Dear Neighbor,

The Covid-frenzied real estate market depleted the Sharon housing stock so significantly that despite the ebbing of the pandemic, the market has yet to stabilize. At this point a year ago there were only 7 homes available for sale in Sharon. Today is slightly better with 11 residential homes for sale.

There were only 48 residential sales in Sharon, 45 fewer home sales noted in our letter last year. This dramatic drop is not due to a lack of interest, but a lack of inventory along with the confluence of inflation and increased mortgage rates, all of which has buyers hesitating. There are 4 homes in contract presently.

Yet it is unlikely that this "breather" is going to enable the market to restock. Despite fewer listings, economic queasiness and buyers' pausing, the desire to live in Sharon 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 condensed version of what has sold in your neighborhood in the last year:

15 Low Rd                                                     4/22/2022           $240,000 –

Center of town 1835 farmhouse on a .11 acre yard! The interior has 1200 sq ft with hardwood floors throughout the main floor. There are 2 bedrooms and 1 bath with a spacious kitchen with a door to the outside.  

55 Hospital Hill Rd                                        11/4/2021           $160,000 –

This 1880 Victorian comes with a large covered front porch and nice sized yard. Contains 3 bedrooms, 1 bath in over 1600 sq ft. Needed updating.

91 Main St                                                      12/10/2021         $555,000 –

I listed this investment property, a beautiful Colonial that has graced the Green for nearly 200 years. Restored by design firm Hendricks-Churchill, the two, 2-bedroom apartments feature granite counter tops, stainless appliances, renovated bathrooms and restored wood flooring. 

25 W. Main St                                                10/4/2022           $495,000

My associate Toni Soule and I sold this mixed use 1800's Colonial. Fully leased with good income and strong tenancy, it has 3211 effective gross sq ft with parking.  Both main floor office and second floor apartment were upgraded with bathrooms and new kitchen for the apartment.

15 Main St                                                      6/21/2021           $757,500 –

Village Green Center hall Colonial tastefully renovated. Maintaining over 2000 sq ft, this 3 bedroom, 2.5 bath home was built in 1965 and sits on a half acre.

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62 Upper Main St                                          6/15/2021           $817,600 –

The Brownell House on the Green was once a boarding school in the mid-1800s. This antique colonial features 5 bedrooms, 3 baths and 5 fireplaces. Period details add charm to this gracious home. If you may recall, this house sold less than a year earlier for $817,500.

8 Upper Main St, Unit #16                           9/21/2022           $175,000 –

This two bedroom, two bathroom condominium unit comes with a large living room, fireplace and sliding doors to the deck/yard area. Also included is a one-car detached garage.

4 Upper Main St, Unit #3                             12/16/2021         $225,000 –

A 2017 renovation of floors, kitchen, baths and porch updated this 1206 sq ft condominium. There are two bedrooms and two baths and a fireplace in the living room.

4 Upper Main St, Unit #6                             5/5/2022             $240,000 –

Bain agents Elisa Waysenson and Toni Soule sold this spacious two bedroom, two bath end-unit condo. The deck overlooks private woods. Main floor unit with central air conditioning and detached garage.

1 Great Elm Dr #3                                        4/18/2022           $749,000 –

First floor 2100 sq ft condo with nicely renovated kitchen and baths, high ceilings, well crafted molding and beautiful fireplace. Each of the 2 bedrooms has an attached full bath. The 2 bluestone terraces overlook pool, tennis and paddle tennis courts within manicured landscaping.

36 Great Elm Dr                                           11/2/2021           $1,800,000 –

Built in 1987 this home includes over 3770 sq ft with a first floor primary bedroom suite. Western views from the living room. There are 5 bedrooms, all told, with 2 bedrooms in an In-Law Apartment with a full kitchen. Includes a 3-acre level lawn plus the Great Elm amenities.

25 Amenia Union Rd                                    1/21/2022           $1,675,000 –

In 2019 a complete renovation to this 1968 home was done. An ultra-modern kitchen luxurious primary suite with a gleaming master bath, two wood-burning fireplaces, a private library and complete studio/gym were a number of the improvements. The 4 bedroom, 3.5 bathroom home offers over 3700 sq ft on a private 3.4 acre parcel overlooking the Sharon Country Club.

The market is still very brisk with only 11 homes listed in all of Sharon and 5 homes in contract to sell.  For those considering selling, it's the perfect time. We only caution that you have a place to relocate to.  So if we can assist, call us, stop by the office or visit our website at www.bainrealestate.com.  Lastly, we are able to send this letter out digitally, so email us and we will add you to the list.

Have a Safe and Happy Winter!

Chris Garrity

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

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 Warren from New York City, 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. But the pace is slowing.  This season is usually a bit slower with the uncertainty about the economy and higher mortgage rates taking their toll.  There is very little inventory and that will help keep the values from falling much.  There are currently only 4 properties on the lake for sale.

There were 5 sales on the lake in the last 12 months. Despite fewer listings, purchasing desire is strong, sales are brisk and competition is fierce. Here is what has transpired: 

7 Arrow Point Rd                    3/29/2022                     $4,697,000 

This 4 bedroom, 6 bath 6,974 sq ft shingle style lakefront home was built in 2006 on 1.35 acres.  It includes a generous yard in both the front and rear of house with mature landscaping with fruit trees and lake irrigation system.

159B North Shore Rd              8/10/2022                     $850,000 

We listed and sold this unique pre-existing building lot with fantastic lake views and special stone dock directly on Lake Waramaug. This open parcel of .484 acres has a stone gate way flanking the shared gravel driveway to this lovely parcel detailed in old stone walls. A copse of woods provide privacy to the east and a large farm, dotted with cows, lies to the west. Sited with direct southern exposure this lot maintains sun splashed all day.

257 West Shore Rd                   4/1/2022                     $3,350,000 

This 4 bedroom, 4 bath shingle-style home in move in condition located on 3.7 acres with 60' of lakefront includes a new hydro air heating/cooling and a large finished garage/storage area. It sold in just 44 days.

90 Tinker Rd              7/5/2022                     $3,850,000 

This 5 bedroom, 6 bath Hilltop estate with panoramic views, infinity pool and walkway to your own waterfront on the lake with floating dock sold in just 49 days!

46 June Rd              4/27/2022                     $5,600,000 

This Hilltop retreat with 5 bedrooms and 6 baths were spread out in 11,000 sq ft. It was built in 2010 on 36 acres at the end of a long, steep paved driveway that gracefully took you to the top of a level site with dramatic western views.  A very well-built truly spectacular home that took 495 days to find its new owner.

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

Dear Neighbor,

The Covid-frenzied real estate market depleted the Sharon housing stock so significantly that despite the ebbing of the pandemic, the market has yet to stabilize.  At one point a year ago there were only 7 homes available for sale in Sharon. Today it's marginally better with 11 residential homes for sale. 

There were only 48 residential sales in Sharon, 45 fewer home sales noted in last year's letter. This dramatic drop is not due to lack of interest, but of a diminished inventory along with the confluence of inflation and increased mortgage rates, all which has buyer's hesitating.  There are 4 homes in contract presently underscoring this hesitation. 

Though, it is unlikely that this "breather" is going to enable the market to restock. Despite fewer listings, economic queasiness and buyer's pausing, the desire to live in Sharon is strong. Sales are brisk and competition is fierce when a well priced house comes to market.  We are still seeing bidding wars.

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 condensed version of what has sold in your neighborhood in the last year:

15 Birch Ln                                    12/22/2021                  $65,300 –

This private, 4 acre lot is located at the end of Birch Lane and affords a quiet area. The level wooded lot abuts the Connecticut State Forest.

5 Birch Ln                                      10/19/2022                  $650,000 –

Toni Soule, a top Bain agent, sold this one story home nestled on 4 acres. The open country concept includes the living room with soaring ceilings and a fireplace.  It includes a dining area which leads to the eat-in kitchen entailing a propane cook top, stainless steel appliances and a double oven. There are 3 bedrooms and 2 baths in this 1879 sq ft home. The wrap around deck leads to the level and open backyard with woods beyond.

417 Route 7                                    3/4/2021                      $145,000 –

The property entails a one level, 3-bedroom ranch backing up to the Housatonic State Forest. Recent updates to the kitchen, bathroom, furnace and woodstove have been done. Set on nearly 10 acres of level pasture and high woods, the property has a large 50 ft x 30 ft horse barn with up to 8 stalls.

7 Swaller Hill Rd                           10/3/2022                    $475,000 –

This 1970-built cabin of 768 sq ft with southern views down the Housatonic Valley sits on 30 acres of land. Clean and neat while offering 2 bedrooms and 1 bathroom, the house is charming.  A masonry brick fireplace and wood floors are some of the well designed features.  Primarily comprised of woods, there's also a level open yard, stonewalls and a small brook on this very private property.

296 West Cornwall Rd                  7/29/2022                    $370,000 –

This spacious cottage has an open kitchen/living room floor plan and is anchored by a fireplace. Recent improvements include a new kitchen with hardwood floors and new bathroom with high end fixtures.  The house, set up on a small hill, faces east for morning light.

229 West Cornwall Rd                  11/22/2021                  $292,500 –

This older home includes a large living room with a stone fireplace and a separate den with a wood stove. The kitchen includes stainless appliances and a breakfast bar connecting to the dining room. There are 3 bedrooms and 2 bathrooms.  A new well, plumbing, windows, bathroom fixtures were all done within the last 10 years.

198 West Cornwall Rd                  3/10/2022                    $395,000 –

I sold this 1450 sq ft home that maintains a cabin like feel. The living room features a native stone fireplace with a woodstove. The large kitchen has a breakfast bar which has views through a bank of windows. There are 2 bedrooms and 2 bathrooms.  The two car garage and a separate pole barn offer storage. Central air and house generator are comforting modern upgrades. Set on a 2 acre knoll, the home offers nice privacy.

With only 11 homes listed in all of Sharon the need for listings is critical. For those considering selling, it's the perfect time. So call us to get a perspective on your home's value and visit our website at www.bainrealestate.com. Lastly, we are able to send this letter out digitally, so email us and we will add you to the list.

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

Have a Safe and Healthy Autumn!

Chris Garrity

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

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

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.  But the current uncertainty in the economic market and the higher mortgage rates has created some caution on the buyers' side. We predict the market will be stable with the forces balancing out. 

In the whole of Cornwall there were 26 property sales in the last 12 months, 8 of those were land sales and 6 were over $1 million! Currently there are only 15 properties available in Cornwall and 9 of those are land offerings and 9 are over $1 million leaving only 6 residential properties for sales below that mark. Slim pickings!

In Cornwall Bridge 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's what happened in your neck of the woods:

358 Furnace Brook Rd        7/29/2022                  $375,000

This was a 2016 sq ft 3 bedroom, 1.5 bath home built in 1800 on 1.43 acres.  It sold directly without benefit of a broker.

22 Kent Rd                          7/29/2022                   $330,000

Located at the intersection of CT Route 7 and Route 4, this building has two office areas, a conference room with a kitchenette. Other features include a new roof, new doors and windows, along with being newly painted inside and out, plus new carpeting.

24 Kent Rd                         2/28/2022                   $325,000

This commercial opportunity is located off the busy intersection of Route 7 and Route 4 in Cornwall CT.  With 2,324 sq ft. the large storefront windows are able to accommodate more than one business, or can be an ideal space for an artist studio, rental space, gallery, or possible live-in/workspace (subject to zoning approval).

Lot 1, 00 Kent Rd               4/20/2022                   $76,800

This parcel includes 3.3 acres while the survey indicates a seasonal watercourse and there will be a partially shared driveway.

234 Kent Rd S                   1/19/2022                   $450,000

This 2445 sq ft 4 bedroom, 2 bath Country home is hidden behind evergreens and even though it is located on Route 7, it enjoys a sense of privacy.  It also abuts a pasture in the rear with a potential view to the west.  It sold in January of this year.

176 Kent Rd S              12/22/2021                   $150,000

This 1442 sq ft home with 3 bedroom, 2 bath home was built in 1950 on .56 of an acre shaped like a triangle.  Many a vehicle has been sold off this lot as it has great visibility.  The house was also sold directly on December 29, 2021.

127 Kent Rd S               12/3/2021                   $215,000

This 1430 sq ft Eyebrow Colonial built in 1820 has tremendous character and features a light filled living room with fireplace, rustic kitchen with wood paneling, oversized den with access to the backyard, plus a main level bedroom while two additional bedrooms with exposed beams are on the second level.  It sold December 9.

119 Kent Rd S               10/14/2021                   $247,730

Built in 1985 on over 3.68 acres, this 1404 sq ft Cape with 3 bedroom, 2 baths.  The house features a full walkout basement with garage, large deck and balcony. The first floor includes a large eat-in-kitchen, living room with woodstove and bay window, main floor master bedroom with double closets, while the upper level has 2 good sized bedrooms with full bath.  It sold a year ago on October 20.

75 Warren Hill Rd                3/31/2022                   $495,000

This 2365 sq ft, 4 bedroom 2.5 bath Country Cape was built in 1946 on 4.6 acres.  It is nicely set back from the road and offers privacy and a view, making for a perfect weekend retreat with a brook and nice landscaping.  It sold in just 10 days on April 6 for $495,000.

D 1-1 Pritchard Rd          1/18/2022                   $640,000

C2-2 Cook Rd                  1/18/2022                    $750,000

Total:                                                                    $1,390,000

We are pleased to report the sale of 580 acres to the State of Connecticut.   We worked hard for two years to bring these7 parcels of beautiful, mature woods with stunning outcrops, brooks, and trails.  These parcels formed a hole in thousands of acres of open space that run from Cornwall Bridge down past the Waterbury Reservoir in Warren.  It's now one, large continuous preserved area!

We hope you are well and keep strong spirits. We feel so fortunate to be here, continuing to work 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

Dear Neighbor,

Over the last two years, the Covid-driven sales have reduced the available housing stock so significantly that it has skewed the typical balance of the local market.

The lopsided market has affected the number of transactions in Sharon. In the last twelve months, there were 49 sales, considerably fewer home sales than in 2021. This dramatic drop is not due to lack of interest, but lack of inventory.

Because of this imbalance we see some buyers and sellers on the sidelines waiting. With the confluence of inflation, lack of inventory, increased mortgage rates and Covid concerns waning, there is a slight pause or hesitation in the market. Hopefully, this breather will allow some restocking of houses and back to a more balanced market.

There are 9 homes in contract presently and 13 available to purchase. Despite fewer listings, purchasing desire is strong, sales are brisk and competition is fierce when a well-priced house comes to market.

Below is a condensed version of what has sold in your neighborhood in the last year:

281 Millerton Road                                       5/17/2022           $1,200,000 –

This newly constructed home with a modern touch has an open floor plan of kitchen, dining and living room all with sunset views across Indian Lake. The oversized living room doors open to the bluestone patio and a lake front deck.  The kitchen offers top quality appliances and considerable storage.  Two en-suite bedrooms each with lux bathrooms plus an office share the upper level with the primary bedroom that has large windows maximizing the impressive views of the lake.

246 Millerton Road                                       8/31/2021           $900,000 –

Sited well up in an old 3 acre farm field, this home has expansive western view out over Indian Lake. Entailing 3,395 sq ft of living space is the home centered on the open living/kitchen and dining area.  The 4 bedroom, 3.5 bathroom house has a wall of windows and doors open to outdoor spaces.

Lot 18/19 Minneluta Trail                            11/20/2021         $45,000 –

Two contiguous small parcels were purchased by a neighbor.

289 Low Road                                               9/28/2021           $789,000 –

I listed this 3 bedroom, 3.5 bathroom Colonial Farmhouse with sweeping views of the famed Twin Oaks Preserve. Constructed in 2004 it has 9' ceilings, crown molding, and honey hued wide pine floors. The open family kitchen has gas range, center-island, and soapstone counters. Off the kitchen is a large screened porch offering sunset views. The primary bedroom and bath has views over the Sharon Land Trust. The back yard pond is surrounded by an open and level lawn on the 5 acre property.

6 Dug Road                                                    5/28/2021           $1,185,000 –

This modern farmhouse built in 1986 was designed by architect Turner Brooks with two wings that expand off the homes central core. One wing holds 2 bedrooms and 2 baths including a first floor primary suite. The second includes a large studio/entertainment space with a full bath and office loft above. The central core of the home offers open living room, dining room, and kitchen with western views of countryside from curved living room windows. The second floor provides an additional primary bedroom suite, offering an oversized window that captures the lovely view.

147 Millerton Road                                       1/31/2022           $204,000 –

This 12 acre parcel was sold to between neighbors. This parcel was then added to the purchaser's existing land holdings. 

69 Mudge Pond Road                                   4/19/2022           $1,700,000 –

This 6,000 sq ft converted dairy barn sits high above the western shore of Mudge Pond. The exposed wooden barn beams, soaring ceilings, wide board floors, and wood-burning fireplace are all part of the allure of this 5 bedroom, 4 full and 2 half bath main residence. All the rooms on the main level offer views to the lake, including the primary suite which includes a fireplace and double French doors that open to a private patio. The kitchen, with ample seating inside as well as on the patio, is equipped with professional grade appliances. This estate includes a 1 bedroom lake side guesthouse and a 2 bedroom guesthouse abutting the Land Trust, both with views over their 8 acres.

8 Holland Road                                             FOR SALE       $395,000 –

I have recently listed this sweet cottage on .79 gardened acres. Built in 1976 the 2 bedroom, 2 bathroom home offers oak flooring, renovated kitchen and large windows to a lovely view.

3 Holland Road                                             10/5/2021           $300,000 –

This small house of under 1,000 sq ft was unfinished when it was purchased.  Sited on .22 acres of land, the home has a nice level yard.

292 Gay Street                                               3/30/2022           $750,000 –

Built in 2002 this 3,500 sq ft home was sited to capture views of Salisbury's Selleck Hill and the Berkshires to the north. With 4 bedrooms and 3 bathrooms, the home features cathedral ceilings and a wood burning fireplace. The living room is open to the dining room and large kitchen. The main floor primary suite is in its own private wing. The 3-bay garage is heated and includes a workshop. The property includes a separate .83 acre building lot.

The market is still very brisk with only 11 homes listed in all of Sharon and 5 homes in contract to sell.  For those considering selling, it's the perfect time. We only caution that you have a place to relocate to.  So if we can assist, call us, stop by the office or visit our website at www.bainrealestate.com.  Lastly, we are able to send this letter out digitally, so email us and we will add you to the list.

With only 15 homes listed in all of Sharon the need for listings is critical. For those considering selling, it's the perfect time. So call us to get a perspective on your home's value and visit our website at www.bainrealestate.com. Lastly, we are able to send this letter out digitally, so email us and we will add you to the list.

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

Have a Safe and Healthy Autumn!

Chris Garrity

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

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

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 Warren 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 Warren there were 30 property sales in the last 12 months, 4 of those were land sales and 3 were over $1 million! The previous 12 month period saw 55 property sales with12 land sales and 9 properties sold over the $1 million mark. Going back a third year when we were moving into Covid times, there were 56 sales with 3 being land sales and just 9 over $1 million. There were 20 rentals. Currently, there are only 19 properties available in Cornwall and 9 of those are land offerings and 3 are rentals, and 5 were over $1 million leaving only 2 residential properties for sales below that mark. Slim pickings! 

In West Warren there were 12 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: 

187 Kent Rd                              6/30/2022                   $1,100,000 

Welcome to a private place where you can live, work and play in the most beautiful part of Litchfield County. This very private 49-acre compound begins with a 4300 sq ft 6-bedroom, 5-bathroom Colonial-style farmhouse, with everything you need and more: a chefs eat-in kitchen with Rumsford fireplace and beehive oven, dining room, large light-filled living room and family room, two fireplaces, two wood-burning stoves, hard wood floors throughout, an attached 2-car garage and so much more. The property boasts a gorgeous long, level, private driveway, wonderful views, a 2800 sq ft building housing a two-bedroom guest apartment and attached 4-car garage, a pond and a 2-acre fenced in paddock with a run-in shed. There are endless possibilities for the heated 6000 sq ft building on the property, previously used to house a car enthusiast's collection. All buildings have separate septic systems and utilities and many upgrades including new furnaces and new roofs. 

 7 Partridge Rd                         1/12/2022                   $492,000 

This property is a beautiful 4-bedroom Colonial with massive 3-car attached garage on 4.3 acre lot in beautiful neighborhood. The awesome finished walkout lower level has fireplace, bar and built ins plus huge separate game room/theater/exercise room. The house features all new low maintenance engineered flooring on the main level. The kitchen features white cabinets and vaulted dinette, the large living room with a 2nd fireplace. Other features include: 4 generous bedrooms including master suite with 2 closets and full bathroom with double sink, Central air. This amazing level lot has lots of landscaping with privacy and great side yard for ballgames etc.

13 Partridge Rd                        10/1/2021                    $420,000 

This property includes a Colonial with a beautiful fenced yard in great condition and includes a landscaped and level lawn in desirable neighborhood setting. Eat in kitchen opens to the family room with private back deck and features a DCS gas range, a center island with hard wood floors in most of main level. Other features include a propane fired fireplace in living room, new carpeting and paint, along with plenty of storage and 3-bay garage. The walk out basement is ready for more usable living space, workshop, play room.

92 Reed Rd                               12/16/2021                  $465,000 

This beautiful farmhouse Colonial is located on a level and private 2.34 acres with lots of quality upgrades. This includes a 44x6 covered front porch with ceiling fans, 30x16 back deck and 20x8 screened in 3-season room with all Brazilian Ipe hardwood flooring. The house includes a newly remodeled kitchen with granite tops, 2 sinks and stainless steel appliances. The family room has Southern Yellow Pine floors and antique nails plus woodstove with blower to heat most of the home, the formal living and dining room have wood floors, and the house includes a 2-story foyer. The master bedroom includes a walk-in closet and full Jacuzzi bath plus a separate shower. The oversized 2-car garage has high ceilings and 9 ft doors plus attached storage shed. The lower level is mostly unfinished but has an awesome exercise room. Other features include a new roof with 25 year transferrable warranty, a generator, a huge attic with lots of storage, and a convenient upper level laundry with new washer/dryer.

17 Kent Rd                               1/13/2022                    $354,000 

This adorable Victorian Cottage's first floor features include a spacious kitchen with access to an oversized covered porch overlooking the back yard, a formal dining room, a light-filled living room as well as a front foyer. In addition, there's a large unfinished room over the garage that would make a wonderful family room. Upstairs, three bedrooms, two with recently added dormers allowing for great views, share a full hall bath. The property also includes a post-and-beam barn in need of restoration. 

95 Lake Rd                               5/27/2021                    $341,250 

This quintessential Litchfield Hills property of 95 Lake Road is nestled back on 6 acres of wooded/private land with portions of the Lake Waramaug brook running through the property. This home is perfect for anyone seeking that coveted Northwest CT privacy or those who enjoy the simplicity and serenity of being surrounded by all that nature has to offer. Inside the home you will find gorgeous cathedral ceilings which are complimented by exposed wood beams and natural hardwood floors giving you that envied farmhouse appeal. A formal dining room leads you directly into the open kitchen which features a center island, views of the back yard, and a door to the rear patio which make for an ideal entertainment layout. Both bedrooms can be found in the rear of the property along with the laundry area and main bathroom. The master bedroom carries the farmhouse theme with massive cathedral ceilings and a contemporary woodstove to provide additional heat. Car enthusiasts, outdoorsmen, hobbyists, gardeners, and all those in need of storage will love the massive detached two car garage and bonus basement garage! A unique enclosed porch with a wood stove is the perfect gathering place and just adds to the charm this wonderful home provides.

65 Mountain Lake Rd             12/17/2021                  $327,500 

Incredible property near Lake Waramaug and Warren's Mountain Lake, this 18.72 acre parcel affords tremendous privacy and is surrounded by hundreds of acres of land once owned by the State of CT. The property is near two ponds and a lovely mix of level open pasture and mature forest. The property was home to a summer camp with many structures and cabins still standing

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 and Heidi Kearns 

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

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 19 properties available in Cornwall and 7 of those are land offerings and 6 are over $1 million leaving only 6 residential properties for sales below that mark. Slim pickings!

In East Cornwall there were 4 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:

39 Great Hollow Rd                       9/22/2021                   $361,000

"The Wick" was built in 1800 on 6.55 acres. This antique home opens to a welcoming living room with fireplace and eat-in kitchen along with a new roof, new hot water heater, and updated septic.  Upstairs are two large bedrooms. The 2-car detached garage gives even more room for storage

Lot 2/3 Great Hill Rd               1/18/2022                   $85,000

Great opportunity to own lots 2& 3 for less than buying them separately! Has good western view potential. Gently sloping and lightly wooded, this very private 23 acre lot abuts Mohawk State Forest.

Parcel E Everest Rd               3/23/2022                   $50,000

The only potential building site is in the SE portion. Much of the lot is too steep for building, but it does have good SW views and solar potential. Lot was not perked and needed TAHD approval. Utilities available on street. 

Cook Rd               8/1/2022                   $750,000

These 5 properties are now in the hands of the State of Connecticut, joining 1000's of abutting acres of preserved land. We are very proud of our role in making this happen. This transaction involved 371 acres. All of these parcels are strikingly beautiful with mature timber growth and steep slopes, very scenic and with abandoned town roads and trails for access. The hiking there will be awesome, but give the state some time to make trail heads and mark the trails!

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

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

Dear Neighbor,

Real estate sales during the last two years have outstripped houses available for sale resulting in a dearth of listings for people desirous of moving to Kent.

Because of this imbalance we have some buyers and 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. That said with the confluence of inflation, lack of inventory, increased mortgage rates, and Covid concerns waning, there is a slight pause occurring in the market.  Hopefully, this breather will allow some restocking of houses and a more balanced market.

Kent registered 46 sales in the last 12 months. This is 34 fewer home sales than in 2021. This dramatic drop is not due ­­to a lack of interest, but lack of inventory.  Ther­­e are 4 homes in contract presently and only 13 available to purchase. Despite fewer listings, purchasing desire is strong, sales are brisk and competition is fierce.  Here is what has transpired:

40 Highland Rd                                 10/19/2021                  $435,000

This 3 bedroom contemporary on 1.6 acres offers a covered front porch that frames the main entrance which opens to the front foyer and a deck off the kitchen can be used for outdoor dining. The house includes a formal dining room and an oversized living room with a main floor primary bedroom suite. Upstairs, two well-sized bedrooms share a full bath.

69 Mountain Rd                                3/8/2022                     $450,000

This was a private sale of a one-level ranch-style home measuring just over 1,000 sq. ft. of space. Built in 1981 this home sits on 26 acres and offers 3 bedrooms and 1.5 baths.

4 Eber Rd                                          9/10/2021                    $400,000

This home is a 3 bedroom, 2.5 bath with modern amenities and natural rock outcroppings making for a unique landscape. The home has a new kitchen including granite counters and lighting, plus a new roof added less than a year ago. Upgrades include new septic in 2008, an electric upgrade, a new water pump & holding tank in 2007. Additionally, it comes with two decks and a screened porch that overlook Hatch Pond.

3 Camp Flats Rd                               3/30/2022                    $1,095,000

Stone pillars flank the driveway entrance to this 1800's converted antique dairy barn. With 4 bedrooms and 3.5 bathrooms, this 4500 sq. ft. house has antique beams, wood floors and a stone fireplace.  An in-law or guest apartment can be kept as is or incorporated into the main living spaces. The 7 acres are park-like with mature gardens and beautiful trees. The pond is fed by a free running stream and the back terrace overlooks the in-ground, gunite pool.

310 S. Kent Rd                                  1/28/2021                    $433,000

A 2,500 sq. ft. colonial with 5 bedrooms and 3 baths sold privately.  The house maintains a corner lot of .42 acres.

315 S. Kent Rd                                  2/2/2022                      $155,000

This one-level 3 bed, 2 full baths Cape Cod style home sits on a 1 acre lot was built in the 1940's and has over 1,700 sq. ft. of living space. The large living room has built-in cabinets, bay window, and hardwood floors. The kitchen opens to a beautiful bluestone patio.

10 Lafontan Rd                                 8/9/2021                      $485,000

My partner David Bain sold this well-maintained, 3 bedroom home built in 1990. Located on a private 1.5+ acres the home has over 2,200 sq. ft. of space. The living room is highlighted by post-and-beam ceilings and hardwood floors. The kitchen includes custom cherry cabinetry, a soapstone sink, countertops, a maple butcher-block island, and is finished with stainless steel appliances. The finished lower level includes a media room with a wood stove, guest bedroom with a full bath, and a home office. There is a custom 20x16 barn installed by a local craftsman from locally sourced white pine.

9 Old Stone Rd                                  1/27/2022                    $500,000

A neighbor purchased 7.46 acres of land in a direct sale.

188 Bulls Bridge Rd                          3/23/2022                    $306,000

A 3 bedroom home built in 1965 sold entailing 3 bedroom, 1 full and 2-half bathrooms in 1,248 sq. ft. of space. The dining area opens to the kitchen and a doorway beyond leads to a spacious screened-in porch. The 1 car garage can easily be converted back into a 2 car garage. Potential living space on the lower level includes a large heated room with a fireplace, and an additional room with a half bath. Set well off the road, this level lot is just under an acre of land.  

184 Bulls Bridge Rd                          8/2/2021                      $335,000

This 1800's upgraded farmhouse home has 2 bedrooms and 1 bathroom. There is a generously sized eat-in kitchen with granite counter tops and exposed wood beams. The house has hardwood floors throughout and plenty of storage. The level .49 acre lot offers outdoor entertaining. A new roof and new septic were installed in 2015.

171 Bulls Bridge Rd                          10/4/2021                    $1,250,000

Sited on 5 acres, this custom 4 bedroom Colonial offers sunset views to the west.  Built in 2003 this 3,200 sq. ft. modular home includes a heated in-ground pool, spa, and 3-bay garage. The walk-out lower level could be finished into a home office or gym. There are solar panels on the roof generating considerable energy.

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 & Associates-David Bain, 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

Dear Neighbor,

Summer of '22 is upon us and we are all attempting to get back to pre-pandemic days. Sales during the last two years have outstripped available houses for sale resulting in a dearth of listings available for people desirous of moving to Kent.

Because of this imbalance we are seeing some buyers and 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, but one should sell only if one has a place to move.  We predict this new paradigm will be here for a number of years.

Kent registered 48 sales in the last 12 months. This is 34 fewer home sales than in the 2021. This dramatic drop is not due to lack of interest, but lack of inventory.  There are 10 homes in contract presently and only 8 available to purchase. Despite fewer listings, purchasing desire is strong, sales are brisk and competition is fierce.  Here is what has transpired:

19 Saint Johns Acres                         10/29/2021                  $895,000

Amy Longley of my firm sold this Mansard styled home on private 2.5 acres which abuts the 480 acre Housatonic Wildlife Management Area. There is 3500 sq ft of interior space which was architecturally remodeled in 2015. The expansive kitchen has modern lighting, free standing gas fireplace and state of the art appliances. A 50' x 20' saltwater pool and Jacuzzi spa is located just off the kitchen. The bookcase lined study has a wood-burning fireplace.  And a small living room opens to a private and sunny home office. There are 4 bedrooms and 3 full and 2 half bathrooms in the home.

6 Botsford Rd                                    1/2/2021                     $509,000

This updated 3 bedroom, 2 bathroom ranch has an open 3.14 acre plot that capitalizes on its southern exposure by employing solar panels for efficient energy use. The house was built in 1987 and has over 2100 sq. ft. with a large eat-in kitchen. The gathering room is more formal with a fireplace and wet bar. There are hardwood floors throughout the home as well. An expansive deck off the back of the home offers privacy and views.

18 Mauwee Brook Rd                       1/29/2021                    $860,000

A mountain brook flows through the one acre property of 18 Mauwee Brook that I sold. This 2300 sq. ft. 4 bedroom Cape style home is a solid dwelling with many creative details. Cherry flooring provides a warm accent to the home. A brick fireplace flanked by bookshelves, adorn the living room. The renovated kitchen has ample counter space and stainless appliances. The main suite is on the first floor. Three more bedrooms on the upper level are very large. There is a separate studio, plus a spacious game room with a half bathroom and laundry that leads to the pool.

65 Kent Cornwall Rd                       3/3/2021                      $228,000

Built in 1930 this 2 bedroom, 1 bathroom home has 837 sq ft of living space. Featuring a stone fireplace, screened in porch and cedar lined closets; the home has all the comforts. The house was renovated in 2009 with spray foam insulation, new sheet rock and new septic. Sited on a half acre the fenced in back yard has mature plantings and a nice lawn.

121 Kent Cornwall Rd                     4/11/2022                    $1,400,000

One of the early houses in Kent's Flanders section this Colonial is in good condition.  David Bain and I sold this stately 1814 home that offers 5 bedrooms and 4 bathrooms.  There are 4 fireplaces and antique floorboards, moldings and paneling.  Set on 1.2 acre surrounded by State land the setting is complete with pool, screened cottage and barn.

10 Pheasant Run Rd                         9/10/2021                    $500,000

This is a 2700 sq. ft. log home with one level.  With 3 bedrooms and 2 full bathrooms to the house, there are just over 2 acres of land off this private road. This was a private family sale.

69 Studio Hill Rd                               2/7/2022                      $850,000

Toni Soule and I sold this post and beam designed home that blends old world construction with modern sensibilities.  The home utilizes modern elements of expansive windows, open floor plan, soaring atrium-like ceilings with old world natural native stone, large timber frame with mortise and tenon construction.  It is both comfortable to reside as well as admire. Two massive native cherry post sentinels are practical in holding up the three story open room to the cupola above but also designed to add delineation of space in the open floor plan between the kitchen, dining area and living room. The stone fireplace is a focal point of the space while a modern woodstove adds a rustic touch. There are 3 bedrooms on the second level and a small office on the third floor. A 2009 addition is a made of a wood pegged truss design.  This space has a large bedroom/bath suite, complete kitchen and a useable loft. Stone walls outline the 2.5 acre property abutting miles of hiking trails in the Cobble Brook Preserve.

16 Cobble Ln                                     9/20/2021                    $1,567,000

This modern styled home includes 4 bedrooms, 3.5 baths plus an attached guest house. A long, private driveway leads to this 5200 sq. ft. home with over 5 acres. There is a screened porch, dining room and living room each with a fireplace, a kitchen, plus a bedroom suite on the main floor. The primary bedroom suite and 2 other bedrooms occupy the upper level. The separate guest house entails an expansive great room, bedroom, bath, kitchenette and library. There is also a private bonus room with full bath above the 2-car garage.

Lot 1 Cobble Rd                                10/22/2021                  $180,000

From this 5 acre perch along west side of Cobble road, a wooded building site offers views overlooking Weantinoge Heritage Land Trust's signature Cobble Brook Vista Preserve - a dramatic mosaic of grassland, meadow, and upland forest.

99A Cobble Rd                                  1/29/2021                    $795,000

Discreetly tucked well back from Cobble Rd, this 3 bedroom, 2.5-bath home has wonderful views across land trust fields. Built in 1983 with nearly 2100 sq. ft., the house features a main bedroom suite with vaulted ceilings. The house also boasts two fireplaces, one in the living room and the other in one of the 2 bedrooms upstairs. Set on 6.81 acres the property abuts the land trust on two sides.  

173 Cobble Ln/00 Segar Mtn Rd     2/16/2021                    $616,140

My partner David Bain sold this 2 bedroom and 2.5 bath home was built in 2002 sited to enjoy both pastoral views and abundant light. The kitchen has a center island, cherry cabinets, gas range and soapstone sink.  The living room has a wood burning fireplace and opens to a screened-in porch at the back of the house. The second floor has a spacious main bedroom and guest room. The property entails over 8 acres of open field and frontage on Cobble Brook.

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 & Associates-David Bain, 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

Dear Neighbor,

We are rebooting our informative neighborhood letters after having our office "closed" over the last 12 months. I say "closed" because as you likely know, the real estate market in Sharon and the county and the state and the world, went nuts. So, we've actually been quite "open".

In our 40 plus years of selling, we've never experienced a panic of this magnitude. People's fear of living in a densely packed city and the health crisis it triggered created a relocation flight decimating our inventory.  Today, Sharon has only 19 homes listed and values have surged to levels not seen in over 15 years.

A 15%-20% increase in home values is not uncommon and in some of the upper end homes we saw even higher escalations. Perfect example is a house I sold in Jan. 2019 for $645,000 and it came back on the market in July 2020 for $795,000 and sold for $810,000 within a few days. And there are some forecasts of another 15% increase in the next year.

There were __ sales in your neighborhood in the last year and 93 total sales in Sharon-30 more sales than in the pre-Covid era. For comparison there should be about 45 homes on the market.

Attached is a condensed version of what has sold in your neighborhood in the last year.

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.

40 Robert Street        11/24/2021         $264,000 –

Move-in ready 1950's cottage with mid-century finishes. It is part of the Silver Lake Shores Community with access to lifeguarded beach and boat launch. The cottage has three bedrooms or two bedrooms with an office plus one full bath and one-half bath, both renovated. The kitchen retains original cabinets and cast iron sink with newer appliances and granite countertops. Open living/dining room with wood-burning fireplace and coffered ceiling. There are refinished wood floors throughout, a sizable wrap-around deck, full basement, and 2-car garage. Property is 1/8 of a mile from Silver Lake and close to the towns of Sharon, Millerton NY, and the Wassaic Train Station.

42 Bartram Road      12/7/2021           $247,000 –

 This renovated lake cottage is just 2 hours from NYC! Find your retreat next to Mudge Pond with its private beach & boat lunch for kayaking & fishing. Renovated by its current owner, this adorable cottage has been updated top to bottom & is move-in ready & can be delivered furnished, just in time for you to enjoy the holidays. The most recent upgrades include: furnace, flooring, insulation, hot water heater, gas fireplace, new appliances, washer, dryer &, fast internet connection. This property is unique as it is one of the few homes on Bartram Road with views of Mudge Pond. The home is cozy & comfortable with dining room, kitchen, and complete with island, new appliances. There is plenty of storage, living room with a gas fireplace, & a small den that would fit a twin bed for guests or an office. The loft area in the attic can be transformed to additional seating area or a yoga room. Located close to Lime Rock Park, Hotchkiss, Salisbury, & IMS, skiing, hiking, antiquing, & all of the cultural art & music activities the southern Berkshires has to offer & just 10 min from Wassaic Train Station.

104 Cedar Road        8/18/2021        $350,000 –

This retreat is just steps to Mudge Pond with its private beach and boat lunch for kayaking and fishing. The property features a back patio surrounded by mature landscaping or with four bedrooms, a full kitchen and dining, and a surround sound system. This home has been meticulously renovated by the current owners and is completely turn-key. It has everything for entertaining and comfortable living and all the amenities for either a full-time residence or a weekend home, with room for work from home and extra space for a home gym, and also features fantastic light and sunset views with central heat and AC. Landscaping is professionally maintained. Leased solar panels and propane heat for energy efficiency. Features a full house generator hook up, a two-bay garage with radiant heat is the ultimate dream for a car enthusiast, features a loft, and could be transformed into a fantastic party barn for the entertainer.

143 Cedar Road                   10/01/2021       $330,000 –

This home contains three bedrooms, two and a half bath house with solar, central air, heated swimming pool, Jacuzzi, small greenhouse, fruit trees, barn, large back yard and access rights to Mudge Pond. All the amenities of a summer camp are offered in the property. And it looks like a bumper year for the fruit trees!

104 Bartram Road    5/4/2021      $705,000  -
This Fannie Mae Cape cod home has great potential in this very quiet location. The home has hardwood flooring, sky lights in the bedrooms, large rooms with a full bath on both floors, 2 car garage and a walk out basement.

The market is still very brisk with only 19 homes listed in all of Sharon and 16 homes in contract to sell.  For those considering selling, it's the perfect time. We only caution that you have a place to relocate to.  So if we can assist, call us, stop by the office or visit our website at www.bainrealestate.com.  Lastly, we are able to send this letter out digitally, so email us and we will add you to the list.

Have a Safe and Healthy Summer!

Chris Garrity

David Bain & Associates-Toni Soule, Debbie Bain, Erin Hull, Amy Danis, Amy Longley,

 Heidi Kearns, Victoria Colombatto and Elisa Waysenson.

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

We have rebooted our informative neighborhood letters after the COVID hiatus. Though, as you likely know, the real estate market in Sharon, the county, the state and the world didn't take a hiatus, but rather went nuts. So, we've a bit to catch up on.

In our 40-plus years of selling, we've never experienced a panic of this magnitude. People's fear of living in a densely packed city and the health crisis it triggered created a relocation flight decimating our inventory.  Today, Sharon has only 11 homes listed and values have surged to levels not seen in over 15 years.

A 15%-20% increase in home values is not uncommon and in some of the upper-end homes we saw even higher escalations.

There were 16 sales in your neighborhood in the last year and 50 total sales in Sharon- the sales transactions are down nearly 50% from the height of the COVID rush, but this reduction is due to limited inventory, not demand.  In fact when a house hits the market it typically receives multiple bids and is only on the market for a few days.

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

Below is a condensed version of what has sold in your neighborhood in the last year.

79 Westwoods Road 2                                   6/29/2021           $327,750 –

The hunting cabin and barn on this 27 acre property are in poor condition and require revitalization.  My wife and I purchased these beautiful, but overgrown woods with stone walls, massive trees and a good sized beaver pond.

110 Westwoods Road 2                                 3/11/2022           $497,000 –

This 3 bedroom log-home sits on 2.6 acres. The living room features a stone fireplace and vaulted ceiling.  New custom cabinetry and appliances adorn the kitchen. The primary bedroom is on the main level and the 2 upstairs bedrooms connect via a catwalk. The unfinished lower level includes a fireplace, with the front screened porch and back sunroom adding comfortable outdoor square footage.

Lot 3 Westwoods Road 2                              6/1/2021             $210,000 –

This wooded 6.4 acre parcel has a driveway to the proposed building site that has nice elevation and easy land to work with. The property abuts a major Sharon estate and is steps from a town recreational trail.

70 Modley Road & 2-11 Modley Road        8/30/2021           $399,730 –

This property contains a small 600 sq. ft. cabin on 4.5 acre that sold in conjunction with an abutting 43.668 parcel of land. The parcel comprises a mixture of gently rolling and lightly wooded meadows, elevated woodlands, and stands of White Birch and a variety of spectacular native conifers. The topography and upward elevation provides potential for multiple build sites as well as potential views in multiple directions.

Modley Road Vacant Lot                             10/19/2021         $250,000 –

Across the road from 70 Modley this 33.75 acre parcel of woods with over 900 feet of road frontage sold. The best building site is to the back of the property offering nice elevation and privacy.

10 Dunbar Road                                           11/10/2021         $575,000 –

Detailed with original wide oak floors, chestnut wood paneling and several fireplaces, the modern upgrades to this 1870 antique enhance functionality while retaining original charm. The home offers a large living room, formal dining room and eat-in kitchen. The primary suite has a fireplace and bathroom.

461 Cornwall Bridge Road                          8/30/2021           $2,700,000 –

This Ellsworth Farm sold with pick-your-own fruits which are sold privately. With over 70 acres of land and barns and house it remains to be seen whether this will be an active farm again.

478 Cornwall Bridge Road                          12/21/2021         $358,000 –

I sold this flexible office building with excellent roadside presence in Sharon, CT. Over 2000 sq. ft. is divided into modern styled offices with a conference room, two private offices and a reception area. There is a full kitchen and ADA compliant bathroom. A 1600 sq. ft. open bullpen area as well as a garage door bay that open to shipping services. All mechanicals have been updated and are super efficient with solar panels providing considerable energy savings. There is ample parking and room for expansion.

59 Northrup Road                                        6/17/2021             $895,000 –

This lovely 3 bedroom, 2.5 Bath Colonial has a welcoming living room with fireplace, built-in cases, was privately sold. The home was nicely updated throughout. The master bedroom has full a full bathroom and a substantial walk-in closet. There is a 2-car Garage and additional outbuildings.

73 Herb Road                                                9/28/2021           $205,000 –

I sold this parcel in 2021 for $115,000.  The new owner cleared a bit and prepared the land with some site work.  That owner then sold the land privately with a 44% increase in value.

72 Herb Road                                                11/10/2021         $705,000 –

Atop 16.2 acres of light woods is this 2-bedroom loft styled home over a 2-car garage.  Distant eastern views of the Housatonic River Valley are seen from inside through lots of windows, and a 10' x 20' deck to enjoy sunrises. There is a 4 bedroom septic system for those considering expansion.  The property borders thousands of acres of preserved land including the Appalachian Trail Corridor.

Lot 68A Herb Road                                      1/26/2022           $300,000 –

This property contains 3.43 acres of land with views to the east. This property sold privately.

20 Barberry Hills Road                                3/30/2022           $600,000 –

This 1986 contemporary home is sited on just over 6 acres of level and lightly wooded land. Tucked behind stone walls, the house offers nice seclusion off a private road. There are over 2400 sq. ft. of living space with 3 bedrooms and 2 and a half bathrooms. This sold privately.

East Street                                                      6/29/2021           $590,000 –

Two parcels abutting each other were sold to a neighbor privately. Totaling just under 40 acres, one parcel was wooded with a brook that tumbled on to the second parcel that also has a nice field.

31 Barberry Hills Road                                7/9/2021             $600,000 –

With 8.64 private acres, this contemporary barn styled house offers plenty of privacy. The house is a spacious open concept family room/kitchen/dining area features a vaulted ceiling, skylights, and a seating area around a propane stove. The large, bright formal living room can also be used for formal dining. On the main level are two bedrooms, one with an en-suite bath, and on the second level is the primary suite with a large bath.  There is also an office. The attached apartment offers its own entrance, living room, bedroom, en-suite bath, and kitchenette with additional living space on the lower level.

31 Barberry Hills Road                                7/23/2021           $100,000 –

This parcel is a sloping wooded parcel of 5.84 acres.  The land slopes to the southeast with a small brook.  The parcel is private and abuts a fishing club.  This sold privately to the buyer of 31 Barberry Hill.

The market is still very brisk with only 11 homes listed in all of Sharon and 5 homes in contract to sell.  For those considering selling, it's the perfect time. We only caution that you have a place to relocate to.  So if we can assist, call us, stop by the office or visit our website at www.bainrealestate.com.  Lastly, we are able to send this letter out digitally, so email us and we will add you to the list.

Have a Safe and Healthy Summer!

Chris Garrity

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

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

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 a flight to Kent, swelling our schools, absorbing our housing inventory and pushing our values to levels not seen in a long time, if ever.  The result is a market with only 7 homes available where normally 35-40 should be up for sale. And only 9 parcels of land offered. The flip side is the 20%-30% increase in values has sellers buoyant and buyers scrambling with Rents soaring as well.

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, but sell only if you have a place to move to.  We predict this new paradigm will be here for a number of years to come.

Kent registered 53 sales in the last 12 months. This is 30 fewer home sales than in the 2021. This dramatic drop is not due to lack of interest, but lack of inventory.  The depletion of homes for sale has tempered sales leaving only 5 homes in contract presently. Despite fewer listings, purchasing desire is strong, sales are brisk and competition is fierce.  Here is what has transpired:

Residential Sales:  Single Family

18 South Main Street                                    $352,000

This Renovated 8 room 1840s home, located in the Kent village offers considerable charm. Hardwood floors, quartz countertops and stainless steel appliances in the kitchen, first floor laundry are a few of the amenities in this 4 bedroom, 1 1/2 baths Colonial. It also entails a covered porch, full unfinished basement, detached garage and a level yard.

3 Meadow Street                                           $385,000

On the corner of Meadow and Judd sits this 3 bedroom and 1.5 baths Colonial. The kitchen includes stainless appliances open to a breakfast nook and formal dining room. Cherry wood floors throughout. The primary bedroom has a walk-in closet and additional closet plus 2 additional bedrooms on the upper level. There's a full basement plus a whole house generator.

52 Elizabeth Street                                        $362,000

This small 3 bedroom, 1 bath single family house is a well maintained ranch that includes a 3-season porch, wood burning fireplace, eat in kitchen, attached garage and a large shed, approximately 12' x 16',  in the backyard. The private backyard has a mature dogwood tree and a private hemlock hedge.

24 Elizabeth Street                                        $375,000

I sold this 4 bedroom 1.5 bath colonial home in 2000 for $159,000.  Built in 1938 with a level and lovely back yard, the house features wood floors, a large front porch, and a small garage.  High ceilings and large windows made the 1637 sq. ft. even more spacious. This was a private sale and likely had it been on the open market it would have gained even more value.

13 Lane Street                                               $360,000

This building with four, one bedroom units also has a large commercial garage with workshop space currently used as a woodworking shop. The workshop is heated with electrical and water and a full bathroom. Office spaces as well. This property requires some renovation but with its flexible zoning use provides a good investment return.

Residential Sales: Condominiums

The condo values have strengthened considerably.  We are seeing sales prices that reflect pricing from 2006- the last high water mark in Kent real estate values.  Those who purchased in the five years prior to COVID have seen strong appreciation.

Kent Hills - 80 North Main Street

There were eight transactions at Kent Hills in the last twelve months, which all tell interesting stories.  Prior to the pandemic we sold 3 units in 2019 with an average sales price of $197,000 (rounded).  In the last 12 months the 8 sales represent an average sales price of $236,000 (rounded).  A 16% increase in value. Here is the breakdown:

Number          Beds    Bath    Deck   Garage    Floor          Sq. Ft.             Price

# 1B1              2          2          Yes      Yes         1 Floor         1227                $250,000

# 3A4              2          2          Yes      Yes         1 Floor         1225                $165,000

# 4                   2          1.5       Yes      1 car       1 Floor         1201                $260,000

# 5B3              2          1.5       Yes      No          2 Floor         1077                $225,000

# 5B5              2          1.5       Yes      1 car       1 Floor         1252                $245,000

# 7                   2          1.5       Yes      1 car       1 Floor         1201                $195,000

# 22                 3          2.5       Yes      1 car       3 Floor         1688                $266,000

# 35                 2          3.5       Yes      1 car       2 Floor         1612                $279,000

Riverview Commons- 16 Elizabeth Street

This condominium association is in very good condition and has never looked better.  Back in 2009 values were under pressure by a few unfortunate foreclosures leaving many underwater. Times have changed and no better example is the sale of unit 6 that sold in 2009 for $126,000 with a 19% increase over 13 years.

Number        Bed      Bath     Deck      Garage     Basement    Sq. Ft.         Price

Unit #1          2            2            Yes        No             No                1232            $170,000

Unit #6          1            1            Yes        No             No                961              $155,000

Commercial/Investment Sales:

Considerable investment has taken root in Kent's beloved downtown commercial section. With more people in town the appreciation of what we have here has spurned others to invest, increase and improve our village. The sidewalk process is working its way through these investment improvements, to the betterment of the whole town.

25 North Main Street Unit 5B                      $172,500

The corner unit on the south east side of the Kent Town Center offers considerable street visibility. This perfect retail spot has over 1500 sq. ft. and basement storage.

27 North Main Street Unit 1                        $210,000

This store front has exposure on the north east side of Kent Town Center on Main Street. The large windows offer goods display while the open floor plan provides opportunity for any store. Upgrades of hardwood maple floors, a private powder room and 600 square feet of downstairs storage space make this a perfect investment.

81 North Main Street Unit 1-11                   $1,210,000

This 11 unit condominium complex has been an investment property for years. This restored 1800's Victorian has 5 Bedroom suites. There are two formal parlors and a dining room with period fenestration and lovely public spaces. Front and side porches offer great outdoor space. Additionally, there are two adjacent, 1 Bedroom condominiums and another building with 8 condominiums all generating a rental income.

9 Railroad Street Unit 1                                $100,000

Circa 1800's antique Saltbox is located behind the Railroad Station Unique and yet classic, the interior features antique wood floors, a working fireplace and exposed beams. The property has plenty of parking with shared ownership in the large parking lot. The building has AC and propane heat and a small yard behind a stone wall.

11 Railroad Street Unit 2                              $100,000

A rare find is this 1890 Caboose, last used as a guitar retail shop. Fully restored, this train car has wood walls and an up to date propane heat, including a mini split system for air conditioning, along with a 1/2 bath. The Caboose shares a paved parking lot with only two other buildings.

13 Railroad Street Unit 3                              $225,000

This antique barn is in excellent condition. The rustic interior with exposed beams and wood floors provides character, while the 1/2 bath and open floor plan offer enough space to create 2 units. The building shares a paved parking lot with 2 other condo units 9 and 11 Railroad St.

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.  Lastly, please note that we are able to send this letter out digitally, so email us and we will add you to the list.

All the best!

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

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 Kent from NYC, swelling our schools, absorbing our housing inventory and pushing our values to levels not seen in a long time, if ever.  The result is a market today with only 9 homes available where normally 35-40 should be up for sale. And there are only 9 parcels of land offered. The flip side is the 20%-30% increase in values has sellers buoyant and buyers scrambling with rents soaring as well.

All of this has some buyers and many more sellers on the sidelines waiting, but 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.

Kent registered 53 sales in the last 12 months. This is 30 fewer home sales than in the 2021. This dramatic drop is not due to lack of interest however, but lack of inventory.  The depletion of homes for sale has tempered sales leaving only 4 homes in contract presently. Despite fewer listings, purchasing desire is strong, sales are brisk and competition is fierce. 

Here is what has transpired since January 2021:

House Sales:

39 Segar Mountain Rd                                 2/12/2021                                            $425,800

This sixty year old country home has been nicely upgrades and offers 3 bedrooms and 1 and 1/2 baths. There is nearly 2000 sq. ft of living space with the wood beams and cathedral ceilings in the recreational room and a fireplace in the living room. The stone patio is made from native stones and an outdoor shower opens to views of the distant hills. Elevated from the road this lot entails 8.14 acres of open lawn and woods.

85 Segar Mountain Rd                                 11/15/2021                                          $365,000

Toni Soule of my firm listed and sold her 1989 ranch home with 3 bedrooms and 3 baths. This house has both main and lower level that each has a kitchen. Large deck opens to views of the distant hills. A shared drive elevated from the road this property has over 6 acres of woods.

173 Cobble Ln                                               2/16/2022                                            $616,140

My partner David Bain represented the buyer of this custom built home on the corner of Cobble and Segar Mtn. Roads on over 8 acres of land.  This unique design was created to take advantage of the lovely Cobble setting. The 2 bedrooms and 2.5 baths, offers lovely pastoral views and abundant light. The country kitchen featured a center island, cherry cabinets, gas range and soapstone sink. The living room has a fireplace, and is the access to a screened porch and open deck at the back of the house where the rush of Cobble Brook is heard.

171 Segar Mountain Rd                               12/6/2021                                            $500,000

The 4 bedroom, 2.5-bath Colonial is sited on 2.39± acre wooded parcel. The kitchen opens to main room with gas fireplace and views, formal dining room with access to deck, living room with woodstove. The 1st floor includes the primary bedroom with full bath & walk-in closet. The second floor includes 3 additional over-sized upstairs bedrooms, and a media room. This 2500 sq. ft. home built in 2004 is situated in a private setting with beautiful exterior stone work.

39 Stone Fences Ln                                      9/28/2021                                            $630,000

This modified farmhouse built in 1999 is a study in the market over the last 20 years. We sold this in 2004 for $529K and it sold again in 2019 for $440K. Recently the home sold for $630,000 all with few alterations during each transaction.  The house is well designed and well maintained with a first floor primary bedroom and two comfortable bedrooms on the second floor.  The main level has an open country kitchen that accesses the back covered porch and the garage. Central air conditioning and a generator make it even more comfortable.  Set on 2.19 acres with woods and stone walls this 2400 sq. ft. home is protected on the back by 20 acres of dedicated open space and in front by a large field owned by the association.    

20 Stone Fences Ln                                      2/27/2021                                            $735,000

This modern modified farmhouse has 3200 sq. and is a blend of contemporary style within the New England vernacular. The kitchen as featured in Architectural Digest has sleek lines, concrete counters and stainless steel appliances. Propane heating, along with propane fireplace with reclaimed barn wood/stone surround. There is an open floor plan entails the kitchen, butler's pantry and great room with cathedral ceilings anchored by a fireplace. There is a dining room, primary bedroom suite on the main level while two bedrooms are on the second floor. The property features 3.34 acre level lot. .

15 Bald Hill Rd.                                             1/19/2021                                            $450,000

Recently renovated 3-bedroom, 2 full baths 1969 house offers 1900 sq. ft. of living space.  Total renovation included a two car on new foundation and a new septic system. The primary bedroom suite features a stone fireplace and walk in closets. Sited on over 2.5 acres of lawn and woods, the property is detailed in stone walls and has mature landscaping.

71 Richards Rd.                                            10/15/2021                                          $1, 725,000

We recently listed and sold this amazing 3900 sq. foot contemporary barn on 5 acres. A gracious two-story foyer greets you as you walk in the front door to a spacious open floor plan and cathedral ceilings. The kitchen is open to the main living room offering a country feel. There are two native stone fireplaces, and a large covered deck for entertaining. The 4 bedroom home has been superbly maintained and offers many upgrades since its construction in 2005. All new Marvin doors and windows installed in 2020 as well as a new roof.

79 Richards Rd                                 10/18/2021                                                      $948,800.

Custom designed Colonial offering private outdoor spaces and spacious interiors.  The great room features vaulted ceiling, wood burning fireplace, oak flooring, oversized windows and doors that open to a generous deck. The floor plan opens the kitchen to the dining room and the screened-in porch. There are three bedrooms and three full baths in over 3000 sq. ft.  The house is sited on a slight rise on the 5 acre lot that is privately wooded.

404 Segar Mountain Rd                               7/20/2021                                            $675,000

This 1979 colonial home has over 9 acres of lawn and woods creating a private 2800 sq. ft. retreat. The kitchen was recently remodeled and opens on to the formal dining room, living room and back yard deck. Recent upgrades include solid white oak flooring, wood paneled ceilings, updated bathrooms, and a high-efficiency radiant heating system. A separate one-bedroom apartment, complete with kitchen and light-filled living room, is located over the two-car garage. Property includes a detached 24x36 barn.

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 or land. Or stop by the office or visit our website at www.bainrealestate.com. 

All the best!

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

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 Kent from NYC, swelling our schools, absorbing our housing inventory and pushing our values to levels not seen in a long time, if ever.  The result is a market today with only 7 homes available where normally 35-40 should be up for sale. And there are only 9 parcels of land offered. The flip side is the 20%-30% increase in values has sellers buoyant and buyers scrambling with rents soaring as well.

All of this has some buyers and many more sellers on the sidelines waiting, but 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.

Kent registered 53 sales in the last 12 months. This is 30 fewer home sales than in 2021. This dramatic drop is not due to lack of interest, however, but lack of inventory.  The depletion of homes for sale has tempered sales leaving only 4 homes in contract presently. Despite fewer listings, purchasing desire is strong, sales are brisk and competition is fierce. 

On both Spectacle Lakes the inventory has been limited for many years. Owners, thrilled with their property, have kept their lake homes.  Plus nearly all the vacant land has been built upon. That's why there were only three sales with lake access.  Here is what has transpired:

79 Richards Rd                                             10/18/2021                  $948,800.

Custom designed Colonial offering private outdoor spaces and spacious interiors.  The great room features vaulted ceiling, wood burning fireplace, oak flooring, oversized windows and doors that open to a generous deck. The floor plan opens the kitchen to the dining room and the screened-in porch. There are three bedrooms and three full baths in over 3000 sq. ft.  The house is sited on a slight rise on the 5 acre lot that is privately wooded.

71 Richards Rd.                                            11/15/2021                  $1, 725,000

David and Debbie Bain teamed to list and sell this amazing 3900 sq. foot contemporary barn on 5 acres. A two-story foyer greets you as you walk in the front door to a spacious living room with cathedral ceilings and native stone fireplace. The 4 bedroom home has been well maintained since its construction in 2005 with all new Marvin windows and a new roof. Lovely gardens and outdoor spaces plus access to South Spectacle Lake amenities.  

28 Kenmont Rd                                             8/27/2021                    $335,000

North Spectacle Lake opportunity for the intrepid glampers!  Rare 1937 summer cottage that sits on, over and in the water, hence the moniker "Lapping Waters".  Owned by the same family since the late 1800's, this 900 sq ft cottage includes two large docks with deep water access.  The main floor entails a simple open living, dining and kitchen concept while 2 bunk rooms and full bath are on the lake level. I both listed and sold this unique old school gem last summer.

201 Kenmont Rd                                           9/22/2021                    $737,500

This 60 acre parcel with long western views to the Catskills had significant investment in infrastructure and planning, including a driveway, underground utility conduits to the road, and blasting for a full foundation.

00 Gorham Rd                                              11/13/2021                  $395,000

Pristine untouched 70 acres of forest with small ponds, woodlands with evergreens, birch and oaks has over 900 ft of road frontage on Gorham Road.

Here is what has transpired at St. John's Peak:

Land Sales:                                                   Close Date:      Price:                Acreage:

207 Kenmont Rd                                            11/23/2020      $75,000             7 acres

Lot 1 Gorham Rd                                           11/25/2020      $75,000             5.37 acres

Lot 17 Gorham Rd                                         5/10/2021        $100,000           12.9 acre

Lot 33 Old Paddock Ln                                 6/4/2021          $91,000             6.52 acre

Lot 22 Old Homestead Ln                              6/11/2021       $92,500             12.18 acre

Lot 5 Mt. Mauwee Ln                                   6/17/2021        $450,000           5.03 acre

Lot 8 Mt. Mauwee Ln                                    6/17/2021        $25,500             5.84 acre

Lot 48 Gorham Rd                                         1/21/2022        $100,000           7.75 acre

Lot 32 Old Paddock Ln                                 2/28/2022        $100,000           7.14 acres

Lot 38 Stonewall Ln                                       3/14/2022        $127,000           10.92 acre

House Sales:

18 Stonewall Ln                                             8/6/2021                      $1,375,000

A country home featuring a Great Room boasting soaring ceiling heights also has large floor to ceiling windows.  The 25 foot stone fireplace anchors the living room, which includes a dining area opening to the kitchen. The primary suite is on the first floor and includes a private sitting room with a gas fireplace.  Three guest bedrooms and two offices comprise the second level.

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

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

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

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 12 homes available where normally 35-40 should be for sale. And only 11 parcels of land offered. 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 11 sales in your neighborhood in the last year-8 in Brookwoods. Kent's 64 annual sales represent 10 greater than in the pre-COVID era.  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.

48 Duggan Road                    $427,500      Atop Kent Falls, this 2000 square foot cedar-shingled Colonial sits on 1.48 acres in earshot of the rushing brook. A deck is accessible to the country kitchen.  The dining room and oversized living room have new oak floors. The master bedroom has 18-foot-high vaulted ceilings with a loft. The detached two car garage/barn has large loft space. The house was on the market for $450,000 for over 130 days before selling.

408 Kent Cornwall Road      $375,000      This 2400 sq. ft. home features 4 bedrooms and 2.5 baths and was initially built in 1968.  While requiring some finishing, the house has quality antique reproductions such as fireplaces, paneling, and stained glass windows. The house and a 3,900 square foot barn are sited on a 4.5 acre wooded parcel set high up above Rte. 7.

11 Carter Road                      $290,500   A two story home set on .8 acres of level land offering 5 bedrooms and 2.5 bathrooms. Originally built in 1963, there have been renovations over time though the house requires considerable upgrading.  This house sold privately.

Brookwoods:

In our 2001 letter (yes we've been sending these letters for over 25 years now!) we wrote that values were rising out the doldrums of the 1990's market. We noted in 2006 the pinnacle with sales averaging $325,000!   With the Great Recession in full force, we reported in 2011 that not one unit sold and in 2012 the only sale was a short sale for $184,600.  (See chart below)

Over the last 10 years values slowly gained ground and but with the emergence of COVID, prices escalated quickly. There has been a 23% appreciation of values over the last 20 years. But a hyper increase happened in the last 12 months.  Brookwoods saw $2.1 million total sales on 8 transactions with an average of $266,250 in the past year. The last 3 sales in 2021 sold quickly at or above asking or price.

This dramatic value burst is seen clearly at Unit #17. Selling on 12/10/2020 for $225,000 after being on the market for more than a year, it came back to the market with minimal changes and sold for $279,000 within 55 days. Both sales were during the COVID era-but the 19% increase underscores the continued market pressure. 

The trend is clear.  If you are considering selling, this is the time.

Average Sales in five year increments (* 2011 had no sales-used 2012):

Price                Average sale $                         # of Sales                     % Change

• 2001 $ 208,600                                  on 4 sales                     +39% (over 1996)
• 2006 $ 325,000                                 on 2 sales                       +36%
• 2012* $184,600                                  on 1 sale                       -43%   
• 2016 $250,000                                  on 1 sale                       -23%
• 2021 $272,000                                  on 7 sales                     +  8%

Unit sales in the last 12 months:

Date                 Unit     Asking Price                Sales Price                   Days on Market

• 12/10/20 #17       $230,000                      $225,000                      504                              
• 3/12/21 #  5       $249,00 0                      $275,000                        25
• 3/28/21 #14       $280,000                      $275,000                      182                              
• 5/06/21 #  7       Private Sale                  $220,000                      N/A
• 5/18/21 # 20      $249,000                      $252,000                      231
• 7/08/21 #  6       $299,900                      $305,000                      48
• 10/28/21 # 27      $299,000                      $299,000                      54
• 12/13/21 #17       $279,000                      $279,000                      55

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.

Happy New Year!

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.

/shared/fs/0658/company/N_Kent_Brookwoods_Map_-_Final.pdf

Bain Real Estate Sharon Village February 2020 Market Report.

PLEASE CLICK HERE TO SEE THE MAP

Dear Neighbor,

February 2020 provides a proper perspective of how Sharon's real estate values unfolded in 2019.  A slight uptick in sales occurred from 46 closings in 2018, to 49 sales in 2019.  A more surprising statistic, however, is the 60% reduction in inventory over 5 years.  Listing inventory is down to only 44 houses available in comparison to the nearly 75 listings in 2015.  What are the implications?  We think that this market constriction will likely bolster house values even further and make land that much more attractive, which has yet to recover from the 2008 recession, making the market all the more intriguing. 

Nearly 50% of Sharon sales in 2019 were below $400K, including 4 condos.  The $400K-$1MM range earned 35% of the market transactions while 14% (7 sales) transpired above the $1MM mark.

Those who've been waiting on land to regain values lost over the last 13 years may find encouragement in 2020. The lack of house listings and a limited number of land offerings (23 parcels) is a positive sign that the consumer may reconsider building as an option, though a cautionary perspective is advised as there were only 4 land transactions in Sharon this past year.  The village has seen strong transition with a varied sales array from condos, multi-use, in-town homes to estates. 

Here is what has transpired:

33 Amenia Union Rd.  Sold- $2,675,000

Classic 5-bedroom 18th century federal home with a 3-bedroom guest house sits upon 8 acres of gardens and lawn. Completely renovated with authentic, old-world character, it has 4330 sq. ft. of spacious rooms. The original foyer in period details opens to the dining room, living room, and library; each offering a wood-burning fireplace. The kitchen includes a separate butler's pantry with wet bar. The master suite has a screening room, fireplace, and spa bath. French doors open to the sunroom and level lawn with a heated, gunite pool. Beautifully landscaped grounds, with mature plantings, specimen trees, stonewall, and a formal boxwood garden with western sunset views.

85 South Main St.  Sold- $1,600,000

Tucked well off South Main Street, this 7500 sq. ft. modern home is a private in-town compound. There are 5 bedrooms and 4.5 baths in the main house plus a separate 2 bed/2.5 bath guesthouse. Dramatic chef's kitchen with a fireplace, top grade appliances and walk-in butler's pantry is comfortable as well as utilitarian. Other noted features are an elevator, wine cellar, Lutron lighting, generator and indoor heated pool with its own cabana. Set on a level 10.5± acre lot the property abuts the Sharon Country Club. Lovely distant views can be seen from the large exterior porch.

33 South Main St.  Sold- $1,085,000

Built in 1964, set on over 5 landscaped acres with specimen trees, spectacular open western views and surrounded by numerous estates.  While not an antique, it maintains classical design and details.  It has over 6000 sq. ft. of living space including 4 en-suite bedrooms and 5 bathrooms.  The formal spaces are sizeable with 2 wings.   The north wing has a large living room and south wing has a two story book-lined library. The large light-filled kitchen has a bank of French doors leading to the large patio and views of the pond.  It was a bank owned property that sold quickly.

22 Upper Main St.  Sold- $389,000 (in total)

Hamlin House is a multi-unit property where units A, C, D and E sold separately to one entity. 

Unit A sold for $70,000 offering 656 sq. ft. with 1 bedroom and 1 bath.

Unit C Sold for $80,000 and is a 1 bed/1 bath with 620 sq. ft. needing updating.

Unit D sold for $90,000 and offers two bedrooms, one and a half bathroom in over 800 sq. feet of space.

Unit E sold for $149,000 and is a renovated 1 bedroom/1 bath that comes with 1-car detached garage.

8 Upper Main St. Unit 16  Sold $170,000

This Sharon Green first floor condo has a formal living room with a wood fireplace and separate dining room both with engineered wood flooring. This unit is of generous size of 1206 sq. ft. with 2 bedrooms and 2 bathrooms. It is centrally air conditioned and has a garage space that also contains a storage unit.

4 Upper Main St. Unit 4  Sold $150,000

Not listed in the MLS, this 2 bedroom, 2 bathroom condo unit has over 1200 sq. ft of living space.

There is carpeting throughout as well as a fireplace and central AC. There is screened porch, considerable storage and a 240 sq. ft. garage.

203 Amenia Rd.   Sold- $269,000

Quintessential 1940's Cape Cod style home with old world charm and new world updates. There are 2 bedrooms and 1 bath in this 1,435 sq. ft. cottage.  Patina hued wood flooring, boxed beams, raised hearth fireplace, inglenooks, French garden doors and numerous other details are in the offing. Recent upgrades of new windows, septic and well. Cozy screened porch overlooks formal gardens. Marilyn DeVos of my firm listed this petite country home that spent only 79 days on the market.

87 Sharon Valley Rd.  Sold- $345,000

Updated antique home with 3-bedrooms and 1.5 bathrooms has many fine details.  Old world craftsmanship such as aged pine floors, beamed ceilings, wood paneled rooms and Dutch doors. Living room offers a fireplace and dining room opens to a sunroom.  A first floor bedroom and bath complete the main living level. It has been mechanically attended to with updated bathrooms and windows. Land has frontage on the Webatuck Creek, a vegetable garden, fenced pasture and a barn. 

146 Sharon Valley Rd.  Sold- $100,000

An 1861 residence entailing 2 bedrooms and 1.5 baths sold privately. Appearing to need updating, the house has a wood shingle roof, plaster walls and carpeting. A garage is on the.27 acre parcel as well.

123 King Hill Rd.   FOR SALE - $280,000

Spacious two story colonial sited on .79 acres with frontage on Indian Lake Creek. Kitchen, dining room and living area have an open concept and considerable natural light. Well equipped kitchen opens to a dining room and a large back deck.  The living room features a wood burning fireplace. There are 4 bedrooms, 3 baths and finished lower level. Large backyard with gardens plus a separate 2 car garage for storage.  Toni Soule of my office has this listing which is in contract to sell.

5 Millerton Rd.  Sold - $260,000

My associate, David Hurlburt listed and sold this immaculate 3 bedroom home, 1.5 baths with 1800 sq. ft.  The views to the north and west are stunning and can be seen from anywhere in the house. Hardwood floors throughout the home have been carpeted but are easily removable.  Open and spacious living room with wood stove flue and hardwood floors, finished lower level with two-car under house garage.  The 1.27 acre parcel has an open lawn/field to the valley views. It spent 81 days on the market.

9 Millerton Rd.  Sold- $350,000

This 2007 Cape style home with 3 bedrooms and 2 full baths is well maintained.  The open floor plan includes a kitchen with a breakfast bar, dining area, spacious living room featuring a pellet stove. There is a second floor loft with a sitting area, office, library as well as a master bedroom with full bath. The lower level offers semi finished walk-out space with possible 3rd bath plus additional pellet stove, generator hook up and invisible fence.  David Hurlburt listed this 1.21 acre property of lawn and views.

17 Hospital Hill Rd.  Sold- $266,750

This commercial building is presently a medical office with over 3000 sq. ft. on two floors. This office has 1.5 bathrooms and has no central air conditioning.  It has a half acre and was a private sale.

29 West Main St. Unit 1  Sold- $265,000

Another private sale-2 building commercial condominium- includes a 1088 sq. ft. restaurant and a separate 2 bedroom 1267 sq. ft. residence. The restaurant underwent an expansion in 2015 and has a full kitchen, outdoor seating, handicap bath and parking.  The 2 bedroom residence has a fireplace, wood floors, 1.5 baths and an eat-in kitchen.  The residence also has a private patio and separate parking.

133 Main St.  Sold-$439,000

It took only 21 days to sell this lovely Sharon Green Cape that we had sold 3 years earlier for $330,000. Built in 1927, this 2 bed/2.5 bath home has 1774 sq. ft. with old world style details. Custom moldings, hardwood floors, paneling, Dutch doors, built-ins and intricately scrolled fireplace mantels. Recent renovations include: a kitchen featuring a Connoisseurian gas cook-top and red cherry butcher block counters. There is a 3 season porch off the kitchen overlooking the gardened back yard. Both guest bedroom and master bedroom were updated and have en-suite baths & walk-in closets. There's a small office plus a walk-up attic and a partially finished lower level. Mechanical improvements include a Buderus Boiler and on-demand hot water heater and a new roof.

96 Upper Main St.  Sold- $595,000

1788 Antique. This in-town beauty has 4 bedrooms, 3.5 updated baths and has had extensive improvements. An overly large living room anchored by a fireplace plus floor-to ceiling windows. The family room has a wood stove and doors to a private stone terrace. There is a formal dining room with built-In cabinetry. Kitchen offers an old world butler's pantry and back staircase.  The 2 master en-suite bedrooms are complimented by the additional 2 guest bedrooms. A screened porch, wood floors, exposed beams and other details are included. It is sited at the top of the Green on a level lot.

60 Hilltop Rd.   Sold $922,500

This country ranch is situated on 3.62 open acres and offers privacy and beautiful views. Gracious and spacious living spaces are all presented on one level and feature two living rooms, an updated granite kitchen, a large private master suite, two further bedrooms with one en suite, two offices, 3 fireplaces, a sun room and wood flooring throughout. There is a large separate heated studio with its own private entrance. An expansive lawn sprawls and hosts specimen trees. A stone patio, a whole house generator and a 2-car garage are also enjoyed here. Bain associate, Toni Soule assisted the purchasers of this home.

36 Gay St.   Sold $130,000

A private sale of this one level home on .49 acres includes a residence built in 1965 with nearly 1,100 sq. ft.  There are 2 bedrooms and 2 bathrooms featuring wood floors, central air, generator and a fireplace.

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 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.  Please feel free to follow and like us on Facebook and Instagram. 

Best Regards,

Chris Garrity &

David Bain

Associates: Toni Soule, Marilyn DeVos, David Hurlburt, Scott Harvey, Karen Grimaldi, Heidi Kearns,

Asher and Priscilla Pavel

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

Bain Real Estate Brookwoods and North Kent 2020 January Market Report.

PLEASE CLICK HERE TO SEE THE MAP

Dear Neighbor,

The New Year provides a review of how Kent's real estate values have unfolded in 2019. Little has changed from 2018 with 49 closings and 53 sales in 2019.  A surprising statistic is the significant reduction in inventory.  Listing inventory is down over 15% YTY.  There are only 33 homes available. What are the implications?   We think that market constriction will likely bolster house values and make land, which has yet to recover from the 2006 recession, all the more intriguing. 

Nearly 60% of Kent sales in 2019 were below $400K.  The $400K-$1MM range earned 30% of the market transactions while 10% (5 sales) transpired above the $1MM mark.

Those who've been waiting on land to regain values lost over the last 13 years may find land sales rebound in 2020. The lack of house listings and a limited number of land offering (16 parcels) is a positive sign, though a cautionary perspective is advised as there were only 2 land transactions in Kent this past year.

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

310 Kent Cornwall Road- Sold–$200,256

A foreclosure that requires considerable renovation. This colonial built in 1900 offers 2800 square feet. It has 3 bedrooms and 2.5 bathrooms. There is a nicely sized kitchen, separate dining area, a family room and mud room. The living room offers access to a back yard and 2.75 acres. There is hardwood flooring throughout plus a two car detached garage and a full, unfinished basement.

  316 Kent Cornwall Road- Sold- $1,002,000

This 1797 barn with new construction offers 3 bedrooms and 3.5 bathrooms. Soaring ceiling, stone fireplace, exposed posts & beams, barn siding, open space, and silo are the major features. There is a modern kitchen and baths, oak flooring, smart home technology and a park-like setting with a pond and pool.  The upper level has a loft overlooking the living room, a full bath and bedroom (in the silo) with a conical ceiling. The lower level has a 3-season porch, media room and laundry. The level and open property is entailed on 3.6 acres and features a gunite pool, pond, pergola and sweeping lawns and native shade trees.

497 Kent Cornwall Road-Sold-$260,000

1985 contemporary ranch with views of the Housatonic River entails 3 bedrooms and 2 bathrooms in over 2200 sq. ft.  An open floor plan includes a wood-beamed living room, dining area and kitchen.  Plus, it has a large sunroom offering a vaulted ceiling and access to a deck with back yard views of the river. The lower level has a family room, wood stove and two additional rooms plus a full bath and sliding doors to the exterior. Set on 1.91 acres of woods.

There were no sales in Brookwoods in the last year but there are two properties on the market for sale for an average asking price of $234,500.  That's slightly above the average sale in the last 5 years of $230,666.

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 the aforementioned listings and sales but also one can find 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. 

Happy 2020,

David Bain &

Chris Garrity

Associates: Toni Soule, Marilyn DeVos, David Hurlburt, Scott Harvey, Karen Grimaldi, Heidi Kearns,

Asher and Priscilla Pavel

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

PLEASE CLICK HERE TO SEE THE MAP

Happy New Year!  We are excited for the new decade!  Real Estate in Cornwall continues to be most desirable and business is picking up by contrast with a number of years ago.  In my last letter to your neighborhood I was able to report 3 house sales and 1 land purchase, plus one land lot listed for sale.  In this letter, I am reporting on 7 house sales and 3 land sales.

Overall, we have seen 23 residential transactions in the last year which is consistent with sales figures for the last four years.  There were 7 land sales last year a greater number than most towns in Litchfield County; though 4 of these sales that we transacted were JP Morgan Chase Bank selling off foreclosed land on Valley Road.

Presently, there are 23 residential properties listed for sale and 12 parcels of land listed.  While there is more consumer confidence, purchasers still employ caution when looking for a house hence pricing properly is still key (pun intended)!

350 Sharon Goshen Turnpike is an 11 room antique house on a little over an acre of land.  Just up the road from the Covered Bridge, it was originally listed at $170,000 and sold for $115,000. With 4 bedrooms and 1 full and 1 half bath, it really needs a lot of work to bring it back to comfortable living in the 21^st century but will reward all efforts. It sold in 130 days.

3 Hart Hill Road is a 14 room Colonial antique with a large newer addition.  Located on 10 acres, it also has a barn which contains an apartment.  The house has been updated with 6 bedrooms, 6 full baths plus a half bath.  Originally listed at $885,000 in September of 2018, it sold for $640,000 after 304 days on the market.

16 Cogswell Road was a Bain listing shared by Dave Hurlburt and myself.  This charming Cape Cod cottage featuring 2 bedrooms and 2 full baths was listed at $399,000 and sold 107 days later at $390,000.  Located on 1.53 acres, the property also featured a barn with a 2 car parking garage on the first level and a spacious apartment on the second floor. Additional sheds and a full house generator completed the offering.

5 Cornwall Hollow is a ranch house with 2 bedrooms and 2 full baths on 18.64 acres with a large detached garage.  Listed at $299,000 and sold at $279,000 in just 160 days only tells the end of the story.  It had been off and on the market for several years, originally priced above $500,000.

Cornwall Hollow lot of 10.27 acres, just across the street from #5 (same owners) was listed at $15,000 and sold for $25,500 in just 5 days.  The assessed value of this property is $67,700.

56 Todd Hill Road is a 3 bedroom ranch on 4.5 acres.  Originally listed at $295,000 it closed in 73 days at $280,000.  The property includes a barn with room for a 3-car garage.

  21 Cemetery Hill Road is a spacious, private home on a hill overlooking the village of Cornwall with a long driveway over the 4 acres.  The house has 2 bedrooms with the master on the first floor and 2 full baths plus an attached garage. Listed at $310,000 and closed at $293,550 in 161 days.

24 acres on Popple Swamp Road was David Bain's listing for $205,000 and it was a complicated sale that went in two parcels: one of 20 acres for $160,000 and the other a 4 acre parcel that went to the Cornwall Conservation Trust for $30,000 who already had an abutting 10 acres held in protected open space. 

59 Pierce Lane is a handsome Contemporary house on 5 acres which was listed for $450,000 and sold in 58 days for $425,000.  The property also includes a large barn with studio space on the upper level.

   256 Dibble Hill Road was a private house sale of a strikingly handsome Contemporary house on 12.63 acres.  There are also 2 small sheds and a detached garage.  The house has 2 bedrooms and 2 full baths, high ceilings and a fireplace.  It sold for $685,000.

As noted, the most telling fact in relating these recent sales is that proper pricing typically results in an expedient sale.

We hope you enjoy our annual reports and look forward to serving you in the future.  For further info please go to www.bainrealestate.com or stop by our West Cornwall office if you have any real estate questions which we may answer. We always have coffee and hot chocolate to offer if you visit.

And stop in next door and see our new neighbor, the Electric Bike Shop.  They opened for business back on Labor Day Weekend.

Cordially,

Priscilla Pavel and

My Cornwall colleagues: Dave Hurlburt, Heidi Kearns and Asher Pavel

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

PLEASE CLICK HERE TO SEE THE MAP.

Dear Neighbor,

The New Year provides a review of how Kent's real estate values have unfolded in 2019. Little has changed from 2018 with 49 closings and 53 sales in 2019.  A surprising statistic is the significant reduction in inventory.  Listing inventory is down over 15% YTY.  There are only 33 homes available. What are the implications?   We think that market constriction will likely bolster house values and make land, which has yet to recover from the 2006 recession, all the more intriguing. 

Nearly 60% of Kent sales in 2019 were below $400K.  The $400K-$1MM range earned 30% of the market transactions while 10% (5 sales) transpired above the $1MM mark.

Those who've been waiting on land to regain values lost over the last 13 years may find land sales rebound in 2020. The lack of house listings and a limited number of land offering (16 parcels) is a positive sign, though a cautionary perspective is advised as there were only 2 land transactions in Kent this past year.

Here it is what has transpired in your neighborhood since our last letter.

119 North Main Street- Sold-$620,000

With antique farmhouse charm and character of its 1860 vintage, this home has been modernized for today.  Four+ acres with open land, mature trees and mountain and sunset views. This 3-bedroom home has a living room with fireplace, dining room, sitting room and updated kitchen. There is a wrap-around porch and patio overlooking designed gardens. A few steps away is a 24' x 36' barn/guesthouse with original beams, new doors and windows and a full bath ideal as a studio or workspace as well.

49 Kent Cornwall Road- Sold- $215,000

2+ bedroom home with a large kitchen that opens to both a living room and a dining room is spacious enough for an extra sitting area as well. Both bedrooms, each with their own private full bathroom, are located on the first floor and have access to a back deck that overlooks the level backyard. Upstairs, there's an additional room that could be used as a home office.

71 Kent Cornwall Road- Sold-$147,000

This investment opportunity (this has been a rental for past 7 years) requires attention and updates. It has two bedrooms upstairs with bath in-between. Downstairs has light filled kitchen and small area for a table plus a living room with a fireplace. It has a decent backyard with brook and shared well with neighboring property. Bain associate, Toni Soule represented both sides in the sale.

80 Kent Cornwall Road- Sold- $325,000

Colonial home that was originally built in 1915 but has been upgraded.

There are 4 bedrooms and 1 bath in the over 2000 sq. ft. home. Set on 1 acre.

This was a direct sale as per town records.

107 Kent Cornwall Road- Sold $927,500

 1738-1740 Colonial on 2 acres, renovated 20 years ago. The antique chestnut floors, beamed living room with fireplace and dining room have been kept intact.  There's a family room with fireplace plus a screened-in porch overlooking the pool. The master features a fireplace, en suite w/shower & claw foot tub. Second floor entails 5 en suite bedrooms. Finished 3^rd floor with full bath and used as a study or bedroom.  A guest house entailing a living room with fireplace, kitchen, screened-in porch, and 1/2 bath plus a master suite featuring soaking tub and walk in shower.

36 Studio Hill Circle- Sold -$360,000

Sitting on a knoll at the end of a curving driveway surrounded by lawn and easy care gardens. With 3 bedrooms and 2.5 bathrooms in over 2400 sq. ft. this thoughtfully architected home has an open floor plan with the master suite on the first floor.  Spacious living room, formal dining room and a comfortable kitchen opens directly onto the spacious back deck which looks out on a beautiful lawn, gardens and protected woods. The 4.5 acres abuts over 200 acres of Cobble Vista Preserve on three sides. I listed this lovely property.

17 Woodin Road- Sold-$650,000

Modern styled home with an open floor plan and large expanses of glass bring the outdoors into every room. The kitchen has granite counters, an eating area with fireplace, a large great room with fireplace, and a formal dining room. In addition, the master bedroom suite also located on this level incorporates a fireplace, sitting room, two large closets, and private master bath. One level up is a large loft area currently used as a home office while the lowest level entails two bedrooms and a recreational room. House includes an indoor pool, backup generator, a wrap around deck and bluestone patio.

11 Woodin Road- Sold -$520,000

Contemporary atop a hill has windows and French doors offering vistas and provide each room with lots of natural light. The open floor plan has a living/dining room featuring a fireplace. The kitchen features soap stone counters and stainless appliances. The main floor master opens to an expansive wrapped deck. A terrace with a swimming hot tub and outdoor fireplace surrounded by beautiful stonework are sited out back. The lower level has four rooms, a full bath and a raised hearth fireplace and built–in book case.  There is a large two car garage attached.  I helped the purchaser in this transaction.

26 Green Hill Road- Sold- $595,000

At the end of a private road this modern country home has long views. There are 3 bedrooms in this 2400 sq. ft. built in 1998.  The main entry foyer opens to a large living room with a stone fireplace featuring wood floors, and doors that open to an English garden. The bright kitchen has granite counter tops and a breakfast bar, plus a dining room and sitting area. The master suite has a nice private view and the bath has with double sinks, large walk in shower and walk in closet. The upper level features two generous bedrooms and full bath.

92 Muller Road- Sold- Sold- $450,000

Atop 950 feet of elevation and nestled in the hillside, this home is for an adventurous spirit. Hike abutting land trust trails, splash in the seasonal waterfall or chill on the elevated deck with treetop and sunset vistas. The modern rustic home has an open layout on the main living floor and three spacious bedrooms on the first floor. A bank of large sliding doors opens on two sides to the deck and outdoor living space. There is a 1 car garage, basement for storage and a third floor loft for a private office. My partner Chris Garrity sold this house in 60 days.

146 Kent Cornwall Road- Sold- $375,000

Chris Garrity sold this 1940's Connecticut colonial. Custom carved dental moldings decorate the exterior transepts and gabled ends. Leaded glass windows outline the front door with a fan style leaded window gracing the top. There are 4 bedrooms and 1.5 bathrooms in the nearly 2000 square foot home. There is a formal dining room with built in corner cabinetry. The living room is anchored by a fireplace with uniquely designed mantel and a lovely sun room. The well-designed kitchen was renovated recently and offers top of the line appliances and granite counters. The office leads to an attached two car garage with ample storage above.

11 Chimney Rock Road- Sold- $254,080

Mid-century 1,514 sq. ft. ranch on a quiet town road with wonderful seasonal western views of St John's Ledges across the Housatonic River Valley. Featuring a spacious, light-filled living room with fireplace that opens onto a large outdoor deck, kitchen with a handy pantry, one full & one half baths  and three bedrooms all on one level. The lower level has space that could be used as a shop or for storage and access to a 2-car garage.  It's sited on a level .91 acre parcel with specimen trees.

22 Chimney Rock Road- Sold- $592,500

Apple Pond is both a rustic and a light-filled modern home. The living room's vaulted ceiling expands the space filled with a wood stove, built-in sitting area and an outdoor deck. This area includes a dining area with its own access to a spacious screen porch, a galley kitchen and a cozy guest room. The master bedroom suite takes full advantage of the views and utilizes a walk-in closet, private bath and a home office. The lowest level offers two bedrooms that share a hall bath, separate laundry room and a work area. After using the pond there is a convenient outdoor shower. Chris Garrity assisted the purchaser in this transaction.

  40 Botsford Road- For Sale- $395,500

Nestled on a wooded hillside at the very end of a small town road, this home is set on 12.74 private acres with a brook tumbling through it. The living room has a wood beamed and vaulted ceiling with fieldstone fireplace and French doors opening to the stone and wrought iron patio and western views. The dining room has arched windows, beamed ceiling all detailed in pecky Cyprus wood.  There is a charming cook's kitchen and three en suite bedrooms. The master bedroom is on the main floor with an attached sun room. Modern touches of central air and a new roof are comforting.  I have this listed.

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 the aforementioned listings and sales but also one can find 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. 

Happy 2020,

David Bain &

Chris Garrity-Toni Soule, Marilyn DeVos, David Hurlburt, Scott Harvey, Karen Grimaldi, Heidi Kearns and

Asher and Priscilla Pavel

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

PLEASE CLICK HERE TO SEE THE MAP

Dear Neighbor,

December provides a review of how Kent's real estate values have unfolded. Little has changed from 2018 to 2019 with 49 closings in 2018 and 51 sales this year.  A surprising statistic is the significant reduction in inventory.  Listing inventory is down 15% YTY.  There are only 39 homes available. What are the implications?   Market constriction will likely bolster house values and make land, which has yet to recover from the 2006 recession, more intriguing. 

Nearly 60% of Kent sales this year have been below $400K.  The $400K-$1MM range earned 30% of the market transactions while 10% (5 sales) transpired above the $1MM mark.

Those waiting on land to regain values lost over the last 13 years may find land sales rebound in 2020. The lack of house options and only 16 land offerings is a positive sign, though a cautionary perspective is advised as there were only 2 land transactions in Kent this past year.

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

28 Segar Mountain Road

This 16' x 38; 1 bedroom, 1 bathroom ranch has a new 3 bedroom septic and southern views over its gardened back yard. It's an ideal solar site. Just on the edge of the village, it is close to town but has a country feel. This one is clean and neat and I listed it for $139,500 and it sold for $135,000.

128 Segar Mountain Road

I sold this property for $225,000 in 1998.  Last year, a fire heavily damaged this 5 bedroom post and beam home with large windows and an open floor plan.  I recently sold this house and the renovations are underway. With considerable potential this 2800 sq. ft. home sold for $218,000.

9 South Road

Toni Soule & Chris Garrity sold this 3 bedroom, 2 bathroom raised ranch with a spacious living room and formal dining room.  Kitchen leads to a 14x24 deck overlooking 3 acres of manicured grounds. The lower level can be an in-law space or a family room. Built in 1987 this house has over 2300 sq. ft. with a separate laundry room, office a 2-car garage.  It closed for $265,000.

55 Stone Fences Lane

A 1996 4-bedroom, 3 and a half bathroom home entails over 2400 sq. ft. and has a first floor master with whirlpool tub. Other features include a fireplace, vaulted ceilings, deck and finished walk-out lower level. The newly renovated kitchen includes stainless steel gas range and stone counters. Sited on 2.41 private acres, it sold at $374,500 after spending 2 years on the market.

39 Stone Fences Lane

This 1996 farmhouse house offers over 2400 sq. ft.  The kitchen has stainless appliances and granite counters plus easy access to a wraparound mahogany deck. Main floor has both a master with walk-in closet and en-suite bath and a bookshelf lined living room. Three additional bedrooms are on the 2nd level while the lower level is a family room.  This sold for $440,000.

16 Stone Fences Lane

This 2006 Cape Cod has a 1st floor master with both laundry and bathroom en-suite. Two additional bedrooms and a full bath are upstairs. There is a large, eat-in kitchen plus a formal dining room. The attached 2 car garage provides shelter from the weather.  There are 2.77 acres of level land. Priscilla Pavel of my office listed this for 134 days when it sold for $380,000.

15 Bald Hill Road

This1969 Split Level style home offering over 1,000 sq. ft. is up on 2.5 acres of land. Requiring considerable work, it has 3 bedrooms, 2 bathrooms, full basement for added storage and a 2 car garage.  Listed for over a year this Bank Owned property sold for $94,400 

30 Kenmont Road

Along the shores of the west end of North Spectacle Lake we have listed a seasonal cottage. Known as the "Big House" by the family who built it in the early 1900's it sits above the lake with views and steps to the dock and lakeside.  With just under 1000 sq. ft. the place has two bedrooms, 1 bathroom a fireplace and a screened porch.  It's a lovely getaway for $289,000.

  38 Davis Road

Antique 1-room school house circa 1900 has cottage features, cathedral ceilings, framed-in bedroom, bathroom, staircase to a loft and cupola on the roof. Requiring imagination and creativity this perfect small house offered potential. This home was sold in "as is" condition and has since been upgraded by the new owners who purchased the building for $50,000.

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 the aforementioned listings and sales but also one can find 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. 

Happy Holidays,

David Bain &

Chris Garrity-Toni Soule, Marilyn DeVos, David Hurlburt, Scott Harvey, Karen Grimaldi, Heidi Kearns,

Asher and Priscilla Pavel

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

Dear Neighbor,

PLEASE CLICK HERE TO SEE THE MAP.

As we close out 2019 it is interesting to see how the year in Kent and area real estate unfolded. Sales, year over year proved consistent from 2018 to 2019 with 49 closings in 2018 and 51 sales this year.  But the real surprising statistic is the significant reduction in inventory.  Listing inventory is down 15%.  There are 39 homes available. What are the implications?   Market constriction will likely bolster values and are spotlighting land that has still yet to recover from the 2006 recession. 

Nearly 60% of the sales in Kent this year have been under $400,000.  The $400,000-$1,000,000 range earned 30% of the market transactions while 10% or 5 sales transpired above the $1MM mark.

As noted above, the opportunity for land sales to rebound with the lack of house options and only 16 land offerings, this is a positive sign for those waiting on their land to regain the lost value. Though as we have learned this is a cautionary perspective as there were only 2 land transactions in the last year and a number of bank owned parcels are still available in the neighborhood.

The most impactful news in the neighborhood is of course the proposed cellular tower in the Spectacle Lake neighborhood.   There are two properties that are under lease by the company (Bald Hill and Richards Road) and pose considerable value impact to the area.  Either site, if state approval is granted, will feature a tower of between 125' and 175' in height thus being visible from not only the neighborhood but from far beyond.  While the merits of the safety and communications are important, these considerations clash with the rural beauty and preservation priorities of many Kent residents and Planning and Zoning's.   

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

Most of the activity occurred in the St. John's area of the neighborhood with a generous gifting of a 100 acre parcel to the Kent Land Trust.  My partner, Chris Garrity sold the Aroesty family this property that features views of the Catskills and the Yuza Mini brook.  While remote, this parcel connects nicely with other protected parcels.  Thank you Jeff and Kelly for your donation.

Of the 16 parcels of land in Kent that are for sale, 10 are in St. John's Peak neighborhood. There have been a few parcels that are now owned by the lender who took over non performing loans. The lot prices range from $44,900 to $395,000.

9 Old Paddock Lane

This newer 2500 sq. foot 3-bedroom, 2 and a half bathroom Colonial home is located on 14 acres at the end of the road. The wood shake and vertical shiplap with the roof a combination of metal and asphalt shingles makes this an interesting home. The open floor plan entails a large living/dining area with a native stone fireplace and an atrium door to the deck. An eat-in kitchen features shaker style cabinetry, farmhouse sink, and Viking range. The master has two walk-in closets and en suite bath. There is both an office and library with bookshelves and fireplace. A 2-car garage is attached plus storage barn. Much of the acreage remains woodland and a portion of the property abuts Wyantenock State Forest while the house is surrounded by open lawns and gardens. Closed in late 2018 this house sold for $570,000 with only 45 days on the market.

12 Old Homstead Lane

A privately sited 4 bedroom, 3.5 bath Colonial set on 6 acres.  There is a 1st floor bedroom en suite. This home is tastefully designed and well constructed. The open floor plan offers a modern touch to the traditional style.  Master bedroom features 2 walk-in closets & full bath. The separate 3-car garage offers ample storage. Immediately abuts Protected Lands. Initially listed in 2015 for $920,000, the house sold for $752,500 this past February.

  59 Kenico Road

An idyllic Orvis-type lakefront cottage steps from North Spectacle Lake. The living room and kitchen both center on the 1930's native stone fireplace with sliders opening to the deck and lake. Completely renovated in 2007 it has new bathrooms and country kitchen featuring central air conditioning and hardwood floors. There is an outdoor fireplace on the wrap-around deck overlooking the level lakefront with sandy bottom. Mountain laurel and large oak trees dot the 5.7 acre lakeside parcel which Chris Garrity sold this in 2006 for $1,330,000 and sold it again this past summer for $1,365,000.

30 Kenmont Road

Along the shores of the west end of North Spectacle Lake we have listed a seasonal cottage. Known as the "Big House" by the family who built it in the early 1900's it sits above the lake with views and steps to the dock and lakeside.  With just under 1000 sq. ft. the place has two bedrooms, 1 bathroom a fireplace and a screened porch.  It's a lovely getaway for $289,000.

38 Davis Road

An antique one room school house circa 1900 is a charming cottage featuring cathedral ceilings, framed-in bedroom, bathroom and staircase to a loft. Prior additions included a cupola on the roof and electric upgrade from 100A service to 200A. Requiring imagination and creativity this perfect small house offered potential. This home was sold in "as is" condition and has since been upgraded by the new owners who purchased the building for $50,000.

15 Bald Hill Road

This 1969 Split Level style home offering over 1,000 sq. ft. is up on 2.5 acres of land. Requiring considerable work, it has 3 bedrooms, 2 bathrooms, full basement for added storage and a 2 car garage.  Listed for over a year, this bank owned property sold for $94,400. 

  9 South Road

Toni Soule & Chris Garrity sold this 3 bedroom, 2 bathroom raised ranch with a spacious living room and formal dining room.  Kitchen leads to a 14x24 deck overlooking 3 acres of manicured grounds. The lower level can be an in-law space or a family room. Built in 1987 this house has over 2300 sq. ft. with a separate laundry room, office a 2-car garage.  Closed for $265,000.

11 Upper Kent Hollow Road

An existing cottage sits on 7.12 acres of largely open land.  The cottage was gutted to prep for a renovation that never took place, an existing septic and well whose conditions are unknown. My agent Toni Soule sold this for $139,000 and new owners have already begun renovations.

40 Spectacle Ridge Road

This custom built and designed American Shingle Style is perfect for a site which enjoys spectacular panoramic views over Lake Waramaug and Kent Hollow framed by the large windows in most rooms. The living room features a fireplace and a library alcove. The well equipped kitchen with an eat-in area opens to the family room with a fireplace and access to a terrific screened-in porch. On the second level are 4 bedrooms. The master bedroom has a fireplace and a luxurious bath with soaking tub and oversized shower. Two bedrooms share a bath; another has a bath en suite. A room over the 3-car garage could be a 5th bedroom. Walk-out, finished lower level has gym and game room. Professionally landscaped gardens have natural stone walkways, and an infinity-edged pool offers a view. It was listed for $2,750,000 and closed for $2,450,000.

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 the aforementioned listings and sales but also one can find 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. 

Happy Holidays,

David Bain &

Chris Garrity-Toni Soule, Marilyn DeVos, David Hurlburt, Scott Harvey, Karen Grimaldi

Asher and Priscilla Pavel

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

Bain Real Estate 2019 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 31, 2018 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 market is strong even though there are still 196 properties over the $1M mark that have not yet sold.  Note the average sale price continues to grow and the average days on market is up by almost 37 days.

Salisbury and Washington had the best year with the most sales with Roxbury in third place.  Washington again has the most unsold properties on the market for the last 6 years.  It is also interesting to track the progression of both listings and sales in each town to see where the action has been.  The percentage of sold properties to the number of unsold properties on the market is a little low this year.

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 four specialty areas in the last 12 months.

Kent had 4 residential sales:

1. 152 Ore Hill Road is a 3800 sq. ft. colonial with 4 bedrooms built in 1986 on 7.4 acres with long SE views that sold in May for $1,500,000, down from it's original list of $2,395,000 after 569 days on the market.
2. 109 Mountain Road is a 8038 sq. ft. colonial with 7 bedrooms built on 125 acres set high on a hill with long southern views that sold in May for $3,100,000, down from $3,950,000 after 213 days on the market.
3. 155 Camp Flats Road is a 4063 sq. ft. contemporary set privately on 45 acres with good southern views in the heart of south Kent. It was purchased by its neighbor without going on the market in January for $1,588,000
4. 34 Macedonia Road is a 6,251 sq. ft. contemporary with 7 bedrooms built on 17 pastoral acres on the edge of the village that sold in September for $1,900,000 down from it's original list price of $4,950,000 after 811 days on the market.

Sharon had 7 residential sales:

1. 230 Mudge Pond Road is a 3740 sq. ft. colonial with 4 bedrooms built in 1992 on 6.28 acres that sold in July for $1,371,000 in 160 days, down from its list of $1,750,000.
2. 15 West Meadow Road, one of our listings, is a 2400 sq. ft. farm house with 3 bedrooms built in 1996 on 7.51 acres with long western views over protected lands that sold in April for $1,250,000 after just 87 days on the market, down from its list of $1,495,000.
3. 85 South Main Street is a 7500 sq. ft. contemporary with 5 bedrooms built on a 10.5 acre flag lot with lots of privacy in 2006. It sold in April for $1,600,000 in 444 days, down from its original list of $2,485,000
4. 174 Amenia Union Road is 171 acres of rolling pasture in the NE corner of Lambert Road and Route 41. Productive farm land that has Mill Brook running through its middle. It sold in April without going on the market for $2,425,000.
5. 75 Keeler Road is a Trelleborg contemporary with 3 bedrooms in 4118 sq.ft. built in 1991 on 20 acres abutting state forest with Macedonia brook running through it. It also had a pool and a marvelous green house.  It sold in March for $1,205,400, down from it's original price of $2,195,000 and 605 days on the market.
6. 33 South Main Street is a 6,239 sq. ft. colonial with 4 bedrooms built originally in 1964 on 5,27 acres. Originally on the market for $2,150,000, it became bank owned and sold in February for $1,085,000 after 326 days on the market.
7. 13 Herb Road is a 3988 sq. ft. contemporary with 4 bedrooms, pool and tennis court built on 5.94 acres in 1974. We sold it this November for $1,300,000 after 415 days on the market, down from its original list of $1,698,000

Cornwall had two sales in the over $1M:

1. 61 Castle Road, this was out listing and our sale. Known as the Cornwall Castle, its main house was 8400 sq. ft. with 8 bedrooms. On the market for years at prices above $5M until Chase Bank took it over and listed it for $1,900,000 with 275 acres.  Un inhabited for years, it needed a lot of restoration. We sold it in 65 days in June for $1,600,000 and are happy to say it is being beautifully restored.
2. 28 Reed Brook is a 6500 sq. ft. 5 bedroom contemporary built in 2007 on 18 private acres. It sold in September for $2,725,000, down from $3,950,000 after 730 days on the market.

In Warren there were 2 sales.

1. 15 Melius Road is a 3004 sq .ft. colonial built in 1759 and now on 3.68 landscaped acres with pool and pool house that sold in March for $1,750,000 down from its original list of $1,495,000 after 94 days on the market.

2. 64 Hopkins Road is a 5100 sq. ft. 3 bedroom contemporary just built in 2018 on 2.2 acres surrounded by Hopkins Vineyards sold in June for $1,575,000, down from its original list price of $2,350,000 after 310 days on the market.

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 listing and selling 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 "Neighborhood Sold Stats."  You can also easily search all MLS listings in the NW corner on our website.  We'd love for you to Like and Follow us on Facebook and Instagram.

Sincerely

David Bain

Chris Garrity and Associates

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

Dear Neighbor,

PLEASE CLICK HERE TO SEE THE MAP

The market is healthy and vibrant, depending on how your house is priced! Yes, sales are up from 10 years ago in the midst of the Great Recession when we saw only 20 sales.  There were 49 sales that have transpired in the last 12 months. The average day on market is also lower than those trying to sell in 2009.

That said, the average buyer's motivation to purchase is mercurial. Why? Take your pick-the economy, millennial attitudes, or an older housing stock? It matters little. What matters is pricing your house properly to find a buyer.

In fact, in 2009 of the 20 houses that sold 14 of them had at least one significant price reduction and only 6 houses sold without reducing their price prior to selling. Then the average sales price on 20 transactions was $700,000. And the number of days on the market average was 174 days.

In the last twelve months, however, 49 houses have sold with 24 homes reducing their price at least once before selling and 22 closed for their initial asking price.  The average sales price was $500,000 from 49 sales. The average it took to sell these homes dropped to 154 days on market.

This positive upward trend over the last 10 years seems to indicate+ that sellers have reacted well to pricing their homes appropriately as demanded by the market.  And the results in your neighborhood are as follows.

  10 Holland Road – Closed $105,000

We sold this lovely but small cabin that has a new roof.

 It took 225 days to sell and came to the market originally listed for $150,000

121 Mudge Pond Rd- For Sale $125,000

1920 home on approximately 1 acre in need of considerable repairs and updating.

Frontage on Mudge Pond with boathouse.

230 Mudge Pond Rd. Sold- $1,371,000

Views over Sharon Twin Oaks Preserve.

This 4-bedroom, 3.5-bath colonial set atop 6+ acres of field, and pool.

First floor master suite plus a separate studio.

11 Rolling Hills Drive Sold-$765,000

3 bedroom, 3 bath modern country home with an eat-in chef's kitchen.

 Three fireplaces, a wrap around blue stone pergola and a heated gunite pool.

2.50 acres.  Sold in 41 days!

240 Gay Street- Sold- $645,000

4 bedroom 1929 farmhouse that was renovated in 2010.

 Large country kitchen offers farmer's sink, marble counters and top appliances.

Sited on 2 acres of farm fields with views.

Studio-plus 40 x 30 barn with 20' height.

234 Gay Street- Sold- $600,000

Grand View Farm, a 1920 cross-gabled converted barn on 28+ acres of meadows,

 horse paddocks, and pond.

 Antique exposed beams, wide plank floors.

Stainless kitchen appliances, marble counters and ample cabinetry. 

 3 bedrooms and 2 baths. Lower level has horse stalls, basement and garage space.

36 Gay Street was a private sale closing at $130,000.  922 sq ft with 2 beds, 1 bath on .44 acres.

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.

Feel free to Like and Follow us on Facebook and Instagram.

Cheers,

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

PLEASE CLICK  HERE TO SEE THE MAP

Dear Neighbor,

The market is healthy and vibrant, depending on how your house is priced! Yes, sales are up from 10 years ago in the midst of the Great Recession when we saw only 20 sales.  There were 49 sales that have transpired in the last 12 months. The average day on market is also lower than those trying to sell in 2009. That said, the average buyer's motivation to purchase is mercurial. Why? Take your pick-the economy, millennial attitudes, or an older housing stock? It matters little. What matters is pricing your house properly to find a buyer.

In fact, in 2009 of the 20 houses that sold 14 of them had at least one significant price reduction and only 6 houses sold without reducing their price prior to selling. Then the average sales price on 20 transactions was $700,000. And the number of days on the market average was 174 days.

In the last twelve months, however, 49 houses have sold with 24 homes reducing their price at least once before selling and 22 closed for their initial asking price.  The average sales price was $500,000 from 49 sales. The average it took to sell these homes dropped to 154 days on market.

There are 8 homes in contract presently. There were four property transfers that were not on the public market.  Here are the sales that happened in the last 12 months.

An undeveloped 10.87 acre parcel with frontage on both Northrup and Silver Hill Roads with stone walls and rock outcroppings sold. Septic testing has been completed. It sold for $100,000 after being on the market for four years and originally listed for $275

  6 Silver Hill        Sold- $250,000

This barn style home offers 3 bedrooms and 2 baths in 1040 sq. ft of living space

Set on a wooded 2 acres, the main living is on the second level.

It had been on and off the market for the last 6 years.

  14 Silver Hill        Sold-$300,000

Offering 3 bedrooms, 3 baths, the master has a full bath & walk-in closet.

Native stone fireplace anchors the living room which opens to an enclosed porch.

Set on 3.79 acres.  It has a 3 car garage and shares a driveway.

Original list was $539,000 and spent 396 days on the market over the last two years.

539 Cornwall Bridge Rd.  Sold-$329,000

Built in 1994, this log home offers 4 bedrooms with 2 full baths

and 2 half bathrooms in 1296 sq. ft.

Set on over 3 acres and right atop a brook

It is private, has a deck and a barn.

Listed for $339,000. It sold within 30 days.

2 Route 7 is a commercial building known

As Nora's Nursery and has sold privately for $165,000

 The property is presently being

renovated. It had been on the market in prior years.

34 River Road          Sold-$395,000.

"Dogwood" an 1850 1-bedroom, 1 bath 975 sq. ft. converted barn overlooks a

brook on 4.43 acres. Great room has 20' ceilings and a wall of windows

Painted cabinets, concrete counters & stainless appliances.

Three season heated porch. Listed at $437,500 for only 82 days.

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 .

Feel free to Like and Follow us on Facebook and Instagram.

Cheers,

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

PLEASE CLICK HERE TO SEE THE MAP.

Dear Neighbor,

While autumn quickly approaches, the sales pace in Warren has slowed.  This year saw 17 residential sales while the previous year had 19 and the year before that had 27!  With land sales, the story is similar.  There are 15 current offerings and the last year saw only one land sale!  The previous year had 3 land sales.

In your neighborhood, there were 6 residential sales last year, down from 11 the year before.

10 Partridge Road is a newer colonial home built in 2002 that sold in July.  This 3 bedroom 2.5 bath is situated on 2.85 acres.  With a furnished basement, 3 car garage and a large deck that overlooks a big level backyard, it's no surprise that it sold in 19 days for $329,900, just down from its original price of $335,000.

35 Kent Road is another early home with much of its interior intact.  Built in 1790, it has 5 working fireplaces, original wide board floors and exposed beams, 3 bedrooms and 2 baths, a barn, brook, 9.8 acres and beautiful gardens.  It was my listing ($375,000) and my sale $365,000.  Yes, it is charming.  On a side note, the new owner will be selling fine antiques by appointment.

15 Melius Road, a beautiful 3005 sq. ft. 4 bedroom 3 bath colonial originally built in 1759 sold in March with 3.68 acres, a pool and 3 car garage for $1,175,000, down from its original list of $1,495,000.

  32 Sheehan Road, just across the street, is a 3723 square foot contemporary with 4 bedrooms, 3.5 baths, a pool and a good view over the lake all set of 3.06 acres.  It sold for $1,150,000 with an asking price of $1,250,000.

35 Sheehan Road is a 2302 square foot 4 bedroom 2.5 bath contemporary that was totally and tastefully renovated on 3.31 acres with a narrow view of the lake.  It sold for $700,000 with an asking price of $735,000.

35 Mountain Lake Road is a 1526 square foot contemporary with 2 bedrooms and 1.5 baths set on 1.91 acres.  Originally built in 1985, it was recently totally renovated in 2008 with a metal roof and central air.  It sold for $500,000, down from its original price of $549,500.

If you need any more information of any of these or other activity in Warren or neighboring towns, please give us a call.  You can keep in touch with the local market at www.bainrealestate.com. 

Until next year,

David Bain

Chris Garrity & 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

Bain Real Estate Northwest Warren 2019 August Market Report.

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Dear Neighbor,

While the weather continues warmer, the sales pace in Warren has slowed.  This year saw 17 residential sales while the previous year had 19 and the year before that had 27!  With land sales, the story is similar.  There are 15 current offerings and the last year saw only one land sale!  The previous year had 3 land sales.

In your neighborhood, there were 5 residential sales last year, down from 12 the year before. Again, an example of a slowing in the market.

One of the more exciting and recent sales is 184 Brick School Road.  It is a fully restored 1738 colonial with 2686 square feet, 4 bedrooms ad 3 full baths on 32 acres.  This is one of the oldest houses in town and it has the original wide board floors, beams and paneling.  It sold in January for an even $1,000,000, down from its original list of $1,195,000.

33 Laurel Mountain Road is an 1108 square foot raised ranch with 3 bedrooms and 2 baths and a 3 car garage with a potential studio above.  The house is located deep on its 2.43 acre lot which is, in turn, on a dead end town road.  It closed last August for $311,000, down from its list of $324,900.

48 Cornwall Road is a 1352 square foot ranch with 3 bedrooms and 2 baths built in 1971 on 5.63 acres.  It sold last November for $70,000 and again just this June for $292,000.  This property was not listed and we do not know how much was done, but it looks like a lot!

8 Birch Road is a 1323 square foot split level with 3 bedrooms and 2 baths built in 1976 on 2 acres.  It sold in April for $285,000 down from its list price of $320,000.

35 Kent Road is another early home with much of its interior intact.  Built in 1790, it has 5 working fireplaces, original wide board floors and exposed beams, 3 bedrooms and 2 baths, a barn, brook, 9.8 acres and beautiful gardens.  It was my listing ($375,000) and my sale $365,000.  Yes, it is charming.  On a side note, the new owner will be selling fine antiques by appointment.

There has been a lot of listing activity lately, so we will see what comes of that in next year's letter.  Meanwhile keep it touch directly or at www.bainrealestate.com.

Best,

David Bain

Chris Garrity & 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

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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

Bain Real Estate East Warren 2019 August Market Report.

PLEASE CLICK HERE TO SEE THE MAP

Dear Neighbor,

While the weather continues warmer, the sales pace in Warren has slowed.  This year saw 17 residential sales while the previous year had 19 and the year before that had 27!  With land sales, the story is similar.  There are 15 current offerings and the last year saw only one land sale!  The previous year had 3 land sales.

In your neighborhood, there were 8 residential sales last year, down from 14 the year before.

Starting at 15 Melius Road, a beautiful 3005 sq. ft. 4 bedroom 3 bath colonial originally built in 1759 sold in March with 3.68 acres, a pool and 3 car garage for $1,175,000, down from its original list of $1,495,000.

Over at 105 Town Hill Road a 1952 sq. ft. colonial with 3 bedrooms and 2 baths built in 2007 on 2.24 acres sold quickly for $320,000 in April, down from its list of $329,000.

There has been a lot of activity on Woodville Road with 4 houses sold and one under contract.

194 Woodville Road is a recently renovated 4 bedroom, 3 bath cottage originally built in 1938, and now with 2.83 acres.  It sold in October for $330,000, just off its list price of $349,000.

230 Woodville Road is a 1552 sq. ft. ranch with 3 bedrooms and 2.5 baths built in 2002 of 5.26 acres.  It sold in just 35 days in April for $197,500 down from its list of $199,900.

259 Woodville Road is a 1296 sq. ft. cape with 3 bedrooms and 1.5 baths that was built in 1958 on .29 of an acre.  It sold in December for $100,000, down from the list of $135,000

286 Woodville Road is a 1075 sq. ft. ranch with 3 bedrooms and 1.5 baths built in 1980 on 3.05 acres.  It also sold in December for $195,000, just down from its list price of $199,500.

200 Woodville Road is just under deposit.  This cute ranch of 1080 sq. ft. 2 bedrooms and 1 bath built in 1986 and recently renovated on 1.53 manicured acres is our listing and went under deposit in just 4 days. Its list price is $235,000.  We will tell you the sale price in our next letter.

110 Rabbit Hill Road is a 1660 sq. ft. brick cape with 5 bedrooms and 1 full bath and 2 half baths built in 1937 on a great 9.33 acres.  The house needed a lot of renovation.  It was our listing and sold in September at its asking price of $295,000.

  Couch Road is a double lot sale of 4.54 acres.  One was a flag lot, the other with more frontage was right in front. Both lots have significant slopes and both are on the Washington town line.  It sold last September for $175,000, down from its most recent list of $249,000 but originally on the market for $310,000 in 2014.

If you need any more information of any of these or other activity in Warren or neighboring towns, please give us a call.  You can keep in touch with the local market at www.bainrealestate.com. 

Until next year,

David Bain

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

Bain Real Estate Waramaug July 2019 Market Report.

Dear Neighbor,

PLEASE CLICK HERE TO SEE THE MAP

Things around the lake seem to be slowing down!  Last year there were 14 sales with 3 of them passing the $4M mark.  The year before that saw 18 sales.  This past year had just 10 sales, one topped out at $5,100,000 and three more were below $1,401,000.  Perhaps we need the breathing space.  Looking ahead, there are 13 for sale, 3 asking $3.9M or more and another 6 looking for $1-3M.  That market bears watching.  Call us for details.

Here's what happened:

Following the map, right at the beginning of North Shore Road, 100.7 acres of pasture and hillside transferred directly for $5,100,000.

35 Mountain Lake Road is a 1526 square foot contemporary with 2 bedrooms and 1.5 baths set on 1.91 acres.  Originally built in 1985, it was recently totally renovated in 2008 with a metal roof and central air.  It sold for $500,000.

35 Sheehan Road is a 2302 square foot 4 bedroom 2.5 bath contemporary that was totally and tastefully renovated on 3.31 acres with a narrow view of the lake.  It sold for $700,000.

32 Sheehan Road, just across the street, is a 3723 square foot contemporary with 4 bedrooms, 3.5 baths, a pool and a good view over the lake all set of 3.06 acres.  It sold for $1,150,000.

64 Hopkins Road was a 16.7 acre parcel of land that sold for $499,000.  It now has a beautiful 5,000 square foot 3 bedroom 4 bath home with pool. List price was $1,775,000. It closed on July 2, 2019 for $1,575,000.

383 Lake Road is a 3003 square foot saltbox with a large addition with 3 bedrooms and 4 baths built at the end of a 1800 foot private road with 30 acres of woods and a tumbling brook.  Originally listed for $1,350,000, it finally sold 2 years later for $723,000.

Moving down into Washington…

166 East Shore Road, is a 2240 square foot lake cottage with 4 bedrooms and  2 baths built on 1.7 acres with a great deck and patio picnic area right on the lake.  It sold for $962,500.

162 East Shore is a wooded, steep parcel that went to Steep Rock for $136,000. This was a private sale.

27 West Shore Road is a 1763 square foot cottage with 3 bedrooms and 2 baths on .4 of an acre but with a guest house and boat house and floating dock.   It sold for $1,250,000 as soon as it was listed!

15 Tinker Hill Road is just a bit down the road, although the 1369 square foot contemporary ranch sits high above the lake giving it both views and privacy, this 2 bedroom home also has waterfront with a floating dock.  It sold quickly for $1,400,000.

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. If you wish to follow our blog for new listings, sales and other interesting real estate tidbits join up from our website.  We would love to have you like and follow us on Facebook and Instagram.  Hope you enjoyed the 4^th and the fireworks!!

Sincerely,

David Bain

and all at the Bain Office

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

3

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29 Morey Road- 2 acres                              

Closed for $165,000                                     

2100 sq. 1966/ 4bd-1.5 bths                          

Needs considerable remodeling                      

36 Modley Road- 1 acre

Closed for $92,165

1178 sq. 1950/ 2bd-1bth

Needs total remodeling

43 South Ellsworth Road- 33 acres

Closed for $775,000

3392 sq. 1870/ 5bd-2.5bths

Stunning land, Needs updating

5 South Ellsworth Road- 8.37 acres

Closed for $680,000

2148 sq. 2005/ 3bd-2bths

Modern design in top condition

6 South Ellsworth Road- 8.26 acres

Closed for $975,000

2548 sq. 1850/ 4bd-2bths

Antique beauty with 4 fireplaces and a pool

110 Westwoods Road- 2.64acres

For Sale for $335,000

1991 sq. 1982/ 3bd-2bths

Country Log Cabin with 2 fireplaces

6 Kings Hill Road- 1.80 acres

Closed for $284,000

1208 sq. 1972/ 2bd-2bths

Renovated nicely, fireplaces and brook

14 Kings Hill Road- 3.30 acres

Closed for $284,000

1804 sq. 1940/ 2bd-2bths

Needs updating, fireplaces and brook

22 Kings Hill Road- 4.83 acres

Closed for $415,000

1764 sq. 1950/ 3bd-2.5bths

Complete remodel with modern finishes

486 Cornwall Bridge Road- 7 acres

Closed for $415,000

1417 sq. 1880/ 3bd-1.5bths

Needs remodel with hangs over brook

504 Cornwall Bridge Road- 5 acres

Closed for $449,000

1800 sq. 1930/ 3bd-2bths

Renovated barn, brook and pastures

26 Caroline Drive- 21 acres

Closed for $242,500

Stream, views and rough driveway

Northrup Road- 10.87 acres

Closed for $100,000

Level wooded parcel

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, Priscilla and Asher Pavel

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

Deear Neighbor

PLEASE CLICK HERE TO SEE THE MAP

Spring has finally arrived and it is beautiful!  After the 2^nd rainiest April in recorded Cornwall history (dating back to 1905), May is full of lilies, iris, lilacs, amaryllis and rhododendrons.  Positive news continues in Real Estate, too.  Town wide in Cornwall there are currently 32 houses listed for sale, while 2 are in "continue to show" status and 3 are under deposit; there are 8 active land listings and only 1 sold has sold in the last year. The previous year there were 26 residential sales and 2 land sales!   In Cornwall Hollow there are 4 houses and 2 land listings offered.

Here is what has sold in the area.

14 Ford Hill Road is a 1988 contemporary farmhouse with 3 bedrooms and 2 full plus 1 partial bath all in 2100 square feet on 5.72 acres.  Interior cathedral ceilings, hardwood floors, fireplace plus carpeted bedrooms are all most attractive and inviting.  The lot is secluded, rolling and partially wooded on a dirt road.  Listed at $450,000, it sold at $423,000 in 65 days.

Listed for sale in the area are 1 house and 1 large land parcel.

39 Hautboy Hill Road is a handsome 2504 square foot colonial sited on 88 acres.  This family farm began in 1748 (Cornwall was founded in 1740) and is still in the same family. The house includes 10 rooms with 4 bedrooms and a bath and a half. There are also 2 barns and a large farm shed.  Much of the land is preserved but there are building envelopes.  Dave Hurlburt of our Cornwall office is a member of that family and has listed this farm at $1,200,000.

20 Stone Hill Road is a wooded lot of 14.48 acres near the end of private paved road.  A 300 foot private drive has been installed to an approved house site with a septic field.  There are 3 conduits along the driveway for underground utilities.  The land was perc tested in 2004 for a 4 bedroom house.  There are some wetlands and a brook at one end of the land.  Good potential western views if some trees were selectively cut down.  This is my listing at $199,000.

Please give us a call if you wish to buy or sell.  Our West Cornwall location awaits your visit.  We are just up from the covered bridge and all 4 agents live in Cornwall.  We know Cornwall, love Cornwall and call it HOME! Also, please visit us on the web at www.bainrealestate.com, and follow us on Facebook and Instagram. 

Cordially

Priscilla Pavel

REALTOR.

Plus Dave Hurlburt, Heidi Kearns and Asher Pavel

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

Dear Neighbor,

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            It has been a long cold winter and a very wet spring here in West Cornwall.  The loss of the restaurant (most recently Perley's) has slowed us down.  But with the arrival of May, business is perking up in the form of new listings that we think will appeal to a wide swath of residents and business investors.

            In the Good News department, the Bend, has been completed with guidance from Housatonic Valley Association.  The paving is just about to start with a ribbon cutting opening now scheduled for Saturday, June 22^nd from 2-3PM.  The town is paying for the paving which we think will be completed in mid-May prior to the boat races scheduled.

We are able to report two recent sales:

9 Smith Place was a private sale.  This 4965 square foot contemporary colonial features 4 bedrooms, 4 bathrooms, a large porch as well as a deck plus a basement garage all sited on 8.73 hillside acres.  The town's appraisal is $505,200. And it sold for $500,000.

Down on River Road I represented Kevin Whitney in the sale of 2 adjacent lots totaling 14.87 acres.  I also represented the buyer who purchased these wooded lots with 2.5 cleared acres along the road for $78,000.

There are several properties for sale in the village and Bain represents three of them.

417 Sharon Goshen Turnpike is represented by Dave Hurlburt of our Cornwall office.  Long called "The Pink House" (even though it has been yellow for several years now).  With 10 rooms, 5 are bedrooms and 3 full bathrooms, no appliances in the kitchen it was previously a 2 apartment house.  A fire several years ago made one apartment uninhabitable.  It is sited on .71 acres with a barn/house with an entrance on Lower River Rd.  The property has both a regular septic for the smaller barn/house and a cesspool for the big house. The property is offered for sale as is at $249,900. The potential is WOW!

Just up the street at 407 Sharon Goshen Turnpike, The Farnsworth Book Store is my listing.  It is at the edge of Mill Brook on .1 acre offering 3600 square feet on 2 floors.  A considerable amount of natural sunlight streams in through the windows.  It is priced to sell at $125,000.

Around the corner, on the other side of Mill Brook at 5 Smith Place I have also listed the home formerly occupied the late book store owner. It is a gracious and comfortable 3 bedroom, 2.5-bath home of 2268 square feet with 2 porches, formal dining room, large kitchen and 2 additional first floor living rooms.  Oil heat with a newly lined chimney, views looking over gardens down to the brook, a detached 2 car garage all priced at $375,000.

The West Cornwall Sewer Committee we think is coming close to recommendations for installation which will benefit all the properties along Sharon Goshen Turnpike as well as Railroad Square.

We shall keep you posted on the new businesses we anticipate taking over in some of these locations and welcome your visit to West Cornwall.  Stop by our office with your questions, comments and share some coffee or hot chocolate with us or visit us on the web at www.bainrealestate.com

Cordially,

Priscilla Pavel

REALTOR

And the West Cornwall crew: Dave Hurlburt, Heidi Kearns, Asher Pavel

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

Bain Real Estate Kent Hollow 2019 May Market Report

Dear Neighbor,

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            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 1^st 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

Dear Neighbor,

PLEASE CLICK HERE TO SEE THE MAP.

We know spring has really arrived when we are getting more calls to show our listings! We welcome the warmer temperatures and the return of green and the increased activity!  This past year we had 16 sales in Cornwall, 4 of which were in Cornwall Bridge.  Currently there are 38 houses for sale in Cornwall, 5 of which have accepted offers with closings soon and one of those is in Cornwall Bridge.

Cornwall Bridge really seems to be booming!  James and Idella Shepard have created a happy place to shop and dine at the Country Store.  One of my favorite sandwiches is a grilled cheese and they make the best one I have ever enjoyed!  It is really melty and I highly recommend it!

The hardware and paint stores not only have all the things we go to hardware stores for but they have friendly, helpful people.  The Northwest Lumberyard is resplendent with new buildings and everything a contractor/builder needs for his/her business.  Richard Bramley has owned the liquor store for over 40 years and is very knowledgeable about wines and beers as well as the stronger stuff.  There are other changes in the winds for this little commercial center, so stay tuned.

Now for those sales:

7 West Drive is a handsome ranch located on over 12 acres on a private road off Route 4.  The house has a new roof and recently replaced (2007) furnace.  There is also a large barn on the property with a new roof. Rolling open yard and woods give privacy and sound refuge from the road.  Listed at $369,000 with multiple offers, it closed at $380,000.

9 River Road South is a small antique Cape Cod house built in 1830.  West Cornwall Bain agent, Dave Hurlburt had this 1008 square foot home listed at $187,000.   A first floor master with bath adjacent was complimented by 2 upstairs bedrooms and another bath.  The home includes central air conditioning and small but beautifully landscaped .19 acre lawn. I brought in the buyer and it sold at $180,000

115 Kent Road is sited well back from the road with a shield of many trees lining the long driveway in to this contemporary log cabin on 3.33 acres.  An eat-in kitchen opens to an upper deck.  There are 3 bedrooms and 2 full baths.  This was my listing at $235,000 and closed in 114 days at $222,600.

4 Frederick Drive was a bank sale (foreclosure).  This small 896 square foot ranch features 2 bedrooms and 1 bath and sits on 1 acre.  It sold at $138,000.

332 Kent Road will continue to be a dairy farm.  The previous owner had made many major improvements including reroofing both the house and the barn, rebuilding the barn, renovating the house and adding solar.  In addition to the 5.95 acres on the west side of Route 7, the Town of Cornwall leases another 40 or so acres of land on the east side of Route 7 to the farmer where cows and chickens can often be seen grazing and some vegetables are grown.  There is also a farm store on the lower level of the barn.  It sold for $496,000

.

366 Furnace Brook Road is better known as the home of National Iron Bank.  This building has been owned by the same family for years and was recently transferred to the next generation for $300,000.

Now here's what's for sale:

Dark Entry Road dead ends at a state forest.  #42 is a 2013 timber frame Saltbox house on 5 acres.  Pegged mortise and tenon construction (you won't find a nail here), structurally insulated panels (SIPS) keep you toasty warm in winter, cool in summer, Jotul wood stove provides the heat with a full electric baseboard backup.  Lots of Thermopane windows let in an abundance of natural light.  There is a waterfall near the gardens and large lawn plus a surround of trees, some of which could be cut down to increase the view.  This is my listing at $395,000.

Popple Swamp is a quiet and beautiful location.  David Bain has a 24 acre lot for sale with 1300' road frontage.  This land has estate site potential as well as subdivision potential.  It also abuts Cornwall Conservation Trust lands. Listed at $205,000.

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. 

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

Bain Real Estate Kent Segar Mountain 2017 May Markt Report.

Dear Neighbors,

PLEASE CLICK HERE TO SEE THE MAP.

Spring has shaken off winter's grasp and so the real estate market!  After the 10 year real estate slumber the market appears to be awakening.

2016 was clearly a pivotal year in real estate.  Nationally real estate sales transactions were up 12% over 2015 figures.  Litchfield County overall saw just over 8% increase. Locally we have seen a similar bump resulting in the volume of sale increase around 14%! In summation, real estate in Kent is on a steady upswing as the market recognizes good values.

The positive economic confluence of lower unemployment, strong trends in the financial markets and tightening interest rates have bolstered consumer confidence. This confidence mixed with the reduction of available homes to buy has solidified real estate values and will predictably push value higher.  This is already happening.

Last year's letter noted over 60 houses being available for sale in Kent. Well, what a difference a year makes as presently there are 43 residential homes listed for sale. And there are 2 homes in contract to close.

While we have seen a strong 36 sales in the last 12 months, this is 8 fewer sales than same period in 2015. We are happy to say that Bain Real Estate participated in over 30% of these transactions so thank you for your confidence.

Anecdotally, we recently closed on a house where there were two bidders. The first prospect reluctantly cancelled their contract as they could not get their loan so the second buyer ended up winning the sale. And for a bit higher, I might add.

The lesson here is that the market has become one of both buyer and seller on an equal footing, no longer just a buyer's market.  Should there be a prolonged period of fewer listings than interested buyers, we could see that balance shifting to a seller's market.

Here is what has transpired around the lakes in the last 12 months.  Please note that not all listings in the neighborhood are posted here so if you want to know more, please let us know or head to our website to see all the available listings in Sharon and countywide.

Overlooking The Cobble is 3 Cobble Heights a hillside contemporary built in 1984 and set on 2.72 acres. In this 2300 contemporary home the living/dining room are one room anchored by a massive floor to ceiling native stone fireplace and a wall of windows offering southern views and a deck to enjoy the out doors.  There are two bedrooms and full bath on first floor and a master bedroom suite on second floor.  A family room, full bath and separate entrance are on the lower level. Features such as hardwood flooring, central air conditioning and a back up generator are some of the nice qualities. Listed for $535,000 it closed for $510,000.

184 Cobble Road is a 1967 Bungalow overlooking Cobble Road. The home features two bedrooms and two full baths, a spacious living room with fireplace, and a wonderful two story deck with sunset views. Sited privately up a 3.9 acre wooded hillside the yard area is well maintained with, lawn, birches and large boulder outcroppings adding a natural touch.  The large deck is designed for taking in the views.  Hardwood flooring and a fireplace make this a distinctive country home.  Listed for $249,000 it sold for $242,000 rather quickly.

171 Segar Mountain Road-Built in 2004, this 4 bedroom, 2.5 bath home features a spacious open kitchen with Viking cook top and breakfast bar connected to family room with gas fireplace. The great room offers vaulted ceilings; there is a formal dining room with a rear deck for outdoor dining. First floor master suite has a walk in closet plus there are 3 additional bedrooms. Set on a hillside 2.39 acre wooded parcel this 3200 sq. ft. home was bank owned and sold for $333,333.  

A sweet cottage on 2.27 acres at 16 South Road sold for $223,200. The 2 bedroom, 1.5 bath 1982 home features an open floor plan downstairs incorporating the kitchen, dining room/sitting area with a cozy woodstove, and a light filled living room in nearly 1200 sq. ft. French doors open to an outdoor deck great for relaxing or entertaining. Upstairs there are two bedrooms that share a full bath.

29 Iron Mountain Road is another house built in 2004. This Colonial style home is sited on 5 private acres 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 great for entertaining. 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 and opens to the back yard. Listed for $595,000 in the summer of 2015, the house sold for $525,000 a year later.

25 Stone Fences Lane has all the creature comforts and more in a carefree country home. Expansive country kitchen with a native stone fireplace with bookshelves at one end and a granite topped gourmet kitchen on the other. Master suite and two additional bedrooms plus a private office are offered. French doors lead to the wrap around porch overlooking the heated pool. Listed for $535,000 it sold for $515,000.

Across the road and sited at the end of a long drive on the south west slope of Bald Hill is 28 Stone Fences, a house for sale for $775,000. Nestled privately on 7.8 acres is this nearly 4000 sq. ft. farmhouse has large rooms, a kitchen that is a cook's delight with a 6 burner stove and professional hood. The home offers a formal dining room, and screened porch for gatherings.  There are 3 bedrooms and 2.5 bathrooms in this 2005 built home.

Directly next door, I also have an undeveloped 10.04 acre parcel listed for sale.

Lot 44 Stone Fences Lane is a level, lightly wooded parcel bounded in stone walls. There is a level driveway roughed into the lot. The parcel overlooks a large hay field that has protective easements.  A small cabin offers a perfect place to site the house. The native oak and maple trees dot the former pasture creating a setting ready for the country home. I have this listed for $225,000.

38 Davis Road is a former One-Room School House circa 1900 that recently sold.

Set on the corner of a quiet town maintained gravel road, the 600 square foot home with 2 bedrooms and 1 bathroom has potential to become a sought after " Tiny house". While there are elements of original charm (wainscoting, two built in cupboards), the structure requires a comprehensive renovation. It was listed for $85,000 reduced to $75,000, sold for $53,250.

Lastly my partner Chris Garrity has a dynamic lakefront property available at 59 Kenico Road. The property is located on the north side of North Spectacle Lake and is accessed off a long, private driveway.  It maintains nearly 6 acres nestled quietly amongst the substantial estates and State Forest.  The 4 bedroom country home was renovated 10 years ago and maintains a gourmet kitchen, stone fireplaces and a wrap-around deck.  The master suite overlooks the lake and there is a large family room on the lower level.  The lakefront is amazingly level and open with a sandy bottom.  Sun splash the house all day with much cherished southeast orientation.  There is plenty of acreage for an additional house.  It is just listed for $1,650,000. We have a video on our site!

There are other offerings on the market and if interested call us, stop by the office or visit our website at www.bainrealestate.com.   Of note Bain Real Estate again received 3 separate recognitions for our good work: The US Commerce Association gave us the designation

" Best of Kent in 2011-16." The Connecticut Magazine conducted an independent survey of buyers and sellers through out Litchfield County where we finished with "Highest in Overall Satisfaction," a title we work hard for and cherish. And our distinguished agent Priscilla Pavel was chosen as the Litchfield County Realtor of the Year!

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.

All the best,

David Bain &

Chris Garrity and the Kent Office-Toni Soule, Marilyn DeVos, Dave Fairty & Scott Harvey

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

Bain Real Estate Westwoods 2019 March Market Report.

Dear Neighbor,

PLEASE CLICK HERE TO SEE THE MAP

Our Litchfield County's real estate market has grown 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 2016, we saw 58 sales in Sharon and in 2017 we had 50. We had 47 sales transactions in Sharon in the last 12 months and the drop might be attributable to declining listing levels as there are now only 62 listings available. 

Weekend buyers are seeking affordable housing opportunities with a keen intent on not over-investing in a house that gets limited use.  Sellers who have over-invested in their homes in the last 10 years are finding that buyers are not valuing the upgrades as much as sellers might have hoped.

 What is interesting as the sales data reveals is the idea that the market is still price sensitive.  Of the 47 sales last year 57% closed under $400K. 24% or 11 sold in the $400K-$700K price range, 3 sales occurred in the $700K to $1MM and 4 sales from $1MM to $2MM.  Interestingly, there are 5 home sales in contract to sell presently.  Two sales are under $250K, one in the $600K range and 2 sales in the $900K-$1.9MM range.

We have 9 houses to report selling in the neighborhood in the last 12 months.

75 Keeler Road is a Danish Trelaborg style home.  This sophisticated home built in 1991 is hyper insulated and is sited towards the optimal solar orientation.  The lower level hosts 2 bedrooms, both en-suite, with stairs to the open and spacious second level.   14 foot ceilings, exposed wood beams, beautiful floors are some of the quality details. A bank of windows offers long views stretching across a private meadow and the Macedonia Brook. The gourmet kitchen opens to family dining and sitting area. The upper floor is one whole master suite. There are 20 acres on Chester Keeler's old fields that are surrounded by conservation land in all directions. This property last sold in March of 2007 for $2,087,500 after years on the market.  Finally, the listing price dropped from over $2MM to $1,495,000 and sold for $1,205,400 this month.

Next door just to the north at 63 Keeler Road I sold a 650 sq. ft. cabin on 20 acres. This unpretentious cabin is set on 20 beautiful acres of partially cleared woodland. Plain and simple, the log cabin is as bare bones as it gets with a stone fireplace, wood beams, wood flooring and a splendid porch.  This was on the market for only for 14 days. It sold for $330,000.

A 6 acre land locked parcel of land off Keeler Road was sold for $6,000.

Toni Soule and I have listed a 27 acre parcel of land on Caray Hill Road for $395,000.  This parcel is wooded, has considerable road frontage and has a nice private building site adjacent to large land holdings.

I have also listed a 24 acre parcel of land on Knibloe Hill Road that is private and offers wonderful valley views to the west.  The property has a driveway roughed into the building site and it abuts "Wildwoods," 160 acres of open space owned by Weantinoge Heritage.  It is listed for $550,000.

Down the hill at 312 Amenia Union Road right on the New York State line is a 4 bedroom Colonial style home of 2,200 sq. ft. that needed work.  There are hardwood floors and a fireplace as well as a nice porch. With less than half an acre the parcel was small but level and had lovely gardens.  It sold for $160,000.

26 Keeler Road is one of the last gentleman farms.  It offers 3 dwellings: main house, a guesthouse and a farmhand apartment in the barn. It has 35 acres of pastures and woods. Two barns built in the 1800's have antiques beams, 8 horse stalls and 2 haylofts.  Outside there is a riding ring, turnouts, run in sheds and fenced pastures. It hosts considerable frontage on the Macedonia Brook, water for animals or fishing for brook trout. All three houses will shine with further upgrades. The 1780 cape has 3 bedrooms and 2 full & 1 half bathrooms, plus antique pine floors and 2 fireplaces and a first-floor master suite. There is ample land to build on the top end pastures with views across the fields, over stone walls, and Macedonia Brook.  This is listed for $845,000.

209 Westwoods Road #1 is an 1800 sq. ft. Contemporary home features, 3 bedrooms and 2 full baths built in 1984. The Great Room features a fireplace and cathedral ceilings and is open on to the new kitchen. There are 5.41 wooded and level acres that can be viewed from a stone terrace.  It was listed for $465,000 and sold for $415,000 with only 51 days on the market.

199 Westwoods Road #1 is a house we sold in October of 2015 for $240,000.  It recently sold for $310,000.  This 3100 sq. ft. home sits on nearly 10 acres of woods. Originally built as a 3 bedroom Ranch in 1995, this home has a two-story 2000 addition, large bright rooms, an attached over-sized 2-bay garage, and a full and very useful basement which includes a shop area. Additional features include an en-suite first floor master bedroom and laundry, eat-in kitchen, sunroom with gas fireplace, and a wonderful large porch.

A circular drive accesses 92 Lambert Road that was listed and sold by Toni Soule and Asher Pavel of my firm.  Amidst a wooded 5 acre parcel this 2-suite home is environmentally designed with bamboo floors, mini-split heat exchanger that cools, dries or heats and is state-of-the-art efficient. All exterior walls are insulated six inches thick and a 50 year metal roof.  Passive solar maximizes southern winter sun and tree shade in the summer. Comprehensive design considerations included a whole house generator, 2 car garage plus an extra storage bay, and a dual heating system for safe air. Listed for $436,000 originally it was 2 years before selling at $311,500.

Toni and I have listed another neighborhood property, 110 Westwoods Road #2.  This log cabin home on a lightly wooded 2.64 acre lot offers a country kitchen with copper countertops which shares space with a dining room and a side deck. There is a 3-season sunroom off the living room which itself has vaulted ceilings, large log beams and both a stone fireplace and wood stove. Master bed-bathroom is on main floor and another bath on the main level serves 2 additional bedrooms upstairs accessed via a balcony catwalk. There is a full walk-out basement with a stone fireplace and laundry room and storage. Home is being sold furnished for $335,000.

28 Bog Meadow Road is an extremely private 14 acre retreat –amidst 1000's of acres of protected wooded land.  Custom designed by Peter Dalton Morris, this passive solar home offered 6' window walls that bring the outside in. Open kitchen and guest friendly layout with energy efficiency–all on one level. There are three bedrooms, 2 and a half baths with 2100 sq. ft. Set well in nature by a long winding road, it has naturalized ferns, beaver pond, and sturdy stone walls, a stone terraces and tennis.  It was listed for $635,000 in 2016 and sold for $592,001.

I have listed 15 West Meadow Road, a perfect country home atop a large meadow and offering amazing western views. There is 2400 sq. ft. of quality details that grace the home with 12-foot ceilings, crown moldings, large Victorian styled windows and antique inspired hinges and knobs. Dark amber pine flooring throughout add warmth in each of the spacious rooms. The modern country farmhouse offers cozy areas and rooms that are large and spacious. The master suite on the main level opens to the huge screened porch. The second floor offers two uniquely different bedrooms served by a subway-tiled bathroom. The country kitchen is fabulous offering a full benched eating nook, fireside sitting area, a farmer's sink, stainless appliances and built-in antique cabinetry blending 1880's look with today's modern conveniences. $1,495,000.

A Cape Cod style home at 18 Boland Road sold for $290,000. Offering four bedrooms (2 located on first floor and 2 upstairs), 3 full baths, first floor laundry area, large dining area, living room, this house has nearly 1900 sq. ft. There is a partially finished walkout basement, deck, and a two car garage in this 1900's home. There are 2 acres of level land. It was originally listed for $397,000 and was on the market for a year.

114 Amenia Union Road is a discretely sited country home overlooking protected Nature Conservancy land. Either the large deck or screened porch is ideal for sunrise views and sounds of bird from the fen. Interior with hardwood floors, fireplace, spacious eat in kitchen plus a formal living room does not disappoint. Two main floor bedrooms and a large family room make it comfortable. Meticulously maintained, the house offers a spacious lower level that can serve as guest space and is complete with small kitchenette, living room/studio and bedroom. This walkout level offers considerable natural light and access to the large level and open back yard. Brand new 3-bedroom septic recently installed. Toni Soule and I have this listed for $595,000.

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.

Cheers!

Chris Garrity,

David Bain & Associates

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

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

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-20^th 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

Bain Real Estate Kent Route 7 South 2019 March Market Report.

Dear Neighbor

PLEASE CLICK HERE TO SEE THE MAP

Litchfield County's real estate values have grown nicely since the Great Recession ten years ago. 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 41, a slight improvement. 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!  

We are seeing this fickleness manifest at the upper end of the market, as the sales have not been as brisk as the mid-range. 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 county and state as well. 

Offerings are limited with only 38 homes currently available and the question is whether this scarcity solidifies values or turns buyers off. There are 2 home sales in contract presently in Kent.

Since I last wrote, we have been busy listing and selling. I am happy to report that Bain Real Estate sold two of the four sales in your neighborhood.  Of these sales, three were bank owned and each sold incredibly quickly.  Here they are:

86 Kent Road is a cozy riverfront ranch style home on one acre.  From this 1800 sq. ft. home Housatonic River and mountainside are seen. There are 5 spacious rooms including an eat-in kitchen, living room with fireplace, dining area and 2 bedrooms. There is a one car detached garage. This home was bank owned and had been listed for $184,900.  But it was well priced and lasted only 15 days prior to an accepted offer and selling over asking price of $192,536.  

18 Birch Hill Lane was also a foreclosure and in need of some updating when it sold. This 1943 ranch style home offers 1200 sq. ft. and has a half an acre of land high on the banks of the Housatonic River.  It features 3 bedrooms and 1 full bathroom. There is a sizeable living room with stone fireplace, large eat in kitchen, formal dining room and attached 1 car garage. It lasted 7 days on the market and while listed for $110,000 it closed higher at $117,050.

209 Kent Road is another foreclosed property that sold this year. Set well back off the road, this 3 bedroom, 3-bath Colonial built in 2007 has 2.3 acres. The layout is open with a large kitchen featuring granite counters and hardwood floors and sliders leading to a patio. There is a fireplace in the living room as well. 3 full bathrooms all have marble and granite counters plus tile floors. The master bedroom has hardwood flooring, walk-in closet and full bath with tub and glass enclosed shower. The 9 Ft ceilings on main floor make the rooms larger. The house offers 1844 sq. ft. with large windows overlooking the grounds terraced with stone walls. 2 car detached garage with 900 sq. ft. loft. Toni Soule of my office found the buyer who paid $335,904 off an asking price of $349,900. Again as with all well priced houses this only lasted 31 days on the market.

We sold 30 Valley View Road! This renovated barn was originally located in the village of Kent and in the 1980s was assembled on this 2.92 parcel of land.  Now with its easy open floor plan it's great for entertaining. There are 3 bedrooms, 2 full baths, a kitchen with terra cotta tile floors and stainless steel appliances. Antique hewed beams are accentuated by vaulted ceilings. There is a cozy wood stove and skylights brighten both the rooms and the patina of the old wood flooring.  There is a game room that opens to a stone patio and a sunroom with a bank of windows leading outside to an oversized deck. It sold for $378,000 from a list of $399,000.   

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. 

All the best,

David Bain &

Chris Garrity-

Toni Soule, Marilyn DeVos, David Hurlburt, Scott Harvey, Karen Grimaldi, Michele Pastre,

Asher and Priscilla Pavel

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

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.  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 37 currently available, and the question to be seen is whether scarcity solidifies prices or will buyers continue to wait. There are 2 home sales in contract to sell presently.

Since I last wrote we have been busy listing and selling. I am happy to report that Bain Real Estate sold all 3 houses, the 1 commercial sale and participated in 5 of the 7 condominiums transaction in the village neighborhood.

 Single Family Residential:

The village residences are still very much in demand but with little supply they seem to sell quickly.  My partner, Chris Garrity has sold all three of the village houses here:

20 Meadow Street is a spacious 2-story light-filled home of 2021 sq. ft. With its open concept kitchen, dining room, and living room there is a modern flair to this 3 bedroom cape.  There is a wood burning fireplace outlined in built-in book cases. The first floor also boasts a generously sized master bedroom with en-suite bathroom, a dedicated laundry room, coat closet/pantry and half bath for guests. Two upper spacious, bright bedrooms, full bath, bonus craft room, and storage complete the second floor. The backyard is party-ready with patio, grill area and fire pit. Property includes an over-sized one-car garage and full basement ready for conversion. Solar panels, town sewer and water are added benefits. Toni Soule listed this home and Chris found the buyer for $358,000.

Hidden in the middle of the village neighborhood down the private lane is this untouched 1930's Cape Cod style home at 7 Locust Lane.  With lovely pre-war touches like oak flooring, built-in cabinetry, brick fireplace and light fixtures, this 1232 sq. ft. home is a charmer.  The living room has nicely detailed boxed beams and a substantially large fireplace that can heat both the living room and the 15 x 13 sun room. There are 2 bedrooms and one full bath on the second floor and

a half bath tucked into the galley kitchen. There is a good sized basement and a one car garage. Small but private back yard ensconced in arborvitae and gardens. Chris listed this home that sold for $210,000.

42 Elizabeth Street is a charming cedar shingled home with 4 bedrooms and one and a half bathrooms. The living room of this home is enhanced by a wood burning fireplace, and the dining room has a lovely bay window and hardwood flooring. The kitchen offers a breakfast bar and tile floor and opens to both the heated enclosed porch. Hardwood flooring throughout the 1560 sq. ft. home plus the lower level is partially finished and there is a 2 car garage. Located on a level lot the house has a fenced back yard, and is connected to both town water and sewer.

Chris sold this for $315,000.

Commercial:

 I listed and sold 31 North Main Street, a 3600 sq. ft. mixed use commercial/residential building.  There are two tenants in place with long term leases. Existing tenants pay $2,750 a month with double net leases. High traffic location offers a nice investment so it was listed for $445,000 and closed for $395,000.

Condominiums:

We are seeing sales prices growing. The desire to live in the village without the upkeep of a house is strong.  Units are selling that had been owned for numerous years that require upgrading of bathrooms and kitchens. But those that have been updated are highly prized as move in makes life so much easier.  So as these units undergo these important upgrades, the values are that much stronger.     

Kent Hills - 80 North Main Street

There were 5 sales Kent Hills in the last twelve months and Bain Real Estate was involved on all 5. There are no units listed for sale or in contract to sell at Kent Hills presently.

River View Commons-16 Elizabeth Street –2 Sales- There are no units listed for sale or in contract to sell at River View Commons presently.

Unit #16 is well kept and updated 1232 sq. ft. unit featuring 2 generous sized bedrooms, the master having 3 closets, large living room, kitchen with recessed lighting, newer cabinets and pantry, dining area with slider to private 10x22 brick paver patio & 1 1/2 baths. There is a second floor level laundry plus a 1 car garage and 1 additional parking space. Listed for $129,938 and closed for $123,750.

Unit #19 is similar Townhouse as #16 offering two good size bedrooms and 1.5 baths. There is a formal living room, separate dining room and private patio off the dining room. One detached garage and one reserved parking space. This unit had to be owner occupied because the condo is over the allowable amount of rental units. Listed for $139,000 and closed for that price.

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 the aforementioned listings and sales but also one can find 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. 

All the best,

David Bain &

Chris Garrity, Toni Soule, Marilyn DeVos, David Hurlburt, Scott Harvey, Michele Pastre, Karen Grimaldi, Asher and Priscilla Pavel

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

Bain Estate Sharon West Cornwall 2019 February 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 2016 we saw 58 sales in Sharon and in 2017 we had 50. We   had only 46 sales transactions in Sharon in the last 12 months but while the drop might be attributable to declining listing levels, a cautionary approach is advised as the local, state, national and even global issues effect consumer confidence. 

In fact, we are seeing this 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 Sharon had only 4 sales over $1MM or less than one percent of the 46 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. 

Buyers are clearly seeking affordable housing opportunities with a keen intent on not overinvesting and with a sense of not wanting to invest in a house that gets limited use.  Sellers who over invested in their homes in the last 10 years are finding that buyers are not valuing the upgrades as sellers might have hoped.

Listing levels have been shrinking slightly with 56 currently available, but in each price range there are an even amount of offerings. There are 16 properties available under $400,000 and 16 homes from $400K-$700K. There are 8 homes available from $700K to $1MM and 14 homes from $1MM to $3MM. There are two offered above that level at $7 MM and $11MM.

What is interesting while the offerings are spread nicely over the spectrum of the market, the sales data reinforces the idea that the market is still price sensitive.  Of the 46 sales last year 57% closed under $400K. 11 sold in the $400K-$700K price range or 24%, 3 sales occurred in the $700K to $1MM and 4 sales from $1MM to $2MM.

Interestingly, there are 8 home sales in contract to sell presently.  Three sales are under $400K or 37%. In the $600K-$1M range there are another 3 sales (37%), and 25% of the sales are two sales in the $1MM-$1.3MM range. This is a smoother market spread. It will be interesting as to how 2019 shapes up.

We have only two houses to report selling in the neighborhood in the last 12 months.

293 West Cornwall Road Listed: $365,000/Closed $367,000.

This home is a fabulous Cape, built in 2007. It is bright and full of light, move-in ready in and just steps from the West Cornwall covered bridge. There are large windows with wide plank wood floors throughout. Main level includes a living room with working fireplace and French door walk out to patio; large country-style kitchen for easy cooking; dining room and a bedroom that can double as a study. The Master Bedroom and 2 other bedrooms are on the upper level along with a large full bath featuring dual sinks, a claw foot tub with European style faucet, and a separate stall shower. Asher Pavel and Toni Soule of my office assisted in the sale.

240 West Cornwall Road Listed: $149,000/Closed $149,000.

Bain agent, Priscilla Pavel listed and sold this 1810 colonial, a bright, pretty antique with 1040 sq. ft. of living space. There are 2 bedrooms, one on the first floor and one on the second floor. The house boasts hardwood floors and antique character. The house maintains a 2 year old propane furnace and newly outfitted first floor bath. Separate garden shed (used to be a chicken coop), stone walls, off street parking and attractive garden plantings. It is simple and easy.

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 or see us on Facebook and Instagram.  This letter and the others we write are posted on the website as well. 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

Dear Neighbor,

PLEASE CLICK  HERE TO SEE THE MAP

It is a very cold winter indeed; which is certainly not news to anyone in Cornwall today. But what may be not as well known is that sale prices have been firming up hinting that we have finally rebounded from the depths of the Great Recession that swamped us 10 years ago.  Since then as consumer confidence grew, so did buyer confidence.  With buyer confidence come sales, shrinking inventory, increased demand and stronger values. This is clearly evident with only 28 residential homes available for sale which is traditionally low. A cautionary note to insert, we are now seeing daily volatile financial world swings and that will affect our real estate values.

The upper end of the market (sales over $1 million) is the outlier in the county as well as town.  There are sales in this end of the market but they are not as brisk as the past few years. Another manifestation we are seeing is that significant investments in one's home over the past 10 years may prove to be a personal benefit but an investment that may not always be recouped upon a sale.

This past year Cornwall registered 23 house sales and 2 land sales.  2 of the sales were in the village and an additional 6 sales were in the vicinity, so I have included them all here.  Several of the sales were not open on MLS, but privately accomplished.

 36 Bolton Hill was a family sale/transfer.  This is the first lot as one drives into the village from Route 4 and includes the Cornwall Village Post Office building.  The lot is 1.1 acre and the building is 925 square feet on the main floor.  The recorded sale price is $85,000.

1 School Street at the corner of Bolton Road is a charming 1957 3-bedroom colonial.  It has a view looking over its lovely gardens and an attached 2 car garage.  The dining/living room has a great fireplace and the basement level offers a full walkout and is an ideal office or studio space. Originally listed at $425,000 and reduced to $350,000, it closed for $370,400.

56 Todd Hill Road may have set the record for the quickest sale in Cornwall; listed at $296,000 in September, it closed in November.  This ranch style house offers 3 bedrooms, 2 full baths and a security system.  The house was built in 1930 on 4.5 acres.  It also offered a detached 3 car garage and a barn in a lovely neighborhood.  Final sale price: $280,000.

103 Cemetery Hill Road was better known as the Berkshire Country Store and took many years to sell.  We have lamented its close and hope it will soon reopen.  It sold for $450,000.

34 Great Hollow Road was a true "spec" house.  It is a large colonial, 3516 square feet, with 4 bedrooms, 3 full and 1 half bath on 3 acres in full view of the Mohawk Ski Area.  Above the attached 3 car garage is a studio apartment which adds potential rental income.  The house offers both a deck and a screened porch and rare for Cornwall, cell service!  $899,000 was the asking and it sold at $825,000.

45 Valley Road was a private estate sale of an 1855 colonial with 6 rooms, 3 of them bedrooms.  Located on an acre, major construction is underway.  It sold for $230,000.

46 Valley Road was another private estate sale of an 1860 colonial on 2 acres.  This house is a bit larger, over 2000 square feet, with 7 rooms, 4 bedrooms 2.1 bathrooms but it sold for $150,000.

I listed 295 Great Hollow Road a quaint 1951 cottage on over 9 acres for $350,000. It has 2 bedrooms and 2 full baths and a spacious open kitchen, dining and living room with 2 fireplaces.  There is a large deck off the living room that leads to gardens and a swimming pool.  The house has a 2 car garage on the lower level.  It has long view potential and borders the Cornwall Castle property. It sold for $305,000.

We received a letter recently from some former Cornwallians, Betsy and Christopher Pope, who wanted us to report that they had given the Cornwall Conservation Group a 12 acre lot on Popple Swamp and Pierce Roads.  That happened in 2015.  The land value is $314,000. We wish to thank them for their generosity and love of Cornwall.

If you have any questions or comments, please share them with us.  If you find yourself in the neighborhood of 419 Sharon Goshen Turnpike, please stop in for a cup of coffee or hot chocolate and a conversation. Also, please visit us on the web at www.bainrealestate.com, and follow us on Facebook and Instagram. 

Respectfully yours,

Priscilla Pavel

And the rest of the Cornwall crew:  Dave Hurlburt, Asher Pavel, Heidi Kearns

PLEASE CLICK HERE TO SEE THE MAP

While usually this time of the year is slower, the 2019 market is active; we have 15 transactions countywide due to close in the first quarter alone.  Prices seem to be holding fairly strong, with most sales close to asking prices. This is a clear indication that the real estate market has finally rebounded from the depths of the Great Recession that swamped us 10 years ago. As the economy strengthened buyer confidence did so in turn. So, growth has ensued.  A cautionary approach should be taken however, as daily the volatile swings in the world and nation are having considerable influence on buyers' confidence.

In fact, on the upper end of the value spectrum, the sales have not been as brisk with downward pressure on houses over $1M. Owners who invested in upgrades to their homes over the last 10 years have not seen much if any return on that investment. This issue is not solely a Litchfield County concern as we see this depreciation of the upper end of the market in other areas including New York City where it is reporting a slowdown at the high end level too.  

This past year Cornwall registered 23 house sales and 2 land sales, with 4 of those sales occurring in your neighborhood.  Presently there are only 28 homes (statistically low) on the market and 4 properties in contract.  Clearly the local real estate market has returned to a much healthier level.

Here is what has transpired:

Camp Mohawk is celebrating its 100^th anniversary this year.  This YMCA facility was originally for boys, then co-ed, and for quite a few years now it has been girls only.  Three nieces of the late and great Harriet Clark had been holding onto a beautiful lot across from Clark Pond on Clark Road for years.  Two of them live in North Carolina, the third in Texas.

 In the late fall of 2017 they contacted me to discuss selling their 6.78 acres.  We listed the land at $175,000 and by May it had been purchased by Camp Mohawk for $165,000.  The sisters were ecstatic that Camp Mohawk was the buyer as their aunt Harriet had often celebrated her birthdays at the camp.  Her geraniums still occupy the Cornwall selectmen's office.

Chris Garrity, broker and co-owner of Bain, has listed 102 acres at 3 Flat Rocks Road for $1,550,000.  This beautiful lot has 1100' of road frontage.  The land is level, has a deep pond, some wetlands, stone walls and wooded glades.  It may easily be subdivided or kept as one lovely large land tract for the estate of your dreams.

295 Great Hollow Road is a peaceful, quiet area and close to where the road dead-ends.  It is also the location of this 5 room ranch which was built in 1951.  With two bedrooms, a large open kitchen living room and two fireplaces, the house is a perfect country home. Sited on over 9 acres, with a large deck leading to a pool adjacent to the house, there are mature plantings and considerable woods.  This was my listing at $350,000 and it closed at $305,000.

34 Great Hollow Road, directly in front of Mohawk Ski area, is a spacious 3516 square foot colonial farmhouse built on speculation in 2013 on a 3.02 acre lot.  An attached 3 car garage features a large studio apartment above and the house has 4 bedrooms, 3 full and 1 half bath with large windows to take in the view of skiers.  Priced at $899,000, after being listed for many years at over $1M, it closed at $825,000.

Just down the road at the intersection of Routes 4, 43 and 128, 103 Cemetery Hill Road, the former Berkshire Country Store finally sold for $450,000.  The store has been closed for over 2 years and is missed.  We hope it will soon be reopened but there is no official news yet.

That's all we have to report on this area of town.  The Cornwall Library Friends group will be sponsoring a "How Cornwall Works" program at the library on Saturday afternoon February 16^th at 4PM.  Please plan to stop in.  If you have any real estate comments, questions or needs please call or stop by our office for a visit.  We'd love to see you.

Cordially,

Priscilla Pavel

REALTOR

Also in the Cornwall office: Asher Pavel, Dave Hurlburt and Heidi Kearns

Bain Real Estate Sharon White Hollow 2018 December Market Report.

PLEASE CLICK HERE TO SEE THE MAP

Have we reached equilibrium between buyers and sellers since the Great Recession? Yes, the ensuing ten years have improved with buyers returning to the market; returning however with a tempered desire to purchase. Sensing caution sellers began lowering prices incrementally and making it more appealing to the buyers. As the economy strengthened buyer confidence did in turn. So, growth has ensued.  A cautionary approach should be taken however, as daily the volatile swings in the world and nation are having considerable influence on buyers' confidence.

            In fact, on the upper end of the value spectrum, the sales have not been as brisk with downward pressure on houses over $1M.  Owners who invested in upgrades to their homes over the last 10 years have not seen much if any return on that investment. 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. 

            Below are the data from 2006, the height of the market, showing an average sales price of $546,000 (rounded) on 40 transactions. The second box is from 2018 showing 46 transactions with an average sales price of $600,000 (rounded) and for additional perspective, there were only 19 sales transactions in 2009 just after the 2008 crash.

            Presently there are only 62 homes (statistically level) on the market and 4 properties in contract.  A number of properties have sold directly without market exposure that has not figured into this data.  Clearly the local real estate market has returned to a much healthier level from the low points of years past.

Quite a bit has happened in your neighborhood over the last 14 months as you can see below:

2 Jackson Hill Road- Sold $360,000

Set on high with scenic views across 24 acres of wild life strewn bottom land, this beautiful 1900's colonial style home boasts 6 bedrooms and 4 bathrooms with a pre-war craftsmanship and modern touches. The country kitchen is modern and has a large eat-in area. There is a formal living room and a spacious family room with a greenhouse. This house combines both new and old touches complete with three 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.  Toni Soule of my firm listed and sold this property.

40-42 Jackson Hill Road- Sold $2,000,000

This property located on Jackson Hill consists of three separate parcels totaling 42 acres; the main brick house is on 20 acres and has views to the west, originally a single family residence this dwelling needs a total restoration. The location offers privacy and long western views. The second and third parcels of 22 acres features a large, high field with long views to the west, there is a house that can either be restored or taken down.  It was listed for $2,500,000.

Jackson Road- Sold $225,000

Two separate parcels of 7.36 acres and 33 acres were sold.  The 7.36 acre parcel has considerable road frontage on Jackson Road and provides access to the interior 33 acre parcel.  Both are heavily wooded but offer a wonderfully private site for a home or two.  This property was not on the market.

10 Williams Road- Sold $425,000

This charming antique offers character of an older home with the functionality of new, with a large addition and many contemporary upgrades. The living room with its Dutch door has the original floors and a wood burning fireplace. A den/library has both built-in book shelves and window seats and a country kitchen is open to the dining room. Upstairs is the large master bedroom with en-suite bath. Two more bedrooms, full bath, office area, attic storage and laundry complete the second floor. The screened porch opens to a deck in the rear and a covered porch. The 1.26 acre lot offers a fenced flat area and a separate half acre lot across the street ensures privacy for a total of 1.81 acres.

17 Williams Road- Sold $472,500

This 4-Bedroom, 2.5 Bath cape style home is well designed for today's needs with a Master Bedroom Suite on the Main Floor. In top condition this home features central air, 2-Bay attached garage, and a generator which completes this lovely 2007 home. The large windows,  front porch and terrace overlook the 4.41 acres with a stream and, beyond, a picturesque farm and view of distant mountains.

24 Rhynus Road- Sold-$160,000

This private sale is of a 2064 sq. ft. ranch style house with 3 bedrooms and 2.5 bathrooms. This house was built in 1970 and features a fireplace and pine flooring throughout.  It is set on a 1.97 acre parcel of open level land with nice views to the west over a farm field.

157 Gay Street- For Sale-$435,000

Beardsley Gardens- is my listing and offers an amazing opportunity.  Presently a pre-existing commercial landscaping and retail greenhouse endeavor, this property was built as a home in 1966. Retain the existing use and utilize the property to run a full service landscaping business with additional income from the retailing of plants, flowers as a garden center. Or scale it down and employ the present office as it was initially built as a 3 bedroom house complete with fireplace. One can use the retail shop as such or employ it as a studio. Sitting smack on Rt. 41 from Sharon to Salisbury it offers preeminent frontage on a well traveled road with a large car count. The property includes a large pond, sweeping lawns, huge storage barn with a separate driveway and numerous other outbuildings such as a cold house/tea house/massive shade house.

234 Gay Street- Sold $600,000

Grandview Farm is a 1920 cross-gabled converted barn to a residence that retains much of the original, authentic charm. It is located on 28+ pastoral acres with open meadows, horse paddocks, and pond. The living, dining and kitchen areas have exposed beams soaring to the high ceiling, wood-burning stove and huge windows and glass doors that provide lots of natural light and frame the terrific views. The kitchen has stainless appliances, marble counters and ample cabinetry. There are 3 bedrooms and 2 baths. The master bedroom has a bath en-suite. There are a two other buildings/sheds for storage.

240 Gay Street- For Sale $645,000

This was the farmhouse for the barn above. Now it is a spacious, bright, airy and right in so many practical ways and oh so comfortable. The large country kitchen offers farmer's sink, marble counters and top appliances. Plus there is a large pantry and a pine paneled mud-room. Graciously sited on 2 acres of farm fields, the gardens, the views and sky are omnipresent. Solidly erected in 1929 with a practical layout and renovated in 2010 which added all of today's quality and comfort- it is the perfect blend of both country comfort and upscale sensibilities. Views across to the east over the town reservoir are only surpassed by the views to the west over large farm fields. There is a 570 sf. Studio-heated a 40 x 30 utility barn with 20' height clearance. This is my listing.

140 White Hollow Road- Sold $1,200,000

This beauty is a 1950's Stone Colonial set privately on 24+ Acres in the valley.  It has elegant home with wonderful qualities and numerous details.  The rooms are gracious and sizeable. The house offers a large eat-in kitchen. There is, of course, a formal dining room with a bank of French doors to a patio. The living room is centered by a massive fireplace and the library is paneled and also offers a fireplace.  There are 24 acres of open fields and woods that can be enjoyed from the patio, screened porch or swimming pool and cabana.

160 White Hollow- Sold $335,000

Well maintained house located on 6 acres (2 acres in Salisbury and 4 acres in Sharon). The house has 4 bedrooms and 3.5 baths with a large eat-in kitchen and combination living and dining room with built-ins. The deck overlooks beautiful gardens and a large heated in-ground pool. Woods surround the property giving it a sense of privacy.

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 or like and follow us on Facebook and Instagram.  This letter and the others we write are posted there as well.

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

Bain Real Estate Sharon Silver Lake 2018 December Market Report.

Dear Neighbor

PLEASE CLICK HERE TO SEE THE MAP

            Have we reached equilibrium between buyers and seller since the Great Recession? Yes, the ensuing ten years values have improved with buyers returning to the market; returning however with a tempered desire to purchase. Sensing caution sellers began lowering prices incrementally and making it more appealing to the buyers. As the economy strengthened buyer confidence did in turn. So, growth has ensued.  A cautionary approach should be taken however, as daily the volatile swings in the world and nation are having considerable influence on buyers' confidence.

            In fact, on the upper end of the value spectrum, the sales have not been as brisk with downward pressure on houses over $1M.  Owners who invested in upgrades to their homes over the last 10 years have not seen much if any return on that investment. 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. 

            Below are the data from 2006, the height of the market, showing an average sales price of $590,000 (rounded) on 40 transactions. The second box is from 2018 showing 42 transactions with an average sales price of $725,000 (rounded) and for additional perspective, there were only 19 sales transactions in 2009 just after the crash.

            Presently there are only 72 homes (statistically high) on the market and 4 in contract.  A number of properties have sold directly without market exposure that has not figured into this data.  Clearly the local real estate market has returned to a much healthier level from the low points of years past.

Quite a bit has happened in your neighborhood over the last year and a half as you can see below:

A .6 acre parcel across the lake on Minneluta Trail sold this summer for $20,000.  The level lot is at the top of the road and is an easy building site.

Over on Silver Lake Shores a number of small parcels were purchased for $5000 each.  These acquisitions reinforce the going value for single parcels.

32 Robert Street is a 936 cape style house that was built in 1970 and features a large screen porch.  The house required some updating but offers 2 bedrooms and 1 bathroom.  It is set on a half an acre of level land.  It sold for $130,000.

I assisted the sellers of 49 Douglas Road with finding a buyer for their well designed 2 bedroom, 1 bathroom Cape Cod built. The home offers nicely sized rooms with a second floor that has been converted to a family area. There is a large back deck off the kitchen that provides a view of the grounds as it sits high on an open parcel of lawn with mature trees. Built in 1997, this house has a full-walk out basement and is in very good condition.  It sold for $134,900 within 7 days of being listed.

A bank owned home at 86 Douglas sold for $34,000. It was listed for $64,350 but considerable work to this 1950's cabin with 885 sq. ft. of living space resulted in a significant reduction. There are two bedrooms and a fireplace in this dwelling.

31 Bartram Road just sold and was the highest house sale in a number of years. Closing for $305,000 the two-story lake view home sits on 1.4 acres with direct waterfront access. It's a 3 bedroom, 2 bath home  in great condition. The newly updated kitchen with quality appliances, ductless, mini split air-conditioning units and the deck on 2 levels with lake views. The property is adorned with a variety of specimen trees, enchanting garden views and privacy. It was on the market for 482 days and was originally listed at $399,000.

Just across the street, I listed and sold 42 Bartram Road, a 1970's cottage for $129,000. This 680 sq. ft. one bedroom cottage was nicely upgraded and offers a renovated kitchen, gas fired fireplace and renovated bathroom. There is a small dining room and attic storage.  It sits on an open .29 acre lot with road frontage on both Bartram and Douglas Roads. It was listed for 217 days with an original asking price of $142,000.

Next door at 133 Douglas Road, I have a 5 parcel property listed for sale.  The land is wooded and like its neighbor owns frontage on two roads offering various settings for a house. It has been tested and approved by the health department for a septic system.  It is listed for $40,000.

134 Cedar Road was another bank owned property that finally sold and has been fixed up! Built in 1974 this one bedroom cottage has 576 sq. ft. of living space.  It was listed for only 31 days at $64,900 and sold for $50,000.

Lastly, I sold 116 Bartram Road, another small but well kept cottage of 554 sq. ft.  Set at the end of the road it benefits from abutting the John Estate and maintains nice privacy.  It also offers nice views of the lake.  The house has hardwood oak floors, two bedrooms and a good sized kitchen. Built in 1968 with nice upgrades to the mechanicals and a small barn this house was listed for $138,000 and sold for $127,000 with only 27 days of market time.

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, and follow us on Facebook and Instagram. 

This letter and the others we write are posted there as well.

Cheers!

Chris Garrity,

David Bain & Associates

Toni Soule, Marilyn DeVos, David Hurlburt, Jennifer Luning, Michele Pastre, Karen Grimaldi, Priscilla and Asher Pavel

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

Bain Real Estate Skiff Mountain 2018 December Market Report.

PLEASE CLICK HERE TO SEE THE MAP   

Dear Neighbor,

Have we reached equilibrium between buyers and seller since the Great Recession? Yes, the ensuing ten years values have improved with buyers returning to the market; returning however with a tempered desire to purchase. Sensing caution, sellers began lowering prices incrementally and making it more appealing to the buyers. As the economy strengthened buyer confidence did in turn. So, growth has ensued.  A cautionary approach should be taken however, as daily the volatile swings in the world and nation are having considerable influence on buyers' confidence.

In fact, on the upper end of the value spectrum, the sales have not been as brisk creating downward pressure on houses over $1M.   Owners, who over the last 10 years invested in upgrades to their homes have not seen much, if any, return on that investment. 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. 

Below is the data from 2006, the height of the market, 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.

The sales volume of the last 12 months versus 2006 is awfully close as well. And both periods show that the Days on Market (DOM) are also nearly identical. Presently there are only 42 homes (statistically low) on the market and 3 properties in contract.  A number of properties have sold directly without market exposure that has not figured into this data.  Clearly the local real estate market has returned to a much healthier level from the low points of the local real estate market.

Here is what has happened in the neighborhood.

My associates, Chris Garrity and Toni Soule have just listed 60 Macedonia Brook Road, a 1950's colonial style home with 6.8 acres of land tucked along Macedonia Brook and offering nice pastoral views. The house has period details with a large flagstone living room anchored by a large fireplace.  There are four small bedrooms and 2 bathrooms. The house is in need of considerable renovation but the location is triple A.  It's listed at $290,000.

Just up the street, a 3 acre parcel sold privately for $40,000.  This lot appears to be wooded and rises to the west from Macedonia Brook Road.

221 Fuller Mountain is my listing for $1,650,000. This modern home is all about location and quality of construction.  A 1200' driveway curves gently across a brook and up to a hillside site where a few acres of landscaped grounds surround the 12 room 5500 sq.ft. home. Every room is spaciously large and boast high ceilings, while windows and decks (open and roofed) bring the outside in. There is a 5 car heated garage and separate studio that could become an additional bedroom. 8 zone radiant heat in all floors and central AC throughout the house and a whole house generator! There is a touch of the orient in this contemporary design.

48 Dolldorf Road is a delightful escape.  This immaculate country home is sited on a level lot surrounded by conservation land. Redone hardwood floors throughout, a cathedral ceiling and wood-burning fireplace with insert in the living room and a new eat-in kitchen with granite counter tops enhance the home. The master bedroom has a full bathroom, complete with a walk-in tiled shower. The second bedroom is located on the first floor. Two large sheds provide storage and workshop area. The spacious deck is perfect for relaxing in this quiet part of the neighborhood. We sold this house in 2011 for $254,000. With time and nice upgrades it recently sold for $320,000 and was only on for 32 days.

19 Nodine Pasture Road is a beautifully crafted post and beam construction and is the hallmark of this quality home.  Made of old growth Douglas fir, the exposed beams are art as much as engineering. The floors are quarter sawn white oak planks, and a free standing stone and stucco chimney is at the home's heart. Though traditional in spirit, there is a modern open floor plan, a large eat-in kitchen, sun room, living room, formal dining room, open and screened porches. There is a detached barn/garage. Sited on a private parcel of level woods, surrounded by 3,500 contiguous acres of protected Connecticut State Park and Land Trust property quiet and privacy are ideal. It sold in 2016 for $725,000 and then again this past March for $730,400 in less than 3 months.

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 or visit and like us on Facebook.  This letter and the others we write are posted there as well.

We are always looking for new listings, so if you know of anybody getting close, we would love a chance to talk to them about the market and our services. Happy Holidays!

Cheers!

David Bain, 

Chris Garrity

& Associates Toni Soule, Marilyn DeVos & Scott Harvey of the Kent office

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

PLEASE CLICK  HERE TO SEE THE MAP

Dear Neighbor,

It has been an unusual fall season with late colors and a long Indian summer.  We've had our first snowfall.  Usually your neighborhood has the most sales in town, but this year it is not so.

We have had only 4 land and home sales as compared with 10 last year and 14 the year before.

7 West Drive is an 8 room ranch with 3 bedrooms, 2.1 baths on 12.9 acres with a large barn.  The land is cleared around the house and wooded close to the road affording great privacy.  With oil heat, central air, full house generator and well appointed interior with hardwood floors and full walkout on lower level, the house sold very quickly above the listed price!  Listed in June at $369,000. It closed in August at $380,000.

49 Pierce Lane is a 6.23 residential lot which sold privately for $130,000.

110 Pierce Lane is a 1969 contemporary house with 7 rooms, 3 bedrooms and 2 full baths on just over 10 acres.  This house offered privacy and splendid views.  Listed in June at $528,000. It

sold quickly in July for $505,000, well above the town appraised value of $445,400.

4 Hart Hill Road was one of the original Cornwall Schoolhouses which were replaced in 1940 by the current Cornwall Consolidated School which is next door.  This Consolidated School replaced 17 small school houses which had been all over town.  A local family had completely remade the antique school building into a very comfortable, attractive 2 bedroom cottage with propane heat, a front porch and a detached small barn/garage building.  Listed in January at $337,500. It sold in April for $320,000, well above the town appraised value of $218,300.

Directly behind the Cornwall Consolidated School, David Bain has listed a 9.6 acre lot on Cream Hill Road and it was recently reduced to $99,000.  It is a hillside lot and would be ideal for a house or two!  It features 1500' of road frontage and will require a curving drive up to a lovely view site for your new home.

We hope you'll stop by for a visit and a cup of coffee.  Give us a call with your inquiries and we'll be delighted to assist you. We are looking for new listings, so if you hear anything we would be most grateful for a call or visit us at bainrealestate.com.  Happy Holidays!

Most cordially,

Priscilla Pavel

And the Cornwall crew: Dave Hurlburt, Heidi Kearns and Asher Pavel

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

Bain Real Estate 2018 November Market Report.

PLEASE CLICK HERE TO SEE THE MAP

Dear Neighbor,

            Have we reached equilibrium between buyers and seller since the Great Recession? Yes, the ensuing ten years values have improved with buyers returning to the market; returning however with a tempered desire to purchase. Sensing caution sellers began lowering prices incrementally and making it more appealing to the buyers. As the economy strengthened buyer confidence did in turn. So, growth has ensued.  A cautionary approach should be taken however, as daily the volatile swings in the world and nation are having considerable influence on buyers' confidence.

            In fact, on the upper end of the value spectrum, the sales have not been as brisk with downward pressure on houses over $1MM.  Owners who over the last 10 years invested in upgrades to their homes have not seen much if any return on that investment. 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. 

            Below is the data from 2006, the height of the market, 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.

            The sales volume of the last 12 months versus 2006 is awfully close as well. And both periods show that the Days on Market (DOM) are also nearly identical. Presently there are only 45 homes (statistically low) on the market and 3 properties in contract.  A number of properties have sold directly without market exposure that has not figured into this data.  Clearly the local real estate market has returned to a much healthier level from the low points of the local real estate market.

 32 Mountain Road–Sold $2,550,000

Set into a hillside this architecturally designed home has long views and an open floor. The main floor master has hers and his baths and walk-in closets.  There are 4 nicely separated bedrooms each with bath. Completely custom details including a copper roof, refined cabinetry, and oversized glass door walls open to the west-southwestern views to capture maximum natural light. A coveted kitchen built with style is even better for cooking.   A huge screened porch opens to an outside dining terrace. Top-shelf mechanicals with radiant heating that can be set anywhere with a Smart Phone. The property was on for over a year with a price reduction and sold 30% less than its original asking price of $3,695,000.

21 Highland Road- Sold $360,000

This 3-bedroom, 2.5-bath home is privately sited on 1.5 acres. Hardwood flooring and an open floor plan grace this 2,331 sq. ft. Cape. A native fieldstone fireplace anchors the living room. The center-island kitchen has granite countertops, a roomy pantry and plenty of cabinet space. Sliders open to a private screened-in porch for outside enjoyment. A generous master suite includes a walk-in closet, and large soaking tub. Two additional bedrooms have vaulted ceilings and share a full bath. Oversized attached garage has a 14-foot ceiling and additional access to basement. This house was listed for $369,500 and sold within 72 Days for less than 2%.

  176 Bulls Bridge Rd–Sold $650,000

Charming 1940's 3 Bedroom Cape style home sited on a park-like14-acre parcel.  The house maintains a first floor master suite and a fireplace in the living room. There are two additional bedrooms on the upper level and a large screened porch. The gardens and mature native trees envelop the pool and barn.  This house sold privately for $650,000.

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 or see us on Facebook.  This letter and the others we write are posted there as well.

Cheers,

David Bain, 

Chris Garrity

& Associates Toni Soule, Marilyn DeVos & Scott Harvey of the Kent office

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