Sold $645,000                Days on Market 243

Charming, well-maintained 1768 antique on 23+- acres on a quiet, gravel town road. Property also includes a pool with a pool house, large barn with 2 bays and excellent storage and a separate one-bedroom guest house (originally on its own 8 acres). The main house has 2,363 sq.ft. offering 3 bedrooms, 2.5 baths, many original features. There are 3 fireplaces and a large kitchen (with Viking range, Traulsen refrigerator, Corian counters, extensive cabinets, storage and a pantry with washer/dryer. All mechanical are relatively new plus central air and generator.

Priscilla Miller of my firm sold this property.

3 Deer Run – Sold

List-$369,000      / Sold $300,000                Days on Market 314

This Charming Country Cape entails 1946 sq. ft. of living space and is light and bright.  Built in 1986 this home features a first floor bedroom suite with an attached heated porch. There is a good sized living room with a corner brick fireplace. The kitchen opens to dining room providing a spacious feel. While the large sliding glass door from the dining room offer views and access to the 3.3 acres of grounds. There are 2 bedrooms upstairs that share a full bath. Hardwood flooring is used throughout home and there is a 2 car garage as well.

70 Bowne Road – Sold

List-$300,000      / Sold $295,000                Days on Market 134

Comfortable Center Hall Colonial atop 2.2 Acres with seasonal western views. Situated off a quiet, gravel road the land is private and maintains lush front and back lawn areas. There are 1,888 sq. ft. has a front to back living room with a fireplace. Large Kitchen offer new appliances and a breakfast bar that opens to large dining area. The family room also and half bath rounds out the main level.  Hardwood Floors on both levels. Upper Level hosts master bedroom with a walk in closet and 3 secondary bedrooms that all share the full bath. There is an unfinished full basement and an attached two-car garage.  I sold this house in 2013 for $249,900 and it was on and off the market this time for just over a year.

125 East Street – Sold

List-$285,000      / Sold $265,000                Days on Market 13

LOCATION, LOCATION, PRICING is the real truism in this business. This sweet 1958 Ranch style home is dated and in need of TLC. While the house offers hard wood floors and easy one level living, it is the setting that is amazing.  Situated on the high part of East Street this house overlooks its own field as it was once a part of a 380 acre farm back in the 60's. It now sits on 4 acres with surrounded by farm fields, land trust and beautiful stone walls. Although, town has it listed as 2-bedroom the septic is already in place for 3 bedrooms! Sun filled kitchen, hardwood floors and fireplace with wood stove insert. Lower level has walk out so could easily be renovated for family room or recreation room. Toni Soule of my office listed this house with a reasonable pricing that she garnered two offers in the first week.

Upper Ridge Road – Land-Sold

List-$150,000/ Sold $120,000     Days on Market 84

This open parcel of land had been on and off the market for a number of years before coming back on at the same price-$150,000.  This time-under different market conditions this 5 acre parcel with nice views to the east sold.  Set well off a private gravel road this is easy to build on.

21 Upper Ridge Road – Sold

List-$379,000      / Sold $355,000                Days on Market 25

Beautifully sited on 5.54 acres on a private road, this Cape Cod has a detached 2-car garage with a large attached heated workshop. Open lawn with a birch grove, pond and borders a brook. Living room with fireplace and cathedral ceiling, kitchen with soapstone counters, first floor full bath, laundry, and a large den/family room leading out to a screened porch (15x20) overlooking the property. Master bedroom and bath and guest bedroom are on the second floor. This 1976 built home was first listed for $419,000 for 7 months before being placed back on for $379,000 and then finding a buyer quickly.

29 Upper Ridge Road – Sold

List-$299,000      / Sold $280,000                Days on Market 113

Next door is this 1552 sq. ft. Barn style house with a rustic look, hardwood floor throughout and a loft-like open floor plan.  Built in 1986 the 2 bedroom, 2 full baths home is secreted on a heavily wooded 6.12 acres that can be enjoyed from the screened porch.  The master bedroom is on the upper loft level. From the open balcony one overlooks the first floor where the kitchen opens to the living room a built-in dining banquet. This home is sited at the end of Upper Ridge Road for which maintenance for this private road is approximately $650/yr.

33 Tichnor Road – Sold

List-$895,000      / Sold $875,000                Days on Market 13

Designed and once home to award winning Rafe Churchill, this modern Shakeresque colonial maintains stylish interior. The finest quality fixtures, appliances, and finishes are evident throughout the 2400 square feet. The floors on the main level are high grade painted industrial epoxy floors over concrete. The stunning kitchen is equipped with a Capital Range, Fisher Paykel Dishwasher drawers, Liebherr Refrigerator, Farmhouse sink, built-in Miele Cappucino Machine, marble counters and subway tile backsplash. The living room has a fireplace and a floor-to-ceiling window overlooking the lush landscaped grounds. The dining room has a beamed ceiling and accesses the screened-in porch. The family room has a vaulted ceiling, fireplace and built-in cabinetry. The master bedroom features a vaulted ceiling, built-ins and a luxurious bath with soaking tub and shower. Other features: central air-conditioning, generator, cedar shake roof, radiant heat, outdoor shower. The separate cottage has been used as an office and studio. The barn, with heat and air-conditioning, has finished concrete floor and ideal as a gym. The 4+ acres, located on a quiet, scenic road, have been landscaped with gardens, large lawns, stonework and gazebo.

There are a few 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 the aforementioned 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

 

  

 

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

March
1

PLEASE CLICK HERE TO SEE THE MAP.

Dear Neighbor,

45 homes sold in Sharon within the last 12 months keeping pace with the previous 12 month period. And by comparison there are 65 homes listed for sale compared to 66 homes on the market in Sharon last year.

Additionally, the last 12 months has seen 9 land sales according to the CTMLS and the town records. It is especially nice to see the uptick in interest in land.

There are fewer foreclosures and there is an increase in buyer traffic. The prolonged winter seems to be creating a bit of pent up demand so the Spring market should be quite fluid. Stability has settled in as the local real estate market is getting healthier as the economic indicators encourage fence sitters to buy. The average period that a house was on the market (ADOM) is 6 months which indicates a balanced market. While this news is all positive news, values in Connecticut are still approximately 22% off the prices of 2006.

Yet, while buyer confidence grows the pool of prospects is still historically lower. To keep the interest of the buyers, proper pricing is still critical. There are presently 7 properties in contract to sell in Sharon. You've heard it before; a well priced house gets the buyer's attention.

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

169 East Street- List $125,000 Sold $80,000.

This house was a complete mess and required considerable renovation if not restoration. The 1927 farmhouse has 3 bedrooms and 1 and a half bathrooms. Set on .53 acres the house had 1292 sq. ft.

80 East Street- Not listed- Sold $300,000.

This was a direct sale of a Cape style home as per the town assessor's card. There are 2 bedrooms and 2 bathrooms in this 1628 sq. ft. home on 2.17 acres.

Lot 4-5 Sharon Mountain Road- Listed $280,000.

This 42 acre parcel is accessed off Tanner Road (an old unused town road) and is surrounded on three sides by protected lands. This is a perfect hunting parcel or an assured private setting. I have this listed for sale.

226 Sharon Mountain Road- Listed $350,000- Sold $362,500.

Dragonfly Hall is a 4387 sq. ft. home built in 1988 and maintains 4 bedrooms and 3 full and 2 half bathrooms. The home was in need of some cosmetic work but offered considerable space and 2.69 acres of level land.

20 Deer Run-Listed $835,000- Sold $778,000.

Set on 9.8 level acres this 2760 sq. ft. saltbox styled home was built in 1976. The home features a large country kitchen with a massive fireplace at its heart. There are 4 bedrooms and 3 full bathrooms, wood flooring and a master on the main floor. There is a large barn garage, apple trees and stone walls. I assisted the buyers in the purchase.

43 Lower Deer Run Listed $279,000- Sold $269,000.

This colonial style country home with three bedrooms and one and a half bathrooms sits at the end of the road on a 6.89 acre parcel of land. The lot is a mix of light woods and an overgrown pasture. The home was built in 2003 and is in need of updating and improvement. It was a bank owned property that was listed and sold in four months.

75 Sharon Mountain Road- Not Listed- Sold $299,900.

This home is sited on a 1.1 acre parcel of land and maintains a 940 sq. ft. home according to the assessor's card. The ranch home was built in 1946 has two bedrooms and 2 bathrooms.

46 Fairchild Road- Listed $1,545,000- Sold $1,350,000.

This 1880's home has nearly 6500 sq. ft. with 5 bedrooms, 5 full and 1 half bathrooms. This home is in very good condition and has 6.9 acres of meadows with views. There is a pool and a barn on the property.

20 Sharon Mountain Road- Listed $1,200,000- Sold $1,050,000.

A colonial style home of the mid 1960's this home offers over 4000 sq. ft. of living space and has central air. There are 3 bedrooms and 3 and a half bathrooms. The kitchen is spacious and there is a fireplace in the living room. There is a guest house, pool, barn and gardens.

2 Jackson Road- Listed $399,000.

This spacious country colonial offers nearly 4000 sq. ft. with 6 bedrooms and 4 bathrooms. Prewar construction is both of quality and detail. Wood paneling, flooring and built-in cabinetry are main features. The kitchen has been updated with some bathrooms requiring the same treatment. There are massive fireplaces and a greenhouse. Sited on 24 acres there are views, a barn, paddock and pasture. Drew Holland in my Sharon office has it listed.

Lot # 3 Old Sharon Road #3- Listed $115,000- Sold $107,500.

A 4.2 acre parcel of high land with commanding western views, this lot has a cleared site and a driveway roughed in to the building spot. It was on the market for nearly a year.

Lot # 36 Old Sharon Road #3 Listed $50,000.

Recently reduced in price this lot is one of the most affordable in Sharon. With 2.65 acres the parcel has a shared Right of Way driveway access in place and is both sloped and wooded. I have this parcel listed for sale.

304 Cornwall Bridge Road Listed $625,000- Sold $565,000.

This 1840 antique home with 2650 sq. ft. has 4 bedrooms and 3 full bathrooms. This Greek Revival home has old flooring, fireplace and numerous other details. Set on 12 acres of level land there is also a barn, pool and gardens. It was listed for over a year before closing.

All of the current Sharon listings can be seen on our website www.bainrealestate.com. I encourage you to visit it. It's loaded with information about listings, sales, our towns and these letters (see Neighborhood Stats). There is also a way there to get direct email posting of new listings as they hit the market. You can also find information of update listings on our blog http://hillsofsharon.blogspot.com/

And if you know anyone thinking of selling their property, we would like the opportunity to talk to them about our marketing. Thanks. I'll write again in a year to let you know what's happened.

Respectfully,

Chris Garrity

David Bain

And the Sharon office- Michele Pastre, Joanie Yahn, Jennifer Luning, Drew Holland & David Almquist

This graph shows the number of successful transactions

in our key towns of Cornwall, Kent and Sharon in 2014

March
1

PLEASE CLICK HERE TO SEE THE MAP.

Dear Neighbor,

The Sharon real estate market is continuing the momentum that began in 2013. In the last 12 months the market has seen an increase in activity and sales. There were 40 sales transactions in the last year, 5 more sales over the previous 12 months.

Nationally we are seeing an increase in sales with the Northeastern section of America gaining over 7% in house sales and a 5.5% increase in prices from last year.

Our local real estate market is more active, and getting healthier incrementally as well. Values are solidifying as we see year over year stability in the sales to list price ratio. We also see the Days On Market (ADOM) dropping by two months on average. We, at Bain had another productive year with very strong sales and we appreciate both your continued support and ongoing trust.

 

Sharon 2013-Sales

Property Type: Residential

Status: Closed/Sold

Number of Properties: 40

 

Beds

Baths

SqFt

Listing Price

LP$/SqFt

Sale Price

SP$/SqFt

SP/LP

ADOM

Average

3

2.3

2,127

$493,125

$229.09

$444,306

$206.68

90.95%

174

Median

3

2

1,954

$374,000

$211.71

$358,250

$198.39

91.9%

114

 

Sharon 2012-Sales

Property Type: Residential

Status: Closed/Sold

Number of Properties: 35

 

 

Beds

Baths

SqFt

Listing Price

LP$/SqFt

Sale Price

SP$/SqFt

SP/LP

ADOM

Average

3

2.61

2,406

$519,880

$220.16

$473,381

$201.24

90.66%

231

Median

3

2.5

2,173

$439,000

$194.58

$405,000

$173.66

92.3%

181

 

There are presently 57 homes on the market in Sharon which is approximately the figure we had a year ago. Yet, while buyer confidence grows the pool of prospects is still historically lower. To keep the interest of the buyers, proper pricing is still critical. There are presently 7 properties in contract to sell in Sharon- one here on Sharon Mountain. You've heard it before; a well priced house gets the buyer's attention. Here is what sold!

This first property is an example of the return of the real estate market. It was sold, as reported in last year's letter for $360,000 out of foreclosure. A builder bought it, fixed it up, listed it for $650,000 and sold it for $620,000 last September. The new owner held it for a month and put it back on the market for $685,000 and it promptly sold for $655,000 in December.

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

429 Cornwall Bridge Rd

Price: $650,000 Sold:$620,000

Sold:Sept 2013

DOM: 29
Acres:9
Beds:3 Baths:3

Comments: Builder improved home with new appliances and bath fixtures.

 

 

429 Cornwall Bridge Rd

Price: $685,000 Sold:$655,000

DOM: 10
Sold Dec 2013
Acres:9
Beds:3 Baths:3

Comments: Newly renovated. Mint condition.

 

 

 

27 Red Horse Hill Sold at:$510,000

Price: $595,000
Sold date:August 2013

DOM: 56
Acres:14
Beds:3 Baths:2

Comments: Needs complete renovation & structural issues. Private views and greenhouse

 

 

 

Lot-Red Horse Hill Sold:$80,000

Price: $110,000
Sold date:Sept 2013

DOM: 2
Acres:3
Comments: Small wooded lot

NO PICTURE

 

Vacant Land

 

70 Bowne Road Sold at:$249,900

Price: $274,900
Sold:Sept 2013

DOM: 161
Acres:2.2
Beds:4 Baths:1.5

Comments: Private. New furnace, wood floors, 2 car garage.

 

 

 

100 Sharon Mtn Rd Sold at:$180,000

Price: $210,000
Sold:Jan 2014

DOM: 110
Acres:2
Beds:3 Baths:1
Comments: One level house of 1056 sq. ft. built in 1982

 

 

 

 

 

90 Sharon Mtn Rd Sold at:$467,500

Price: $695,000
Sold:May 2013

DOM: 450

Acres:15

Beds:2/ Baths:1
Waterfront:Yes
Comments: Antique home renovation required. Pool, pond and brook. barn & 1 bedroom cottage.

 

 

40 Sharon Mountain Sold at:$617,800

Price: Not on Market
Sold date: Dec. 2013

DOM: NA
Acres:8
Beds:5
Baths:2

NO PICTURE

Comments: 2362 sq. ft. antique colonial farmhouse with a lower than average rating from the assessor. Distant views and open and wooded parcel of land.

 

339 Cornwall Brdg. Rd Sold at:$290,000

Price: $319,000
Sold:August 2, 2013

Acres:1.74
Beds:2 Baths:1
Comments: One level 1969 house with 1400 sq. ft. open yard, views

 

 

 

 

Lot -Butter Road Sold at:$100,000

Price: $145,000
Sold date:June 2013

DOM: 264
Acres:4.92
Beds:NA
Baths:NA

NO PICTURE

Comments: Cleared wood lot with views and privacy. Long driveway access to site.

 

74 Sharon Mountain Rd Sold at:$555,000

Price: $589,500
Sold:Aug. 2013

DOM: 350
Acres:3
Beds:3 Baths:3

Comments: Country home with Swedish stoves, 2 fireplaces, pool and open floor plan & open land

 

 

16 Jackson Hill Road Sold at:$590,000

Price: $649,000
Sold date:Mar 2013
Acres:4.18
Beds:2 Baths:3

Comments: 1500 sq. ft. Contemporary home in exceptional condition. Screened porches, balcony views.

 

 

270 Cornwall Brdg. Rd Sold at:$156,000

Price: $170,000
Sold date:Dec 2013
Acres:2.80
Beds:3 Baths:2

Comments: Ranch requiring updating of kitchen/baths. Oak flooring, fireplace and storage barn.

 

All of the current Sharon listings can be seen on our website www.bainrealestate.com. I encourage you to visit it. It's loaded with information about listings, sales, our towns and these letters (see Neighborhood Stats). There is also a way there to get direct email posting of new listings as they hit the market.

And if you know anyone thinking of selling their property, we would like the opportunity to talk to them about our marketing. Thanks. I'll write again in a year to let you know what's happened.

Respectfully,

Chris Garrity

David Bain

And the Sharon office- Sam FitzGerald and David Almquist