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February
1

Dear Neighbor,

We, like all of you, are attempting to get back to "normal".  In that spirit, we have resumed our neighborhood letters with hopes of keeping you informed on local sales, offerings and trends.

Like elsewhere, the pandemic unleashed the flight to Kent, swelling our schools, dwindling our housing inventory and pushing our values.  The result is a market with only 9 homes and 9 land parcels available where normally 45-50 should be for sale. The flip side is the 20%-30% increase in values has seller's buoyant and buyers scrambling. Rents have soared as well.

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

There have been 4 sales in your neighborhood. Kent's 53 annual sales are 30 less than last year.  Inventory depletion has tempered sales as there are only 6 homes in contract presently, down from our highs of 20 homes a year ago.  Despite fewer listings, sales are still brisk and competitive.  Here is what has happened in the last 12 months.

10 Lafontan Drive/ Listed: $499,000/  Sold: $485,000/  Days On: 79

My partner David Bain sold this well-maintained three bedroom, 2 bathroom raised ranch located on a private 1.5 acres. The 1400 sq. ft. upper level features post-and-beam ceilings and cherry hardwood floors. Custom cherry cabinetry, soapstone sink and countertops and a butcher-block island adorn the kitchen. The wood floors were harvested from Skiff Mountain. From the kitchen the back deck overlooks the expansive backyard and garden. A media room with woodstove, guest bedroom with full bath, and a home office are all on the 840 sq. ft. lower level. The mechanicals like central air-conditioning, propane high efficiency heating and a tank-less hot water heater provide good working order. Property also includes a 20x16 white pine barn.

 

64 Howland Drive/ Listed:$3,275,000/ Sold: $3,275,000/ Days On: 1

I sold this house in 2018 for $1,473,500 when it was a 5 bedroom home with 3,075 sq. ft. Within three years this colonial was transformed into a top of the line modern country home. Adding a large porch stretching across the front of the house towards the long distant views was one of the dramatic changes. Plus there was an additional 1,400 sq. ft. added along with new siding, roof, windows, flooring kitchen and bathrooms that were done as well.  A huge screened porch with a fireplace leading to a new pool and gardens made the indoor/outdoor flow seamless.   With both these major modifications and additions it is no wonder why this home sold before it even hit the public market.

71 Flat Rock Rd/  Listed: $697,000/ Sold: $650,000/ Days On: 134

This 1986 Colonial style home sits back from the road, surrounded by mature trees and plantings.  There are 2,808 manageable square feet of space including 4 bedrooms and 3 full and one half bathrooms. Flexible floor plan with eat-in kitchen opens to a sunny 23' x 23' family room with beamed ceilings and a fireplace.  There is a large deck and a sizeable screened porch all opening to a grassed back lawn adorned with native trees and ornamental plantings. The lower level offers a gym area, extra bedroom and small den. The two car garage and a generator help make the house more comfortable. This home sold in December of 2016 for $485,000 and four years later- with some improvements and COVID induced pressure the value increased to $650,000.

 

71 Richards Rd/ Listed: $1, 875,000/ Sold: $1,725,000/ Days On: 100

A gracious two-story foyer leads to an open floor plan in this meticulously kept contemporary barn.  Clad in stone, shingle and barn board, the house entails over nearly 4,000 sq. ft. with soaring ceilings, hand hewed beams, maple floors and more. It offers 4 bedrooms, 4 and a half baths and family room, gym and office.  There are two fireplaces-one in the main living room that opens to the kitchen and dining area. Ecologically designed the home features a 20kw generator, dedicated EV charger and 14kw photovoltaic solar panel system. A large covered deck overlooks a professionally landscaped yard that is protected with deer fencing. An outdoor shower is available as well as access to South Spectacle Lake. David Bain listed the home and Debbie Bain sold it!

 

79 Richards Rd/ Listed: $995,000/ Sold: $950,000/ Days On: 115

This 2003 Colonial has three bedrooms and 3 baths in 3,030 sq. ft. of living space.  The Great Room has a vaulted ceiling and is anchored by a fireplace. The many windows and two sliding doors offer natural light and access to the outside deck. The open floor plan concept links the Great room, dining room and kitchen detailed in granite counters. There is a screened-in porch off the living room as well as a cherry wood library.  The home is reached off a gravel drive and is set atop 5 acres of woods and lawn. This property also maintains access right to South Spectacle tennis courts, boathouse and lake.

 

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 should you be interested in a free assessment of your house, call us, stop by the office or visit our website at www.bainrealestate.com.  Lastly, please note that we are able to send this letter out digitally, so email us and we will add you to the list.

Stay warm!

Chris Garrity

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

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

Click The Link To View The Map

South_Kent_Map_-_2022_-_Final.pdf

 

 

 

 

 

 

 

 

 

 

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

 

 

December
1

PLEASE CLICK HERE TO SEE THE MAP.

Dear Neighbor:

The path back to a more balanced market is no longer just a light at the end of the tunnel.

It is here. There is a growing pool of buyers who are serious and will purchase, if the right house and value coincide. The number of offerings is being sold off at a considerable pace. In fact, we are seeing a tightening of inventory which helps solidify market values.

It is time again for our annual neighborhood real estate report detailing the real estate activity in the last 12 months in the South Kent neighborhood.

As noted above shrinking inventory is the big news as the year wraps up. There are only 44 house listings on the market in Kent presently. This is an inventory figure we have not seen for over 10 years. And of this figure there are 7 homes are 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.

In the last 12 months there have been 42 residential sales in Kent compared to 43 the previous 12 months showing consistent selling volume.Here is what has happened in town.

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

2013-14 26 $728,608 153 Days on $671,355

2014-15 43 $488,108 198 Days on $433,322

2015-16 42 $491,874 157 Days on $458,840

So here is what has transpired in your neighborhood:

11 LaFontan Drive is a 4 Bedroom, 3 Full baths on a private, 1.75 acre level lot. There is a large bonus room on lower level opens up to the perfect yard. In-law capabilities on lower level with bedroom, full bath with new vanity and tile and separate access. The ceilings on main floor in Dining room and Living room are all vaulted plus new flooring in Dining and Living rooms. The house measure over 1320 square feet and has a new roof. It was listed for 40 days at $279,900 and closed for $275,000.

64 Geer Mountain Road is a 2300 square foot cape style home on 5.84 acres. Nestled on a wooded hillside, this charming cape has a 1500 square foot bluestone terrace off the kitchen and perennial gardens. The house is immaculate, with beautiful hardwood floors, tastefully painted interiors, granite kitchen counters, two fireplaces, an expansive living room with custom cabinetry, and a large den/family room/library with built-in bookcases.

There are 3 bedrooms and 2 and a half bathrooms. I had the listing which sold for $385,000.

81B Geer Mountain Road is a sought after location in our scenic area of South Kent This parcel offers total privacy and views on 14 acres a mix of mature forest and meadows old stone walls. Sited atop a hill the approach past fields, rushing stream, leads to this classic Federal Colonial with barn. There is a formal dining room with a large Palladian window. There is a living room anchored by a fireplace and a family room that open to a 4-season porch with views to the west. Ed Cady Barn with 4 stalls offers other potential uses. Built in 1989 this 2800 square foot home has 3 bedrooms, 3 full baths and one powder room. Initially listed over a million dollars in 2012 the house sold in 2016 for $709,000.

25 Brown Road is a beautifully renovated farmhouse style home with 6+ acres of complete privacy. The 2464 sq. ft. home offers an impressive wraparound cedar porch with dining area overlooking the park-like landscape. There is a bright and open interior with a completely new kitchen with high-end appliances, hardwood flooring throughout, family room with fireplace and sliders opening to an expansive rear deck. Among the four upstairs bedrooms is a new en-suite master with walk-in closet. The paved driveway and 2-car garage round out this 1996 colonial which sold for $540,000 after 119 days on the market.

Atop Iron Mountain Road there were two sales on this private gravel road:

 

28 Iron Mtn. Road is a 2001 contemporary that sits on 5 acres of woods with a nice view to the east. The 4 bedroom home features wood flooring throughout and large windows. There is a large native stone fireplace in the living room that opens to a nice terrace and also connects to the main floor master bedroom. Adjacent to the main residence is a garage with large unfinished loft above. This home had been on and off the market since 2008 where it was listed for $1.2 million. It sold for $600,000 last February, off the last asking price of $649,000.

 

29 Iron Mtn. Road is nearly the opposite of #28 across the street. This beautifully built 2004 Colonial is sited on 5 private acres as well but faces west with seasonal sunset views. The 2,860 square foot home features hardwood floors throughout, three spacious bedrooms, 2.5 baths, and a large eat-in kitchen with granite counters and stainless steel appliances that opens onto a spacious deck. The master bedroom suite incorporates a large private bath, his-and-her walk-in closets, as well as a lovely sitting room that can be used as a fourth bedroom. In addition, the walk-out basement has been finished into a media/game room. Like its neighbor this house was listed on and off since 2012 but relisted in 2015 for $595,000 and selling for $525,000.

 

There are a few properties listed in the neighborhood but here are two offerings of interest.

64 Howland Drive is an opportunity to acquire a perfect property perched atop Geer Mountain with the incredible South Kent views. There is a lovely mix of woods, stone walls, barn and pasture on this 18 acres parcel. This 4611 sq.ft. Colonial style home is in excellent condition featuring numerous details like hardwood floors, three fireplaces, extensive moldings, soapstone countertops, top-of-the-line appliances and spacious rooms. Views from each room are available. There are 4 bedrooms and 3 and a half bathrooms. Surrounded by protect land and the long views this property is market listed for $2,100,000. Chris Garrity and Dave Fairty have this listed.

 

I have listed 94 Richards Road a very private one level country home with winter views. This 3 bedroom, L-shaped one level home is a care free retreat. It has a large living room/dining room that focuses on the fireplace. Sliding glass doors open to a large new deck is perfect for entertaining. The master bedroom is large and multi-leveled room with an en-suite bathroom. This 1760 sq. ft. home has 2 bathrooms, woods flooring and a 1970's galley kitchen. It is listed for $359,000.

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.

Happy Holidays!

 

Respectfully,

David Bain

Chris Garrity

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

 

 

 

 

 

 

 

 

 

 

 

 

 

 

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

November
1

PLEASE CLICK HERE TO SEE THE MAP.

 

 Dear Neighbor,

Here is the annual neighborhood real estate report detailing the real estate activity in the last 12 months in your area of Kent.

The 27 sales transactions in Kent in the last 12 months is slightly fewer than previous year's volume of 30. However we are seeing the path back to a more balanced market where there is a small pool of buyers and a limited amount of homes available for sale. Presently there is still more seller supply than buyer demand but that volume is slowly being chipped away.

Moreover, the national economy is systemically healthier providing a more confident buyer pool. We are seeing a very strong upper end of the market fueled by capital that is seeking hard assets, like real estate, in which to invest. It is the main component as to why we are seeing cash deals for multi-million dollar estates during a time of historically low interest rates. Typically the upper end of the market is the trend setter in value recovery as that level of the market has more capital flexibility and critical evaluation processes.

In sum, incrementally the market values are getting healthier. Data shows that in Kent 2014 average sales price was even stronger than in 2013. The Days it took to sell a house in the last 12 months was 134. That average was dramatically different by more than a month and a half (183 Days) in 2012-2013. We have only slightly more listings on the market (58) than last year at this time (55). And there are 5 sales pending.

Date Sales Market Time Av. Sales Price

2012-13 30183 Days on $601,098

2013-14 27 134 Days on $706,120

 

Earlier in the year the market was vibrant with a number of homes selling. Spring through mid summertime was also quite strong. The market is traditionally slow as summer ebbs, but the 4th quarter is shaping up nicely as the buyers are more plentiful and a bit more eager to buy. Additionally, the last 12 months has seen 6 land sales according to the CTMLS and the town records. It is especially nice to see the uptick in interest in land.

311 South Kent Road was a bank owned property that was listed and sold for $149,000. With one acre of land, cleared and surrounded by large trees, this house has approximately 1,960 sq ft of living space. There are 2 large bedrooms and 2 full baths. The house was built in1948 and despite some nice upgrades the house requires some additional renovations. Toni Soule of my firm assisted the buyer.

Private and charming, 40 Camps Flat Road is a 14-acre 3 BR/3 BA country retreat with gunite pool, guest cottage, views and meticulously landscaped grounds and perennial gardens. Built in 1945 with 2,348 sq. ft. and tastefully remodeled in 1999/2000, it is tucked away on this beautiful country road. List Price: $895,000/Sale Price: $837,500.

Nestled on a wooded hillside at 64 Geer Mountain Road, this charming 3 bedroom, 2 and a half bathroom cape is on 5.84 acres. Behind the house stretches a 1500 square foot bluestone terrace and perennial gardens. The 2300 sq. ft. house is immaculate, with beautiful hardwood floors, tastefully painted interiors, granite kitchen counters, two fireplaces, an expansive living room with custom cabinetry, and a large den/family room/library with built-in bookcases. I have this listed for $476,000.

63 Howland Drive is a 4,400 sq. ft. reproduction colonial built in 1987. Privately sited on 13.74 acres with amazing long views over the hills the 4 bedroom, 4 full & 1 half-bathroom home has a wonderful floor plan. The home maintains lovely details such as a kitchen with stainless appliances, central air, wood floors, 3 fireplaces, 900 sq. ft. deck, stone fences and specimen plantings. List Price: $1,485,000/ Sale Price: $1,175,000.

141 Geer Mountain Road sold this past year. Listed for $2,875,000 this 4700 sq. ft. contemporary home with 4 bedrooms, 4 bathrooms and stunning views sold for $2,425,000. The house was sited on a lovely 24 acre property with a large field, surrounding woods, and stream and rock outcroppings. Built in 1994 the chic crisp interior maintains 3 fireplaces and a luxurious master suite. The property also features a 30x50 pool and separate guest quarters. The same buyer purchased an abutting 119.5 acres of land (a mix of farm fields and woodland) for $2,000,000 or $16,700 per acre.

An antique home at 52 Treasure Hill "Firefly Hill" as it was known, is a unique blend of contemporary living with antique elements, there are 2 fireplaces, interior walls of both rock & brick, wood beams and old floorboards. The main house has 3 bedrooms and 2.5 bathrooms. There is a separate guest wing with built-in bookcases, a fireplace and vaulted ceiling. There is a garden pool and accompanying pool house. The property is surrounded by Nature Conservancy. Originally listed at $995,000, it closed for $630,000 after being on the market for 389 days.

Toni Soule sold a 5 acre parcel of land up on Iron Mountain Road earlier this year. The wooded parcel with views to the east was ready to build on. It was listed for over 685 days asking $125,000. It closed for $100,000.

Directly to the east, another 5 acre parcel sold. This lot is an interior parcel located off of Oak Ridge Road. It is primarily wooded and very private. This lot sold for $130,000.

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

Have a great Thanksgiving and for those hosting dinner, make sure you come celebrate the Champagne Stroll we are sponsoring on the Friday and Saturday evenings after Thanksgiving. Come stroll the village, stop in to stores and enjoy champagne on the walk!

 

Respectfully,

 

David Bain

Chris Garrity

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